Findings - CC - 2026 - DR-2025-87 - Design Review for two building wall signs and one monument sign tenant panel.BEFORE THE EAGLE CITY COUNCIL
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW FOR TWO )
BUILDING WALL SIGNS AND ONE )
MONUMENT SIGN TENANT PANEL )
FOR SIX ONE SIX VISION CENTER )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-2025-87
The above -entitled design review application came before the Eagle City Council for their action on January
27, 2026. The Eagle City Council continued the application to March 24, 2026, at which time their decision
was made. 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:
Six One Six Vision Center, represented by Jeff Likes with ALC Architecture, is requesting design
review approval for two building wall signs and one monument sign tenant panel. The 0.71-acre site
is located north of West Johnny Lane within the northeast corner of Flint Estates Amended (Lot 4,
Block 2) (conceptually Lot 4, Block 1 of Bronco Acres Subdivision).
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on October 20, 2025.
C. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On December 18, 2007, the City Council approved a comprehensive plan text amendment, rezone with
development agreement (in lieu of a PUD) and preliminary plat for Millpark Village Subdivision (CPA-
2007-01 /RZ-2007-07/PP-2007-09).
On October 14, 2008, the City Council approved an extension of time for the preliminary plat for
Millpark Village Subdivision to be valid until December 18, 2009.
On March 9, 2010, the City Council approved an extension of time application for Millpark Village
Subdivision until December 18, 2010 (EXT 2009-28).
On January 11, 2011, the City Council approved an extension of time for the preliminary plat for
Millpark Village Subdivision to be valid until December 18, 2011 (EXT 2010-13).
The original executed development agreement (Instrument #108005081) associated with the property
expired on January 15, 2015.
On July 25, 2017, the City Council approved a rezone with development agreement (in lieu of a PUD)
application for Mustang Crossing (RZ-2017-04).
On August 24, 2017, the Design Review Board approved a design review application for the common
area landscaping, including the construction of a 4,515-square foot convenience store with fuel service
and a 4,122-square foot fuel island canopy (DR-2017-31).
On January 22, 2018, the City approved a modification to the common area landscaping for Jackson
Food Stores (DR-2017-31-MOD).
Page 1 of 7
KAPlanning Dept\Eagle Applications\Dr\2025\Six One Six Vision Center Signage - DR-2025-87\03-Working Files\03-City Council\Six One Six Signage Findings CC.docx
On January 29, 2018, the Zoning Administrator approved a lot line adjustment associated with the
subject property (LLA-2017-08).
On July 2, 2019, the City approved a modification for the Chevron fuel canopy signage (DR-2018-19-
MOD).
On June 12, 2023, the City Council approved a development agreement modification and combined
preliminary/final plat for Bronco Acres Subdivision (a re -subdivision of a portion of Lots 1 and 9, and
all of Lot 4, Block 2, Flint Estates Subdivision), an 8-lot (7-commercial, 1-residential/flex space) mixed
use subdivision (RZ-2017-04-MOD2 and PP/FP-2022-01).
On June 12, 2023, the City Council approved a design review application for a master sign plan for
Mustang Crossing Development, including building wall and monument signage for Jacksons Food
Stores (DR-2018-19).
On February 13, 2024, the City Council denied a development agreement modification application for
Bronco Acres Subdivision to remove the requirement to construct a six-foot (6') high concrete fence
adjacent to the northern boundary of the property (RZ-2017-04-MOD3).
On August 8, 2024, the Design Review Board approved design review applications for a bank with
drive -up service and one building wall sign (DR-2024-24 and DR-2024-25).
On October 17, 2024, the amended and restated development agreement was executed (Instrument
#2024-058887).
On April 22, 2025, the City Council approved a final plat for Bronco Acres Subdivision (FP-2024-22).
On July 8, 2025, the City Council approved a modification to the development agreement for Bronco
Acres Subdivision to modify the concept plan by changing the proposed lot configuration and by adding
an additional commercial building (RZ-2017-04-MOD4).
D. COMPANION APPLICATIONS:
There is one companion application DR-2025-86 (building application).
E. COMPREHENSIVE PLAN DESIGNATION:
The property is designated Mixed Use 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 is not located within an Urban Renewal Area.
Page 2 of 7
KAPlanning DeptTagle Applications\Dr\2025\Six One Six Vision Center Signage - DR-2025-87\03-Working Files\03-City Council\Six One Six Signage Findings CC.docx
I. SIGNAGE:
Building Wall Si South Elevation
Sign Data
Proposed
Required
Wall Sign Dimensions
7' 6" high x 11' wide
N/A
Area of Signage
82.5-s uare feet
157-s uare feet maximum
Illumination
Non -illuminated
Interior -illumination prohibited
Materials
''/2" thick white acrylic mounted flush
to the wall
Per Eagle City Code
11
Buildine Wall Sign (West Elevation)
Sign Data
Proposed
Required
Wall Sign Dimensions
7' 6" high x 11' wide
N/A
Area of Signage
82.5-s uare feet
168-s uare feet maximum
Illumination
Non -illuminated
Interior -illumination prohibited
Materials
''/2" thick white acrylic mounted flush
to the wall
Per Eagle City Code
Monument Sign Tenant Panel (State Highway 44)
Sign Data
Proposed
Required*
Sign Dimensions
2' 2" high x 10' wide
2' 2" high x 10' wide
maximum
Area of Signage
21.6-s uare feet
21.6-s uare feet maximum
Illumination
Existing round mounted light fixtures
Interior -illumination prohibited
Materials
'/2" acrylic painted Dover White
Per Master Sign Plan
(3630-111), "One" and "Vision
Center" are digitally painted dark blue
vinyl, graphic and "Six" and "Six" are
overlaid with digitally painted light
blue
*Note: Sign dimensions and area of signage approved within the Mustang Crossing Master Sign Plan (DR-2018-19).
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.
Page 3 of 7
KAPlanning DeptTagle App1ications\Dr\2025\Six One Six Vision Center Signage - DR-2025-87\03-Working Files\03-City Council\Six One Six Signage Findings CC.docx
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-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.
C. DISCUSSION:
• The applicant is requesting design review approval for two building wall signs and one monument
sign tenant panel for the Six One Six Vision Center. The two building wall signs are dimensional
and non illuminated. The monument sign tenant panel is digitally printed vinyl applied to the
existing panel on the monument sign. Staff defers comment regarding the color, style, and locations
of the proposed building wall signs and monument sign tenant panel 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 site specific conditions of approval and standard conditions of approval provided
within the staff report.
Page 4 of 7
KAPlanning DeptTagle Applications\Dr\2025\Six One Six Vision Center Signage - DR-2025-87\03-Working Files\03-City Council\Six One Six Signage Findings CC.docx
PUBLIC MEETING OF THE BOARD:
A. A meeting to consider the application was held before the Design Review Board on December 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 signage as proposed with the addition of site specific condition of approval
no. 4.
• The building wall signs are non illuminated; however, if the applicant would like to add external
lighting to illuminate the signs, they may do so as stated in site specific condition no. 5.
BOARD DECISION:
The Board voted 5 to 0 (Grubb absent) to recommend approval of DR-2025-87 for a design review
application for two building wall signs and one monument sign tenant panel for Six One Six Vision Center,
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 January 8, 2026.
PUBLIC MEETING OF THE COUNCIL:
A. A meeting to consider the application was held before the City Council on January 27, 2026. The
application was continued to March 24, 2026, at which time the Council made their decision.
COUNCIL DELIBERATION:
On January 27, 2026, upon completion of staff s presentation, the Council discussed during deliberation
that:
• The Council was not in favor of the building design, therefore, the signage was continued to be
discussed when revised building elevations were presented to the Council.
COUNCIL DELIBERATION:
On March 24, 2026, upon completion of staff s presentation, the Council discussed during deliberation
that:
• The Council was in favor of the proposed signage as presented.
COUNCIL DECISION:
The Council voted 4 to 0 to approve DR-2025-87 for a design review application for two building wall
signs and one monument sign tenant panel for Six One Six Vision Center, with the following Design Review
Board recommended site specific conditions of approval and standard conditions of approval.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Comply with any applicable conditions of DR-2018-19 and any subsequent modifications.
2. A sign permit is required prior to the installation of any signs on this site.
3. 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 have been completed in
compliance with the approved plans, a certificate of completion will be issued.
4. Provide revised plans showing the west building elevation with the spandrel glass and how the building
wall signage will be located in relation to the glass. The revised elevation plans shall be reviewed and
approved by staff prior to the issuance of a sign permit.
Page 5 of 7
KAPlanning Dept\Eagle Applications\Dr\2025\Six One Six Vision Center Signage - DR-2025-87\03-Working Files\03-City Council\Six One Six Signage Findings CC.docx
5. Any lighting used to illuminate the building wall signs shall be provided. Provide detailed cutsheets
showing style, wattage, etc. Lighting shall comply with Eagle City Code with regard to illumination,
screening, and dark sky requirements. Any lighting and detailed cut sheets shall be reviewed and
approved 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.
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-2025-87) 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(13)(2)(i), and has concluded:
i. The building wall signage and monument tenant panel signage 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.
Page 6 of 7
KAPlanning DeptTagle Applications\Dr\2025\Six One Six Vision Center Signage - DR-2025-87\03-Working Files\03-City Council\Six One Six Signage Findings CC.docx
DATED this 14`' day of April 2026.
CITY COUNCIL
OF THE CITY OF EAGLE
Ada County, Idaho
Brad Pike, May
ATTEST:
0� F• GL� ,""""
4acyl. Voin, Eagle City Clerk
•
� U s• •
yy Y ` •
STf1TE Oy
Page 7 of 7
KAPlaoning Dept\Eagle Applications\Dr\2025\Six One Six Vision Center Signage - DR-2025-87\03-Working Files\03-City Council\Six One Six Signage Findings CC.docx