Findings - CC - 2025 - DR-2025-49 - Design Review for a master sign plan for a multi-tenant office (business and professional) buildingBEFORE THE EAGLE CITY COUNCIL
IN THE MATTER OF AN APPLICATION
FOR A DESIGN REVIEW FOR A MASTER
SIGN PLAN FOR A MULTI -TENANT OFFICE
(BUSINESS AND PROFESSIONAL) BUILDING
FOR SOUTH EAGLE HOLDINGS
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-2025-49
The above -entitled design review application came before the Eagle City Council for their action on
September 9, 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:
South Eagle Holdings, represented by Walt Lindgren with Lindgren Labrie Architecture, is requesting
design review approval for a master sign plan for a multi -tenant office (business and professional)
building in Ashbury Commercial Subdivision. The 0.52-acre site is located on the south side of West
Bavaria Street approximately 968-feet west of North Meridian Road at 3501 West Bavaria Street (Lot
6, Block 1, Ashbury Commercial Subdivision).
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on June 13, 2025.
C. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On October 24, 2017, the Eagle City Council approved a design review application for the common
area landscaping and trash enclosure within Ashbury Business Park Subdivision No. 2 (DR-2017-42).
On November 16, 2017, the Eagle City Council approved a final plat application for Ashbury
Commercial Subdivision (fka Ashbury Business Park Subdivision No. 2) (FP-2017-19).
For additional property history see: CPA-09-06, A-19-06/RZ-25-09 & PP-19-06, FP-08-07, FP-01-
08, CPA-5-08 & A-03-08/RZ-8-08, A-04-09/RZ-04-09, RZ-04-09 MOD, PP-02-13, FP-12-13, EXT-03-
16, DR-08-14, and DR-23-16.
D. COMPANION APPLICATIONS:
There is one companion application DR-2025-48 (building).
E. COMPREHENSIVE PLAN DESIGNATION:
The comprehensive plan designates this site as Neighborhood Residential with a Transition Overlay.
F. ZONING DESIGNATION:
The zoning map designates this site as MU-DA (Mixed Use with a development agreement).
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G. DESIGN REVIEW OVERLAY DISTRICT:
This site is located within the city-wide Design Review Overlay District.
H. URBAN RENEWAL DISTRICT:
This site is not located within the Urban Renewal District.
I. SIGNAGE:
Future Building Wall Signs
Sign Data Proposed Req uired
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, punch through Interior -illumination prohibited
illuminated, externally illuminated, non -
illuminated
Materials As limited within the master sign plan
Cast metal, fiberglass, plastic,
acrylic (or sim.), minimum 'h" thick
to maximum 8" thick
J. AGENCY RESPONSES:
No letters from any agencies have been received to date.
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-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;
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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 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 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.
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• 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 3501 West Bavaria
Street. Staff recommends the following changes to the document titled "Design Review Master
Sign Plan Narrative Ashbury Office Building - Eagle, Idaho" with the text shown with underline
to be added and text show with strikethrough to be deleted.
Design -Review Master Sign Plan
Ashbury Office Building--EaglerIdahe
3501 West Bavaria Street
I.. c tie witti r De3ign Review (Building) a plication fart ,^ of w 5,094-s.f. multi tenant
,�r. liz
this -sign pan ,
guidelines/requirements s1-x..11 apply. Per Eagle Code scction 8.2A 8C.15, we are proposing a
:;a..whi
eeiitrals as :•nS 1 c rc essary. Tin pr
is that a: wed in
`apatib1c t tt, a ., a We a „ M . S .. Pla i
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.
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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, pushpunch through (intx'nally 50, 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.
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 Ashbury
Commercial Subdivision master sign plan (DR-2017-491 for approved locations and sign
elevations.
Sian Examples:
Wall Sign (Parallel)
Individual Letter Sign with "Halo" illumination at night
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Wall Sign (Parallel)
Cast Metal or Plastic over Solid Panel
Wall Sign (Parallel)
Plastic Punch -through (Int.,rmqy ✓$
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Sign Placement:
111
III
1 [ 11111111
POTENTIAL TENANT
SIGN LOC.:TON
2 EAST ELEVATION
II POTENTIAL TENANT
SIGN LOCATION
POTENTIAL TENANT
&ON LOCATION
IY1
NORTH ELEVATION
POTENTIAL TENANT
SIGN LOCATION
■� SOUTH ELEVATION
0 •, 4
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I
rie9 4 WEST ELEVATION
0 1'2 4' '' a
• Managing entity approval for the master sign plan criteria has not been received. The applicant
should be required to provide managing entity approval stating the master sign plan criteria is
approved. The managing entity approval letter should be reviewed and approved by staff prior to
the issuance of a sign permit.
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 August 14, 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 (Lindgren and Mihan recused; Greer and Sayer absent) to recommend approval of
DR-2025-49 for a design review application for a master sign plan for a multi -tenant office (business and
professional) building within Ashbury Commercial 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 August 28, 2025.
PUBLIC MEETING OF THE COUNCIL:
A. A meeting to consider the application was held before the City Council on September 9, 2025, at which
time the Council made their decision.
COUNCIL DECISION:
The Council voted 4 to 0 to approve DR-2025-49 for a design review application for a master sign plan for
a multi -tenant office (business and professional) building within Ashbury Commercial Subdivision, with
the following Design Review Board recommended site specific conditions of approval and standard
conditions of approval.
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SITE SPECIFIC CONDITIONS OF APPROVAL:
1. The following shall be the master sign plan for the Ashbury Office Building:
Master Sign Plan
Ashbury Office Building
3501 West Bavaria Street
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
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, punch through, 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.
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 Ashbury Commercial
Subdivision master sign plan (DR-2017-49) for approved locations and sign elevations.
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Sign Examples:
Wall Sign (Parallel)
Individual Letter Sign with "Halo" illumination at night
Wall Sign (Parallel)
Cast Metal or Plastic over Solid Panel
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Wall Sign (Parallel)
Plastic Punch -through
Sign Placement:
P
i i J
POTENTIAL TENANT
SIGN LOCATION
2 EAST ELEVATION
o rr 4.
POTENTIAL TENANT
SIGN LOCATION
N1 1 NORTH ELEVATION
III
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3 SOUTH ELEVATION
01'2•4'
Mel 4 WEST ELEVATION
01'2• 4'•w-•,o'
2. Provide managing entity approval stating the master sign plan criteria is approved. The managing entity
approval letter shall be reviewed and approved by staff prior to the issuance of a sign permit.
3. A sign permit is required prior to the installation of any signs on this site.
4. Provide a copy of the electrical permit 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.
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
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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 Council reviewed the particular facts and circumstances of this proposed design review application
(DR-2025-49) 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 signs will be required to be harmonious with the architectural design of the building, and will
not cover nor detract from desirable architectural features.
Regulatory Takings Analysis Notice: Applicant has a right to request a regulatory takings analysis
pursuant to Idaho Code Section 67-8003.
DATED this 9th day of September 2025.
CITY COUNCIL
OF THE CITY OF EAGLE
Ada County, Idaho
Bratike, Mayor
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