Findings - 2026 - DR-2026-63 - For a multi-tenant office (business professional) building, including signage for Waterstone MortgageBEFORE THE EAGLE CITY COUNCIL
IN THE MATTER OF AN APPLICATION
FOR A DESIGN REVIEW FOR A MULTI -TENANT
OFFICE (BUSINESS AND PROFESSIONAL) BUILDING,
INCLUDING SIGNAGE FOR WATERSTONE MORTGAGE
FOR BICKFORD SIGN AND AWNINGS
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-2026-63
The above -entitled design review application came before the Eagle City Council for their action on
September 15, 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:
Bickford Sign and Awnings, represented by Jeff Bickford, is requesting design review approval for a
master sign plan for a multi -tenant office (business and professional) building, including signage for
Waterstone Mortgage. The 0.67-acre (approximately) site is located on the north side of State Highway
44, approximately 250-feet (250') south of the intersection of East Iron Eagle Drive and South Fitness
Place at 460 South Fitness Place. (Portion of Lot 11, Block 3, Merrill Subdivision No. 2).
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on July 16, 2026. Revised information was
received by the City on August 3, 2026, (tenant lease space dimensions) and on August 13, 2026,
(updated monument sign elevation).
C. COMPANION APPLICATIONS:
There are no companion applications with this submittal.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On August 25, 1998, the City Council approved conditional use permit, preliminary development plan,
and preliminary plat applications for Rocky Mountain Business Park, a 27-lot (26-buildable, 1-common
[drainage]) mixed use subdivision with a planned unit development and 2-buildable lots (not a part of
the planned unit development)(CUP-1998-04/PPUD-1998-01/PP-1998-03).
On June 8, 1999, the City Council approved final development plan and final plat applications for
Merrill Subdivision Nos. 1 and 2 (formerly known as Rocky Mountain Business Park), a 31-lot
(25-buildable, 6-common) commercial mixed use subdivision with 29-lots included in the planned unit
development (PUD) and 2-buildable lots within Merrill Subdivision No. 1 excluded from the PUD.
Merrill Subdivision No. 1 was approved for an 8-lot (7-buildable, 1-common) mixed use subdivision
partially within a PUD. Merrill Subdivision No. 2 was approved for a 23-lot (18-buildable, 5-common
[4-open space, 1-irrigation) mixed use subdivision within a PUD (FPUD-1999-02/FP-1999-07/
FP-1999-08).
On October 24, 2000, the City Council approved a design review modification for the common area
landscaping within Rocky Mountain Business Park (DR-1999-24-MOD 1).
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On August 8, 2001, a lot line adjustment survey, associated with a lot line adjustment application
approved by the City (LLA-2001-02), was recorded (Ada County Instrument No. 101080703) to adjust
lot lines within Lots 3, 4, and 5, Block 3, Merrill Subdivision No. 1, and Lots 6, 8, 9, and 11, Block 3,
Merrill Subdivision No. 2.
On May 22, 2001, the City Council approved a design review application for the Custom Mortgage
Building, a 6,684-square foot single -tenant office (business and professional) building, on a portion of
Lot 11, Block 3, Merrill Subdivision No. 2 (DR-2001-27).
On March 14, 2002, the City denied a design review modification for the exterior of the Custom
Mortgage Building, a 6,684-square foot single -tenant office (business and professional) building, on a
portion of Lot 11, Block 3, Merrill Subdivision No. 2 (DR-2001-27-MOD1).
On April 9, 2002, the City Council approved an appeal of decision by the Design Review Board
regarding a design review modification for the exterior elevations of the Custom Mortgage Building, a
6,684-square foot single -tenant office (business and professional) building, on a portion of Lot 11,
Block 3, Merrill Subdivision No. 2 (DR-2001-27-MOD1).
On June 9, 2026, the City approved a design review application for a change of use from a single -tenant
office (business and professional) building to a multi -tenant office (business and professional) building
(DR-2001-27-MOD2).
E. COMPREHENSIVE PLAN DESIGNATION:
The property is designated Mixed Use on the Future Land Use Map within the City's Comprehensive
Plan.
F. ZONING DESIGNATION:
The zoning of the property is MU (Mixed Use) as shown on the City's official zoning map.
G. DESIGN REVIEW OVERLAY DISTRICT:
The 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.
I. URBAN RENEWAL DISTRICT:
This site is not located within an Urban Renewal Area.
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J. SIGNAGE:
Waterstone Mortgage Building Wall Sin north elevation
Sign Data
Proposed
Required
Wall Sign Dimensions
1'-4 5/16" high x 5'-10" wide
Varies based on tenant's lease
space
Area of Signage
8'-0" square feet
4l'-0" square feet (maximum)
Illumination
Non -illuminated, existing soffit light fixtures
Interior illumination prohibited
Sign Text: "Waterstone Mortgage" — 2"
Corafoam lettering and logo, painted blue,
Materials
mounted flush to the face of the building
Per Eagle City Code
Sign Logo: — 2" Corafoam lettering, painted
blue, mounted flush to the face of the building
Waterstone Mortgage Building Wall Sign (south elevation)
Sign Data
Proposed
Required
Wall Sign Dimensions
1'-4 5/16" high x 5'-10" wide
Varies based on tenant's lease
space
Area of Signage
8'-0" square feet
74'-0" square feet (maximum)
Illumination
Non -illuminated, existing soffit light fixtures
Interior -illumination prohibited
Sign Text: "Waterstone Mortgage" —'/2"
Corafoam lettering, painted blue, mounted
Materials
flush to the face of the building
Per Eagle City Code
Sign Logo: —'/2" Corafoam lettering, painted
blue, mounted flush to the face of the building
Future Tenant Building Wall Sin north and south elevation)
Sign Data
Proposed
Required
Wall Sign Dimensions
Varies based on tenant's font and logo
Varies based on tenant's lease
space
10% of the area of the tenant
lease space (maximum) (north
elevation)
Area of Signage
Varies based on tenant's font and logo
20% of the area of the tenant
lease space facing the highway
maximum south elevation
Illumination
Non -illuminated, existing soffit light fixtures
Interior -illumination prohibited
Materials
As limited within the master sign plan
Metal, fiberglass, plastic, wood,
foam board,
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Monument Sign Double -Sided Tenant Panel (Highway 44)
Sign Data
Proposed
Required
Sign Dimensions
F-2 1/2" high x 5'-2" wide
F-2 1/2" high x 5'-2" wide
maximum
Area of Signage
7'-0" square feet
7'-0" square feet (maximum)
Illumination
Non -illuminated, existing ground mounted
Non -illuminated, existing
light fixtures
ground mounted light fixtures
Sign Text: "Waterstone Mortgage" — 1"
Corafoam lettering, painted blue, mounted
flush to the face of the monument sign
Metal, fiberglass, plastic, wood,
Materials
Sign Logo: — 1" Corafoam lettering, painted
foam board,
blue, mounted flush to the face of the
monument sign
Future Monument Sign Double -Sided Tenant Panel (Highway 44)
Sign Data
Proposed
Required
Sign Dimensions
F-2 1/2" high x 5'-2" wide
F-2 1/2" high x 5'-2" wide
(maximum)
Area of Signage
7'-0" square feet
7'-0" square feet (maximum)
Illumination
Non -illuminated, existing ground mounted
Non -illuminated, existing
light fixtures
ground mounted light fixtures
Materials
As limited within the master sign plan
Metal, fiberglass, plastic, wood,
foam board,
K. AGENCY RESPONSES:
No letters from any agencies have been received to date.
L. LETTERS FROM THE PUBLIC:
No letters from any agencies 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.
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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;
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, neighborhoods, or streets.
C�J6Y0l1I.�.�[4)�
• The applicant is requesting design review approval of the master sign plan for a multi -tenant office
(business and professional) building, including building wall signage and monument sign tenants
panels signage for Waterstone Mortgage.
Staff recommends the following changes to the document titled "Master Sign Plan for Fitness
Place" with underlined text to be added and strikethrough text to be deleted:
Fitness Place 460 LLC
460 Fitness Place, Eagle, ID 83616
Master Sign Plan
A. General Approval Requirements:
All tenants within the Fitness Place multi -tenant office (business and professional)
buildina shall be required to submit all signage plans to the building owner for written
approval. A design review sign` application, accompanied by the written approval from
the building owner, shall be submitted to the City for apy proposed signs for Ci1y staff
review and approval. All signs shall be in compliance with the criteria stated herein as
well as the Eagle City Code_ In case of any conflict between the Eagle City Code and
the criteria specified herein, the more restrictive requirement shall apply.
B. Location, Design and Construction of Sians:
Wall Signs:
Wall and menufnent sign materials may consist of metal, fiberglass, plastic, wood, foam
board, or other appropriate signage material.
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2. Wall signs They may be sur€ase mounted flush to the face of the building or held off
the face of the building '/2" to 1 1/2" a en* ,.le illuminated .,tea e
allowed Signs shall be non -illuminated. Illumination of the building wall signs is
provided through the existing soffit light fixtures.
3. Wall signs shall consist of individual letters and/or logo. Fonts (styles
and sizes), colors and logo shall be proposed by the individual tenant.
4. sxz.,ll and >,,re.,,,me.,t signs shall be allowed on the front of the building above the fnain
e_.+"the L aek o f the building, and on the .mot lee.,te.d en State Street Q;...,
� e e
T eea4io , and .. si fie..shall be proposed by a ea ten ~t. Each tenant shall be permitted
two (2) building wall signs, with one (1) sign permitted on the north elevation and one
(1) sign permitted on the south elevation.
Monument Signs:
1. Each tenant shall be permitted one (1) monument sign tenant panel located on State
Highway 44.
2. Monument sign tenant panels shall be non -illuminated. Illumination of the monument
sign tenant panels is provided through the existing ground mounted light fixtures.
3. Tenants letters and logos shall be 2" thick and mounted flush to the face of the
monument sign.
4. The total sign area for each tenant shall not exceed six (6)square feet.
C. Miscellaneous Requirements:
Building addresses shall be located on the face of the building. Suite numbers shall be
located on the individual entry doors to each suite.
2. No directional signs are envisioned permitted with this application. Any future
directional signs will require City of Eagle design review approval.
D. Tenant Sign Placement:
Building Wall Signs:
w.'a
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Monument Sign Tenant Panels:
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 August 27, 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 and the proposed signage for Waterstone
Mortgage
BOARD DECISION:
The Board voted 3 to 0 (Greer, Lindgren, and Milian absent) to recommend approval of DR-2026-63 for a
design review application for a master sign plan for a multi -tenant office (business and professional)
building, including signage for Waterstone Mortgage, with the following staff recommended site specific
conditions of approval and standard conditions of approval.
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PUBLIC MEETING OF THE COUNCIL:
A. A meeting to consider the application was held before the City Council on September 15, 2026, at
which time the Council made their decision.
COUNCIL DECISION:
The Council voted 4 to 0 to approve DR-2026-63 for a design review application for a master sign plan
for a multi -tenant office (business and professional) building, including signage for Waterstone Mortgage
with the following Design Review Board 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 the multi -tenant office building:
Fitness Place 460 LLC
460 Fitness Place, Eagle, ID 83616
Master Sign Plan
A. General Approval Requirements:
1. All tenants within the Fitness Place multi -tenant office (business and professional) building
shall be required to submit all signage plans to the building owner for written approval. A
design review sign application, accompanied by the written approval from the building owner,
shall be submitted to the City for any proposed signs for City staff review and approval. All
signs shall be in compliance with the criteria stated herein as well as the Eagle City Code. In
case of any conflict between the Eagle City Code and the criteria specified herein, the more
restrictive requirement shall apply.
B. Location, Design and Construction of Signs:
Wall Signs:
1. Wall sign materials may consist of metal, fiberglass, plastic, wood, foam board, or other
appropriate signage material.
2. Wall signs may be mounted flush to the face of the building or held off the face of the building
't/2" to 1 11/2". Signs shall be non -illuminated. Illumination of the building wall signs is provided
through the existing soffit light fixtures.
3. Wall signs shall consist of individual letters and/or logo. Fonts (styles and sizes), colors and
logo shall be proposed by the individual tenant.
4. Each tenant shall be permitted two (2) building wall signs, with one (1) sign permitted on the
north elevation and one (1) sign permitted on the south elevation.
Monument Signs:
1. Each tenant shall be permitted one (1) monument sign tenant panel located on State Highway
44.
2. Monument sign tenant panels shall be non -illuminated. Illumination of the monument sign
tenant panels is provided through the existing ground mounted light fixtures.
3. Tenants letters and logos shall be 2" thick and mounted flush to the face of the monument
sign.
4. The total sign area for each tenant shall not exceed six (6) square feet.
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C. Miscellaneous Requirements:
1. Building addresses shall be located on the face of the building. Suite numbers shall be located
on the individual entry doors to each suite.
2. No directional signs are permitted with this application. Any future directional signs will
require City of Eagle design review approval.
D. Tenant Sign Placement:
Building Wall Signs:
90 0 1 j POO
i �
Monument Sign Tenant Panels:
Waterston
MORTGAGE
Sign Location
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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 the monument sign tenant panels, the applicant shall
be required to request a site inspection to be completed by the Planning and Zoning Department.
Following verification that the building wall signs and the monument sign tenant panels, have been
completed in accordance with the approved plans, the Planning and Zoning Department will close the
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-2026-63) 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 signs and monument sign tenant panels 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.
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DATED this 15' day of September 2026.
CITY COUNCIL
OF THE CITY OF EAGLE
Ada County, Idaho
Brad Pike, Ma
��1t�/ • QN•E �1l I�
E. Osborn, Eagle City Clerk ' 4 _ " r' I
* s�SEA14]*
OF ,lph:�l
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