Findings - CC - 2025 - DR-2025-68 - Whitehurst Village Subdivision/Entry Monument Signs - i
BEFORE THE EAGLE CITY COUNCIL
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW FOR TWO )
SUBDIVISION ENTRY MONUMENT SIGNS )
FOR WHITEHURST VILLAGE SUBDIVISION )
FOR EVANS DEVELOPMENT LLC )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-2025-68
The above-entitled design review application came before the Eagle City Council for their action on
November 17,2025. 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:
Evans Development LLC, represented by Kim Siegenthaler with Jensen Belts Associates PLLC, is
requesting design review approval for two subdivision entry monument signs within Whitehurst Village
Subdivision.The 5.97-acre site is located on the north side of West Flint Drive approximately 830-east
of North Park Lane at 3660 West Flint Drive.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on August 15, 2025.
C. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On June 24, 2025, the Eagle City Council approved a rezone from A-R(Agricultural-Residential) to
R-1 (Residential) and to R-E-DA-P (Residential with a development agreement—PUD), conditional
use permit, preliminary development plan, and preliminary plat for Whitehurst Village Subdivision, a
16-lot (11-builldable, 1-existing, 4-common) residential subdivision (RZDA-2025-02/CUP-2025-
01/PPUD-2025-01/PP-2025-01).
D. COMPANION APPLICATIONS:
There is one companion application DR-2025-67(common area landscaping).
E. COMPREHENSIVE PLAN DESIGNATION:
The property is designated Neighborhood Residential on the City's comprehensive plan land use map.
F. ZONING DESIGNATION:
The zoning of the property is R-1(Residential)and R-3-DA-P(Residential with a development agreement—PUD)
as shown on the City's official zoning map.
G. DESIGN REVIEW OVERLAY DISTRICT:
This site is located within the city-wide Design Review Overlay District.
H. URBAN RENEWAL DISTRICT:
This site is not located within the Urban Renewal District.
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I. SIGNAGE:
Two Subdivision Entry Monument Signs
East and West sides of North Calais Avenue
Sign Data Proposed Required
Sign Dimensions 7' 4"high x 14' wide 8' high(maximum)
Area of Signage 25-square feet 60-square feet(maximum)
Illumination Halo illuminated Interior-illumination prohibited
Sign Landscaping 226-square feet(approximately) 75-square feet(minimum)
Materials Concrete base, fabricated aluminum with Per Eagle City Code
cement board cladding with plank lines
matte finish, Dark Ridge Alpin Ledge
Stone,Ivory cap,Black satin lettering with
1-inch returns painted black, pegged off
the cement board cladding 1 '/2", halo
illuminated with white LED
J. AGENCY RESPONSES:
No letters from any agencies have been received to date.
K. LETTERS FROM THE PUBLIC:
No letters from the public have been received to date.
THE CITY COUNCIL RECEIVED AND REVIEWED THE FOLLOWING STAFF ANALYSIS
PROVIDED WITHIN THE STAFF REPORT AND ADOPTS THE STAFF REPORT AS PART OF
THE CITY COUNCIL'S FINDINGS OF FACT:
A. COMPREHENSIVE PLAN PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
• Protect and enhance the small town character of the City by requiring signage which is creative and
distinctive, compatible with its surroundings,and an integral component of the style and character
of the building to which it relates.
B. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
• Eagle City Code Section 8-2A-2(B)
The general theme of the Design Review Overlay District is to specify desirable building and
landscape architectural styles and materials to create a sustainable and pleasing environment for
residents and visitors alike. The architectural designs,materials,and graphics set forth in this article
are complied to create a theme unique to the area called"Eagle Architecture".
• Eagle City Code Section 8-2A-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
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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 proposing to construct two (2) subdivision entry signs for Whitehurst Village
Subdivision. The signs are proposed to be located on the northwest and northeast corners of West
Flint Drive and North Calias Avenue. The signs are proposed to be constructed with aluminum
with cement board cladding and plank lines with a matte finish, stone veneer, and black satin
lettering which will complement the existing Whitehurst Subdivision signage to the west.
• The sign is proposed to be halo illuminated; however, a night view of the sign was not provided.
The applicant should be required to provide a night view of the subdivision entry monument signs.
The night view should be reviewed and approved by staff prior to issuance of a sign permit.
STAFF RECOMMENDATION PROVIDED WITHIN THE STAFF REPORT:
Based upon the information provided to staff to date,if the requested design review application is approved,
staff recommends the site specific conditions of approval and standard conditions of approval provided
within the staff report.
PUBLIC MEETING OF THE BOARD:
A. A meeting to consider the application was held before the Design Review Board on October 9, 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 subdivision entry monument signage.
BOARD DECISION:
The Board voted 3 to 0(Grubb, Lindgren, Greer, and Murphy absent)to recommend approval of DR-
2025-68 for a design review application for two subdivision entry monument signs for Whitehurst Village
Subdivision,with the following site specific conditions of approval and standard conditions of approval
provided within their findings of fact and conclusions of law document, dated October 23,2025.
PUBLIC MEETING OF THE COUNCIL:
A. A meeting to consider the application was held before the City Council on November 17, 2025, at
which time the Council made their decision.
COUNCIL DECISION:
The Council voted 4 to 0 to approve DR-2025-68 for a design review application for two subdivision
entry monument signs for Whitehurst Village Subdivision, with the following Design Review Board
recommended site specific conditions of approval and standard conditions of approval.
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SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Provide a night view of the subdivision entry monument signs. The night view shall be reviewed and
approved by staff prior to issuance of a sign permit.
2. A sign permit is required prior to the installation of any signs on this site.
3. Provide a copy of the electrical permit for the sign installation prior to issuance of a sign permit.
4. Upon completion of the subdivision entry monument signs and the 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 subdivision entry monument signs and required landscaping have 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.
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 Council reviewed the particular facts and circumstances of this proposed design review application
(DR-2025-68) 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:
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i. The subdivision entry monument signs will be required to be harmonious with the architectural
design of the subdivision, 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 17th day of November 2025.
CITY COUNCIL
OF THE CITY OF EAGLE
Ada County,Idaho
Brad Pike,Mayo
ATT ST:
•1• OF E,q
Tracy E. O , age City Clerk ,
SEAL
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