Findings - DR - 2025 - DR-2025-09 - Master sign plan multi-tenant restaurant/retail east end market placeBEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW FOR A MASTER )
SIGN PLAN FOR A MULTI -TENANT )
RESTAURANT/RETAIL BUILDING FOR )
RENNISON COMPANIES )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-2025-09
The above -entitled design review application came before the Eagle Design Review Board for their action
on March 13, 2025. The Eagle Design Review Board having heard and taken oral and written testimony,
and having duly considered the matter, makes the following Findings of Fact and Conclusions of Law;
FINDINGS OF FACT:
A. PROJECT SUMMARY:
Rennison Companies, represented by Walt Lindgren with Lindgren Labrie Architecture, is requesting
design review approval for a master sign plan for a multi -tenant restaurant/retail building. The 0.67-
acre site is located on the east side of South Edgewood Lane approximately 325-feet north of State
Highway 44 at 650 & 750 South Edgewood Lane within East End Marketplace.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on February 11, 2025.
C. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On February 13, 2007, the City Council approved a Comprehensive Plan Map Amendment, a rezone
with development agreement, a vacation, and a preliminary plat application for Eagle Gateway
Subdivision (CPA-02-06/RZ-08-06/VAC-01-06/PP-09-06).
On January 12, 2016, the City Council approved a Comprehensive Plan Map Amendment and a rezone
with a development agreement for East End Marketplace (CPA-05-15 & RZ-11-15).
On March 24, 2016, the Design Review Board approved a master sign plan for the specialty retail store
for TPC Commercial, LLC (DR-07-16).
On April 14, 2016, the Design Review Board approved a design review application for the common
area landscaping within East End Marketplace, including the construction of a 14,924-square foot
specialty retail store (food and beverage sales) (DR-06-16).
On July 14, 2016, the Design Review Board approved a design review application for the master sign
plan for East End Marketplace (DR-34-16).
On April 20, 2017, the City approved an extension of time application for the common area landscaping
within East End Marketplace, including the construction of a 14,924-square foot specialty retail store
(food and beverage sales) (EXT-04-17).
On July 24, 2018, the City Council approved a design review application to modify the master sign
plan for East End Marketplace (DR-34-16 MOD).
On February 22, 2023, the City Council approved a design review application for a multi -tenant
retail/restaurant building within East End Marketplace (DR-61-21).
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On September 8, 2023, the Design Review Board approved an apartment facility for Cottonwood
Meadows within East End Marketplace for Pacific West Communities, Inc. (DR-42-16).
On April 9, 2024, the City Council approved a development agreement modification (development
agreement in lieu of a conditional use permit) to modify the conditions of development and concept
plan contained within the executed development agreement (RZ-11-15 MOD).
On April 9, 2024, the City Council approved a combined preliminary plat and final plat for Retail One
Subdivision, a 6-lot (6-buildable) commercial subdivision (PP/FP-01-23).
D. COMPANION APPLICATIONS: DR-2025-04 (building application).
E. COMPREHENSIVE PLAN DESIGNATION: Commercial.
F. ZONING DESIGNATION: C-2-DA (General Business District with a development agreement).
G. DESIGN REVIEW OVERLAY DISTRICT:
The site is not located within the DDA, TDA, CEDA, or DSDA overlay districts.
H. URBAN RENEWAL DISTRICT:
The site is located within the urban renewal district.
I. SIGNAGE:
Building Wall Sign
Sign Data
Proposed
Required
Wall Sign Dimensions
Varies based on tenant's font and
logo
Varies based on tenant lease space
Area of Signage
Varies based on tenant's font and
logo
10% of the area of the tenant lease
space (maximum)
Illumination
Halo -illuminated, externally
illuminated, non -illuminated
Interior -illumination prohibited
Materials
As limited within the master sign
plan
Cast metal, fiberglass, plastic,
acrylic (or sim.), minimum %2" thick
to maximum 8" thick
J. AGENCY RESPONSES: None.
K. LETTERS FROM THE PUBLIC: None received to date.
THE DESIGN REVIEW BOARD RECEIVED AND REVIEWED THE FOLLOWING STAFF
ANALYSIS PROVIDED WITHIN THE STAFF REPORT AND ADOPTS THE STAFF REPORT
AS PART OF THE DESIGN REVIEW BOARD'S FINDINGS OF FACT:
A. COMPREHENSIVE PLAN PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
• Protect and enhance the small town character of the City by requiring signage which is creative and
distinctive, compatible with its surroundings, and an integral component of the style and character
of the building to which it relates.
B. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
• Eagle City Code Section 8-2A-2(B)
The general theme of the Design Review Overlay District is to specify desirable building and
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landscape architectural styles and materials to create a sustainable and pleasing environment for
residents and visitors alike. The architectural designs, materials, and graphics set forth in this article
are complied to create a theme unique to the area called "Eagle Architecture".
• Eagle City Code Section 8-2A-6(A)(4)
Signage for any project shall provide for business identification and minimize clutter and confusion
on and off the site.
a. The "overall sign concept" for multi -tenant business centers to assure that it addresses the
continuity between tenant sign design and building design;
b. The reduction of hazards to motorists, bicyclists and pedestrians as may be caused by or partially
attributable to the distraction and obstruction of improperly located and designed signs;
c. The provision for effective and necessary business identification systems adapted to the building
design;
d. The continued maintenance of signs throughout their life; and
e. The size, location, design, color, texture, lighting, landscaping, and hours of operations of all
permanent signs and outdoor advertising structures or features to ensure that any such proposals
do not detract from the function of, or design of, buildings, structures, surrounding properties,
neighborhoods, or streets.
• Eagle City Code Section 8-2A-8(C)(13) Sign Illumination:
a. The city must find that any illuminated sign permitted under the specific regulations within this
article is designed such that brightness levels are controlled to assure a soft, subtle effective
light in accordance with other city regulations intended to create and maintain the Eagle
architecture theme, while encouraging energy efficient lighting.
b. Illumination types, styles, and practices not listed herein shall be prohibited unless otherwise
deemed by the design review board and city council to be consistent with the Eagle architecture
theme.
c. Floodlighting is permitted only through the use of incandescent, LED and high pressure sodium
light sources.
d. Exposed neon is permitted when used to create the sign letter(s) or as an architectural element
as part of the sign design. A clear covering may be permitted for protection of the neon element.
e. Halo illumination is permitted.
f. Metal halide is not permitted as a light source for signage.
g.
All types of internal illumination is prohibited, except for automated signs and drive-
through/drive-up service menu board signs as regulated in this article.
C. DISCUSSION:
• The applicant is requesting design review approval of a master sign plan for East End Marketplace
Building 4. Staff recommends the following changes to the document titled "Design Review Master
Sign Plan Narrative East End Marketplace Retail IV — Eagle, Idaho" with text shown with underline
to be added and text shown with strikethrough to be deleted.
Design -Review Master Sign Plan Narrative
East End Marketplace Retail IV Building—E-aglerIdahe
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are in place, these specif g cliacsJreciair-ements shall apply. Pcr Eagle Codc scction 8.2A
the eifie guidelines and , ntrols , will be .. TL,e ..
> >
this Sign Plan.
Building Signs (Typ.):
1. The tenant shall be required to submit signage plans to the developer or developer's management
entity for written approval. An administrative level design review sign application, accompanied
by the written approval of the managing entity, shall be submitted to the City for any proposed
signs for the City's review and approval. All signs shall comply with the criteria stated herein
as well as the Eagle City Code. In cases of any conflict between the Eagle City Code and the
criteria specified herein, the more restrictive requirements shall apply.
2. Wall Signs
a. Wall Sign materials may consist of cast metal, fiberglass, plastic, acrylic (or sim.) and shall
be a minimum of '/2" and a maximum of 8" thick. Wall Signs may be surface -mounted or
held off face of building. Illuminated and non -illuminated channel letter signs may also be
incorporated.
b. Wall Signs shall consist of individual letters and/or logos. Fonts (styles and sizes) and logos
shall be as proposed by individual tenant (typ.).
c. Wall Sign size and locations: Example Wall Sign locations are illustrated on building
elevation sheets. Final sign location and sizes will be provided as part of the tenant design
review sign application. Wall sign locations are shown on all 4 sides of the building. Each
business within a multi -tenant building may be allowed up to three wall signs provided that
each sign is placed on a different side of the building. Size of signs shall not exceed 10% of
the area of the building face to which it is attached (measured by tenant's lease space HxW).
d. Wall Sign Illumination:
i. The building facade shall be provided with electrical power at the designated signage
locations to accommodate sign illumination.
ii. Wall signs may be "halo" illuminated, or by floodlighting as defined in City ordinance.
iii. Where occurs, sign transformers shall be hidden from view.
iv. We are requesting no restriction on hours of illumination.
3. Blade signs are encouraged. Blade signs may be halo internally illuminated or floodlit by
gooseneck light. In any case, blade signs shall maintain an 8'-0" minimum clear height from
the finish grade.
Building Address Number (Where Required):
1. Cast metal building address numbers shall be located on the face of building.
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Directional Signs:
1. No directional signs are proposed under this application.
Monument Signs:
1. No monument signs are proposed under this application. Comply with the East End
Marketplace master sign plan (DR-34-16 MOD2) for approved locations and sign elevations.
Sian Examples:
Wall Sign (Parallel)
Cast Metal or plastic with Wall -Mounted Lighting
Wall Sign (Parallel)
Cast Metal or Plastic with Wall -Mounted Lighting
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Wall Sign (Parallel)
Cast Metal or Plastic with Wall -Mounted Gooseneck Lighting
Wall Sign (Parallel)
Individual Letter Sign with no gooseneck fixtures (assume halo -illuminated at night)
Wall Sign (Parallel)
Individual Letter Sign with no Gooseneck Fixtures (assume halo -illumination or soffit lighting)
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Hanging Canopy Sign
Sign Placement:
2 EAST ELEVATION
SUIT 3/Ib'1-P
6IGNA
1 NORTH ELEVATION
3 SOUTH ELEVATION
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WEST ELEVATION
STAFF RECOMMENDATION PROVIDED WITHIN THE STAFF REPORT:
Based upon the information provided to staff to date, staff recommends approval with the site specific
conditions of approval and the standard conditions of approval provided within the staff report.
PUBLIC MEETING OF THE BOARD:
A. A meeting to consider the application was held before the Design Review Board on March 13, 2025, at
which time the Board made their decision.
BOARD DELIBERATION:
Upon completion of the applicant's and staff's presentations, the Board discussed during deliberation that:
• The Board is in favor of the proposed master sign plan criteria.
BOARD DECISION:
The Board voted 4 to 0 (Lindgren and Mihan recused; Grubb absent) to recommend approval of DR-2025-
09 for a design review application for a master sign plan for a multi -tenant restaurant/retail building, with
the following staff recommended site specific conditions of approval and standard conditions of approval.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. The following shall be the master sign plan for East End Marketplace Retail Building IV:
Master Sign Plan
East End Marketplace Retail IV Building
Building Signs (Typ.):
1. The tenant shall be required to submit signage plans to the developer or developer's management
entity for written approval. An administrative level design review sign application, accompanied
by the written approval of the managing entity, shall be submitted to the City for any proposed
signs for the City's review and approval. All signs shall comply with the criteria stated herein as
well as the Eagle City Code. In cases of any conflict between the Eagle City Code and the criteria
specified herein, the more restrictive requirements shall apply.
2. Wall Signs
a. Wall Sign materials may consist of cast metal, fiberglass, plastic, acrylic (or sim.) and shall be
a minimum of and a maximum of 8" thick. Wall Signs may be surface -mounted or held off
face of building. Illuminated and non -illuminated channel letter signs may also be incorporated.
b. Wall Signs shall consist of individual letters and/or logos. Fonts (styles and sizes) and logos
shall be as proposed by individual tenant (typ.).
c. Wall Sign size and locations: Example Wall Sign locations are illustrated on building elevation
sheets. Final sign location and sizes will be provided as part of the tenant design review sign
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application. Wall sign locations are shown on all 4 sides of the building. Each business within
a multi -tenant building may be allowed up to three wall signs provided that each sign is placed
on a different side of the building. Size of signs shall not exceed 10% of the area of the building
face to which it is attached (measured by tenant's lease space HxW).
d. Wall Sign Illumination:
i. The building facade shall be provided with electrical power at the designated signage
locations to accommodate sign illumination.
ii. Wall signs may be "halo" illuminated, or by floodlighting as defined in City ordinance.
iii. Where occurs, sign transformers shall be hidden from view.
iv. We are requesting no restriction on hours of illumination.
3. Blade signs are encouraged. Blade signs may be halo illuminated or floodlit by gooseneck light. In
any case, blade signs shall maintain an 8'-0" minimum clear height from the finish grade.
Building Address Number (Where Required):
1. Cast metal building address numbers shall be located on the face of building.
Directional Signs:
1. No directional signs are proposed under this application.
Monument Signs:
1. No monument signs are proposed under this application. Comply with the East End Marketplace
master sign plan (DR-34-16 MOD2) for approved locations and sign elevations.
Sign Examples:
Wall Sign (Parallel)
Cast Metal or plastic with Wall -Mounted Lighting
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Wall Sign (Parallel)
Cast Metal or Plastic with Wall -Mounted Lighting
Wall Sign (Parallel)
Cast Metal or Plastic with Wall -Mounted Gooseneck Lighting
Wall Sign (Parallel)
Individual Letter Sign with no gooseneck fixtures (assume halo -illuminated at night)
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Wall Sign (Parallel)
Individual Letter Sign with no Gooseneck Fixtures (assume halo -illumination or soffit lighting)
Hanging Canopy Sign
Sign Placement:
2 EAST ELEVATION
NORTH ELEVATION
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IMBED L
•
4 WEST ELEVATION
3 SOUTH EpLEVATION
•
2. A sign permit is required prior to the installation of any signs on this site.
3. Provide a copy of the electrical permit (if applicable) for the sign installation prior to issuance of a
sign permit.
NOTE: In the event a Standard Condition of Approval conflicts with a Site Specific Condition of
Approval contained herein the Site Specific Condition of Approval shall control.
STANDARD CONDITIONS OF APPROVAL:
1. A building permit/zoning permit shall be required prior to construction of any sign which is not
attached to a building with an active building permit.
2. Approval shall expire without notice to the applicant on the date of expiration of this Design Review,
as stipulated in Eagle City Code (one year from approval date).
3. The Americans with Disabilities Act, Uniform Building Code, Eagle City Code, and all applicable
County, State and Federal Codes and Regulations shall be complied with. All design and construction
shall be in accordance with all applicable City of Eagle Codes unless specifically approved by the City
Council.
4. New plans which incorporate any required changes shall be submitted for staff approval. Staff may
elect to take those plans to the Design Review Board and the City Council for review and approval.
5. Any changes to the plans and specifications upon which this approval is based, other than those required
by the above conditions, will require submittal of an application for modification and approval of that
application prior to commencing any change.
6. Any change by the applicant in the planned use of the property which is the subject of this application,
shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory
and legal restrictions in force at the time the applicant or its successors in interest advises the City of
Eagle of its intent to change the planned use of the subject property unless a waiver/variance of said
requirements or other legal relief is granted pursuant to the law in effect at the time the change in use
is sought.
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7. Any modification of the approved design review plans must be approved prior to
construction/installation of such changes. Failure to do so may result in the requirement to modify the
project to comply with the approved design review and/or result in the inability to issue a certificate of
completion for this project.
CONCLUSIONS OF LAW:
1. The Board reviewed the particular facts and circumstances of this proposed design review application
(DR-2025-09) with regard to the Eagle City Code Title 8, Chapter 2, Article A, DR Design Review
Overlay District, and based upon the information provided with the conditions required herein,
concludes that the proposed design review application is in accordance with the Eagle City Code and
the Eagle Comprehensive Plan.
2. The Board reviewed the particular facts and circumstances of the proposed design review in terms of
Eagle City Code 8-2A-13(B)(2)(i), and has concluded:
i. The building wall signage will be required to be harmonious with the architectural design of the
building, and will not cover nor detract from desirable architectural features.
DATED this 27th day of March 2025.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada
Jo D. Greer, Vice Chairman
ATTEST:
Tracy E. Oorn, Eagle City Clerk ;,
✓. 94 •••• oo •••••s
'% q HO ♦♦`
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