Findings - CC - 2025 - DR-2025-43 - Design Review for the community monument sign for Avimor DevelopmentBEFORE THE EAGLE CITY COUNCIL
IN THE MATTER OF AN APPLICATION FOR
A DESIGN REVIEW FOR THE COMMUNITY
MONUMENT SIGN FOR AVIMOR DEVELOPMENT
FOR AVIMOR DEVELOPMENT, LLC
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-2025-43
The above -entitled design review application came before the Eagle City Council for their action on
September 23, 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:
Avimor Development, LLC, represented by Sarah Martz, is requesting design review approval to
construct one (1) community monument sign. The 0.20-acre site is located on the southwest corner of
State Highway 55 and North McLeod Drive (Ada County parcel # SO106336050).
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on June 2, 2025. Revised information was
received July 10, 2025 (sign elevations, night view) and July 15, 2025 (side view).
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On November 20, 2007, the Eagle City Council approved CPA-2007-06, for a Comprehensive Plan
Amendment application to adopt the Eagle Foothills Sub -Area Plan and associated text and maps,
including the entirety of the Avimor Lands in all three counties.
On April 25, 2023, The Eagle City Council approved A-2022-06/RZ-2022-06 & ZOA-2022-01
authorizing the annexation and rezone from RP (Rural Preservation — Ada County designation), RR
(Rural Residential — Ada County designation), Multiple Use Zone (Boise County designation), and A 1
(Prime Agriculture — Gem County Designation), to APD-DA (Avimor Planned Development with a
Development Agreement) and a zoning ordinance amendment to establish development standards and
processes for the Avimor Planned Development Zoning District.
On April 25, 2023, the Eagle City Council approved A-2022-14/RZ-2022-19 authorizing the
annexation, and rezone from PC (Planned Community — Ada County designation) to APD (Avimor
Planned Development) for portions of Avimor Subdivision No. 1, Avimor Subdivision No. 4-11, and
Avimor Townhomes North Subdivision.
On April 25, 2023, the Eagle City Council approved Ordinance 895 for the creation of Title 1113 — City
of Eagle: an ordinance adding a new Title 11B "Avimor Zoning Ordinance".
On January 14, 2025, the Eagle City Council approved Sub -Area Plan (SAP) No. 1 for Avimor for
Avimor Development, LLC (SAP-2024-01).
On April 8, 2026, the Eagle City Council approved preliminary plat for Avimor Mcleod Subdivision
No. 1 for Avimor Development, LLC (PP-2024-03).
E. COMPANION APPLICATIONS:
There are no companion applications with this application.
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
The Comprehensive Plan designates this site as Foothills Residential.
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:
Community Monument Sin(North Elevation
Sign Data
Proposed
Required
Sign Dimensions
17' 6 '/2" high x 13' 3/4" wide
20' high (maximum)*
Area of Si na a
9-square feet
60-s uare feet (maximum)*
Illumination
Logo: Aluminum logo with 2" returns
Interior -illumination prohibited
painted powder coated orange, pegged off
the face of the sign 2", halo illuminated
with white LED.
Text: Aluminum constructed black letters
with 2" aluminum returns painted black,
pegged off the face of the sign 2.5", halo
illuminated with white LED.
Sign Landsca in
I 1,684-s uare feet (approximately)
27-s uare feet minimum
*Note: Sign height and square footage allowed per ECC 11B-3-8(M)(9)(b).
Community Monument Si West Elevation
Sign Data
Proposed
Required
Sign Dimensions
17' 7" high x 12' 11 3/4" wide
20' high (maximum)*
Area of Si na a
9-square feet
60-s uare feet (maximum)*
Illumination
Logo: Aluminum logo with 2" returns
Interior -illumination prohibited
painted powder coated orange, pegged off
the face of the sign 2", halo illuminated
with white LED.
Text: Aluminum constructed black letters
with 2" aluminum returns painted black,
pegged off the face of the sign 2.5", halo
illuminated with white LED.
Sign Landsca in
1,000-s uare feet (approximately)
27-s uare feet minimum
*Note: Sign height and square footage allowed per ECC 1 IB-3-8(M)(9)(b).
J. AGENCY RESPONSES:
There are no responses from agencies regarding this application.
K. LETTERS FROM THE PUBLIC:
No letters from the public have been received to date.
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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 1113-3-1:
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 11B-3-2: PURPOSE AND GOALS:
A. The purpose and goals of this Chapter are to:
1. Promote high -quality Building design in nonresidential and mixed -use areas through
flexible standards that allow for creativity and innovation, consider the surrounding
context, foster a human scale with accessible and attractive street fronts, and project a
positive image to encourage economic development;
2. Ensure that the aesthetic harmony will be maintained throughout Avimor by the repeated
use of selected design elements such as cohesive architecture, landscaping, and signage;
and
3. Maintain, protect, enhance, and improve the values and amenities of Avimor and the
surrounding area.
• Eagle City Code Section I IB-3-6 (A)(4): Signage:
Signage for any project shall balance public interest and private business needs with objectives of
creating and preserving a community that is aesthetically pleasing, livable, sustainable and
connected.
c. Encourage Signs which are clear and legible; to encourage and enhance effective visual
communications as a means of communication; to enable people to identify destinations and
locations; and to aid the public and private sectors in identifying the location of goods and
services;
d. Enhance the appearance and economic value of the visual environment by regulating and
controlling the type, location, and physical dimensions of Signs and Sign structures;
e. Promote the use of Signs that are aesthetically pleasing, safe, of appropriate scale, and integrated
with the built environment, in order to meet objectives related to the quality and character of the
development;
f. Maintain and enhance the beauty, unique character, aesthetic environment and quality, that will
attract commerce, businesses, economic development, residents and visitors; to preserve,
conserve, protect, and enhance the aesthetic quality and scenic beauty of all zoning districts; to
regulate the appearance and design of Signs in a manner that promotes and enhances the
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beautification and that complements the natural surroundings in efforts in retaining economic
advantage for its community; and to assure that the benefits derived from the protection and
enhancement of property values and business opportunities by exercising reasonable controls
over the physical characteristics and structural design of Signs;
• Eagle City Code Section 11B-3-8(M)(9) Subdivision Monument Sign:
a. One subdivision sign on each side of the street may be permitted at the principal entry or entries
into residential subdivisions, or within the landscape median at the entry road is approved by
the Local Highway Department, and at the intersection of any collector and/or arterial streets
abutting the subdivision;
b. Subdivision Signs shall not exceed eight (8) feet in height, unless located along HWY 55 which
would allow for a maximum height of twenty (20 feet, and the Sign area shall not exceed sixty
(60) — square -feet per side; and
c. Subdivision entry signage requires design review approval.
Community Monument Signage — Exhibit 3.12
C. DISCUSSION:
The applicant is requesting design review approval to construct one (1) community monument sign
for Avimor Mcleod Subdivision No. 1. The community monument sign is proposed to be located
on the southwest corner of State Highway 55 and North McLeod Way. The proposed community
monument sign is designed to complement the existing community monument sign located on the
northeast corner of State Highway 55 and North McLeod Way. Pursuant to the applicant's
justification letter, the architectural style of the community monument sign structure is Mountain
Modern and enhances the ranch -like welcoming feel of Avimor. The structure includes longboard
6-inch groove with a natural finish, matte black windows and roof with limestone walls and
columns. The sign logo and font are proposed to be constructed of aluminum painted powder
coated orange and black (respectively), halo illuminated with white LED, and pegged off the face
of the structure 2 1/2—inches. Staff defers comment regarding the design, materials and colors of the
proposed community monument sign 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 following site specific conditions of approval and standard conditions of approval:
PUBLIC MEETING OF THE BOARD:
A. A meeting to consider the application was held before the Design Review Board on August 28, 2025,
at which time the Board made their decision.
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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 architecture, colors, and materials of the community monument sign as
submitted with the addition of site specific condition no. six, requiring the metal roof and siding have
concealed fasteners.
BOARD DECISION:
The Board voted 4 to 0 (Greer, Milian, and Murphy absent) to recommend approval of DR-2025-43 for a
design review application for the community monument sign for Avimor Development, with the following
staff recommended site specific conditions of approval and standard conditions of approval with text shown
with underline to be added by the Board.
PUBLIC MEETING OF THE COUNCIL:
A. A meeting to consider the application was held before the City Council on September 23, 2025, at
which time the Council made their decision.
COUNCIL DECISION:
The Council voted 4 to 0 to approve DR-2025-43 for a design review application for the community
monument sign for Avimor Development, with the following Design Review Board recommended site
specific conditions of approval and standard conditions of approval.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. A building permit is required for the construction of the community monument sign.
2. A sign permit is required prior to the installation of any signs on this site.
3. Provide a copy of the issued electrical permit for the sign installation prior to issuance of a sign permit.
4. Upon completion of the monument sign and 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 monument sign and required landscaping, have been completed in compliance with the
approved plans, a certificate of completion will be issued.
5. Provide revised elevation plans showing the community monument sign correctly labeled north, south,
east, and west. The revised elevation plans shall be reviewed and approved by staff prior to the issuance
of a sign permit.
6. Provide revised elevation plans noting the standing seam metal roof and metal siding system is to
have concealed fasteners. The revised elevation plans shall be reviewed by staff prior to the 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.
STANDARD CONDITIONS OF APPROVAL:
1. The applicant shall comply with all requirements of the Ada County Highway District and/or the Idaho
Transportation Department, including but not limited to approval of the drainage system, curbs, gutters,
streets and sidewalks. A letter of approval from the highway district having jurisdiction shall be
submitted to the City prior to issuance of a Zoning Certificate for this site.
2. Idaho Department of Health & Welfare approval of the sewer and water facilities is required prior
issuance of any building permits or Certificate of Occupancy, whichever occurs first.
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3. All permits from Central District Health, Eagle Sewer District & Eagle Fire District shall be secured
prior to issuance of building permit or Certificate of Occupancy, whichever occurs first.
4. Written approval of all well water for any shared or commercial well shall be obtained from the Idaho
Department of Water Resources and shall be submitted to the City prior to issuance of any building
permits or Certificate of Occupancy, whichever occurs first.
5. Unless septic tanks are permitted, wet line sewers will be required and the applicant will be required to
furnish the City Engineer with a letter from the sewer entity serving the property, accepting the project
for service, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs
first.
6. The applicant shall submit a letter from the appropriate drainage entity approving the drainage system
and/or accepting said drainage; or submit a letter from a registered professional engineer certifying that
all drainage shall be retained on -site prior to issuance of any building permits or Certificate of
Occupancy, whichever occurs first. A copy of the construction drawing(s) shall be submitted with the
letter.
7. The applicant shall submit plans and calculations prepared by a registered professional engineer to
handle the satisfactory disposal of all storm drainage on the applicant's site. Drainage system plans shall
be submitted to the City Engineer for review and approval prior to issuance of any building permits or
Certificate of Occupancy, whichever occurs first.
The plans shall show how swales, or drain piping, will be developed in the drainage easements. The
approved drainage system shall be constructed, or a performance bond shall be submitted to the City
Clerk, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first.
The lot shall be so graded that all runoff runs either over the curb, or to the drainage easement and no
runoff shall cross any lot line onto another lot except within a drainage easement.
All design and calculations shall meet the requirements of Ada County Highway District. Construction
of the storm drain disposal system shall be complete before an occupancy permit is issued.
8. No ditch, pipe or other structure or canal, for irrigation water or irrigation waste water owned by an
organized irrigation district, canal company, ditch association, or other irrigation entity, shall be
obstructed, routed, covered or changed in any way unless such obstruction, rerouting, covering or
changing has first been approved in writing by the entity. A Registered Engineer shall certify that any
ditch rerouting, piping, covering or otherwise changing the existing irrigation or waste ditch (1) has
been made in such a manner that the flow of water will not be impeded or increased beyond carrying
capacity of the downstream ditch; (2) will not otherwise injure any person or persons using or interested
in such ditch or their property; and (3) satisfied the Idaho Standards for Public Works Construction. A
copy of such written approval and certification shall be filed with the construction drawing and
submitted to the City prior to issuance of any building permits or Certificate of Occupancy, whichever
occurs first.
9. Encroachments including, but not limited to, landscaping, fencing, lighting, and/or pathways shall not
be located within any easement or right-of-way for any ditch, pipe or other structure, or canal used for
irrigation water or irrigation waste water without the express written approval of the organized
irrigation district, canal company, ditch association, or other irrigation entity associated with such ditch,
pipe or other structure, or canal. The applicant shall submit a copy of the written approval from the
irrigation entity prior to the City Clerk signing the final plat.
10. Street light plans shall be submitted and approved as to the location, height and wattage to the City
Engineer (if applicable) prior to issuance of any building permits or Certificate of Occupancy,
whichever occurs first. All construction shall comply with the City's specifications and standards.
The applicant shall provide a recorded easement, acceptable to the City Engineer, for the purpose of
installing and maintaining street light fixtures, conduit and wiring lying outside any dedicated public
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right-of-way, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs
first.
The applicant shall pay applicable street light inspection fees prior to issuance of any Certificate of
Occupancy.
11. Parking lot light plan shall be submitted and approved as to the location, height and wattage by the City
Engineer. All construction shall comply with the City's specifications and standards.
Lighting is required in the parking area and shall be properly illuminated to avoid accidents. Any lights
used to illuminate the parking lot shall be so arranged as to reflect the light away from the adjoining
property.
12. The parking area shall be paved and shall be maintained in good condition without holes and free of all
dust, trash, weeds and other debris.
13. One set of building plans, for any non single-family residential use, shall be submitted to the Eagle Fire
Department for approval. An approval letter from the Eagle Fire Department shall be submitted to the
City prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first. The
letter shall include the following comments and minimum requirements, and any other items of concern
as may be determined by the Eagle Fire Department officials:
a. "The applicant has made arrangements to comply with all requirements of the Fire Department."
b. The fire hydrant locations shall be reviewed and be approved in writing by the Eagle Fire
Department prior to the City Engineer signing the final plat.
c. Minimum flow per hydrant shall be 1,000 gallons per minute for one and two family dwellings,
1,500 gallons per minute for dwellings having a fire area in excess of 3,600-square feet, and 1,500
gallons per minute for non-residential uses (i.e.; Commercial, Industrial, Schools, etc.). Flow rates
shall be inspected in accordance with all agencies having jurisdiction, and shall be verified in
writing by the Eagle Fire Department prior to issuance of any building permits or Certificate of
Occupancy, whichever occurs first.
d. The proposed fire protection system shall be reviewed and approved by the Eagle Fire Department
prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first.
14. Any recreation area, greenbelt area or pathway area along the Boise River, Dry Creek or any other area
designated by the City Council or Eagle City Park and Pathway Development Committee for a path or
walkway shall be approved in writing by the Eagle City Park and Pathway Development Committee
prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first.
15. Conservation, recreation and river access easements (if applicable) shall be approved by the Eagle City
Park and Pathway Development Committee and shall be shown on the final plat prior to issuance of a
building permit or Certificate of Occupancy, whichever occurs first.
16. The applicant shall comply with the provisions of the Eagle City Code, pertaining to floodplain and
river protection regulations (if applicable) prior to issuance of a building permit or Certificate of
Occupancy, whichever occurs first.
17. The applicant shall obtain written approval of the development relative to the effects of the Boise River
Flood Plain (if applicable) from the Corps. of Engineers prior to issuance of a building permit or
Certificate of Occupancy, whichever occurs first.
18. The applicant shall obtain approval of the development relative to its effects on wetlands or other
natural waterways (if applicable) from the Corps. of Engineers and the Idaho Department of Water
Resources and/or any other agency having jurisdiction prior to issuance of a building permit or
Certificate of Occupancy, whichever occurs first.
19. Basements in the flood plain are prohibited.
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20. 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.
21. 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.
22. 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.
23. Any modification of the approved design review plans, including, but not limited to building design,
location and details, landscaping, parking, and circulation, 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 final approval for
occupancy of this project.
24. Use, or each use for multi-use/multi-tenant projects, shall be as defined within Eagle City Code 8-2-3,
"Schedule of District Use Regulations", and any use and subsequent change by the applicant in the
planned use of the property which is the subject of this application, shall require the applicant to submit
a Zoning Permit application to the City and 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 changes 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.
25. Approval of any Design Review shall expire without notice to the applicant on the date of expiration
of the Design Review if construction has not started prior to that date, as stipulated in Eagle City Code
(one year from approval date).
26. All ground -mounted accent lighting fixtures and monument sign lighting fixtures shall be screened
from view with the use of landscaping (top of the fixture shall be no higher than the surrounding
landscaping). The light source itself shall otherwise be screened as provided for within Eagle City
Code.
27. The City's actions on the application does not grant the applicant any appropriation of water or
interference with existing water rights. The applicant indemnifies and holds the City harmless for any
and all water rights, claims in any way associated with this application.
CONCLUSIONS OF LAW:
1. The Board reviewed the particular facts and circumstances of this proposed design review application
(DR-2025-43) with regard to the Eagle City Code Title 11B, Chapter 3, 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 11B-3-13, "General Standards For Design Review" and has concluded that the
proposed design review:
i. The community monument sign and landscaping will be required to be harmonious with the
architectural design of the buildings, 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 231 day of September 2025.
CITY COUNCIL
OF THE CITY OF EAGLE
Ada County, Idaho
Brad Pike, Mayor
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