Findings - 2026 - DR-2025-70 - A master sign plan for Woodstone at the Flats.BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW FOR A MASTER)
SIGN PLAN FOR WOODSTONE AT THE )
FLATS FOR PIEDRA FAMILIA, LLC )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-2025-70
The above -entitled design review application came before the Eagle Design Review Board for their action
on September 10, 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:
Piedra Familia, LLC, represented by James Marsh with CSHQA, Inc., is requesting design review
approval for a master sign plan for the Woodstone at the Flats restaurants. The 5.00-acre site is
located on the west side of State Highway 16 approximately 1,290-feet north of the intersection of
State Highway 16 and West Beacon Light Road at 3705 North Highway 16.
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on July 28, 2026. Revised information was
received by the City on August 24, 2026 (updated sign elevations).
C. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On December 18, 2007, the City Council approved an annexation and rezone from RUT (Rural -
Urban Transition — Ada County designation) to MU-DA (Mixed Use with a development
agreement) for CHM Development (A-2007-04/RZ-2007-04).
On March 26, 2024, the City Council approved a development agreement modification (development
agreement in lieu of a PUD) and preliminary plat applications for Flats Sixteen Subdivision, a 109-lot
(94-buildable [59 single-family, 35 single-family attached], 1-commercial, 14-common) mixed use
subdivision (RZ-2007-04-MOD 1 /PP-2022-01).
On November 12, 2024, the City Council approved a design review application for the common area
landscaping within River Birch Subdivision (formerly known as Flats Sixteen Subdivision) (DR-
2024-41).
On November 12, 2024, the City Council approved a design review application for one subdivision
entry monument sign for River Birch Subdivision (formerly known as Flats Sixteen Subdivision)
(DR-2024-42).
On November 12, 2024, the City Council approved a design review application for seven townhome
buildings (35-units) within River Birch Subdivision (formerly known as Flats Sixteen Subdivision)
(DR-2024-43).
On June 9, 2026, the City Council approved a conditional use permit application to permit Live
Entertainment Events for Woodstone at the Flats (CUP-2025-11).
D. COMPANION APPLICATIONS:
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A design review sign application for three buildings and live entertainment events with associated
structures has been submitted (DR-2026-69).
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-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. WILDLAND-URBAN INTERFACE OVERLAY DISTRICT:
The site is not located within the Wildland-Urban Interface Overlay District.
I. URBAN RENEWAL AREA:
This site is not located within an Urban Renewal Area.
J. SIGNAGE:
Crafted Kitchen Building Wall Sign (north elevation)
Sign Data
Proposed
Required
Wall Sign Dimensions
2' 4" high x 13' 7" long
N/A
Area of Si na a
32-s uare feet
299-s uare feet maximum
Illumination
Non -illuminated, punch through
Interior -illumination prohibited
illumination, and halo illumination
Materials
"Crafted Kitchen" text 9 3/8" high by 1"
Per Eagle City Code
thick satin black letters mounted 1 1/4" off
the face of the building. Non -illuminated.
"CK" logo 3" thick reverse pan channel
aluminum circle routed with 3/4" white
acrylic letters, overlaid with opaque white
vinyl leaving 1/4" outside boarder around
CK for punch through illumination. The
reverse pan channel aluminum circle will
be mounted 1 1/z" off the face of the
building for halo illumination.
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Woodstone 99 Building Wall Sian (nnrthwPct Plevatinn)
Sign Data
Proposed
Required
Wall Sign Dimensions
13' high x 2' 9" wide
N/A
Area of Si na a
36-s uare feet
114-s uare feet maximum
Illumination
Punch through illumination and halo
Interior -illumination prohibited
illumination
Materials
"Ninety Nine" text 3" thick satin black
Per Eagle City Code
letters mounted 1 '/2" off the face of the
building. Halo illuminated.
"99" logo 3" thick reverse pan channel
aluminum circle routed with 3/4" white
acrylic letters, overlaid with opaque white
vinyl leaving '/4" outside boarder around
CK for punch through illumination. The
reverse pan channel aluminum circle will
be mounted 1 ''/2" off the face of the
building for halo illumination.
Woodstone 99 Building Wall Sign (southeast elevation)
Sign Data
Proposed
Required
Wall Sign Dimensions
3' high x 3' wide
N/A
Area of Si na a
7-square feet
92-s uare feet maximum
Illumination
Punch through illumination and halo
Interior -illumination prohibited
illumination
Materials
"99" logo 3" thick reverse pan channel
Per Eagle City Code
aluminum circle routed with V white
acrylic letters, overlaid with opaque white
vinyl leaving '/4" outside boarder around
CK for punch through illumination. The
reverse pan channel aluminum circle will
be mounted 1 '/2" off the face of the
building for halo illumination.
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Monument Sian
Sign Data
Proposed
Required
Sign Dimensions
8' high x 9' long
8' high maximum
Area of Si na a
32-s uare feet
60-s uare feet maximum
Illumination
Punch through illumination
Interior -illumination prohibited
Sign Landscaping
400-s uare feet (approximately)
96-s uare feet minimum
Materials
"Woodstone at the Flats" text in
Per Eagle City Code
aluminum background, painted satin
black, routed with 3/4" white acrylic
letters, overlaid with opaque white vinyl
leaving 3/16" outline for "Woodstone"
and 1/8" outline for "At The Flats".
"W" logo 3" thick reverse pan channel
aluminum circle routed with 3/4" white
acrylic "W", overlaid with opaque white
vinyl leaving 1/8" outside boarder. 3"
thick reverse pan channel circle pegged
off a 1/8" aluminum backer disc painted
White Dove, halo illuminated with white
LED.
Base to be Coronado Texas Rubble
cultured Stone to match the building.
Horizontal wood grain rough sawn wood
at top and vertical battens 3 '`/2" x 3/4"
depth.
K. AGENCY RESPONSES:
No letters from any agencies have been received to date.
L. EAGLE CITY CODE 8-2A-13(B)(1)&(2): Required Findings for Design Review:
1. City Findings: The City shall make findings which address the following:
a. The ordinance and standards used in evaluating the application;
b. The reasons for the approval or denial;
c. The actions, if any, that the applicant could take to obtain approval.
2. General Standards For Design Review: The Zoning Administrator, Design Review Board, or City
Council, whichever is applicable, shall review the particular facts and circumstances of each
proposed design review in terms of the following standards and shall find adequate evidence
showing that such design review at the proposed location:
i. Will have signs, if proposed, that are harmonious with the architectural design of the building
and the adjacent buildings, and will not cover or detract from desirable architectural features.
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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
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.
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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. Punch through illumination is permitted.
g. Metal halide is not permitted as a light source for signage.
h. 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 Woodstone at the
Flats. Staff recommends the following criteria for the "Woodstone at the Flats" development:
Woodstone at the Flats
Master Sign Plan
A. GENERAL APPROVAL REQUIREMENTS:
1. A design review sign application, accompanied by the written approval of the managing
entity of the Woodstone at the Flats, shall be submitted to the City for any proposed signs
for City staff review and approval. In cases of any conflict between the Eagle City Code
and the criteria specified herein, the more restrictive requirements shall apply.
2. No exposed conduit, brackets, fasteners or wiring of any type will be permitted. No
raceways will be permitted.
3. All signs shall meet Underwriters Laboratories and National Electrical code
requirements.
B. NUMBER, LOCATION, DESIGN AND CONSTRUCTION OF SIGNS:
1. Building Wall Signs:
a) Letter thickness shall not be less than 1" for smaller letters and no larger than 3" deep
for larger letters.
b) Letters shall mounted flush to the face of the wall and not more than 1 11/2" off the face
of the wall.
c) Letters are to be constructed of aluminum reverse pan channel fabrication and shall
be painted satin black to match the building standard.
d) Letters may be non -illuminated and/or halo or punch through illuminated but only
with white LED lighting.
e) A maximum of two building wall signs, provided each sign is placed on a different
side of the building, are permitted.
2. Monument Sign:
a) One 8-foot tall monument sign identifying the Woodstone at the Flats development is
permitted near the northeast corner of the development.
b) The monument sign illumination may consist of punch through and halo illumination.
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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 September 10,
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 presented with the addition of the lighting color
temperature specified within the criteria.
BOARD DECISION:
The Board voted 3 to 0 (Grubb, Lindgren, and Norton absent) to recommend approval of DR-2026-70 for
a design review application for a master sign plan for the Woodstone at the Flats restaurants, with the
following staff recommended site specific conditions of approval and standard conditions of approval
with text shown with underline to be added by the Board.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. The following shall be the master sign plan for the Woodstone at the Flats development:
Woodstone at the Flats
Master Sign Plan
A. GENERAL APPROVAL REQUIREMENTS:
1. A design review sign application, accompanied by the written approval of the managing
entity of the Woodstone at the Flats, shall be submitted to the City for any proposed signs for
City staff review and approval. In cases of any conflict between the Eagle City Code and the
criteria specified herein, the more restrictive requirements shall apply.
2. No exposed conduit, brackets, fasteners or wiring of any type will be permitted. No raceways
will be permitted.
3. All signs shall meet Underwriters Laboratories and National Electrical code requirements.
B. NUMBER, LOCATION, DESIGN AND CONSTRUCTION OF SIGNS:
1. Building Wall Signs:
a) Letter thickness shall not be less than 1" for smaller letters and no larger than 3" deep for
larger letters.
b) Letters shall mounted flush to the face of the wall and not more than 1 ''/2" off the face of
the wall.
c) Letters are to be constructed of aluminum reverse pan channel fabrication and shall be
painted satin black to match the building standard.
d) Letters may be non -illuminated and/or halo or punch through illuminated but only with
white LED lighting of 3000Kelvin or less.
e) A maximum of two building wall signs, provided each sign is placed on a different side
of the building, are permitted.
2. Monument Sign:
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a) One 8-foot tall monument sign identifying the Woodstone at the Flats development is
permitted near the northeast corner of the development.
b) The monument sign illumination may consist of punch through and halo illumination.
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
4. Upon completion of the building wall signs, the monument sign, and the required landscaping, 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, monument sign, and landscaping
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.
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.
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).
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-2026-70) 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
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Eagle City Code 8-2A-13(B)(2)(i), and has concluded:
i. The building signage and monument sign will be required to be harmonious with the architectural
design of the buildings, 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.
DATED this 24th day of September 2026.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County, Idaho
J Gree ice -Chairman
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