Findings - 2026 - DR-2026-31 - Design Review for a master sign plan for a multi-tenant office/retail/restaurant building within Stillwater SubBEFORE THE EAGLE CITY COUNCIL
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW FOR A MASTER )
SIGN PLAN FOR A MULTI -TENANT OFFICE/ )
RETAIL/RESTAURANT BUILDING WITHIN )
STILLWATER SUBDIVISION FOR STILLWATER)
DEVELOPMENT PARTNERS, LLC )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-2026-31
The above -entitled design review application came before the Eagle City Council for their action on May
26, 2026. The Eagle City Council continued the application to July 21, 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:
Stillwater Development Partners, LLC, represented by Corey Elitharp, is requesting design review
approval for a master sign plan for a multi -tenant office/retail/restaurant building within Stillwater
Subdivision. The 1.06-acre site is located on the north side of West Copper Silo Street approximately
250-feet south of the intersection of State Highway 44 and South Urban Gate Drive at 2300 and 2340
West Copper Silo Street (Lots 4 and 5, Block 6, Stillwater Subdivision No. 1).
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on March 4, 2026.
C. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On January 12, 2016, the City Council approved a Comprehensive Plan Text Amendment and Map
Amendment, a rezone with a development agreement, and preliminary plat for Stillwater Subdivision
(CPA-2015-04/RZ-2015-07 and PP-2015-04).
On March 24, 2016, the Design Review Board approved the common area landscaping within Stillwater
Subdivision (DR-2016-11).
On January 10, 2017, the City Council approved a preliminary plat extension of time for the preliminary
plat of Stillwater Subdivision to be valid until January 12, 2018 (EXT-2016-11).
On April 13, 2017, the Design Review Board approved a master sign plan for Stillwater Subdivision
(DR-2016-12).
On August 8, 2017, the City Council approved the final plat for Stillwater Subdivision No. 1 (FP-2019-
08).
On January 23, 2018, the City Council approved a modification to the final plat for Stillwater
Subdivision No. 1 (FP-2017-08-MOD).
On February 15, 2019, the City approved a modification to the common area landscaping and entrance
to Stillwater Subdivision (DR-2016-11-MOD).
On August 9, 2019, the City approved a modification to the master sign plan to change the background
color of the tenant panels, the font color of the tenant signs, and to construct the tenant panels with
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punch through illumination on the monument sign (DR-2016-12-MOD)
On January 28, 2020, the City Council approved a design review application for an 8,576-square foot
office/retail/restaurant building (DR-2019-75). This application has expired.
On January 28, 2020, the City Council approved a design review application for a master sign plan for
a multi -tenant office/retail/restaurant building (DR-2019-76). This application has expired.
On September 24, 2024, the City Council approved a design review application for an 8,466-square
foot multi -tenant office/retail/restaurant building (DR-2024-02). This application has expired.
On September 24, 2024, the City Council approved a design review application for a master sign plan
for a multi -tenant office/retail/restaurant building within Stillwater Subdivision (DR-2024-03). This
application has expired.
D. COMPANION APPLICATIONS:
There is one companion building application (DR-2026-30).
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:
Buildins Wall Sian
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, exposed neon, externally
illuminated, non -illuminated
Materials
As limited within the master sign plan
Steel, aluminum, glass, plastic, and
acrylic
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 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.
• 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.
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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 Stillwater C 1 Building.
Staff recommends the following changes to the document titled "Stillwater C 1 Building Wall Sign
Plan" with text shown with underline to be added and text shown with strikethrough to be deleted.
Master Sign Plan
Stillwater C1 Building Wall Sign lan
This criterion has been established for the mutual benefit for all tenants. Conformance will be
strictly enforced and any non -conforming or unapproved signs will be removed and brought into
conformance at the expense of the tenant.
General Approval Requirements
1. Every tenant of any suite within the Stillwater commercial shall be required to submit signage
plans to the Stillwater Architectural Control Committee (ACC), per the process designated by
the Stillwater Commercial Property Owners Association governing documents, for written
approval. A design review sign application, accompanied by the written approval of the
managing entity and ACC, shall be submitted to the City for any proposed signs for City review
and approval. All signs shall be in compliance with the criteria stated herein.
2. All permits for tenant's signs and their installation shall be obtained by tenant or his
representative and shall conform to all local building and electrical codes as well as the criteria
set forth hereafter.
3. Tenant or it's representative must contact the managing entity for a list of approved sign
vendors. All tenant signs shall be designed, constructed and installed at tenant's expense.
Tenant shall be responsible for the operations of tenant sign vendor/contractor. Tenant and sign
vendor/contractor will be liable for any damage committed during installation or service of
signage.
4. Tenant shall be required to keep its sign in working order and all surfaces shall be maintained
in good condition. Tenant or its representative shall be responsible for cost of maintenance,
service, repair or replacement of tenant's sign, time clock or electrical wiring.
5. Upon termination of their lease, the tenant or managing entity shall neatly seal all penetrations
of the building structure or monument sign tenant panel in a watertight condition that matches
texture, color, and material used in the construction of the building or monument sign tenant
panel.
6. No exposed conduit, brackets, fasteners or wiring of any type will be permitted. No raceways
will be permitted.
7. Any other signage such as temporary grand opening, etc. Shall be approved by the ACC and
Property Manager prior to installation and comply with Eagle City Code.
8. All signs shall meet Underwriters Laboratories and National Electrical code requirements.
9. Conformance will be strictly enforced and any non -conforming or unapproved signs must be
removed or brought into conformance at the expense of the tenant.
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Design Guidelines
1. The purpose of establishing these design guidelines is to ensure that each tenant sign will
contribute to the visual aesthetic with quality signage, which reflects the integrity of the
architecture. Tenant individual signs should incorporate a diversity of sign styles, icons and
materials while maintaining visual harmony with all other signage.
2. Materials may include, but not limited to: steel, aluminum, glass, plastic, and acrylic. Tenant
sign materials shall be subject to ACC and city approvals.
3. Signage type and lighting options shall be as follows:
a. Exhibit A — Exposed Neon (with and without channel)
b. Exhibit B — Punch Through
c. Exhibit C — Halo
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d. Exhibit D — External Illumination
e. Exhibit E — Blade Signs
Illumination
1. Tenant signage should incorporate the following acceptable lighting method subject to owner
and city approval:
Exposed Neon
Punch Through Illumination
Halo Illumination
Externally Illuminated
Non Illuminated
Types, Styles & Logos
The use of logos distinctive typestyles is encouraged for all tenant signs. Tenants may adopt
established typestyles and logos. These images must be architecturally compatible and approved
by Stillwater ACC.
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Sign Colors & Finishes
All tenant sign colors must be approved by the developer/landlord and city prior to fabrication to
assist in achieving a harmonious blend of color throughout the center. The following guidelines are
to be adhered to:
Limited color palette in shades of white, grey, black, beige, taupe, and espresso are acceptable.
LIMITED COLOR PALETTE n ES F- `xTE, GREY, BLACK AND BEIGE, T A r P
ESPRESSO ARE ACCEPTABLE.
Tenant Sign Allocation
Sign quantities and areas set forth in this program are deemed fair and appropriate for the current
tenant occupancies. In the event that tenant leasehold spaces are divided or combined in the future,
sign locations, areas, and quantities may change provided that the overall sign area and other sign
size limitations as set forth by this program are not exceeded.
Sign Size & Quantity
1. gaeb tenant spat, 11 t, f three (3) ll
puce 9rrmrrravc-ii "' crrrcc-t�rrs'rgns
3. Each business within the building shall be allowed two (2) signs, excepti-fig the "end cap"
tenants, who shall be allowed to mount three (3) signs, provided that each sign is located on a
separate wall.
4. Sign aArea shall not exceed ten (10) percent of the area of the wall that the sign is being
mounted upon (measured by tenant's lease space HxW). Unless thewail faees State a Highway,
the area of sign shall be limited to twerAy (20) pereent of the area of the Wall that the sigfi is
mounted
5. Blade signs maybe halo illuminated, punch through illuminated, or floodlit by gooseneck lights.
In any case, blade signs shall maintain an 8' 0" minimum clear height from the finish grade.
Monument Signs
1. No monument signs are proposed under this application. Comply with the Stillwater
Subdivision master sign plan (DR-2016-12-MOD) for approved locations and sign elevations.
Prohibited Signs
The following signs are prohibited by owner:
1. No animated, flashing, audible, off -premise, or vehicle signs are allowed.
2. No exposed raceways, cross -over conduits, neon tube conductors or exposed transformers are
allowed.
3. No cabinet signs are allowed.
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Sign Placement:
SOUTH ELEVATION . -4,t
EAST EIEv:.- ... ...
<ae w
~ d
WESI'............�
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 23, 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 proposed master sign plan criteria.
BOARD DECISION:
The Board voted 4 to 0 (Greer, Milian, and Asher absent) to recommend approval of DR-2026-31 for a
design review application for a master sign plan for a multi -tenant office/retail/restaurant building within
Stillwater 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 May 14, 2026.
PUBLIC MEETING OF THE COUNCIL:
A. A meeting to consider the application was held before the City Council on May 26, 2026. The
application was continued to July 21, 2026, at which time the Council made their decision.
COUNCIL DECISION:
The Council voted 4 to 0 to approve DR-2026-31 for a design review application for a master sign plan
for a multi -tenant office/retail/restaurant building within Stillwater 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. The following shall be the master sign plan for Stillwater Cl Building:
Master Sign Plan
Stillwater C1 Building
This criterion has been established for the mutual benefit for all tenants. Conformance will be strictly
enforced and any non -conforming or unapproved signs will be removed and brought into conformance
at the expense of the tenant.
General Approval Requirements
Every tenant of any suite within the Stillwater commercial shall be required to submit signage plans
to the Stillwater Architectural Control Committee (ACC), per the process designated by the
Stillwater Commercial Property Owners Association governing documents, for written approval.
A design review sign application, accompanied by the written approval of the managing entity and
ACC, shall be submitted to the City for any proposed signs for City review and approval. All signs
shall be in compliance with the criteria stated herein.
2. All permits for tenant's signs and their installation shall be obtained by tenant or his representative
and shall conform to all local building and electrical codes as well as the criteria set forth hereafter.
3. Tenant or it's representative must contact the managing entity for a list of approved sign vendors.
All tenant signs shall be designed, constructed and installed at tenant's expense. Tenant shall be
responsible for the operations of tenant sign vendor/contractor. Tenant and sign vendor/contractor
will be liable for any damage committed during installation or service of signage.
4. Tenant shall be required to keep its sign in working order and all surfaces shall be maintained in
good condition. Tenant or its representative shall be responsible for cost of maintenance, service,
repair or replacement of tenant's sign, time clock or electrical wiring.
5. Upon termination of their lease, the tenant or managing entity shall neatly seal all penetrations of
the building structure or monument sign tenant panel in a watertight condition that matches texture,
color, and material used in the construction of the building or monument sign tenant panel.
6. No exposed conduit, brackets, fasteners or wiring of any type will be permitted. No raceways will
be permitted.
7. Any other signage such as temporary grand opening, etc. Shall be approved by the ACC and
Property Manager prior to installation and comply with Eagle City Code.
8. All signs shall meet Underwriters Laboratories and National Electrical code requirements.
9. Conformance will be strictly enforced and any non -conforming or unapproved signs must be
removed or brought into conformance at the expense of the tenant.
Design Guidelines
1. The purpose of establishing these design guidelines is to ensure that each tenant sign will contribute
to the visual aesthetic with quality signage, which reflects the integrity of the architecture. Tenant
individual signs should incorporate a diversity of sign styles, icons and materials while maintaining
visual harmony with all other signage.
2. Materials may include, but not limited to: steel, aluminum, glass, plastic, and acrylic. Tenant sign
materials shall be subject to ACC and city approvals.
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3. Signage type and lighting options shall be as follows:
a. Exhibit A — Exposed Neon (with and without channel)
b. Exhibit B — Punch Through
c. Exhibit C — Halo
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d. Exhibit D — External Illumination
e. Exhibit E — Blade Sir"ns
Illumination
1. Tenant signage should incorporate the following acceptable lighting method subject to owner and
city approval:
Exposed Neon
Punch Through Illumination
Halo Illumination
Externally Illuminated
Non Illuminated
Types, Styles & Logos
The use of logos distinctive typestyles is encouraged for all tenant signs. Tenants may adopt established
typestyles and logos. These images must be architecturally compatible and approved by Stillwater
ACC.
Sign Colors & Finishes
All tenant sign colors must be approved by the developer/landlord and city prior to fabrication to assist
in achieving a harmonious blend of color throughout the center. The following guidelines are to be
adhered to:
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Limited color palette in shades of white, grey, black, beige, taupe, and espresso are acceptable.
Tenant Sign Allocation
Sign quantities and areas set forth in this program are deemed fair and appropriate for the current tenant
occupancies. In the event that tenant leasehold spaces are divided or combined in the future, sign
locations, areas, and quantities may change provided that the overall sign area and other sign size
limitations as set forth by this program are not exceeded.
Sign Size & Quantity
1. Each business within the building shall be allowed two (2) signs, except the "end cap" tenants, who
shall be allowed to mount three (3) signs, provided that each sign is located on a separate wall.
2. Sign area shall not exceed ten (10) percent of the area of the wall that the sign is being mounted
upon (measured by tenant's lease space HxW).
3. Blade signs may be halo illuminated, punch through illuminated, or floodlit by gooseneck lights. In
any case, blade signs shall maintain an 8' 0" minimum clear height from the finish grade.
Monument Signs
1. No monument signs are proposed under this application. Comply with the Stillwater Subdivision
master sign plan (DR-2016-12-MOD) for approved locations and sign elevations.
Prohibited Signs
The following signs are prohibited by owner:
1. No animated, flashing, audible, off -premise, or vehicle signs are allowed.
2. No exposed raceways, cross -over conduits, neon tube conductors or exposed transformers are
allowed.
3. No cabinet signs are allowed.
Sign Placement:
1 RTH ELEVA'
scw im•IC
SOUTH ELEVATION __.,.__.� ♦._,••�- `�•
scm --i/
EAST REVAT 01'
de _Ic
r
WEST ELEVA;
2. A sign permit is required prior to the installation of any signs on this site.
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3. Provide a copy of the electrical permit (if applicable) 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.
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-2026-31) 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 signage will be required to be harmonious with the architectural design of the building, and will
not cover nor detract from desirable architectural features.
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Regulatory Takings Analysis Notice: Applicant has the right to request a regulatory takings analysis
pursuant to Idaho Code Section 67-8003.
DATED this 21 st day of July 2026.
CITY COUNCIL
OF THE CITY OF EAGLE
Ada County, Idaho
Brad Pike, Mayor
ATTEST:
��irr.rrr..r
CO
Tracy E. Os rn, agle City Clerk
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IL
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its
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