Findings - DR - 2025 - DR-2024-17 - Design Review for a master sign for Aikens Towne Square mixed use buildingBEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW FOR A MASTER )
SIGN PLAN FOR AIKENS TOWNE )
SQUARE MIXED USE BUILDING FOR )
ROTH CONSTRUCTION INC )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-2024-17
The above -entitled design review application came before the Eagle Design Review Board for their action
on May 9, 2024. The application was continued and came before the Eagle Design Review Board for
their action on August 28, 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:
Roth Construction Inc., represented by Paul Case, is requesting design review approval for a master
sign plan for the Aikens Towne Square mixed use building. The 0.44-acre site is located on the south
side of East Aikens Road approximately 85-feet west of the intersection of East Aikens Street and
South 1st Street at 167 East Aikens Road.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on March 26, 2024. Revised information
(building elevations, sign elevations, master sign plan criteria) was received on July 17, 2025, and
August 21, 2025.
C. HISTORY OF RELEVANT PREVIOUS ACTIONS:
There is no history of relevant previous actions.
D. COMPANION APPLICATIONS:
There is one companion application (DR-2004-16 building application).
E. COMPREHENSIVE PLAN DESIGNATION:
The comprehensive plan designation for this site is Downtown.
F. ZONING DESIGNATION:
The zoning designation for this site is CBD (Central Business District).
G. DESIGN REVIEW OVERLAY DISTRICT:
The site is located within the city-wide Design Review Overlay District and is located within the
DDA (Downtown Development Area).
H. URBAN RENEWAL DISTRICT:
The site is located within the Urban Renewal District.
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I. SIGNAGE:
Aikens Towne Square Building Wall Sign (north elevation)
Sign Data Proposed Required
Wall Sign Dimensions 1' 2" high by 16' 3" wide Varies based on tenant lease space
Area of Signage 19-square feet (approximately) 10% of total area of building face
(maximum)
Illumination Halo illuminated (3000K LED) Interior -illumination prohibited
Materials
Aluminum letters painted black, pegged Per master sign plan criteria
off the building fascia 1", halo
illuminated with white LED
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 compiled 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
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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:
AREA OF THE BUILDING FACE: The general outer surface of an exterior wall of a building.
The area of the building face shall be a total area of such surface, including the area of doors and
windows which open into such face, if any.
FACE OF SIGN: The surface of the sign area upon, against or through which the message is
displayed or illustrated.
FREEHANGING SIGNBOARD: A sign attached underneath a canopy, awning or colonnade.
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.
• Eagle City Code Section 8-2A-8(C): Provisions and Requirements:
1. Wall Signs (Flat and Perpendicular):
b. Each business within a multi -tenant building shall be allowed a maximum of three (3) wall
signs provided that each sign is placed on a different side of the building.
d. For a multi -tenant building the total sign area of all wall signs shall not exceed ten percent
(10%) of the area of the building face to which they are attached, except that the total sign
area for wall signs that are visible from a state highway shall be a maximum of twenty
percent (20%) of the area of the building face to which they are attached.
• Eagle City Code Section 8-2A-8(C)(15) Master Sign Plan:
A "master sign plan", as defined by this article, shall be required to be submitted to the city for
review and approval. The purpose of a master sign plan is to coordinate signs, and create a plan
that establishes a building or site's overall sign design. The master sign plan shall show sign
colors, styles and locations of buildings, maximum size, illumination, and materials to be used.
The master sign plan may be approved by the city with elements that require suspension or
relaxation of the height, area, number of signs, or locations of signs specified within this article if
the city council finds that extraordinary conditions exist which allow suspension or relaxation, but
that any suspension or relaxation will still meet the intent of this article and:
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a. The development site contains unique or unusual physical conditions such as topography,
proportion, size or relation to a public street that would limit or restrict normal sign visibility;
or
b. The proposed or existing development exhibits unique characteristics of land use, architectural
style, site location, physical scale, historical interest or other distinguishing features that justify
variation from conventional development; or
c. The proposed signage incorporates special design features such as logos, emblems, murals,
statuaries or similar architectural elements that are designed in a manner determined by the
city to be architecturally compatible to the sign and area.
• 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 approval for a master sign plan for the Aikens Towne Square mixed
use building. Staff recommends the following changes to the document titled, "167 E Aikens
Road — Sign Justification Letter," with underlined text to be added and strikethrough text to be
deleted as to be in compliance with Eagle City Code.
Aikens Town Square Mixed -Use Building
167 East Aikens Road
Master Sign Plan
This criterion has been established for the mutual benefit for all tenants. 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.
A. GENERAL APPROVAL REQUIREMENTS:
1. Every tenant of the proposed building within Aikens Towne Square Mixed Use Building
shall be required to submit signage plans to the managing entity for written approval. A
design review sign application, accompanied by the written approval of the managing
entity, 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 as well as Eagle City Code.
In cases of any conflict between Eagle City Code and the criteria specified herein, the
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more restrictive requirements shall apply.
2. Each tenant within Aikens Towne Square Road Mixed Use Building will be required to
have a design review sign application submitted with the approval of the building
elevations.
3. 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.
4. All tenant signs shall be designed, constructed and installed at tenant's expense.
5. No exposed conduit, brackets, fasteners or wiring of any type will be permitted. No
raceways will be permitted.
6. All signs shall meet Underwriters Laboratories and National Electrical code
requirements.
B. NUMBER, LOCATION, DESIGN AND CONSTRUCTION OF SIGNS:
1. Building Identification
a. One single face halo -illuminated reverse pan channel letters display "Aikens Towne
Square."
b. Letters to be fabricated from aluminum, primed, and painted Black with acrylic
backs.
c. Letters to be pegged off exterior wall on the North elevation 1".
d. Font size approximately 14" tall with Palatino Linotype font style
2. Building Wall Signs (flat or perpendicular)
No buildine wall signs (flat or pernendicularl are permitted.
3. Miscellaneous Signs:
a. Tenants are allowed door signs identifying the business and/or indicating business
hours, emergency phone numbers, etc., shall be permitted up to a maximum of two
(2) square feet.
b. Tenants are allowed window signs as long as the total window area covered does not
exceed twenty five percent (25%) of the total window area of all windows facing
public streets.
C. MISCELLANEOUS REQUIREMENTS:
1. Tenant shall be responsible for the operations of tenant sign contractors. Tenant and sign
contractor will be liable for any actions committed during installation or service of
signage.
2. Tenant or his representative shall be responsible for cost of maintenance, service, repair
or replacement of tenant's sign,
3. Tenant shall be required to keep his/her sign in working order and all surfaces shall
maintained in good condition. Tenant shall also be responsible for any repair or painting
for wall upon leaving of said space.
4. Upon termination of their lease, the tenant or managing entity shall neatly seal all
penetrations of the building structure in a watertight condition that matches texture, color,
and material used in the construction of the building.
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5. Tenants or his representative should contact the managing entity for a list of approved
sign vendors.
6. 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.
7. A sign permit is required prior to the installation of any building wall signs, monument
sign, or monument sign tenant panels.
D. SIGN LOCATIONS:
North Exterior Elevation:
8T-0"
FACADE ADJACENT TO AIKENS FRONTAGE
South Exterior Elevation:
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East Exterior Elevation:
West Exterior Elevation:
• The building elevations show the location of the building identification sign and the sign
elevation provides dimensions; however, the letter return dimension, colors, side view and night
view, etc. were not received. The applicant should be required to provide revised sign elevations
for the building identification sign showing the letter return, colors, illumination, night view, side
view, etc. The sign elevations 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, 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 May 9, 2024. The
application was continued to August 28, 2025, at which time the Board made their decision.
BOARD DELIBERATION:
On May 9, 2024, upon completion of the applicant's and staff's presentations, the Board discussed during
deliberation that:
• The Board continued this application to allow the applicant to address their concerns regarding the
building application.
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BOARD DELIBERATION:
On August 28, 2025, upon completion of the applicant's and staffs 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 (Greer, Mihan, and Murphy absent) to recommend approval of DR-2024-17 for a
design review application for a master sign plan for Aikens Towne Square Mixed Use 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 Aikens Towne Square Mixed Use Building:
Aikens Town Square Mixed -Use Building
167 East Aikens Road
Master Sign Plan
This criterion has been established for the mutual benefit for all tenants. 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.
A. GENERAL APPROVAL REQUIREMENTS:
1. Every tenant of the proposed building within Aikens Towne Square Mixed Use Building shall
be required to submit signage plans to the managing entity for written approval. A design
review sign application, accompanied by the written approval of the managing entity, 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 as well as Eagle City Code. In cases of any
conflict between Eagle City Code and the criteria specified herein, the more restrictive
requirements shall apply.
2. Each tenant within Aikens Towne Square Road Mixed Use Building will be required to have
a design review sign application submitted with the approval of the building elevations.
3. 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.
4. All tenant signs shall be designed, constructed and installed at tenant's expense.
5. No exposed conduit, brackets, fasteners or wiring of any type will be permitted. No raceways
will be permitted.
6. All signs shall meet Underwriters Laboratories and National Electrical code requirements.
B. NUMBER, LOCATION, DESIGN AND CONSTRUCTION OF SIGNS:
1. Building Identification
a. One single face halo -illuminated reverse pan channel letters display "Aikens Towne
Square."
b. Letters to be fabricated from aluminum, primed, and painted Black with acrylic backs.
c. Letters to be pegged off exterior wall on the North elevation 1".
d. Font size approximately 14" tall with Palatino Linotype font style
2. Building Wall Signs (flat or perpendicular)
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No building wall signs (flat or perpendicular) are permitted.
3. Miscellaneous Signs:
a. Tenants are allowed door signs identifying the business and/or indicating business hours,
emergency phone numbers, etc., shall be permitted up to a maximum of two (2) square
feet.
b. Tenants are allowed window signs as long as the total window area covered does not
exceed twenty five percent (25%) of the total window area of all windows facing public
streets.
C. MISCELLANEOUS REQUIREMENTS:
1. Tenant shall be responsible for the operations of tenant sign contractors. Tenant and sign
contractor will be liable for any actions committed during installation or service of signage.
2. Tenant or his representative shall be responsible for cost of maintenance, service, repair or
replacement of tenant's sign,
3. Tenant shall be required to keep his/her sign in working order and all surfaces shall
maintained in good condition. Tenant shall also be responsible for any repair or painting for
wall upon leaving of said space.
4. Upon termination of their lease, the tenant or managing entity shall neatly seal all
penetrations of the building structure in a watertight condition that matches texture, color, and
material used in the construction of the building.
5. Tenants or his representative should contact the managing entity for a list of approved sign
vendors.
6. 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.
7. A sign permit is required prior to the installation of any building wall signs, monument sign,
or monument sign tenant panels.
D. SIGN LOCATIONS:
North Exterior Elevation
87•0"
FACADE ADJACENT TO AIKENS FRONTAGE
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South Exterior Elevation:
East Exterior Elevation:
West Exterior Elevation:
2. Provide revised sign elevations for the building identification sign showing the letter return
dimension, colors, illumination, night view, side view, etc. The sign elevations 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.
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4. Provide a copy of the electrical permit for the sign installation prior to issuance of a sign permit.
5. Upon completion of the building identification sign, the applicant shall be required to request a site
inspection to be completed by the Planning and Zoning Department. Upon verification that the
building identification sign has been completed in compliance with the approved plans, a certificate
of completion will be issued.
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-2024-17) 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 signage 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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Regulatory Takings Analysis Notice: Applicant has a right to request a regulatory takings analysis
pursuant to Idaho Code Section 67-8003.
DATED this 11th day of September 2025.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County, Idaho
Walter Ielndgren, Chairman
ATTEST:
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