Findings - DR - 2025 - DR-2006-11-MOD2 - Design Review for a modification to the master sign plan for a multi-tenant retail building and single tenant building, including signage for Papa Kelsey'sBEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW FOR A )
MODIFICATION TO THE MASTER SIGN )
PLAN FOR A MULTI -TENANT RETAIL )
BUILDING AND SINGLE TENANT )
BUILDING, INCLUDING SIGNAGE FOR )
PAPA KELSEY'S FOR PAPA KELSEY'S )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-2006-11-MOD2
The above -entitled design review application came before the Eagle Design Review Board for their action
on September 11, 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:
Papa Kelsey's, represented by Julianna Kelsey, is requesting design review approval to modify the
master sign plan for a multi -tenant retail building and single tenant building, including signage for
Papa Kelsey's. The site is located on the southwest corner of East Iron Eagle Drive and Edgewood
Lane within Merrill Subdivision No. 1 (formerly Rocky Mountain Business Park) at 1539 East Iron
Eagle Drive.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on July 2, 2025. Revised information (sign
elevations, master sign plan criteria) was received August 20, 2025, and August 28, 2025.
C. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On July 27, 2004, the Eagle City Council approved a design review board application for a bank
building, restaurant building, and a multi -tenant retail building (DR-2004-38).
On July 27, 2004, the Eagle City Council approved a design review board application for a the master
sign plan for a bank building, restaurant building, and a multi -tenant retail building (DR-2004-39).
On April 25, 2006, the Eagle City Council approved a master sign plan for a multi -tenant retail
building and single tenant building for Mountain West Bank (DR-2006-11).
On May 8, 2008, the City approved a modification to the master sign plan for a multi -tenant retail
building and single tenant building for Mountain West Bank (DR-2006-11-MOD 1).
D. COMPANION APPLICATIONS:
There are no companion applications.
E. COMPREHENSIVE PLAN DESIGNATION:
The comprehensive plan designates this site as Downtown.
F. ZONING DESIGNATION:
The zoning map designates this site as MU (Mixed Use).
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KAPlanning Dept\Eagle Applications\Dr\2006\Papa Kelsey's Master Sign Plan Mod - DR-2006-11-MOD2\03-Working Files\Papa Kelsey's MSP Mod Findings DR.doc
G. DESIGN REVIEW OVERLAY DISTRICT:
This site is located within the city-wide Design Review Overlay District.
H. URBAN RENEWAL DISTRICT:
This site is located within the Urban Renewal District.
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I. SIGNAGE:
PaDa Kelsev's Building Wall Sign knuth elevatinn1
Sign Data
Proposed
Required
Wall Sign Dimensions
3' 8" high x 20'wide
N/A
Area of Si na a
73-s uare feet
114-s uare feet maximum
Illumination
Halo illuminated
Proposed master sign plan criteria allows
halo illumination
Current master sign plan criteria permits
external illumination from existing
gooseneck lighting
Materials
2" aluminum returned with
Proposed master sign plan criteria requires:
aluminum faces painted white with
digital print graphics (logo) and
_ All building wall signs to be constructed
green PMX7727 C and red PMS
of hi -density urethane material 1/2" thick
1797 C (letters), "spot"
(minimum) or aluminum 11/2" thick
decorations are aluminum
(minimum)
medallions painted red PMX 1797
'Letters cannot be interconnected and may
C with white opaque vinyl border,
exceed 12" in height for end cap tenant
flush mounted to raceway, shaped
- Letters taller than 6 have to be a
aluminum backer painted white,
��
minimum of 1 /2 in material thickness
letters and logo pegged off
- Letters/signpanels are required to be stud
aluminum backer 1 1/2", backer is
mounted 1 /2,off the raceway for end cap
mounted to aluminum raceway,
tenant
-All signs, letters, or elements are to be
aluminum raceway is painted to
match the building, mounted flush
painted flat or matte black or other
to the building, halo illuminated
approved earthtone color with exception of
with white LED
Papa Kelsey's corporate green and red
brand colors in flat or matte fmish. No
glossy paints, vinyl, or plexiglass
permitted.
Current master sign plan criteria requires:
- All building wall signs to be constructed
of hi -density urethane material 1/2" thick
(minimum) or aluminum 1/2" thick
(minimum)
- Letters cannot be interconnected and
cannot exceed 12" in height
- Letters taller than 6" must be a minimum
of 1 %2" in material thickness
- Letters/sign panels are required to be stud
mounted 1" off the face of the building
- All signs, letters, or elements are to be
painted flat or matte black or other
approved earthtone color. No glossy paints,
vinyl, or plexiglass permitted.
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Papa Kelsev's Building Wall Sign (east elevntinnl
Sign Data
Proposed
Required
Wall Sign Dimensions
3' 8" high x 20' wide
N/A
Area of Si na a
73-s uare feet
201-s uare feet maximum
Illumination
Halo illuminated
Proposed master sign plan criteria allows
halo illumination
Current master sign plan criteria permits
external illumination from existing
gooseneck lighting
Materials
2" aluminum returned with
Proposed master sign plan criteria requires:
aluminum faces painted white with
digital print graphics (logo) and
_ All building wall signs to be constructed
green PMX7727 C and red PMS
of hi -density urethane material '/2" thick
1797 C (letters), "spot"
(minimum) or aluminum ''/2" thick
decorations are aluminum
(minimum)
medallions painted red PMX 1797
-Letters cannot be interconnected and may
C with white opaque vinyl border,
exceed 12" in height for end cap tenant
flush mounted to raceway, shaped
- Letters taller than 6 have to be a
„
aluminum backer painted white,
minimum of 1 /2 in material thickness
letters and logo pegged off
- Letters/sign�panels are required to be stud
aluminum backer 1 ''/2", backer is
mounted 1 /z off the raceway for end cap
mounted to aluminum raceway,
tenant
-All signs, letters, or elements are to be
aluminum raceway is painted to
match the building, mounted flush
Painted flat or matte black or other
to the building, halo illuminated
approved earthtone color with exception of
with white LED
Papa Kelsey's corporate green and red
brand colors in flat or matte finish. No
glossy paints, vinyl, or plexiglass
permitted.
Current master sign plan criteria requires:
- All building wall signs to be constructed
of hi -density urethane material 'h" thick
(minimum) or aluminum ''/2" thick
(minimum)
- Letters cannot be interconnected and
cannot exceed 12" in height
- Letters taller than 6" must be a minimum
of 1 %2" in material thickness
- Letters/sign panels are required to be stud
mounted 1" off the face of the building
- All signs, letters, or elements are to be
painted flat or matte black or other
approved earthtone color. No glossy paints,
vinyl, or lexi lass nArmitted.
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Future Buildine Wall Sims
Sign Data
Proposed
Required
Wall Sign Dimensions
Varies based on tenants ace
Varies based on tenants ace
Area of Si na a
53-s uare feet
53-s uare feet maximum
Illumination
Externally illuminated
Interior -illumination prohibited
Materials
As limited within the master sign
plan
Per the master sign plan criteria
Pana Kelsev's Monument Sign Tenant Panel
Sign Data
Proposed
Required
Sign Dimensions
1' high x 4' 11"wide
1' high x 4' 11" wide maximum
Area of Si na a
5-square feet
5-square feet maximum
Illumination
Existing ground mounted light
fixtures
Interior -illumination prohibited
Materials
White ACM panels with digital
print copy and graphics
Per the proposed master sign plan criteria
Future Monument Sian Tenant Panels
Sign Data
Proposed
Required
Sign Dimensions
1' high x 4' 11" wide
1' high x 4' 11" wide maximum
Area of Si na a
5-square feet
5-square feet maximum
Illumination
Existing ground mounted light
fixtures
Interior -illumination prohibited
Materials
As limited within the master sign
plan
Per the proposed master sign plan criteria
Freehanging Sign Beard
Sign Data
Proposed
Required
Sign Dimensions
2' high x 4' wide
2' high x 4' wide
Area of Si na a
8-square feet
8-square feet maximum
Illumination
Non -illuminated
Interior -illumination prohibited
Materials
5/8" plywood panel with edges
Per the master sign plan criteria
painted white, .040 aluminum
All signs, letters, or elements are to be
overlays on both sides, digital print
painted flat or matte black or other
copy and graphics, hung from
approved earthtone color. No glossy paints,
existing hanging hardware
vinyl, or ptexiglass permitted.
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KAPlanning Dept\Eagle Applications\Dr\2006\Papa Kelsey's Master Sign Plan Mod - DR-2006-1 I-MOD2\03-Working Files\Papa Kelsey's MSP Mod Findings DR.doc
Fntnre FrPehnnoino Ricm RnarA
Sign Data
Proposed
Required
Sign Dimensions
2' high x 4' wide
2' high x 4' wide
Area of Si na a
8-square feet
8-square feet maximum
Illumination
Non -illuminated
Interior -illumination prohibited
Materials
As limited within the master sign
Per the master sign plan criteria
plan
Current master sign plan criteria - All
signs, letters, or elements are to be painted
flat or matte black or other approved
earthtone color. No glossy paints, vinyl, or
lexi lass permitted.
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 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 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;
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;
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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.
0 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
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.
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: Any letters, figures, design, symbol, trademark, logo or device intended to attract attention
to any activity or service, place, subject, person, firm, corporation, public performance, machine
or merchandise whatsoever, including the display of merchandise. Sources of light used primarily
to illuminate a sign, or a building, or grounds surrounding the building, shall not be considered
signs themselves; provided however, that sources of light used primarily to attract attention to the
light itself or as a decorative feature of the display shall be considered as part of the sign.
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.
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 (T) of the window.
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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.
• 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 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. (Ord. 756, 8-23-2016)
• Eagle City Code Section 8-2A-8(C)(16) Exempt Signs:
o. Window Signs (Nonilluminated): Nonilluminated 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.
p. Window Signs (Neon): Neon window signs no larger than four (4) square feet or ten percent
(10%) of the window where it is placed, whichever is larger, but no more than two (2) neon
window signs per street frontage shall be allowed.
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KAPlanning Dept\Eagle Applications0r\2006\Papa Kelsey's Master Sign Plan Mod - DR-2006-11-MOD2\03-Working Files\Papa Kelsey's MSP Mod Findings DR.doc
q. Door Signs: 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.
C. DISCUSSION:
• The applicant is requesting design review approval to modify the master sign plan for a multi -
tenant retail building and single tenant building, including signage for Papa Kelsey's.
The proposed master sign plan changes include:
o Removing the two architectural clocks located on the south and east building elevations and
replacing them with signage
o Sign locations on the building
o Allowing halo illumination for all signs which will require raceways since the building was
not designed to allow for signage with electricity
o Signs pegged off raceways
o Monument sign tenant panel background permitted to be black or white
Current master sign plan criteria require:
o No signs located where the two architectural clocks are located.
o Signs to be located within the recessed rectangle areas identified on the building elevations.
o External illumination from the existing gooseneck lighting.
o Signs pegged off the building face 1"
o Monument sign tenant panel background permitted to be beige
South Elevation with clock
East Elevation with clock
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Sign locations within the current master sign plan
•:.
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g.°1-°".�
• If the Design Review Board recommends approval of the proposed master sign plan modification,
staff recommends the following changes to the document titled "Rocky Mountain Business Park
Master Sign Plan Criteria for the Single -Tenant Building and Multi -Tenant Retail Building" with
text shown with underline to be added and text shown with strikethrough to be deleted.
Rocky Mountain Business Park
Master Sign Plan Criteria for the
Single -Tenant Building and Multi -Tenant Retail Building
Address: 1539 and 1545 East Iron Eagle Drive
The tenant shall be required to submit signage plans to the building's 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. 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 shall apply.
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KAPlanning Dept\Eagle Applications\Dr\2006\Papa Kelsey's Master Sign Plan Mod - DR-2006-1 I-MOD2\03-Working Files\Papa Kelsey's MSP Mod Findings DR.doc
Building wall signs shall be placed within the approved sign areas shown on the attached
Master Sign Plan Elevations date stamped by the City on January 19, 2006, with exception of
the end cap unit (eastern most unit) which is permitted to have wall signs located in the
higher portions of the end cam (where existing clocks are) that may be up to 10% of the
tenant's lease space (HxW).
Ameadmentl Allow building wall signs to extend into and inelude the higher- portions of
3. All building wall signs, and monument signs shall be constructed of hi -density urethane
material ''/2" thick (minimum) or aluminum '/2" thick (minimum). The letters of the wall signs
shall have dimension by routing or extrusion, with a minimum of '/4" variation. Individual
letters or signs shall meet the following:
• Letters and logos shall not be internally illuminated.
• Letters shall not be interconnected and letters and logos shall not exceed a maximum
of 12" in height for signs located within the recessed rectangle sign area and letters
and logos s may exceed 12" in height for signs located on the southeast corner (end
ca .
• Letters and logos taller than 6" shall be a minimum of 1 '/2" in material thickness.
• Letters/sign panels/logos shall be stud mounted 1" off the face of the building for
signs located within the recessed rectangle sign area, and 1 '/2" off the face of the
backer for signs located on the southeast corner (end cap).
• End cap signage (letters and logos) is required to have aluminum backers painted
white and raceways painted to match the building wall.
Sign MateFials & illumination
e Amendment to MateFialS &zA4011'r rcros
Signs may tifilize 2" a1HMiHHM Feturns with aluminum faees, internal white 3000
LED halo illumination, and elear- potyear-bonate baeks, mounted to shaped aluminum
baekers with 1 iv" standoffs.
Aluminum baekers shall be pain4ed white and metHated to altifaiatfffl meeways painted
,,,..teal. the building w*ll
intemal LED halo illuminatien shall be pefmitted in lieu of the original non illuminated
r-estr-iefiefi, provided it is shielded and eensistent with eity lighting Stafidafds to minimize
glar-e an light tfespass-.
Lettffigg Standards
• Original Standard- Leaer-s shall net be intefaally illufniapAed; letters shall net exeeed-
1i.2 iiihcrb-'nr
1. 1 building f ,7 T ae -� .a 1 shall
�S,�i6�'ide(�ft�62'S�-iavt-642i�vixcrirrtl3 cci�ccccrrici�u�igxr pmicr.T.nnnri
f3br-ieafi6H-
4. All signs, letters, or elements shall be painted flat or matte black or other approved earth tone
colors with exception of Papa Kelsey's corporate green and red brand colors in flat or matte
finish are approved. No glossy paints, vinyl or Plexiglas is permitted. if-, in the epinie~ ^City staff-, a proposed eeler varies signifieantly ftem the eelers depieted on the eeler-ed
rendering submitted to the eity for- the mepiument signs er- for- ally of the building wall sigffs-,
staff may eheese to have the Design R-eviev'rB effir-d and/or- the City COUReil Feview the 60
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5. Two monument signs are allowed and shall be placed within the approved sign areas as
shown on the attached Master Sign Plan — Site Plan date stamped by the City on January 19,
2006. The monument sign proposed on Iron Eagle Drive will be dedicated to the single -tenant
building. The monument sign proposed on Edgewood Lane will be for the single -tenant
building and the multi -tenant retail building. See elevation plans date stamped by the City on
April 9, 2008, for specific size and construction materials of each sign. Tenant panel
background are required to be white Tenant text and logo colors permitted.
Requesting eolors f htenant in Eh logo ... lor-s eitheF iHmatte bleek o white
Iaekground.
6. Exterior illumination for the monument signs shall be recessed in the ground and located so
they do not shine onto the roadway or onto any nearby property. The light fixtures shall be
concealed or screened with perimeter landscaping providing a 12 month screen of sufficient
height and density to conceal such fixtures.
7. If-eExterior illumination utilizing_existing ' , gooseneck
light fixtures is permitted for signage located within the recessed rectangle sign areas. Halo
illumination is permitted for signage located on the southeast corner (end cay). 4b ll
enly in the leemiens that were appr-eved with the building c'TPPh \DR 10 /
8. All wiring, transformers, etc. will be concealed in the parapet framing and no electrical
conduits or raceways are permitted.
9. Any free -hanging signboards proposed under the covered porch of the multi -tenant retail
building shall be a maximum of eight (8) square feet each. A maximum of one free -hanging
signboard per tenant shall be permitted. If any such sign overhangs a walkway a minimum of
7-feet 6-inches shall be maintained between the bottom of the sign and the walkway.
10. Any other signage such as temporary, grand opening, etc. shall comply with Eagle City Code.
11. Any signage on doors or windows shall comply with Eagle City Code.
12. 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 the texture, color,
and material used in the construction of the building.
13. Directional signage will only be allowed for designation of the route of travel to the
anticipated bank drive -up window or other future drive -up use and associated warning
signage to facilitate the efficient and safe movement of traffic through the development.
Directional signs shall be designed as monument style signs and shall be three feet (Y) high
maximum. Directional signage shall not be permitted to have business identification on
them.
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14. Building Wall Sign Locations
-
.tit
�
rwr
The monument sign tenant panel elevation text states the sign background is white with digital
print copy and graphics; however, the sign elevation shows the sign background is black.
4`-11"
I r c PAPA KELSEY'=
The monument sign tenant panel backgrounds should all be one color as required within the
master sign plan. The applicant should be required to provide a revised monument sign tenant
panel elevation showing the background of the panel to be white. The revised elevation should be
reviewed and approved by staff prior to the issuance of a sign permit.
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• On September 3, 2025, staff observed window signage that appear to exceed what is allowed per
Eagle City Code.
Pursuant to Eagle City Code Section 8-2A-8(C)(16), the total window area covered is permitted
to be up to twenty five percent (25%) of the total window area of all windows facing public
streets. The applicant should be required to revise the window signage to comply with Eagle City
Code 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 September 11,
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.
• The Board is in favor the proposed signage with the addition of site specific condition no. 7 which
will ensure that the brick located on the building will be repaired as a result of the removal of existing
signage and the two wall clocks.
BOARD DECISION:
The Board voted 5 to 0 (Lindgren and Mihan absent) to recommend approval of DR-206-11-MOD2 for a
design review application for a modification to the master sign plan for a multi -tenant retail building and
single tenant building, including signage for Papa Kelsey's, 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.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. The following shall be the master sign plan for Rocky Mountain Business Park Master Sign Plan
Single -Tenant Building and Multi -Tenant Retail Building:
Rocky Mountain Business Park
Master Sign Plan Criteria for the
Single -Tenant Building and Multi -Tenant Retail Building
Address: 1539 and 1545 East Iron Eagle Drive
1. The tenant shall be required to submit signage plans to the building's managing entity for written
approval. A design review sign application, accompanied by the written approval of the managing
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entity, shall be submitted to the City for any proposed signs for City staff 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 shall apply.
2. Building wall signs shall be placed within the approved sign areas shown on the attached Master
Sign Plan Elevations date stamped by the City on January 19, 2006, with exception of the end cap
unit (eastern most unit) which is permitted to have wall signs located in the higher portions of the
end cap (where existing clocks are) that may be up to 10% of the tenant's lease space (HxW).
3. All building wall signs, and monument signs shall be constructed of hi -density urethane material
'/z" thick (minimum) or aluminum '/2" thick (minimum). The letters of the wall signs shall have
dimension by routing or extrusion, with a minimum of '/4" variation. Individual letters or signs
shall meet the following:
• Letters and logos shall not be internally illuminated.
• Letters shall not be interconnected and letters and logos shall not exceed a maximum of
12" in height for signs located within the recessed rectangle sign area and letters and
logos may exceed 12" in height for signs located on the southeast corner (end cap).
• Letters and logos taller than 6" shall be a minimum of 1 '/2" in material thickness.
• Letters/sign panels/logos shall be stud mounted 1" off the face of the building for signs
located within the recessed rectangle sign area, and 1 ''/2" off the face of the backer for
signs located on the southeast corner (end cap).
• End cap signage (letters and logos) is required to have aluminum backers painted white
and raceways painted to match the building wall.
4. All signs, letters, or elements shall be painted flat or matte black or other approved earth tone
colors with exception of Papa Kelsey's corporate green and red brand colors in flat or matte finish
are approved. No glossy paints, vinyl or Plexiglas is permitted.
5. Two monument signs are allowed and shall be placed within the approved sign areas as shown on
the attached Master Sign Plan — Site Plan date stamped by the City on January 19, 2006. The
monument sign proposed on Iron Eagle Drive will be dedicated to the single -tenant building. The
monument sign proposed on Edgewood Lane will be for the single -tenant building and the multi -
tenant retail building. See elevation plans date stamped by the City on April 9, 2008, for specific
size and construction materials of each sign. Tenant panel background are required to be white.
Tenant text and logo colors permitted.
6. Exterior illumination for the monument signs shall be recessed in the ground and located so they
do not shine onto the roadway or onto any nearby property. The light fixtures shall be concealed
or screened with perimeter landscaping providing a 12 month screen of sufficient height and
density to conceal such fixtures.
7. Exterior illumination utilizing existing gooseneck light fixtures is permitted for signage located
within the recessed rectangle sign areas. Halo illumination is permitted for signage located on the
southeast corner (end cap).
8. All wiring, transformers, etc. will be concealed in the parapet framing and no electrical conduits
or raceways are permitted.
9. Any free -hanging signboards proposed under the covered porch of the multi -tenant retail building
shall be a maximum of eight (8) square feet each. A maximum of one free -hanging signboard per
tenant shall be permitted. If any such sign overhangs a walkway a minimum of 7-feet 6-inches
shall be maintained between the bottom of the sign and the walkway.
10. Any other signage such as temporary, grand opening, etc. shall comply with Eagle City Code.
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11. Any signage on doors or windows shall comply with Eagle City Code.
12. 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 the texture, color, and material used
in the construction of the building.
13. Directional signage will only be allowed for designation of the route of travel to the anticipated
bank drive -up window or other future drive -up use and associated warning signage to facilitate
the efficient and safe movement of traffic through the development. Directional signs shall be
designed as monument style signs and shall be three feet (Y) high maximum. Directional signage
shall not be permitted to have business identification on them.
14. Building Wall Sign Locations
2. Provide a revised monument sign tenant panel elevation showing the background of the panel to
white. The revised elevation shall be reviewed and approved by staff prior to the issuance of a sign
permit.
3. The applicant shall be required to revise the window signage to comply with Eagle City Code prior to
the issuance of a sign permit.
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4. A sign permit is required prior to the installation of any signs on this site.
5. Provide a copy of the electrical permit for the sign installation prior to issuance of a sign permit.
6. Upon completion of the building wall signs and monument sign tenant panel, the applicant shall be
required to request a site inspection to be completed by the Planning and Zoning Department. Upon
verification that the building wall signs and monument sign tenant panel has been completed in
compliance with the approved plans, a certificate of completion will be issued.
7. The applicant shall be required to repair the brick located on the building as a result of the removal of
existing_signage and wall clocks. The brick repair shall be inspected prior to the issuance of a
certificate of completion.
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-2006-11-MOD2) 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:
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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 25`" day of September 2025.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada Coun ,Ida
Jo reer, Vice Chairman
ATTEST: Gl •e...e... ` l°°.
°•GORPoRy���n``P
• e
Tracy E. rn, Eagle City Clerk :•:,. S� e°
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