Findings - DR - 2025 - DR-225-38 - Cascade Springs Subdivision - Design Review for two subdivision entry monument signs for Cascade Springs Sub.BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW FOR TWO )
SUBDIVISION ENTRY MONUMENT )
SIGNS FOR CASCADE SPRINGS )
SUBDIVISION FOR CHALLENGER )
DEVELOPMENT INC. )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-2025-38
The above -entitled design review application came before the Eagle Design Review Board for their action
on July 10, 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:
Challenger Development Inc., represented by Brian Garrett with Brian Garrett Architecture and
Design, PLLC, is requesting design review approval for two subdivision entry monument signs for
Cascade Springs Subdivision. The 89.59-acre site is located on the west side of North Palmer Lane
approximately 80-feet south of the intersection of West Nordic Drive and North Palmer Lane at 755
and 833 North Palmer Lane.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on May 21, 2025. Revised information (sign
elevations, night view) was received July 1, 2025.
C. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On May 23, 2023, the Eagle City Council approved an annexation, rezone with development
agreement (in lieu of a PUD), and preliminary plat for Cascade Springs Subdivision, a 470-lot (400-
buildable, 70-common) residential subdivision (A-12-22/RZ-14-22/PP-21-22).
On June 24, 2025, the Eagle City Council approved a preliminary plat extension of time for Cascade
Springs Subdivision (PP-2022-21-EXT-1).
D. COMPANION APPLICATIONS: DR-2025-37(common area landscaping).
E. COMPREHENSIVE PLAN DESIGNATION:
The comprehensive plan designation for this site is Mixed Use.
F. ZONING DESIGNATION:
The zoning designation for this site is R-6-DA (Residential with a development agreement) and MU-
DA (Mixed Use with a development agreement).
G. DESIGN REVIEW OVERLAY DISTRICT:
This site is located within the city-wide Design Review Overlay District
H. URBAN RENEWAL DISTRICT:
The site is not located within the Urban Renewal District.
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K:\Planning Dept\Eagle Applications\Subdivisions\Cascade Springs\Cascade Springs Signage - DR-2025-38\03-Working Files\Cascade Springs Sub Signage Findings DR.doc
I. SIGNAGE:
Two Subdivision Entry Monument Sign
North and South Side of Entrance at North Palmer Lane and West Panco Drive
Sign Data
Proposed
Required
Sign Dimensions
11' 4 3/4" high x 23' 1' wide (overall)
5' 10" high x 10' 2 '/z" wide (letters)
8' high (maximum)*
Area of Signage
35-square feet
60-square feet (maximum)
Illumination
Halo illuminated
Interior -illumination prohibited
Sign Landscaping
600-square feet (approximately)
105-square feet (minimum)
Materials
Charcoal asphalt shingle roof, concrete
base, cedar wood columns and beams
stained SW3507 Riverwood, board and
batten trim painted SW7005 Pure White,
1.5" deep reverse channel letters pegged
off the concrete .75", halo illuminated
with white LED
Per Eagle City Code
*Note: Height includes approximately 5' 6 3/d' of architectural features above the top of he letters.
J. AGENCY RESPONSES:
There are no agency responses.
K. LETTERS FROM THE PUBLIC:
No letters from the public have been 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
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-8(B):
HEIGHT OF SIGN: The vertical distance measured from the grade to the highest point of a sign
or any vertical projection thereof. Architectural elements used above any sign area may be
excluded from the maximum height measurement if the city determines that said architectural
elements add to the character of the sign and do not create an overbearing appearance in relation
to the sign, building and area.
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C. DISCUSSION:
• The applicant is proposing two subdivision entry monument signs for Cascade Springs
Subdivision. The signs are located on the northwest and northeast corners of North Palmer Lane
and West Panco Drive. The monument signs are proposed to be constructed of concrete and cedar
wood with aluminum letters.
• Sheets A211 and A212 show the top of the sign letters of the subdivision monument sign at an
overall height of 5' 10"; however, the architectural features of the sign measure at an overall
height of 11' 4 3/4". Pursuant to Eagle City Code, subdivision signs are not to exceed eight feet
(8') in height. Eagle City Code permits architectural elements above any sign area to be excluded
from the maximum height measurement if the city determines that said architectural elements add
to the character of the sign and do not create an overbearing appearance in relation to the sign,
building and area.
• T.O. WALL
4. 5.-10"
4 T.O. WALL
3%10"
• T.O. WALL
• 2'd"
12
2I
•
2 TYP.
Staff defers comment regarding the overall height of the subdivision monument signs to the
Design Review Board.
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 July 10, 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 sign design, materials, and colors.
• The Board is in favor of the architectural elements of the sign exceeding 8-feet tall as allowed per
code.
BOARD DECISION:
The Board voted 3 to 0 (Grubb, Lindgren, Mihan, and Norton absent) to recommend approval of DR-
2025-38 for a design review application to two subdivision entry monument signs for Cascade Springs
Subdivision.
Page 3 of 5
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SITE SPECIFIC CONDITIONS OF APPROVAL:
1. A sign permit is required prior to the installation of any signs on this site.
2. Provide a copy of the electrical permit for the sign installation prior to issuance of a sign permit.
3. Upon completion of the subdivision entry monument signs and the required landscaping, the
applicant shall be required to request a site inspection to be completed by the Planning and Zoning
Department. Upon verification that the subdivision entry monument signs and required landscaping
have been completed in compliance with the approved plans, a certificate of completion will be
issued.
4. The architectural features of the sign that are over 8-feet tall are approved.
5. Provide a material sample and color board for the materials and colors on the signs. The material
samples and colors shall be reviewed and approved by staff and one member of the Design Review
Board prior to the issuance of 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.
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-2025-38) 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
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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 subdivision entry monument signs will be required to be harmonious with the architectural
design of the subdivision, and will not cover nor detract from desirable architectural features.
DATED this 24th day of July 2025.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County, Idaho
Walter Lindgren, Chairman
ATTEST:
Tracy E. Osborn, Eagle City Clerk
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K:\Planning Dept\Eagle Applications\Subdivisions\Cascade Springs\Cascade Springs Signage - DR-2025-38\03-Working Files\Cascade Springs Sub Signage Findings DR.doc
BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW FOR TWO
SUBDIVISION ENTRY MONUMENT
SIGNS FOR CASCADE SPRINGS
SUBDIVISION FOR CHALLENGER
DEVELOPMENT INC.
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-2025-38
The above -entitled design review application came before the Eagle Design Review Board for their action
on July 10, 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:
Challenger Development Inc., represented by Brian Garrett with Brian Garrett Architecture and
Design, PLLC, is requesting design review approval for two subdivision entry monument signs for
Cascade Springs Subdivision. The 89.59-acre site is located on the west side of North Palmer Lane
approximately 80-feet south of the intersection of West Nordic Drive and North Palmer Lane at 755
and 833 North Palmer Lane.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on May 21, 2025. Revised information (sign
elevations, night view) was received July 1, 2025.
C. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On May 23, 2023, the Eagle City Council approved an annexation, rezone with development
agreement (in lieu of a PUD), and preliminary plat for Cascade Springs Subdivision, a 470-lot (400-
buildable, 70-common) residential subdivision (A-12-22/RZ-14-22/PP-21-22).
On June 24, 2025, the Eagle City Council approved a preliminary plat extension of time for Cascade
Springs Subdivision (PP-2022-21-EXT-1).
D. COMPANION APPLICATIONS: DR-2025-37(common area landscaping).
E. COMPREHENSIVE PLAN DESIGNATION:
The comprehensive plan designation for this site is Mixed Use.
F. ZONING DESIGNATION:
The zoning designation for this site is R-6-DA (Residential with a development agreement) and MU-
DA (Mixed Use with a development agreement).
G. DESIGN REVIEW OVERLAY DISTRICT:
This site is located within the city-wide Design Review Overlay District
H. URBAN RENEWAL DISTRICT:
The site is not located within the Urban Renewal District.
Page 1 of 5
K:\Planning Dept\Eagle Applications\Subdivisions\Cascade Springs\Cascade Springs Signage - DR-2025-38\03-Working Files\Cascade Springs Sub Signage Findings DR.doc
I. SIGNAGE:
Two Subdivision Entry Monument Sign
North and South Side of Entrance at North Palmer Lane and West Panco Drive
Sign Data
Proposed
Required
Sign Dimensions
11' 4 3/4" high x 23' 1' wide (overall)
5' 10" high x 10' 2 V2" wide (letters)
8' high (maximum)*
Area of Signage
35-square feet
60-square feet (maximum)
Illumination
Halo illuminated
Interior -illumination prohibited
Sign Landscaping
600-square feet (approximately)
105-square feet (minimum)
Materials
Charcoal asphalt shingle roof, concrete
base, cedar wood columns and beams
stained SW3507 Riverwood, board and
batten trim painted SW7005 Pure White,
1.5" deep reverse channel letters pegged
off the concrete .75", halo illuminated
with white LED
Per Eagle City Code
*Note: Height includes approximately 5' 63/4" of architectural features above the top of the letters.
J. AGENCY RESPONSES:
There are no agency responses.
K. LETTERS FROM THE PUBLIC:
No letters from the public have been 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
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-8(B):
HEIGHT OF SIGN: The vertical distance measured from the grade to the highest point of a sign
or any vertical projection thereof. Architectural elements used above any sign area may be
excluded from the maximum height measurement if the city determines that said architectural
elements add to the character of the sign and do not create an overbearing appearance in relation
to the sign, building and area.
Page 2 of 5
K:\Planning Dept\Eagle Applications\Subdivisions\Cascade Springs\Cascade Springs Signage - DR-2025-38\03-Working Files\Cascade Springs Sub Signage Findings DR.doc
C. DISCUSSION:
• The applicant is proposing two subdivision entry monument signs for Cascade Springs
Subdivision. The signs are located on the northwest and northeast corners of North Palmer Lane
and West Panco Drive. The monument signs are proposed to be constructed of concrete and cedar
wood with aluminum letters.
• Sheets A211 and A212 show the top of the sign letters of the subdivision monument sign at an
overall height of 5' 10"; however, the architectural features of the sign measure at an overall
height of 11' 4 3/4". Pursuant to Eagle City Code, subdivision signs are not to exceed eight feet
(8') in height. Eagle City Code permits architectural elements above any sign area to be excluded
from the maximum height measurement if the city determines that said architectural elements add
to the character of the sign and do not create an overbearing appearance in relation to the sign,
building and area.
T.O. WALL
sr 5-10"
4,7.0. WALL
3'-10"
4T.O. WALL
2'-4"
12
21
J__
n
2 TYP.
Staff defers comment regarding the overall height of the subdivision monument signs to the
Design Review Board.
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 July 10, 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 sign design, materials, and colors.
• The Board is in favor of the architectural elements of the sign exceeding 8-feet tall as allowed per
code.
BOARD DECISION:
The Board voted 3 to 0 (Grubb, Lindgren, Mihan, and Norton absent) to recommend approval of DR-
2025-38 for a design review application to two subdivision entry monument signs for Cascade Springs
Subdivision.
Page 3 of 5
K:\Planning Dept\Eagle Applications\Subdivisions\Cascade Springs\Cascade Springs Signage - DR-2025-38\03-Working Files\Cascade Springs Sub Signage Findings DR.doc
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. A sign permit is required prior to the installation of any signs on this site.
2. Provide a copy of the electrical permit for the sign installation prior to issuance of a sign permit.
3. Upon completion of the subdivision entry monument signs and the required landscaping, the
applicant shall be required to request a site inspection to be completed by the Planning and Zoning
Department. Upon verification that the subdivision entry monument signs and required landscaping
have been completed in compliance with the approved plans, a certificate of completion will be
issued.
4. The architectural features of the sign that are over 8-feet tall are approved.
5. Provide a material sample and color board for the materials and colors on the signs. The material
samples and colors shall be reviewed and approved by staff and one member of the Design Review
Board prior to the issuance of 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.
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-2025-38) 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
Page 4 of 5
K:\Flanning Dept\Eagle Applications\Subdivisions\Cascade Springs\Cascade Springs Signage - DR-2025-38\03-Working Files\Cascade Springs Sub Signage Findings DR.doc
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 subdivision entry monument signs will be required to be harmonious with the architectural
design of the subdivision, and will not cover nor detract from desirable architectural features.
DATED this 24th day of July 2025.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County, Idaho
Wl
AT
gren, Chairman
;G E'.
E. Osborn, Eagle City Clerk•
* ;30SEAL,��: 4r
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Page 5 of 5
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