Findings - CC - 2026 - DR-2026-25 - Design Review for four building wall signs and three menu board signs.BEFORE THE EAGLE CITY COUNCIL
IN THE MATTER OF AN APPLICATION FOR
A DESIGN REVIEW FOR FOUR BUILDING
WALL SIGNS AND THREE MENU BOARD
SIGN FOR BLACK ROCK COFFEE BAR
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-2026-25
The above -entitled design review application came before the Eagle City Council for their action on May
12, 2026. 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:
Black Rock Coffee Bar, represented by Nicholas Salazar with Atwell, LLC, is requesting design review
approval for four halo illuminated/non-illuminated building wall signs and three menu board signs.
The 1.09-acre site is located on the south side of West Johnny Lane within the southwest corner of Flint
Estates Amended (portion of Lots 1-4, Block 2) (conceptually Lot 8, Block 1 of Bronco Acres
Subdivision).
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on February 19, 2026. Revised information
(sign elevations, menu board cutsheet) was received March 31, 2026.
C. HISTORY OF RELEVANT PREVIOUS ACTIONS:
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).
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 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).
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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).
For additional property history see: CPA-2007-01/RZ-2007-07/PP-2007-09, EXT-2009-28, EXT-
2010-13, LLA-2017-08, and RZ-2017-04-MOD3.
D. COMPANION APPLICATIONS:
There is one companion application for DR-2026-24 (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 site is not located within an Urban Renewal Area.
I. SIGNAGE:
Building Wall Sign (North)
Sign Data
Proposed
Required*
Wall Sign Dimensions
4' 6" high x 7' 3 'V4" wide (letters)
N/A
4' 11" high x 2' 5" wide (logo)
Area of Signage
37-s uare feet
97-s uare feet maximum
Illumination
Non -illuminated, halo illuminated (3000K
Interior -illumination prohibited
LED
Materials
Letters - .090 aluminum faces and .063
Suggested materials to be used
aluminum 3 ''/2" thick returns painted Satin
include aluminum, stainless steel,
Black, pegged off the face of the building
brass, and painted sheet metal
1 ''/2", halo illuminated with white LED
Logo - .090 aluminum faces and .063
aluminum 3 '/2" thick returns painted Red
PMS # 1797c, pegged off the face of the
building 11/2"
*Note: Sign material and illumination approved with the Mustang Crossing master sign plan (DR-2018-19).
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Building Wall Sian (South)
Sign Data
Proposed
Required*
Wall Sign Dimensions
2' 2" high x 13' 8" wide (letters)
N/A
3' 6" high x 1' 9" wide (logo)
Area of Signage
25-s uare feet
96-s uare feet maximum
Illumination
Non -illuminated, halo illuminated (3000K
Interior -illumination prohibited
LED
Materials
Letters - .090 aluminum faces and .063
Suggested materials to be used
aluminum 3 '/2" thick returns painted Satin
include aluminum, stainless steel,
Black, pegged off the face of the building
brass, and painted sheet metal
1 '/2", halo illuminated with white LED
Logo - .090 aluminum faces and .063
aluminum 3 '/2" thick returns painted Red
PMS #1797c, pegged off the face of the
building 1 '/2"
*Note: Sign material and illumination approved with the Mustang Crossing master sign plan (DR-2018-19).
Building Wall Sian (East)
Sign Data
Proposed
Required*
Wall Sign Dimensions
5' 7 '/2" high x 3' wide too
N/A
Area of Signage
17-s uare feet
54-s uare feet maximum
Illumination
Non -illuminated
Interior -illumination prohibited
Materials
Logo - .090 aluminum faces and .063
aluminum 3 '/2" thick returns painted Red
PMS #1797c, pegged off the face of the
building 1 ''/2"
Suggested materials to be used
include aluminum, stainless steel,
brass, and painted sheet metal
*Note: Sign material and illumination approved with the Mustang Crossing master sign plan (DR-2018-19).
Building Wall Sian (West)
Sign Data
Proposed
Required*
Wall Sign Dimensions
2' 7'/4" high x 16' 5" wide (letters)
N/A
4' 2 '/2" high x 2' 1 1/2" wide (logo)
Area of Signage
37-s uare feet
54-s uare feet maximum
Illumination
Non -illuminated, halo illuminated (3000K
Interior -illumination prohibited
LED
Materials
Letters - .090 aluminum faces and .063
Suggested materials to be used
aluminum 3 '/2" thick returns painted Satin
include aluminum, stainless steel,
Black, pegged off the face of the building
brass, and painted sheet metal
1 '/2", halo illuminated with white LED
Logo - .090 aluminum faces and .063
aluminum 3 '/2" thick returns painted Red
PMS # 1797c, pegged off the face of the
building 1 '/2"
*Note: Sign material and illumination approved with the Mustang Crossing master sign plan (DR-2018-19).
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Two Drive Through Preview Menu Board Signs
Sign Data
Proposed
Required*
Sign Dimensions
5' 2 9/16" high x 2' 2 9/16" wide
7' high maximum
Area of Signage
7-square feet
35-s uare feet maximum
Illumination
Non -illuminated
Internal illumination permitted for
menu board signs
Materials
Powder coated brake metal base with 2"
Suggested materials to be used
square tube, .125 aluminum backer panel
include aluminum, stainless steel,
painted satin black, 1 3/8" snap frame
brass, and painted sheet metal
retainer
*Note: Sign material and illumination approved with the Mustang Crossing master sign plan (DR-2018-19).
Drive Through Order Canopy and Menu Board Sign
Sign Data
Proposed
Required*
Sign Dimensions
6' 91h" high x 7' 4 3/4" wide (menu board)
7' high (maximum)
9' 10" high x 5' 10" wide(canopy)
Area of Signage
27-s uare feet
35-s uare feet maximum
Illumination
Automated
Internal illumination permitted for
menu board signs
Materials
Menu Board — 4" deep steel open face
Suggested materials to be used
enclosure boxes with speaker and
include aluminum, stainless steel,
microphone, and base painted satin black
brass, and painted sheet metal
Canopy — metal canopy painted satin black
*Note: Sign material and illumination approved with 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.
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
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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)(1): Wall Signs (Flat and Perpendicular):
a. A single -tenant building shall be allowed a maximum of three (3) wall signs, provided that each
sign is placed on a different side of the building.
• Eagle City Code Section 8-2A-8(C)(6): Drive Through/Drive Up Service Menu Board Signs:
a. Shall not exceed seven feet (T) in height and the sign area shall not exceed thirty five (35)
square feet.
b. Internal illumination may be permitted if the city determines the following:
(1) The lighting shall be harmonious with and in accordance with the general objectives, or
with any specific objective of this article;
(2) The lighting shall be installed, operated, and maintained to be harmonious and appropriate
in appearance with the existing and intended character of the general vicinity and will not
change the essential character of the same area; and
(3) The lighting will not be disturbing to existing or future neighboring uses.
• Eagle City Code Section 8-2A-8(C)(8): Automated Signs:
a. Automated signs may be permitted as a part of a monument sign and shall be prohibited in all
other types of signs if the city determines the following:
(1) The lighting shall be harmonious with and in accordance with the general objectives, or
with any specific objective of this article;
(2) The lighting shall be installed, operated, and maintained to be harmonious and appropriate
in appearance with the existing and intended character of the general vicinity and will not
change the essential character of the same area; and
(3) The lighting will not be disturbing to existing or future neighboring uses.
b. Automated signs shall be prohibited in the downtown development area (DDA), the transitional
development area (TDA), the community entry development area (CEDA), and in Residential
and Public/Semipublic zoning districts.
c. All automated signs that utilize light to create change may change frame content through
dissolve, fade or scroll features only. No sign shall be operated in a manner which the sign,
sign structure, design or pictorial segment of the sign shows full animation, growing, flashing,
rotating content, or otherwise creating an illusion of movement, except for single color text
only message displays scrolling or traveling across the sign area.
d. The signs shall only change frame content not more than once every eight (8) seconds. The
change of content must change immediately within a period of less than one second.
e. Based on brightness measured in nit (an illuminative brightness measurement equivalent to 1
candle per square meter measured perpendicular to the rays of the source); automated signs
that utilize light to change frames shall contain an autodimmer allowing for no more than five
thousand two hundred (5,200) nit illumination between sunrise and sunset and up to three
hundred (300) nit illumination between sunset and sunrise.
f. The automated sign portion of any sign should be constructed into the sign in a manner in which
it is subordinate to the overall design of the sign. The automated sign portion of any sign shall
not exceed twenty percent (20%) of the face of any sign.
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g. Where more than one sign is allowed only one sign may contain an automated sign.
h. The addition of an automated sign to any nonconforming sign is prohibited.
i. Any conforming existing sign or portion of a conforming existing sign that is refaced with an
automated sign shall require a design review approval.
0 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 proposing to construct three halo illuminated/non-illuminated building wall signs,
one non -illuminated building wall sign, two pre -menu board signs, and one drive through order
canopy and menu board. The sign elevations show signage located on all four building elevations.
Pursuant to Eagle City Code Section 8-2A-8(C)(1), a maximum of three building wall signs are
permitted provided that each sign is on a different elevation. The applicant should be required to
provide revised building elevations showing a maximum of three building wall signs on three
different building elevations. The revised building elevations should be reviewed and approved by
staff prior to the issuance of a sign permit.
The drive through menu board is proposed to have three automated outdoor display screens totaling
27-square feet. Pursuant to Eagle City Code Section 8-2A-8(C)(8), automated signs are permitted
to be incorporated into monuments signs and are limited to a maximum of 20% of the total sign
area. Automated signage is not permitted for a menu board. The applicant should be required to
provide revised drive through menu board sign elevations showing the menu board and illumination
in compliance with Eagle City Code Section 8-2A-8. The revised drive through menu board
elevations should be reviewed and approved by staff prior to the 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 April 9, 2026, 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 proposed signage with the staff recommended site specific conditions.
• The Board discussed options for window signage and options for building wall signage so as to not
conflict with the trim on the building.
BOARD DECISION:
The Board voted 4 to 0 (Grubb, Greer, and Asher absent) to recommend approval of DR-2026-25 for a
design review application to construct four building wall signs and three menu board signs, 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 April 23, 2026.
PUBLIC MEETING OF THE COUNCIL:
A. A meeting to consider the application was held before the City Council on May 12, 2026, at which time
the Council made their decision.
COUNCIL DECISION:
The Council voted 4 to 0 to approve DR-2026-25 for a design review application to construct four building
wall signs and three menu board signs, with the following Design Review Board recommended site specific
conditions of approval and standard conditions of approval.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Provide revised building elevations showing a maximum of three building wall signs on three different
building elevations. The revised building elevations shall be reviewed and approved by staff prior to
the issuance of a sign permit.
2. Provide revised drive through menu board sign elevations showing the menu board and illumination in
compliance with Eagle City Code Section 8-2A-8. The revised drive through menu board elevations
shall be reviewed and approved by staff prior to the issuance of a sign permit.
3. A sign permit is required prior to the installation of any signs on this site.
4. Provide a copy of the electrical permit for the sign installation prior to issuance of a sign permit.
5. Upon completion of the building wall signs, pre -menu board signs, menu board 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 building wall signs, pre -menu board signs, menu
board sign, 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.
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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:
I. The Council reviewed the particular facts and circumstances of this proposed design review application
(DR-2026-25) 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:
i. The building wall signs and menu board 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 the right to request a regulatory takings analysis
pursuant to Idaho Code Section 67-8003.
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DATED this 12' day of May 2026.
CITY COUNCIL
OF THE CITY OF EAGLE
Ada County, Idaho
Brad Pike, Mayor
AWEST:
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TtAy E. Osborn, Eagle City Clerk
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