Findings - CC - 2025 - DR-2025-38 - Design review for two subdivision entry monument signs for Cascade Springs SubBEFORE THE EAGLE CITY COUNCIL
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 City Council for their action on August
12, 2025. The Eagle City Council 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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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 ''/2" 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 3/4" 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 CITY COUNCIL RECEIVED AND REVIEWED THE FOLLOWING STAFF ANALYSIS
PROVIDED WITHIN THE STAFF REPORT AND ADOPTS THE STAFF REPORT AS PART OF
THE CITY COUNCIL'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 %". 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
T 5-10'
4,7.0. WALL
3'-10'
T.O. WALL
• n
F
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, if the requested design review application is approved,
staff recommends the site specific conditions of approval and 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 staffs 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 for two subdivision entry monument signs for Cascade Springs
Subdivision, with the following site specific conditions of approval and standard conditions of approval
provided within their findings of fact and conclusions of law document, dated July 24, 2025.
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PUBLIC MEETING OF THE COUNCIL:
A. A meeting to consider the application was held before the City Council on August 12, 2025, at which
time the Council made their decision.
COUNCIL DECISION:
The Council voted 4 to 0 to approve DR-2025-38 for a design review application for two subdivision
entry monument signs for Cascade Springs Subdivision, with the following Design Review Board
recommended site specific conditions of approval and standard conditions of approval.
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.
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.
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CONCLUSIONS OF LAW:
1. The Council 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
the Eagle Comprehensive Plan.
2. The Council 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.
Regulatory Takings Analysis Notice: Applicant has the right to request a regulatory takings analysis
pursuant to section 67-8003.
DATED this 12th day of August 2025.
CITY COUNCIL
OF THE CITY OF EAGLE
Ada County, Idaho
Bra a Pike, Mayor
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