Findings - 2026 - DR-2026-35 - Design Review for a master sign plan for Aspen Pointe Plaza..BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW FOR A MASTER)
SIGN PLAN FOR ASPEN POINTE PLAZA )
FOR ASPEN POINTE PLAZA, LLC )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-2026-35
The above -entitled design review application came before the Eagle Design Review Board for their action
on June 11, 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:
Aspen Pointe Plaza, LLC, represented by Justin Schwartz with Regen, PLLC, is requesting design
review approval of a master sign plan for the two multi -tenant commercial buildings within Aspen
Pointe Plaza. The 0.22-acre and 0.5-acre sites are located on the north side of East State Street
approximately 296-feet east of South Academy Avenue at 1332 and 1442 East State Street.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on April 8, 2026. Revised information (revised
building elevations showing building sign location and revised master sign plan criteria) was received
on May 1, 2026, and May 22, 2026, respectively.
C. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On February 11, 2025, the Eagle City Council approved a design review application for two story multi -
tenant commercial buildings (DR-2024-66). This application has expired.
On February 11, 2025, the Eagle City Council approved a design review application for a master sign
plan for two multi -tenant commercial buildings (DR-2024-67). This application has expired.
D. COMPANION APPLICATIONS:
There is one companion application for DR-2026-34 (two commercial buildings).
E. COMPREHENSIVE PLAN DESIGNATION:
The property is designated Downtown on the City's comprehensive plan land use map.
F. ZONING DESIGNATION:
The zoning of the property is C-2 (General Business District) 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. WILDLAND-URBAN INTERFACE OVERLAY DISTRICT:
The site is not located within the wildland-urban interface overlay district.
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I. URBAN RENEWAL AREA:
This site is located within an Urban Renewal Area.
J. SIGNAGE:
Building Wall Sign
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 tenants lease
space maximum
Illumination
As limited within the master sign plan
Metal, plastic, acrylic, or similar
materials, minimum of ''/2" thick to
maximum of 8" thick
K. AGENCY RESPONSES:
No letters from any agencies have been received to date.
L. 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;
d. The continued maintenance of signs throughout their life; and
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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)(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 the master sign plan for Aspen Pointe Plaza,
two multi -tenant buildings, which consists of building wall signage for future tenants. No
monument sign is proposed at this time.
The applicant is requesting design review approval of the master sign plan for Aspen Pointe Plaza.
Staff recommends the following changes to the document titled "Master Sign Plan for Aspen Pointe
Plaza" with the text shown with underline to be added:
Master Sign Plan for Aspen Pointe Plaza
SECTION A - General Approval Requirements:
1. A design review sign application shall be submitted to the City for any proposed sign(s) for
City staff level review and approval. All signs shall follow 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 requirements shall apply.
2. Each Tenant within Aspen Pointe Plaza shall be required to have a staff level design review
sign application submitted for the approval of all building wall signs and monument sign panels
if and when a monument sign is approved by the city.
3. All permits for tenant's signs and their installation shall be obtained by tenant, or their
representative, and shall conform to all local building and electrical codes as well as criteria set
forth hereafter.
4. All tenant signs shall be designed, constructed and installed at tenant's expense.
5. No exposed conduit, brackets, fasteners or wiring of any type will be permitted. No exposed
raceways will be permitted.
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6. All Signs shall meet Underwriter Laboratories and National Electrical Code requirements.
SECTION B - Number, Location, Design and Construction of Signs:
Monument Signs:
1. No monument signs are proposed at this time. Any future monument sign will require city of
Eagle design review approval with monument sign criteria added herein.
Building Wall Signs:
1. Wall signs are to be dimensional from a minimum of/s°' to maximum of 8" in depth. Materials
may consist of metal, plastic, acrylic, or similar material.
2. No internal illumination of any sign shall be permitted. Halo illumination, external illumination
or a combination of both shall be permitted.
3. Signage is limited to the areas identified on the building elevations.
4. Total area of the signage shall not exceed 10% of the area of the building face (based on tenant's
lease space or ownership).
Free Hanging n� ng_s�.
1. Not permitted.
SECTION C - Miscellaneous Requirements:
1. Tenant shall, at the termination of the lease, remove Tenant's sign and repair any damaged
area and restore the building to its original condition when Tenant's sign was erected. This
work to be performed at Tenant's expense.
2. All other signage, as may be permitted by Eagle City Code, shall be allowed.
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 June 11, 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 as proposed.
BOARD DECISION:
The Board voted 3 to 0 (Lindgren, Milian, and Murphy absent) to recommend approval of DR-2026-35 for
a design review application for a master sign plan for Aspen Pointe Plaza, with the following staff
recommended site specific conditions of approval and standard conditions of approval.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. The following shall be the master sign plan for Aspen Pointe Plaza:
Master Sign Plan for Aspen Pointe Plaza
SECTION A - General Approval Requirements:
1. A design review sign application shall be submitted to the City for any proposed sign(s) for City
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staff level review and approval. All signs shall follow 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 requirements shall apply.
2. Each Tenant within Aspen Pointe Plaza shall be required to have a staff level design review sign
application submitted for the approval of all building wall signs and monument sign panels if and
when a monument sign is approved by the city.
3. All permits for tenant's signs and their installation shall be obtained by tenant, or their
representative, and shall conform to all local building and electrical codes as well as criteria set
forth hereafter.
4. All tenant signs shall be designed, constructed and installed at tenant's expense.
5. No exposed conduit, brackets, fasteners or wiring of any type will be permitted. No exposed
raceways will be permitted.
6. All Signs shall meet Underwriter Laboratories and National Electrical Code requirements.
SECTION B - Number, Location, Design and Construction of Signs:
Monument Signs:
1. No monument signs are proposed at this time. Any future monument sign will require city of Eagle
design review approval with monument sign criteria added herein.
Building Wall Signs:
1. Wall signs are to be dimensional from a minimum of to maximum of 8" in depth. Materials may
consist of metal, plastic, acrylic, or similar material.
2. No internal illumination of any sign shall be permitted. Halo illumination, external illumination or
a combination of both shall be permitted.
3. Signage is limited to the areas identified on the building elevations.
4. Total area of the signage shall not exceed 10% of the area of the building face (based on tenant's
lease space or ownership).
Free Hanging Signs:
1. Not permitted.
SECTION C - Miscellaneous Requirements:
1. Tenant shall, at the termination of the lease, remove Tenant's sign and repair any damaged area
and restore the building to its original condition when Tenant's sign was erected. This work to be
performed at Tenant's expense.
2. All other signage, as may be permitted by Eagle City Code, shall be allowed.
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.
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.
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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-2026-35) 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-I3(13)(2)(i), and has concluded:
i. The building 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 the right to request a regulatory takings analysis
pursuant to Idaho Code Section 67-8003.
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DATED this 25t' day of June 2026.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County, Idaho
Jo D. Greer, Vice-Ch 'rman
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