Findings - CC - 2025 - DR-2024-30 - Design Review for a master sign plan for a multi-tenant mixed use office (business and professional)/retail/residential buildingBEFORE THE EAGLE CITY COUNCIL
IN THE MATTER OF AN APPLICATION FOR )
A DESIGN REVIEW FOR A MASTER SIGN )
PLAN FOR A MULTI -TENANT MIXED USE )
OFFICE (BUSINESS AND PROFESSIONAL)/ )
RETAIL/RESIDENTIAL BUILDING FOR )
MICHELLE WEBB )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-2024-30
The above -entitled design review application came before the Eagle City Council for their action on June
10, 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:
Michelle Webb, represented by Julie Benintendi with BRS Architects, is requesting design review
approval for a master sign plan for a multi -tenant mixed use office (business and
professional)/retail/residential building. The 0.16-acre site is located on the south side of East Idaho
Street approximately 78-feet west of the intersection of East Idaho Street and North 2°a Street at 269
East Idaho Street.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on May 20, 2024. Revised information (building
elevations) was received January 3, 2025.
C. HISTORY OF RELEVANT PREVIOUS ACTIONS:
There is no history of relevant previous actions
D. COMPANION APPLICATIONS:
There is one companion application (DR-2024-29 — building).
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 Downtown Development Area (DDA) overlay district.
H. URBAN RENEWAL DISTRICT:
The site is located within the Urban Renewal District.
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KAPlanning Dept\Eagle Applications\Dr\2024\269 E. Idaho Street MSP DR-30-24\269 E. Idaho Street MSP Findings CC.docx
I. SIGNAGE:
Building Wall Sin Flat
Sign Data
Proposed
Required
Wall Sign Dimensions
As limited within the master sign plan
2' high by 6' 6 %2" wide
Area of Si na a
As limited within the master sin plan
13-s uare feet maximum
Illumination
Externally illuminated with existing goose
Interior -illumination prohibited
neck lighting
Materials
As limited within the master sign plan
Void cut of tenant logo exposing
brick veneer behind, 9" Black
Helvetica font for tenant name, 3"
black border
Building Wall Sign (Perpendicular)
Sign Data
Proposed
Required
Wall Sign Dimensions
As limited within the master sign plan
4' 10" high x 3' wide
Area of Si na a
As limited within the master sign plan
15-s uare feet maximum
Illumination
Non -illuminated
Interior -illumination prohibited
Materials
As limited within the master sign plan
Tenant color, logo, and font carves
into the wood sign
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".
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KAPlamming Dept\Eagle Applications\Dr\2024\269 E. Idaho Street MSP DR-30-24\269 E. Idaho Street MSP Findings CC.docx
• Eagle City Code Section 8-2A-8(B) Definitions:
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.
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.
WINDOW SIGN: All signs located inside and affixed to, painted on or within three feet (Y) of
windows of a building, whether temporary or permanent, lighted or unlighted, which may be
viewed from the exterior of the building. The term does not include merchandise located within
three feet (Y) of the window.
• Eagle City Code Section 8-2A-8(C)(15): Master Sign Plan:
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 design review board 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:
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.
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C. DISCUSSION:
The applicant is requesting design review approval for a master sign plan for a multi -tenant mixed
use office (business and professional)/retail/residential building. Staff recommends the following
criteria for the "Multi -tenant Mixed Use Office (business and professional)/retail/ residential
Building.
Multi -tenant Mixed Use Office (business and professional)/Retail/Residential Building
Master Sign Plan
This criterion has been established for the mutual benefit of 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. The tenant 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 staff review
and approval. In cases of any conflict between the Eagle city Code and the criteria
specified herein, the more restrictive requirements shall apply.
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. All tenant signs shall be designed, constructed and installed at tenant's expense.
4. No exposed conduit, brackets, fasteners or wiring of any type will be permitted. No
raceways will be permitted.
5. All signs shall meet Underwriters Laboratories and National Electrical code requirements.
6. Tenant shall be required to fulfill all the requirements of these criteria.
B. NUMBER, LOCATION, DESIGN AND CONSTRUCTION OF SIGNS:
1. Building Wall Signs (Flat):
a) Logo shall be void cut exposing stone veneer behind.
b) Letters shall be 9" Black Helvetica font.
c) 3" black border
d) Sign dimension: 2' x 6' 6 1/2"
2. Building Wall Signs (Perpendicular):
a) Tenant color, logo, and font carved into wood panel
b) Sign dimension: 4' 10" x 3'
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, time clock or electrical wiring.
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3. Tenant shall be required to keep his/her sign in working order and all surfaces shall be
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.
D. SIGN SAMPLES:
Building Wall Sign (Flat)
Building Wall Sign (Perpendicular)
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E. SIGN LOCATIONS:
North Elevation
East Elevation
• The master sign plan criteria and building elevations showing sample signage but do not show how
thick the sign panel is or how it is required to be attached to the building (flush or pegged off). The
applicant should be required to provide details on how thick the flat sign panel is and how it will
be attached to the building. The details should be reviewed and approved by staff and one member
of the Design Review Board prior to the issuance of a sign permit.
The master sign plan criteria and building elevations showing sample signage do not show how
thick the perpendicular wood sign is required to be and how the sign is required to be attached to
the building. The applicant should be required to provide a detail showing how thick the wood sign
is required to be and a detail showing how the sign is to be attached to the building. The details
should be reviewed and approved by staff and one member of the Design Review Board 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.
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KAPlanning Dept\Eagle Applications\Dr\2024\269 E. Idaho Street MSP DR-30-24\269 E. Idaho Street MSP Findings CC.docx
PUBLIC MEETING OF THE BOARD:
A. A meeting to consider the application was held before the Design Review Board on February 13, 2025.
Based on the Board's concerns, the application was continued to March 13, 2025, at which time the
Board made their decision.
BOARD DELIBERATION:
On February 13, 2025, upon completion of the applicant's and staff s presentations, the Board discussed
during deliberation that:
• The Board continued this item to allow the applicant time to address their concerns with the building
design, materials, and colors which may affect the signage.
BOARD DELIBERATION:
On March 13, 2025, upon completion of the applicant's and staff s presentations, the Board discussed
during deliberation that:
• The Board recommended that the proposed building application be denied. The master sign plan for
the building should be denied based on the lack of approval for the building.
BOARD DECISION:
The Board voted 5 to 0 (Lindgren recused; Grubb absent) to recommend denial of DR-2024-30 for a
design review application for a master sign plan for a multi -tenant mixed use office (business and
professional)/retail/residential building provided within their findings of fact and conclusions of law
document, dated April 24, 2025.
PUBLIC MEETING OF THE COUNCIL:
A. A meeting to consider the application was held before the City Council on June 10, 2025, at which time
the Council made their decision.
COUNCIL DECISION:
The Council voted 4 to 0 to deny DR-2024-30 for a design review application for a master sign plan for a
multi -tenant mixed use office (business and professional)/retail/residential building.
CONCLUSIONS OF LAW:
1. The Council reviewed the particular facts and circumstances of this proposed design review application
(DR-2024-30) 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 Council denied the design review application for a multi -tenant mixed use office (business and
professional)/retail/residential building (DR-2024-29); therefore, the master sign plan for the
building was denied.
Regulatory Takings Analysis Notice: Applicant has the right to request a regulatory takings analysis
pursuant to section 67-8003.
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DATED this 23`d day of September 2025.
CITY COUNCIL
OF THE CITY OF EAGLE
Ada County, Idaho
Brad Pike, Mayor'
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