Findings - DR - 2026 - DR-2026-11 - Design Review for a Master Sign Plan for a Mullti-Tenant Office (Business and Professional) BuildingBEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW FOR A )
MASTER SIGN PLAN FOR A MULTI- )
TENANT OFFICE (BUSINESS AND )
PROFESSIONAL) BUILDING FOR )
AMPLIFI LLC )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-2026-11
The above -entitled design review application came before the Eagle Design Review Board for their action
on March 12, 2026. 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:
Amplifi LLC, represented by Walter Lindgren with Lindgren Labrie Architecture, is requesting design
review approval for a master sign plan for a multi -tenant office (business and professional) building.
The 1.51-acre site is located on the north side of East Riversedge Drive approximately 85-feet east of
the intersection of State Highway 44 and East River Meadow Drive at 112 East Riversedge Drive.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on January 21, 2026.
C. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On July 13, 2004, the Eagle City Council approved an annexation, rezone, conditional use permit,
preliminary development plan, and preliminary plat applications for Laguna Pointe PUD (A-2003-
02/RZ-2003-02/CU-2003-05/PPUD-2003-01 /PP-2003-03).
On February 8, 2005, the Eagle City Council approved a comprehensive plan amendment from
Residential Two (up to two dwelling units per acre) to Mixed Use and a development agreement
modification affecting the 9.31-acre portion of the site located on the western side of the development
(Lots 16, 17, and 49, Block 1) (CPA-2004-01 & RZ-2003-02-MOD).
On June 28, 2005, the Eagle City Council approved the Laguna Pointe Subdivision design review
application (DR-2005-30).
On June 20, 2006, the Eagle City Council approved a final development plan and final plat application
for Laguna Pointe Subdivision (FPUD-2006-01 and FP-2006-02).
On January 9, 2007, the Eagle City Council approved the Entry Feature and Monument Sign for Laguna
Pointe Subdivision (DR-2006-109).
On February 12, 2008, the Eagle City Council approved a design review sign application modifying
the entry signage for Laguna Pointe Subdivision (DR-2006-109-MOD).
On July 9, 2013, the Eagle City Council approved a second development agreement modification
application to allow residential units to be constructed on Lots 16 and 17, Block 1 (RZ-2003-02-
MOD2).
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On December 11, 2014, the Eagle Design Review Board approved a design review application to
modify the landscaping at the entrance to Laguna Pointe Subdivision (DR-2005-30-MOD).
On January 27, 2015, the Eagle City Council approved an appeal of DR-30-05 MOD for a design review
application to modify the landscaping at the entrance to Laguna Pointe Subdivision (AA-2015-01/DR-
2005-30-MOD).
On May 9, 2017, the Eagle City Council approved a development agreement modification application
to modify the commercial uses and building size permitted on Lot 49, Block 1 (RZ-2003-02-MOD3).
On February 13, 2018, the Eagle City Council approved a design review application for the installation
of landscaping and fencing along the northern property line of Lot 49, Block 1 (DR-2017-59).
D. COMPANION APPLICATIONS:
There is one companion application DR-2026-10 (building).
E. COMPREHENSIVE PLAN DESIGNATION:
The property is designated Neighborhood Residential with Regional Open Space overlay on the City's
comprehensive plan land use map.
F. ZONING DESIGNATION:
The zoning of the property is MU-DA (Mixed Use with a development agreement) 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 AREA:
This site is not located within an Urban Renewal Area.
I. SIGNAGE:
Future Buildine Wall Signs
Sign Data
Proposed
Required
Wall Sign Dimensions
Varies based on tenant's font and too
Varies based on tenant leases ace
Area of Signage
Varies based on tenant's font and logo
10% of the area of the tenant lease
space maximum
Illumination
Halo -illuminated, punch through
Interior -illumination prohibited
illuminated, externally illuminated, non -
illuminated
Materials
As limited within the master sign plan
Cast metal, fiberglass, plastic,
acrylic (or sim.), minimum 11/2" thick
to maximum 8" thick
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.
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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;
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.
• Eagle City Code Section 8-2A-8(C)(2) Monument Signs:
2. Monument Signs:
b. For multi -tenant buildings which are not within the DDA, TDA, or within a "shopping
center", monument signs shall not exceed fifteen feet (15') in height and the sign area shall
not exceed one hundred forty (140) square feet per side.
e. For any single -tenant building or multi -tenant building which is not located in a shopping
center, one monument sign per abutting street shall be permitted.
h. No monument sign shall be any closer than fifty feet (50) from a monument sign, or other
freestanding sign, on an adjacent property.
i. Monument signs are permitted to be double faced.
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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.
C. DISCUSSION:
• The applicant is requesting design review approval of a master sign plan for Amplifi Office
Building. Staff recommends the following changes to the document titled "Design Review
(Building) Application Narrative, Amplifi Office Building — Eagle, Idaho" with text shown with
underline to be added and text shown with strikethrough to be deleted.
Design Review (Building) Applieation Master Sign Plan
Amplifi Office Building Eagle;1daho
On behalf of Amplifi LLG, we are stibmitting for- youf review and eeasideffi4iea a Design Revi
(ellcm;1 G.Reast t. Coast). The pr-opesed 16,000 s.fl. two stei=y building will inelude professional effiee
1 1 f tenants. D 1; a 8G 1 C e o .+ Ad..�+e.
�stlite&�8'Fzixiirti�xe-6xxzc�cei2inicrrcr�£rg�E6�J2Eti6ii-�-2A-o ,Sign Plan that will allow flexibility in design while providing the speeifie g-didelifies and eentf-els
Building Signs (Typ.):
1. The tenant shall be required to submit signage plans to the developer or developer's management
entity for written approval. An administrative level design review sign application,
accompanied by the written approval of the managing entity, shall be submitted to the City for
any proposed signs for the City's review and approval. All signs shall comply with the criteria
stated herein as well as the Eagle City Code. In cases of any conflict between the Eagle City
Code and the criteria specified herein, the more restrictive requirements shall apply.
2. Wall Signs
a. Wall Sign materials may consist of cast metal, fiberglass, plastic, acrylic (or sim.) and shall
be a minimum of V2" and a maximum of 8" thick. Wall Signs may be surface -mounted or
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held off face of building. Illuminated and non -illuminated channel letter signs may also be
incorporated.
b. Wall Signs shall consist of individual letters and/or logos. Fonts (styles and sizes) and logos
shall be as proposed by individual tenant (typ.).
c. Wall Sign size and locations: Example Wall Sign locations are illustrated on building
elevation sheets. Final sign location and sizes will be provided as part of the tenant design
review sign application. Potential wall sign locations are shown on all 4 sides of the
building Each business within a multi -tenant building may be allowed up to three wall signs
provided that each sign is placed on a different side of the building. Size of signs shall not
exceed 10% of the area of the building face to which it is attached (measured by tenant's
lease space HxW).
d. Wall Sign Illumination:
i. The building fagade shall be provided with electrical power at the designated signage
locations to accommodate sign illumination.
ii. Wall signs may be "halo" illuminated, non -illuminated, or by floodlighting as defined in
City ordinance.
iii. Where occurs, sign transformers shall be hidden from view.
iv. We are requesting no restriction on hours of illumination.
v All buildiniz wall signalize on the east building elevation is required to be non -illuminated.
Building Address Number (Where Required):
1. Cast metal building address numbers shall be located on the face of building.
Directional Signs:
1. No directional signs are proposed under this application.
Monument Signs:
I, A future
monument sign is indicated on the Site Plan for reference (east of the primary driveway). AU
future monument signT4e design will reflect that of the building using the same materials. A
modification to the master sign plan criteria including elevations of the proposed monument
sign will be required for any future monument sign through a design review process.
Sign Examples:
Wall Sign (Parallel)
Aluminum or Acrylic w/ Push-Thru Lighting
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Wall Sign (Parallel)
Cast Metal or Acrylic w/ "Halo" Illumination
R —
by
Nfwlarid COM!tMUN[TI S'
Wall Sign (Parallel)
Individual Letter Sign w/ Backing Panel (Assume push-thru or illumination from other source)
Silin Placement:
EAST ELEVATION
t�
rrMP 2 � ELEVATION
a r
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1 !f !T ELEVATION
o
o�i
2 NORTH ELEVATION
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 March 12, 2026, 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 master sign plan criteria with changes shown in site specific condition no.
1.
BOARD DECISION:
The Board voted 3 to 0 (Lindgren and Mihan recused; Grubb and Asher absent) to recommend approval of
DR-2025-11 for a design review application for a master sign plan for a multi -tenant office (business and
professional) building, 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 and text shown
with strikethrough to be deleted by the Board.
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SITE SPECIFIC CONDITIONS OF APPROVAL:
1. The following shall be the master sign plan for Amplifi Office Building:
Master Sign Plan
Amplifi Office Building
Building Signs (Typ.):
1. The tenant shall be required to submit signage plans to the developer or developer's management
entity for written approval. An administrative level design review sign application, accompanied by
the written approval of the managing entity, shall be submitted to the City for any proposed signs
for the City's review and approval. All signs shall comply with the criteria stated herein as well as
the Eagle City Code. In cases of any conflict between the Eagle City Code and the criteria specified
herein, the more restrictive requirements shall apply.
2. Wall Signs
a. Wall Sign materials may consist of cast metal, fiberglass, plastic, acrylic (or sim.) and shall be a
minimum of 1/2" and a maximum of 8" thick. Wall Signs may be surface -mounted or held off face
of building. Illuminated and non -illuminated channel letter signs may also be incorporated.
b. Wall Signs shall consist of individual letters and/or logos. Fonts (styles and sizes) and logos shall
be as proposed by individual tenant (typ.).
c. Wall Sign size and locations: Example Wall Sign locations are illustrated on building elevation
sheets. Final sign location and sizes will be provided as part of the tenant design review sign
application. Potential wall sign locations are shown on all 4 sides of the building. Each business
within a multi -tenant building may be allowed up to three wall signs provided that each sign is
placed on a different side of the building. Size of signs shall not exceed 10% of the area of the
building face to which it is attached (measured by tenant's lease space HxW).
d. Wall Sign Illumination:
i. The building fagade shall be provided with electrical power at the designated signage locations
to accommodate sign illumination.
ii. Wall signs may be "halo" illuminated, non -illuminated, punch through, or by floodlighting as
defined in City ordinance.
iii. Where occurs, sign transformers shall be hidden from view.
iv. We are requesting no restriction on hours of illumination.
v. All building wall signage on the east building elevation is required to be non -illuminated.
Building Address Number (Where Required):
1. Cast metal building address numbers shall be located on the face of building.
Directional Signs:
1. No directional signs are proposed under this application.
Monument Signs:
will be required for- affy ftAur-e menument sign thfough a desi—
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1. The monument sign is located on the west side of the east driveway. The monument sign is
incorporated into the seat wall that is attached to the building on the south building elevation.
2. Letters and logo materials may consist of cast metal fiberglass plastic acrylic (or sim.) and shall
be a minimum of and a maximum of 8" thick. Letters and logo may be surface -mounted or held
off face of the monument sign. Illuminated and non -illuminated channel letter signs may also be
incorporated.
2. Monument signs shall consist of individual letters and/or logos. Fonts (styles and sizes) and logos
shall be as proposed by individual tenant (tvp.)
3. Monument Sign Illumination:
a. Signs may be "halo" illuminated non -illuminated punch through, or by floodlighting as
defined in City ordinance.
b. We are requesting no restriction on hours of illumination.
Sign Examples:
Wall Sign (Parallel)
Aluminum or Acrylic w/ Push-Thru Lighting
Wall Sign (Parallel)
Cast Metal or Acrylic w/ "Halo' Illumination
RIJ
.hv4P
COMMUNITI
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Wall Sign (Parallel)
Individual Letter Sign w/ Backing Panel (Assume push-thru or illumination from other source)
Sign Placement:
rr 1 EAST ELEVATION
:rj 2 ro TH ELEVATION
ti11 WEST ELEVATION
o:: a
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NORTH ELEVATION
"2 SOUTH ELEVATION
f�n 1 WEST ELEVATION
`Z NORTH ELEVATION
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4. Provide managing entity approval of the master sign plan criteria. The managing entity
approval shall be reviewed and approved by staff prior to the issuance of a sign permit.
5. A sign permit is required prior to the installation of any signs on this site.
6. Provide a copy of the electrical permit for the sign installation prior to issuance of a sign permit.
7. Any future monument sign design will reflect the architecture of the building and use the same
materials and colors. A modification to the master sign plan criteria, including elevations of
the proposed monument sign will be required for any future monument sign through a design
review process.
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-2026-11) 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.
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2. The Board reviewed the particular facts and circumstances of the proposed design review in terms of
Eagle City Code 8-2A-13(B)(2)(i), and has concluded:
i. All 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 26' day of March 2026.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County, Idaho
2�) A, 6o
Jo D. G er, Vice Chairman
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