Findings - DR - 2025 - DR-2025-56 - Stillwater Subdivision - Design Review for a master sign plan for a multi-tenant office/personal improvement/retail/ restaurant building within Stillwater Sub.BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW FOR A )
MASTER SIGN PLAN FOR A MULTI- )
TENANT OFFICE/PERSONAL )
IMPROVEMENT/RETAIL/RESTAURANT )
BUILDING WITHIN STILLWATER )
SUBDIVISION FOR STILLWATER )
DEVELOPMENT PARTNERS, LLC )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-2025-56
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:
Stillwater Development Partners, LLC, represented by Corey Elitharp, is requesting design review
approval for a master sign plan for a multi -tenant office/personal improvement/retail/restaurant
building within Stillwater Subdivision. The 1.24-acre site is located on the north side of West
Copper Silo Street approximately 400-feet west of the intersection of State Highway 44 and South
Urban Gate Avenue at 2505 West State Street on an unplatted parcel associated with Stillwater
Subdivision.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on July 2, 2025.
C. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On January 12, 2016, the City Council approved a Comprehensive Plan Text Amendment and Map
Amendment, a rezone with a development agreement, and preliminary plat for Stillwater Subdivision
(CPA-04-15/RZ-07-15 and PP-04-15).
On March 24, 2016, the Design Review Board approved the common area landscaping within
Stillwater Subdivision (DR-11-16).
On January 10, 2017, the City Council approved a preliminary plat extension of time for the
preliminary plat of Stillwater Subdivision to be valid until January 12, 2018 (EXT-11-16).
On April 13, 2017, the Design Review Board approved a master sign plan for Stillwater Subdivision
(DR-12-16).
On August 8, 2017, the City Council approved the final plat for Stillwater Subdivision No. 1 (FP-08-
17).
On January 23, 2018, the City Council approved a modification to the final plat for Stillwater
Subdivision No. 1 (FP-08-17 MOD).
On February 15, 2019, the City approved a modification to the common area landscaping and
entrance to Stillwater Subdivision (DR-11-16 MOD).
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On August 9, 2019, the City approved a modification to the master sign plan to change the
background color of the tenant panels, the font color of the tenant signs, and to construct the tenant
panels with punch through illumination on the monument sign (DR-12-16 MOD).
On April 9, 2024, the City Council approved a design review application for a 12,405-square foot,
two story multi -tenant office/personal improvement/retail/restaurant building (DR-2024-04). This
application has expired.
On April 9, 2024, the City Council approved a design review application for a master sign plan for a
multi -tenant office/personal improvement/retail/restaurant building (DR-2024-05). This application
has expired.
D. COMPANION APPLICATIONS: DR-2025-52 (building application).
E. COMPREHENSIVE PLAN DESIGNATION:
The Comprehensive Plan Designation for this site is Mixed Use.
F. ZONING DESIGNATION:
The zoning designation for this site is 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.
I. SIGNAGE:
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) (not visible from
a state highway)
20% of the area of the tenant lease
space (maximum) (visible from a
state highway
Illumination
Halo -illuminated, punch through
illuminated, exposed neon, externally
illuminated, non -illuminated
Interior -illumination prohibited
Materials
As limited within the master sign plan
Steel, aluminum, glass, plastic, and
acrylic
J. AGENCY RESPONSES: None.
K. LETTERS FROM THE PUBLIC: None received to date.
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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-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(B) Definitions:
ILLUMINATION, EXTERNAL: A sign that is affected by an artificial light source that is not
contained within the sign itself.
ILLUMINATION, HALO: Illumination of a sign from a light source that is not visible and is
concealed or contained within the sign or located between the sign and the structure/wall.
Illumination from the source of the light becomes visible in darkness when the light is reflected
off of the wall/structure upon which the sign is attached.
ILLUMINATION, INTERNAL: Illumination of a sign from any light source that is concealed or
contained within the sign and becomes visible in darkness through a translucent surface, except
for illumination, punch through letter signs. This includes characters, letters, figures, designs or
outline which is illuminated by gas filled luminous tubes, such as neon, argon or fluorescent.
ILLUMINATION, PUNCH THROUGH LETTER: A sign with letters, logos or other sign
graphics that are opaque (no light is permitted to shine through them), that are attached to a sign
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cabinet or structure that allows light to shine through it. The distance between the letters, logos,
or other sign graphics and the background (surface of the cabinet or structure) is a maximum of
one-half inch (1/2"). The light source is concealed within the cabinet or structure and is not
visible except that illumination from the light source shines though transparent (nonopaque)
background material for no more than one-fourth inch (1/4") around the letters, logo, and other
graphics, creating a halo effect.
MASTER SIGN PLAN: A plan designed to show the relationship of signs for any cluster of
buildings intended for business occupancy, or any single building containing more than one
business or any arrangement of business buildings or shops which constitute a visual entity as a
whole. These include developments such as shopping centers, mini -malls, business parks, and
multi -tenant commercial, office or industrial buildings housing four (4) or more businesses.
Additionally, a master sign plan may be submitted for a single business if the owner chooses to
submit an application for a master sign plan for said business.
SIGN: Any letters, figures, design, symbol, trademark, logo or device intended to attract attention
to any activity or service, place, subject, person, firm, corporation, public performance, machine
or merchandise whatsoever, including the display of merchandise. Sources of light used primarily
to illuminate a sign, or a building, or grounds surrounding the building, shall not be considered
signs themselves; provided however, that sources of light used primarily to attract attention to the
light itself or as a decorative feature of the display shall be considered as part of the sign.
SIGN AREA: The entire area within a single, contiguous perimeter enclosing the extreme limits
of writing, representation, logo, emblem or any figure or similar character, together with any form
or other material or color forming an integral part of the display, or used to differentiate such sign
area from the background against which it is placed. The sign area shall not include the necessary
supports or uprights on which the sign is placed, and superficial, nonilluminated column covers,
ornamental trim and other such incidental objects attached thereto, or portions of the sign
structure which are not designed to convey a message.
WALL SIGN (FLAT): A sign attached to or erected against the wall of a building or structure
with the face of the sign parallel to the plane of said wall, and not extending over twelve inches
(12") from the wall of the building or structure.
WALL SIGN (PERPENDICULAR): A sign attached to or erected against the wall of a building
or structure with the face(s) of the sign perpendicular to the plane of said wall.
• 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.
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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 Stillwater C2
Building. Staff recommends the following changes to the document titled "Stillwater C2 Building
Wall Sign Plan" with text shown with underline to be added and text shown with strikethrough to
be deleted.
Master Si2n Plan
Stillwater C2 Building
This criterion has been established for the mutual benefit for all tenants. Conformance will be
strictly enforced and any non -conforming or unapproved signs will be removed and brought into
conformance at the expense of the tenant.
General Approval Requirements
1. Every tenant of any suite within the Stillwater commercial shall be required to submit signage
plans to the Stillwater Architectural Control Committee (ACC), per the process designated by
the Stillwater Commercial Property Owners Association governing documents, for written
approval. A design review sign application, accompanied by the written approval of the
managing entity and ACC, shall be submitted to the City for any proposed signs for City
review and approval. All signs shall be in compliance with the criteria stated herein.
2. All permits for tenant's signs and their installation shall be obtained by tenant or his
representative and shall conform to all local building and electrical codes as well as the
criteria set forth hereafter.
3. Tenant or it's representative must contact the managing entity for a list of approved sign
vendors. All tenant signs shall be designed, constructed and installed at tenant's expense.
Tenant shall be responsible for the operations of tenant sign vendor/contractor. Tenant and
sign vendor/contractor will be liable for any damage committed during installation or service
of signage.
4. Tenant shall be required to keep its sign in working order and all surfaces shall be maintained
in good condition. Tenant or it's representative shall be responsible for cost of maintenance,
service, repair or replacement of tenant's sign, time clock or electrical wiring.
5. Upon termination of their lease, the tenant or managing entity shall neatly seal all
penetrations of the building structure or monument sign tenant panel in a watertight condition
that matches texture, color, and material used in the construction of the building or monument
sign tenant panel.
6. No exposed conduit, brackets, fasteners or wiring of any type will be permitted. No raceways
will be permitted.
7. Any other signage such as temporary grand opening, etc. Shall be approved by the ACC and
Property Manager prior to installation and comply with Eagle City Code.
8. All signs shall meet Underwriters Laboratories and National Electrical code requirements.
9. Conformance will be strictly enforced and any non -conforming or unapproved signs must be
removed or brought into conformance at the expense of the tenant.
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Design Guidelines
1. The purpose of establishing these design guidelines is to ensure that each tenant sign will
contribute to the visual aesthetic with quality signage, which reflects the integrity of the
architecture. Tenant individual signs should incorporate a diversity of sign styles, icons and
materials while maintaining visual harmony with all other signage.
2. Materials may include, but not limited to: steel, aluminum, glass, plastic, and acrylic. Tenant
sign materials shall be subject to ACC and city approvals.
3. Signage type and lighting options shall be as follows:
a. Exhibit A — Exposed Neon (with and without channel)
b. Exhibit B — Punch Through
c. Exhibit C — Halo
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d. Exhibit D — External Illumination
e. Exhibit E — Blade Signs
Illumination
1. Tenant signage should incorporate the following acceptable lighting method subject to owner
and city approval:
Exposed Neon
Punch Through Illumination
Halo Illumination
Externally Illuminated
Non Illuminated
Types, Styles & Logos
The use of logos distinctive typestyles is encouraged for all tenant signs. Tenants may adopt
established typestyles and logos. These images must be architecturally compatible and approved
by Stillwater ACC.
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Sign Colors & Finishes
All tenant sign colors must be approved by the developer/landlord and city prior to fabrication to
assist in achieving a harmonious blend of color throughout the center. The following guidelines
are to be adhered to:
Limited color palette in shades of white, grey, black, beige, taupe, and espresso are acceptable.
LIMITED COLOR PALETTE IN SHADES OF WHITE, GREY, BLACK ANTI BEIGE,
TAUPE, ESPRESSO ARE ACCEPTABLE.
Tenant Sign Allocation
Sign quantities and areas set forth in this program are deemed fair and appropriate for the current
tenant occupancies. In the event that tenant leasehold spaces are divided or combined in the
future, sign locations, areas, and quantities may change provided that the overall sign area and
other sign size limitations as set forth by this program are not exceeded.
Sign Size & Quantity
1 E 1+ + r h li i. e f three (3) wall
2. Each sign must be on a separate wall facade.
3. Each business within the building shall be allowed two (2) signs, excepting the "end cap"
tenants, who shall be allowed to mount three (3) signs, provided that each sign is located on a
separate wall.
4. Sign aArea shall not exceed ten (10) percent of the area of the wall that the sign is being
mounted upon (measured by tenant's lease space HxW). Any wall sign that is visible from a
state highway Unless +r „ F S+ + Highway _ the . e of n shall be limited to
twenty (20) percent of the area of the wall that the sign is mounted upon measured by tenant's
lease space HxW).
5. Blade signs may be halo illuminated, punch through illuminated or floodlit by gooseneck
lights. In any case, blade signs shall maintain an 8' 0" minimum clear height from the finish
grade.
Monument Signs
1. No monument signs are proposed under this application. Comply with the Stillwater
Subdivision master sign plan (DR-12-16 MOD) for approved locations and sign elevations.
Prohibited Signs
The following signs are prohibited by owner:
1. No animated, flashing, audible, off -premise, or vehicle signs are allowed.
2. No exposed raceways, cross -over conduits, neon tube conductors or exposed transformers are
allowed.
3. No cabinet signs are allowed.
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Si2n Placement:
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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.
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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 proposed master sign plan criteria.
BOARD DECISION:
The Board voted 3 to 0 (Grubb, Lindgren, Mihan, and Norton absent) to recommend approval of DR-
2025-56 for a design review application for a master sign plan for a multi -tenant office/personal
improvement/retail/restaurant building within Stillwater Subdivision, 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 Stillwater C2 Building:
Master Sign Plan
Stillwater C2 Building
This criterion has been established for the mutual benefit for all tenants. Conformance will be strictly
enforced and any non -conforming or unapproved signs will be removed and brought into
conformance at the expense of the tenant.
General Approval Requirements
1. Every tenant of any suite within the Stillwater commercial shall be required to submit signage
plans to the Stillwater Architectural Control Committee (ACC), per the process designated by the
Stillwater Commercial Property Owners Association governing documents, for written approval.
A design review sign application, accompanied by the written approval of the managing entity
and ACC, shall be submitted to the City for any proposed signs for City review and approval. All
signs shall be in compliance with the criteria stated herein.
2. All permits for tenant's signs and their installation shall be obtained by tenant or his
representative and shall conform to all local building and electrical codes as well as the criteria
set forth hereafter.
3. Tenant or it's representative must contact the managing entity for a list of approved sign vendors.
All tenant signs shall be designed, constructed and installed at tenant's expense. Tenant shall be
responsible for the operations of tenant sign vendor/contractor. Tenant and sign vendor/contractor
will be liable for any damage committed during installation or service of signage.
4. Tenant shall be required to keep its sign in working order and all surfaces shall be maintained in
good condition. Tenant or it's representative shall be responsible for cost of maintenance, service,
repair or replacement of tenant's sign, time clock or electrical wiring.
5. Upon termination of their lease, the tenant or managing entity shall neatly seal all penetrations of
the building structure or monument sign tenant panel in a watertight condition that matches
texture, color, and material used in the construction of the building or monument sign tenant
panel.
6. No exposed conduit, brackets, fasteners or wiring of any type will be permitted. No raceways will
be permitted.
7. Any other signage such as temporary grand opening, etc. Shall be approved by the ACC and
Property Manager prior to installation and comply with Eagle City Code.
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8. All signs shall meet Underwriters Laboratories and National Electrical code requirements.
9. Conformance will be strictly enforced and any non -conforming or unapproved signs must be
removed or brought into conformance at the expense of the tenant.
Design Guidelines
1. The purpose of establishing these design guidelines is to ensure that each tenant sign will
contribute to the visual aesthetic with quality signage, which reflects the integrity of the
architecture. Tenant individual signs should incorporate a diversity of sign styles, icons and
materials while maintaining visual harmony with all other signage.
2. Materials may include, but not limited to: steel, aluminum, glass, plastic, and acrylic. Tenant sign
materials shall be subject to ACC and city approvals.
3. Signage type and lighting options shall be as follows:
a. Exhibit A — Exposed Neon (with and without channel)
b. Exhibit B — Punch Through
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c. Exhibit C — Halo
d. Exhibit D — External Illumination
e. Exhibit E — Blade Signs
Illumination
1. Tenant signage should incorporate the following acceptable lighting method subject to owner and
city approval:
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Exposed Neon
Punch Through Illumination
Halo Illumination
Externally Illuminated
Non Illuminated
Types, Styles & Logos
The use of logos distinctive typestyles is encouraged for all tenant signs. Tenants may adopt
established typestyles and logos. These images must be architecturally compatible and approved by
Stillwater ACC.
Sign Colors & Finishes
All tenant sign colors must be approved by the developer/landlord and city prior to fabrication to
assist in achieving a harmonious blend of color throughout the center. The following guidelines are to
be adhered to:
Limited color palette in shades of white, grey, black, beige, taupe, and espresso are acceptable.
Tenant Sign Allocation
Sign quantities and areas set forth in this program are deemed fair and appropriate for the current
tenant occupancies. In the event that tenant leasehold spaces are divided or combined in the future,
sign locations, areas, and quantities may change provided that the overall sign area and other sign size
limitations as set forth by this program are not exceeded.
Sign Size & Quantity
1. Each business within the building shall be allowed two (2) signs, excepting the "end cap" tenants,
who shall be allowed to mount three (3) signs, provided that each sign is located on a separate
wall.
2. Sign area shall not exceed ten (10) percent of the area of the wall that the sign is being mounted
upon (measured by tenant's lease space HxW). Any wall sign that is visible from a state highway
shall be limited to twenty (20) percent of the area of the wall that the sign is mounted upon
measured by tenant's lease space HxW).
3. Blade signs may be halo illuminated, punch through illuminated or floodlit by gooseneck lights.
In any case, blade signs shall maintain an 8' 0" minimum clear height from the finish grade.
Monument Signs
1. No monument signs are proposed under this application. Comply with the Stillwater Subdivision
master sign plan (DR-12-16 MOD) for approved locations and sign elevations.
Prohibited Signs
The following signs are prohibited by owner:
1. No animated, flashing, audible, off -premise, or vehicle signs are allowed.
2. No exposed raceways, cross -over conduits, neon tube conductors or exposed transformers are
allowed.
3. No cabinet signs are allowed.
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Sign Placement:
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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.
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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-2025-56) 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 signs will be required to be harmonious with the architectural design of the building, and will
not cover nor detract from desirable architectural features.
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K:\Planning Dept\Eagle Applications\Dr\2025\Stillwater C2 Building MSP - DR-2025-56\03-Working Files\Stillwater C2 Bldg MSP Findings DRdoc
DATED this 24th day of July 2025.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County, Idaho
Walter Lin_7_ren, Chairman
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K:\Planning Dept\Eagle Applications\Dr\2025\Stillwater C2 Building MSP - DR-2025-56\03-Working Files\Stillwater C2 Bldg MSP Findings DR.doc