Minutes - 2023 - Planning & Zoning - 03/06/2023 - RegularTHE CITY OF EAGLE
PLANNING AND ZONING COMMISSION
March 6, 2023
Minutes
1. CALL TO ORDER: Meeting called to order at 6:01 p.m.
2. ROLL CALL: Present: WRIGHT, MCLAUGHLIN, SMITH, MCCAULEY. Absent: Guerber A
quorum is present.
3. CONSENT AGENDA: ALL CONSENT AGENDA ITEMS ARE CONSIDERED ACTION ITEMS.
♦ Consent Agenda items are considered to be routine and are acted on with one motion. There will
be no separate discussion on these items unless the Chairman, a Commissioner, member of City
Staff, or a citizen requests an item to be removed from the Consent Agenda for discussion. Items
removed from the Consent Agenda will be placed on the Regular Agenda in a sequence
determined by the Rules of Order.
♦ Any item on the Consent Agenda that contains written recommendations from the City of Eagle
shall be adopted as part of the Planning & Zoning Commission's Consent Agenda approval
motion unless specifically stated otherwise.
A. Minutes of February 21, 2023. (MJR)
B. Findings of Fact and Conclusion of Law for the Approval of A-01-22/RZ-01-22/PP-04-22 -
Reininj! Horse Subdivision: Mark T. Beckman, represented by Shawn L. Nickel with SLN Planning,
is requesting an annexation, rezone from RUT (Rural -Urban Transition — Ada County designation) to
R-1-DA (Residential with a development agreement), and preliminary plat approvals for Reining
Horse Subdivision, an 8-lot (7-buildable, 1-common) residential subdivision. The 7.68-acre site is
located on the north side of West Floating Feather Road approximately 380-feet east of the
intersection of West Floating Feather Road and North Meridian Road at 3050 West Floating Feather
Road. (DLM)
C. Findings of Fact and Conclusions of Law for the Approval of Shetland Point Subdivision - A
Team Consultants - Steve Arnold: Steve Arnold with A Team Land Consultants is requesting an
annexation, rezone from RUT (Rural -Urban Transition — Ada County designation) and R1
(Residential — Ada County designation) to R-3-DA-P (Residential with a development agreement —
PUD), conditional us permit, preliminary development plan, and preliminary plat approvals for
Shetland Point Subdivision, a 13-lot (10-buildable, 1-existing residence, 2-common) residential
planned unit development. The 5.10-acre site is located on the west side of North Park Lane
approximately 400-feet south of the intersection of West Floating Feather Road and North Park Lane
at 1025 North Park Lane. (MJW)
Smith moves to approve the consent agenda as presented. Seconded by McCauley. THREE
AYES ... ONE ABSTAINS (McLaughlin). MOTION CARRIES.
UNFINISHED BUSINESS: NONE.
PUBLIC HEARINGS: ALL PUBLIC HEARING ITEMS ARE CONSIDERED ACTIONITEMS.
Chairman Wright continues to item 5B and delays item 5A to give the applicant time to
arrive.
B. PP-20-22 — Preliminary Plat for Valnova Lot 51 Subdivision (a re -subdivision of Lots 19
and 51 of Sprinjj Valley Subdivision No.1) — GWC Capital, LLC: GWC Capital, LLC,
represented by Landon Northey, is requesting preliminary plat approval for Valnova Lot 51
Subdivision (a re -subdivision of Lots 19 and 51 of the Spring Valley Subdivision No. 1) a 50-
lot (41-buildable, 9-common [7-community open space, 2-private alleys]) subdivision. The
23.14-acre site is generally located approximately'/4-mile northeast of the intersection of State
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Highway 16 and Equest Lane (approximately 1 mile north of Beacon Light Road and Linder
Road intersection). (DLM)
Landon Northey, 12639 West Explorer Drive Suite 125, Boise, ID., the applicant's
representative. Northey provides an overview of the application.
Northey responds to questions from the Commission.
City Planner, Daniel Miller, provides some context to the applications zoning districts.
Planner Miller provides an overview of the application and responds to questions from the
Commission.
Chairman Wright opens the public hearing.
Landon Northey, 12639 West Explorer Drive Suite 125, Boise, ID., the applicant's representative.
Northey addresses concerns raised during the public hearing and provides rebuttal.
Chairman Wright closes the public hearing.
McCauley moves to recommend approval of PP-20-22 — Preliminary Plat for Valnova Lot
51 Subdivision (a re -subdivision of Lots 19 and 51 of Spring Valley Subdivision No.1) —
GWC Capital, LLC subject to SSCs and standard conditions of approval outlined within
the packet. McLaughlin seconds. ALL AYES... MOTION CARRIES.
C. A-11-22/RZ-13-22 — Annexation and Rezone for Old Valley Road Retail Flex Park — West
Old Valley, LLC: West Old Valley, LLC, represented by Nicolette Womack with Kimley-Horn,
is requesting an annexation with rezone from RUT (Rural -Urban Transition — Ada County
designation) to MU-DA (Mixed Use with a development agreement in lieu of a conditional use
pen -nit) for a retail and flex space mixed use development. The 7.97-acre site is located at the
northeast corner of West Old Valley Road and North Linder Road at 4526 and 4648 West Old
Valley Road. (MNB)
Nicolette Womack and Mark Bigelow, 1100 West Idaho Street, Suite 210, Boise, ID., the
applicant's representatives. Womack and Bigelow provide an overview of the application and
respond to questions from the Commission.
City Planner, Morgan Bessaw, provides an overview of the application and responds to
questions from the Commission.
Chairman Wright opens the public hearing.
Megan Cheek, 187 South Alder Lane. Cheek opposes the application, and expresses concerns
related to changing the feel of the surrounding neighborhood. Concerns related to traffic impacts
from the proposed development.
Cheek responds to questions from the Commission
Chris Cheek, 187 South Alder Lane. Cheek opposes the application, echoes Megan Cheek's
concerns, and provides comment related to the neighborhood meeting.
Joann Ostringer, 398 River Brush Lane. Ostringer opposes the application, echoes the Cheek's
concerns, and expresses further concerns with traffic impacts from the proposed development.
Rebecca Griggs, 4019 West Old Valley Road. Griggs opposes the application, echoes all previous
concerns, and expresses concerns related to fiscal impact analysis, traffic impacts,
Becky Schubert, 4312 West Old Valley Road. Schubert supports/opposes the application, and
expresses concerns related to...
Margret Fanning, 4257 West Old Valley Road. Fanning opposes the application, and expresses
concerns related to losing the rural character of Eagle.
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Bob Segal, 1781 North Bella Terra Road. Segal opposes the application, and expresses concerns
related to losing the rural character of Eagle.
Christy Dame, 213 South Alder Lane. Dame supports/opposes the application, and expresses
concerns related to zoning incompatibility between commercial and residential uses. Concerns
related to river access off a private lane.
Patrick Fanning, 4257 West Old Valley Road. Fanning opposes the application, and expresses
concerns related to traffic impacts and access through a neighborhood.
The applicants respond to concerns raised during the public hearing and provide rebuttal.
Chairman Wright closes the public hearing.
Discussion amongst the Commission.
McLaughlin moves to recommend denial of PP-20-22 — Preliminary Plat for Valnova Lot
51 Subdivision (a re -subdivision of Lots 19 and 51 of Spring Valley Subdivision No.l) —
GWC Capital, LLC. For the following reasons: the location of the project at this density
within a residential area for access points seems unharmonious. Smith seconds. THREE
AYES ... ONE NAY (McCauley). MOTION CARRIES.
Meeting called into recess 8:14pm
Meeting called back to order at 8:23pm.
Commissioner Smith recuses himself from the application for conflict of interest.
A. CU-01-23 —1275 West Beacon Light Road — George Fischer: George Fischer is requesting
conditional use permit approval for a waiver of Eagle City Code (8-2-4) setback requirements in
anticipation of a parcel division and to permit an existing accessory structure to exist upon a
parcel without a principal dwelling (ECC 8-1-2). The 5.85 acre site is located on the south side of
Beacon Light Road, at the intersection with Skyview Lane, approximately 0.4 miles east of
Ballantyne Lane at 1275 West Beacon Light Road. (MNB)
George Fischer, 1275 West Beacon Light Road provides an overview of the application and
responds to questions from the Commission.
City Planner, Morgan Bessaw, provides an overview of the application and responds to
questions from the Commission.
Chairman Wright opens the public hearing.
Chairman Wright closes the public hearing.
McLaughlin moves to recommend approval of CU-01-23 — 1275 West Beacon Light Road —
George Fischer with the site -specific and standard conditions of approval. McCauley
seconds. ALL AYES ... MOTION CARRIES.
Commissioner Smith rejoins the quorum.
6. NEW BUSINESS: None
7. REPORTS:
A. Commission: None.
B. City Attorney: None.
C. Staff. None.
8. ADJOURNMENT:
McLaughlin moves to adjourn. Seconded by Wright. ALL AYES... MOTION CARRIES.
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Hearing no further business, the Commission meeting adjourned at 8:39 p.m.
RESPECTFULLY SUBMITTED:
�� �-r� -J--,
MATTHEW J. RqE!E
CLERK OF THE �IG
APPROVED:
ZJ
TRENT WRIGHT,
CHAIRMAN
AN AUDIO RECORDING OF THIS MEETING IS AVAILABLE FOR DOWNLOAD AT
W W W. CITYOFEAGLE.ORG.
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CITY OF EAGLE - PLANNING & ZONING COMMISSION
PUBLIC HEARING SIGN -IN SHEET
A-11-22/RZ-13-22 — Annexation and Rezone for Old Valley Road Retail Flex Park — West Old Valley LLC•
West Old Valley, LLC, represented by Nicolette Womack with Kimley-Horn, is requesting an annexation with rezone
from RUT (Rural -Urban Transition — Ada County designation) to MU-DA (Mixed Use with a development agreement
in lieu of a conditional use permit) for a retail and flex space mixed use development. The 7.97-acre site is located at the
northeast corner of West Old Valley Road and North Linder Road at 4526 and 4648 West Old Valley Road. (MNB)
March 6, 2023
NAME (PLEASE PRINT) ADDRESS
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CITY OF EAGLE - PLANNING & ZONING COMMISSION
PUBLIC HEARING SIGN -IN SHEET
CU-01-23 —1275 West Beacon Light Road — George Fischer: George Fischer is requesting conditional use permit
approval for a waiver of Eagle City Code (8-2-4) setback requirements in anticipation of a parcel division and to permit
an existing accessory structure to exist upon a parcel without a principal dwelling (ECC 8-1-2). The 5.85 acre site is
located on the south side of Beacon Light Road, at the intersection with Skyview Lane, approximately 0.4 miles east of
Ballantyne Lane at 1275 West Beacon Light Road. (MNB)
March 6, 2023
NAME (PLEASE PRINT) ADDRESS TESTIFY? (Y/N) PRO/CON
CITY OF EAGLE - PLANNING & ZONING COMMISSION
PUBLIC HEARING SIGN -IN SHEET
PP-20-22 — Preliminary Plat for Valnova Lot 51 Subdivision (a re -subdivision of Lots 19 and 51 of SprinE Valley
Subdivision No.1) — GWC Capital, LLC: GWC Capital, LLC, represented by Landon Northey, is requesting preliminary
plat approval for Valnova Lot 51 Subdivision (a re -subdivision of Lots 19 and 51 of the Spring Valley Subdivision No. 1) a
50-lot (41-buildable, 9-common [7-community open space, 2-private alleys]) subdivision. The 23.14-acre site is generally
located approximately'/4-mile northeast of the intersection of State Highway 16 and Equest Lane (approximately 1 mile north
of Beacon Light Road and Linder Road intersection). (DLM)
March 6, 2023
NAME (PLEASE PRINT) ADDRESS TESTIFY? (Y/N) PRO/CON
FISCHER CONDITIONAL USE PERMIT
CU-01-23
C
Eagle Planning and Zoning Commission Public Hearing
March 6, 2023
City Staff: Morgan Bessaw, AICP CFM, Planner III
Phone: 939-0227
E-Mail:
Project Summary
George Fischer is requesting conditional use permit approval for a
waiver of Eagle City Code (8-2-4) setback requirements in anticipation
of a parcel division and to permit an existing accessory structure to
exist upon a parcel without a principal dwelling (ECC 8-1-2).
4/12/2023
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Code Sections
ECC 8-2-4: Schedule of Building Height and Lot Area for R-E Zone
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Minimum Lot Area
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ECC 8-1-2: Rules and Definitions:
ACCESSORY USE OR STRUCTURE: A use or structure on the same lot with, and of a
nature customarily incidental and subordinate to, the principal use or structure. In
agricultural and residential zones accessory uses/structures include, but are not
limited to, accessory dwelling units, detached carports and garages, pool houses
and cabanas, amateur radio and satellite dish antennas, barns, corrals, stables, and
similar uses and structures, including accessory storage buildings. In nonresidential
zones accessory uses/structures include, but are not limited to, detached carports
and garages, caretaker's quarters, guardhouses, microwave and satellite dish
antennas, and similar uses and structures.
Conditional Use Permit:
8-7-3-1: Purpose and Interpretation of Conditional Use
Exceptions or waivers of standards within Title 8 or Title 9, other than
use, inclusive of the subject matter addressed by Section 8-7-4-2 or
Section 9-6-3 "Variances" may be permitted through issuance of a
conditional use permit.
Conditional Use Permit:
8-7-3-2: GENERAL STANDARDS FOR CONDITIONAL USES:
A. Will, in -fact, constitute a conditional use as established in Section 8-2-3 of this title (Eagle City Code Title 8) for the zoning
district involved, or section 8-7-3-1(C) of this chapter, or as may otherwise be established by this title;
B. Will be harmonious with and in accordance with the general objectives or with any specific objective of the Comprehensive
Plan and/or this title (Eagle City Code Title 8);
C. Will be designed, constructed, operated and maintained to be harmonious and appropriate in appearance with the existing or
intended character of the general vicinity and that such use will not change the essential character of the same area;
D. Will not be hazardous or disturbing to existing or future neighborhood uses;
E. Will be served adequately by essential public facilities such as highways, streets, police and fire protection, drainage
structures, refuse disposal, water and sewer and schools; or that the persons or agencies responsible for the establishment of
the proposed use shall be able to provide adequately any such services.
F. Will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to
the economic welfare of the community;
G. Will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any
persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors;
H. Will have vehicular approaches to the property which are designed as not to create an interference with traffic on surrounding
public thoroughfares; and
I. Will not result in the destruction, loss or damage of a natural, scenic or historic -feature of major importance.
Discussion:
• The applicant has submitted a companion application for a Parcel Division. The minimum
parcel size shown on the parcel division record of survey, is 2.019-acres and meets the
minimum lot size requirement for the R-E (Residential -Estates) zoning district. However, there
are existing structures on the parcel that will not meet the minimum setbacks within the R-E
zone once the parcel division is approved.
• The applicant is requesting a conditional use permit to waive Eagle City Code 8-2-4 to permit
the non -conforming structure(s) to remain in the setback until such time that it is removed.
• There is an existing structure on the southerly parcel (Parcel B) that is proposed to remain
following the parcel division, however, there will not be a residence on the parcel and no
accessory structures are permitted without a primary structure (residence) in residential
zones.
• The applicant is requesting a waiver of Eagle City Code 8-1-2, which defines an accessory
structure as "a use or structure on the same lot with, and of a nature customarily incidental
and subordinate to, the principal use or structure," to permit the structure to remain on the
new parcel until such time as a new residence is built on the parcel and the accessory
structure is brought into conformance with ECC for accessory structures.
Staff Recommendation:
If the Commission chooses to recommend approval of the application, staff recommends
the following conditions included in your staff report:
1. The applicant shall submit payment to the City for any and all engineering and legal
fees incurred for reviewing this project, prior to the issuance of a building permit
and/or upon receipt of an invoice by the City, whichever occurs first.
2. A building permit will be required to be obtained from the City prior to any
construction on either parcel. All future development on both parcels shall
conform to Eagle City Code 8-2-4 regarding setbacks, lot coverage, and building
height.
3. No expansion or modification of the nonconforming shed located on Parcel A shall
be permitted and no additional structures shall be permitted within any setbacks.
4. The structure located on Parcel B is permitted to remain but shall not be expanded
nor shall any new structures be permitted on site until such time that a residence is
constructed on the property. At such time, the existing storage structure shall
become the accessory structure and shall adhere to all requirements of the Eagle
City Code related to accessory structures.
4/12/2023
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A-11-22 & RZ-13-22
Eagle Planning and Zoning
March 6, 2023
City Staff: Morgan Bessaw, AICP, CFM, Planner III
Phone: 208-939-0227
E-Mail:
Project Summary:
The applicant is requesting:
West Old Valley, LLC, represented by Nicolette Womack with Kimley-
Horn, is requesting an annexation with rezone from RUT (Rural -Urban
Transition — Ada County designation) to MU-DA (Mixed Use with a
development agreement in lieu of a conditional use permit) for a retail
and flex space mixed use development.
4/12/2023
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Comprehensive Plan & Zoning Map Designation:
Comprehensive Plan Designation: Neighborhood Residential
- Mixed- Use
Mixed -Use Designation:
Suitable for a mixture of uses including limited office, limited
commercial, and residential. Residential densities within the
designation are up to 20 units per acre but density will be
determined on a site -by -site basis. Uses should complement and
not take away from downtown Eagle. Development within this land
use designation should be required to proceed through the PUD
and/or development agreement process. See the planning area text
for a complete description of site specific uses.
Park Lane Planning Area:
The area located along Old Valley Road should be a mixture of
residential and Professional Office with Limited Service Commercial. t
All uses along Old Valley Road should be designed to be oriented to
take access from Old Valley Road and to encourage pedestrian
movement through the area.
1. The development of this area should be designed to
focus on the existing old Valley Road and bring
activities and uses closer to the road, creating a
pedestrian friendly area that encourages walking as
well as auto traffic.
2. The Old Valley Road area should include pedestrian
amenities such as street trees, benches, and sidewalks..
Eagle is HOME Comprehensive Plan — Chapter 6— Land Uses
Zoning Compatibility:
z Requires Annexation prior to development
Eagle is HOME Comprehensive Plan — Figure 6.8 Zoning Compatibility Matrix
Conditional Use Permit (CUP):
1. ECC Section 8-7-3-1 Exceptions or waivers of
standards within Title 8 or Title 9, other than use,
may be permitted through issuance of a
conditional use permit.
Conditional Use Permit Criteria:
EAGLE CITY CODE 8-7-3-2 GENERAL STANDARDS FOR CONDITIONAL USES:
The Commission/Council shall review the particular -facts and circumstances of each proposed Conditional Use in terms of the
following standards and shall find adequate evidence showing that such use at the proposed location:
A. Will, in -fact, constitute a conditional use as established in Section 8-2-3 of this title (Eagle City Code Title 8) for the zoning
district involved, or section 8-7-3-1(C) of this chapter, or as may otherwise be established by this title;
B. Will be harmonious with and in accordance with the general objectives or with any specific objective of the
Comprehensive Plan and/or this title (Eagle City Code Title 8);
C. Will be designed, constructed, operated and maintained to be harmonious and appropriate in appearance with the
existing or intended character of the general vicinity and that such use will not change the essential character of the same
area;
D. Will not be hazardous or disturbing to existing or future neighborhood uses;
E. Will be served adequately by essential public facilities such as highways, streets, police and fire protection, drainage
structures, refuse disposal, water and sewer and schools; or that the persons or agencies responsible for the
establishment of the proposed use shall be able to provide adequately any such services.
F. Will not create excessive additional requirements at public cost for public facilities and services and will not be
detrimental to the economic welfare of the community;
G. Will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to
any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or
odors;
H. Will have vehicular approaches to the property which are designed as not to create an interference with traffic on
surrounding public thoroughfares; and
I. Will not result in the destruction, loss or damage of a natural, scenic or historic -feature of major importance.
Discussion:
• The applicant is requesting to annex and rezone the site with the intent of constructing fourteen (14) flex
buildings, varying between 3,750 and 6,625 square feet respectively. The mixed -use buildings are broken up
as 50% business office space (40,250 square feet), 35% retail space (28,175 square feet), and 15%
restaurant space (12,075 square feet). Flex, office, and restaurant uses are directly permitted within the
Mixed -Use zone, however, retail space is conditionally permitted.
• As part of the development agreement in lieu of a Conditional Use Permit, the applicant is requesting that
retail uses be permitted The comprehensive plan envisions limited retail within the Park Lane Planning Area,
therefore, the owner should be restricted to no more than 28,175 square feet of limited retail space within
the development.
• Per Eagle City Code, one parking space is required per 250 square feet of office space, 150 square feet of
restaurant space, and 250 square feet of retail space. Based on the square footages proposed by the
applicant, 355 parking spaces are required. The site design includes 357 parking spaces, including ten (10)
ADA spaces.
Discussion:
• Because the site is commercial and not residential, no buffer lots are required along either street frontage.
However, a landscaped buffer a minimum of ten feet (10') wide by 6 feet high is required along the easterly
property line to screen the residential property from the site as required by ECC 8-2A-7-J.
• The applicant is proposing a ten foot (10') wide detached sidewalk along the State Highway 44 frontage and
a six foot (6") wide detached sidewalk along the Old Valley frontage, in compliance with the Eagle Pathways
and Trails Master Plan.
• The Park Lane Planning area in the 2017 Eagle is Home Plan states all uses along Old Valley Road should be
designed to be oriented to take access from Old Valley Road and to encourage pedestrian movement
through the area. Therefore, the owner shall provide two additional sidewalk connections between the
sidewalk along Old Valley Road and the internal sidewalk; one near the southeast corner and one near the
mid -point of the site, prior to submittal of a Design Review application, to better facilitate pedestrian
movements between Old Valley Road and internal the development.
• Additionally, the Commission should consider whether the current design with all buildings oriented to the
parking lot is appropriate or whether during design review the five southerly buildings along Old Valley
Road (identified as buildings 10 — 14 on the site plan) should provide dual orientations or be oriented to the
public right-of-way to the south with an additional sidewalk along the southerly frontage of the buildings.
Staff Recommendation:
Based on the information provided to staff to date, if the
requested annexation and rezone from RUT to MU-DA is
recommended for approval, staff recommends the Conditions
of Development on page 4 of the Staff Report be placed
within a development agreement with the possible additional
condition:
• The applicant shall revise the site plan to include a sidewalk
along the southern frontages of buildings 10-14 and design
the elevations for these units to orient to Old Valley Road
prior to submittal of a design review application.
Conditions of Development:
3.1 Owner will develop the Property subject to the conditions and limitations set forth in this Development Agreement. Further, the Owner will submit
such applications regarding floodplain development permit review, design review, preliminary and final plat reviews, and/or any conditional use permits, if
applicable, and any other applicable applications as may be required by the Eagle City Code, which shall comply with the Eagle City Code, as it exists at the
time such applications are made except as otherwise provided with this Agreement.
3.2 The Concept Plan (Exhibit B) represents the Owner's current concept for completion of the project. As the Concept Plan evolves, the City understands
and agrees that certain changes in that concept may occur. If the City determines that any such changes require additional public comment due to potential
impacts on surrounding property or the community, a public hearing shall be held on any proposed changes in the Concept Plan, notice shall be provided as
may be required by the City.
3.3 A landscaped buffer a minimum often feet (10') wide by 6 feet high is required along the easterly property line to screen the residential property from
the site as required by ECC 8-2A-7-J.
3.4 Owner shall place a 4'x8' subdivision sign(s) containing information regarding the proposed development. The subdivision sign(s) shall be located
along each roadway that is adjacent to the Property. The subdivision sign(s) shall be located on the Property outside of the public right-of-way and remain
clearly visible from the roadway.
3.5 To allow for the future installation of municipal fiber-optic cable, the applicant shall be required to install fiber-optic conduit lines along all streets in
accordance with the City's Fiber Master Plan. Upon completion of the installation of the municipal fiber-optic conduit lines, the applicant shall provide GIS
coordinates of the locations ofthe municipal fiber-optic conduit lines. The municipal fiber-optic conduit lines shall be installed, GIS coordinates provided,
and the fiber-optic conduit lines shall be dedicated to the City prior to the City Clerk signing the final plat.
3.6 The applicant shall adhere to all requirements of the Ada County Highway District, including but not limited to approval of the drainage system, curbs,.'
gutters, streets and sidewalks.
3.7 A Lot Line Adjustment application shall be submitted to and approved by the City prior to issuance of a building permit to remove the lot line between'
the two parcels.
3.8 The owner shall provide two additional sidewalk connections between the sidewalk along Old Valley Road and the internal sidewalk; one near the
southeast corner and one near the mid -point of the site, prior to submittal of a Design Review application.
3.9 Setbacks, lot coverage, and building height shall be in compliance with Eagle City Code.
Conditions of Development:
3.10 Owner shall complete the Design Review process for the site as required by Eagle City Code showing at a minimum the following as applicable: 1)
proposed development signage, 2) planting details within the proposed and required landscape islands and all common areas throughout the development,
3) elevation plans for all proposed common area structures, 4) useable amenities such as picnic tables, covered shelters, benches, gazebos, bike racks,
and/or similar amenities, 5) elevations of all buildings, 6) screening of all mechanical elements, and 7) screening of the trash and recycling receptacles . The'
design review application shall be reviewed and approved by the Eagle Design Review Board prior to commencing construction of the applicable
structure(s).
3.11 The Property as depicted on the Concept Plan is to be developed with a combination of office, retail, and restaurant uses. The Property can be
developed and used consistent with the Mixed Use Land uses allowed by Eagle City Code Section 8-2-3 "Official Schedule of District Regulations", existing at
the time a design review application or conditional use permit application (whatever the case may be) is made for individual building use.
All uses shown as "P" permitted under the MU zoning designation within the Eagle City Code Section 8-2-3 shall be considered permitted uses and all
uses shown as "C" conditional uses under the MU zoning designation shall require a conditional use permit, except as provided herein.
Retail uses are shown as "C" conditional uses under the MU zoning designation within the Eagle City Code Section 8-2-3. Retail use on site is
permitted but shall not exceed 28,175 square feet and shall be restricted to "limited retail" uses as defined by the Eagle City Code.
3.12 The sidewalks adjacent to all rights -of -way shall be detached with a minimum eight foot (8') wide landscape strip as identified in the Concept Plan
dated November 3, 2022.
3.13 All living trees, if any, that do not encroach upon the buildable area on any lot shall be preserved, unless otherwise determined by the Design Review
Board. A detailed landscape plan showing how the trees, if any, will be integrated into the open space areas (unless approved for removal by the Design
Review Board) shall be provided for Design Review Board approval prior to issuance of any building permits.
3.14 Provide a license agreement with ACHD and ITD approving any landscaping and/or sidewalks located in the public right of way abutting the northern,
western, and southern boundaries of the Property prior to issuance of any building permits.
3.15 The owner shall provide construction drawings for all sidewalks and pathway improvements for review and approval prior to issuance of the first
building permit.
4/12/2023
R ft CryE-* N=l. 2022
T,
—;-- ®
It
l 7 - �, 1 1Ql , (`�ly-� 8' r11 a,,1t31 €1��
I Am m-,4.
OWY—YRO.
wrr—E
I—L -XU- .1 --R MR
EAGLE. ID M COMEAUX
RETAIL FLEX PARK
SCHEME 2-D
15
m
4/12/2023
Project Summary:
The applicant, GWC Capital, LLC, represented by Landon Northey, is
requesting:
• Approval of the preliminary plat associated with Valnova Lot 51
Subdivision.
"—, 4/12/2023
s� SPRING —L
N I VALLEY
I
47
PLANNING UNIT MASTER-�
PLAN #1 BOUNDAR, RT
Y I� L
S n •' �" � a t L y ��tL i� —
�v'li
BEACON LIGHT RD.
"is F;
dvx
k.VA
.,ff'�
y
iff
HWY. 26
3
OVERVIEW: ;---�
_ ---
spring Valley: 6,017.00 acres
�
I
I
L '�
i
I
NORTHERN
PLANNING AREA
Water Tank
r
i-",
�V
r
LBIG GULCH?
Power
Sub -Station \
— ' — —
__PLANNING AREA
I
L
SOUTHERN iUUTHERN
�PIANNINGARE
PLANNINGAREA _ JI
HIGHWAY MIXED USE I
PLAN NINGAREA I
I
L
I
--� — —
1—
= LSOUTHWESTERNr
I
PLANNING AREA—J
i I I—
PLANNING AREA LEGEND
vOlV,SpL lF
1-1—AFEA AFEA t}irHirL vunlR a.
—zEO U.E v
BIG GULCH 267 ROM95 ACRES
/�T_,
sOUiMu1EstEFn JU1.9.AC—
GGUTHERN IS]55 ACRE.
Pu\IR zt suBTGTAL L Oa. 91 —EC
4
2
4/12/2023
---� _ --� Spring Valley: 6,017.00 acres
PUMP No. 1: 1,005.91 acres
NORTHERN
PLANNING AREA
Water Tank
li
—� Power
pCANNING AREA "Sub-StationSOUTHERN
1
PLANNING AREA
HIGHWAY MIXED USE .•—�� �-
PLANNINGAREA 1
M 1 J ,_,� �
a �zc:nlyrea[RT.� 1
V
5
I
I I
I J
L _ PLANNINGERE JI
PLANNING AREA LEGEND
IwNNING wREA ARE). WITHIN PUSIP.1
HiCH'llwv ••ItEDUSE ROAD ROW ONLY
BIG �ULCN 26).95 ACRES
sOVTH+.ERTERN b)92 ACRE9
CRTRERI. 27649 ACRES
sOUiIIERN 15155 ACRES
P111P 115UR—TAL 1 1D IACRES
5
NORTHERN
PLANNING AREA
HIGHWAYMIXED USE
PLANNING l.REA
r —1
l
e� /1 J
1
I
3 [SOUTHWESTERN
1 _ IPLANNING
AREA I
J
—
2
rW I
I ww
roLw.D 1E�=JT—,
0
�1
I
L,
1�
:>
EA
SOUTHERN
PLANNING AREA
f. I
._1------� �-
wiD 1
I
I I
I J
SOUTHERN
PLANNING ARE �
Portions of the Valnova Lot 51
Subdivision are within both the Big
Gulch & Southern Planning Areas of
PUMP No. 1
3
4/12/2023
----- �— PUMP No. 1:
Overall Land Use Map
in tom•` — — — — —
� , e
i
� r4
f
7
-- — PUMP No. 1 Units:
Total Approved Units: Z199 Units
.TIC
g
4
4/12/2023
MP No. 1 Village Center:
— PUMP No. 1 Village Center:
The Big Gulch Planning Area will have an urban feel at what is being called the village center with
appropriate landscape, monumentation, signage and place -making features integrated into the design of
the area. The heart of the Big Gulch Planning Area is planned near the intersection of Linder Road and
Spring Valley Parkway and will include several interconnected Neighborhood Centers providing for
employment, shopping, recreational, and housing opportunities. Housing, commercial/ office uses,
roadways and landscape will tend to be arranged in formal patterns with tree- lined Spring Valley Parkway
and pedestrian scale amenities. Buildings along the main arterial roadway may be close to the roadways
to create pedestrian- friendly areas with sidewalks, street trees and benches. Shared surface parking
areas and parking garages will be encouraged at the sides and rear of buildings or within building clusters,
to reduce large areas of paving. On- street parking will be provided where sufficient right- of- way exists.
The architectural character will create an interesting visual experience as one travels through the
community.
The village center is planned to contain a central park, a community recreation center and water amenities
around which the highest density of commercial and residential development will be located. This area
will have businesses, restaurants, civic uses and possibly residential integrated with office/ retail. Parking
will be dispersed in the interior of the parcels and along the streets to minimize the visual impact of large
conventional parking lots and to create a pedestrian- friendly environment.
10
5
4/12/2023
|
L---'-------1 PUMP No. 1:
| Street & Circulation P|8O
'— --
ROADWAY CLASSIFICATION LEGEND
FOOTHILto
LS
FOOTHILLS MINORARTERIAL
COLLECTOR
7
LOCAL
�
SECONDARY ACCESS ROAD u
11
Open Space Plan
Regional Open Space
Community Open Space
WwTP
12
4/12/2023
Project Sur
BOUNDARY OF PUMP NO.
SPRING VALLEY SUB. NO. 1
VALNOVA LOT 51 SUBDIVIS
13
Project Sur
BOUNDARY OF PUMP NO.
SPRING VALLEY SUB. NO. 1
VALNOVA LOT 51 SUBDIVIS
TOTAL SIZE: 23.14-ACRES
50 TOTAL LOTS
• 41 BUILDABLE
• 9 COMMON
• 7 OPEN SPACE
• 2 PRIVATE ALLEY
17.31 ACRES OF OPEN SPA
(74.81% OF THE SITI
14
13
14
4/12/2023
Comprehensive and Zoning Map Designations:
Comprehensive Plan Designation:
Zoning Designation:
Existing:
Foothills Residential
R-1-DA
Foothills Residential
R-1-DA
Proposed:
(No Change)
(No Change)
North of site:
Foothills Residential
R-1-DA
South of site:
Foothills Residential
PS (Public/Semi-Public)
East of site:
Foothills Residential
R-1-DA
West of site:
Foothills Residential
R-1-DA
15
16
E:M
4/12/2023
PLAT:
Glen cara Parkway____,_
........ ..
...........
SINGLE-FAMILY DETACHED (SF3)- 16
5,620 sq. ft. minimum lot size required
4,240 Sq. ft. minimum lot size proposed
10 du/ac max. allowable
5.62 clu/ac max. proposed
17
PLAT: IX
BLOCK i
1%
/) 01,
BLOCK
Glencara Parkway
SINGLE-FAMILY ATTACHED (SFA): 23
No minimum lot size requirement
1,700 Sq. ft. minimum lot size proposed
18 du/ac max. allowable
10.65 du/ac proposed
II
18
aim
4/12/2023
PLAT:=o _
01-0
rr
EIF ..r.. BLOCK 2
" Glencara Parkway
SINGLE-FAMILY SPECIAL LOT (SFSL): 2
3,000 sq. ft. minimum lot size required
3,896 Sq. ft. minimum lot size proposed
12 du/ac max. allowable
6.45 du/ac proposed
19
19
PLAT:
01-0
dL
BLOCK2
I'
Glencara Parkway
BUILDABLE LOTS: 41
SF3: 16
SFA: 23
SFSL: 2
*ALL 41 BUILDALBE LOTS ARE WITHIN THE
BIG GULCH PLANNING AREA
20
20
10
4/12/2023
--"Glencara Parkway
COMMUNITY OPEN SPACE (COS) LOTS: 7
17.31-ACRES TOTAL (74.81%)
13.44-ACRES WITHIN BIG GULCH PA
3.87-ACRES WITHIN SOUTHERN PA
21
PLAT:
won
22
BLOCK i
SLOCK I
21
4/12/2023
PLAT:
23
Pathways and Trails:
Staff reviewed the ------
proposed application and a
letter from the Trails and
Pathways Superintendent
stating that the proposed
pathways and future ®-~ -
improvements are in ` .
conformance with the prior
approval of PUMP No. 1 is ;
included with the staff
report.
-"I -
,f
J-f T71 `' P - PARKS, TRAILS AND OPEN SPACE PLAN
j`� x O SPRING VALLEY
G W C PLANNING UNIT MASTEn'PLAN III
it
24
12
4/12/2023
BLOCK 2
25
25
26
13
4/12/2023
Items of Special Concern:
• Fire Access Easement
• Wayfinding Signage and Addressing
• Future Park Site
• Architectural Compliance
27
Items of Special Concern:
• Fire Access Easement
• Wayfinding Signage and Addressing
• Future Park Site
• Architectural Compliance
2s
14
4/12/2023
Fire Access Easement:
Site Specific Condition of Approval #8:
The applicant shall install bollards at both ends
of the emergency access easement that runs
across the eastern portion of Lots 18 and 23,
Block 2, allowing the easement to be used by
emergency vehicles only. The applicant shall
obtain approval of the bollards from the fire
district with jurisdiction over the property prior
to the issuance of a certificate of occupancy from
the City.
29
Items of Special Concern:
• Fire Access Easement
Ways inding Signaue and Adidressing
• Future Park Site
• Architectural Compliance
30
15
4/12/2023
Wayfinding Signage + Addressing:
Eagle City Code Section 11A-13C-2-5(B)(13):
Where private alleys provide the sole means of vehicular access to a residential dwelling, clear address
wayfinding signage shall be located throughout the subdivision for use by emergency services and individual
building addresses shall be included adjacent to each garage door within the alley or as approved by the fire
district with jurisdiction.
Site Specific Condition of Approval #9:
The applicant shall submit approval from the fire district with jurisdiction over the property stating that
adequate wayfinding signage throughout the residential portion of the subdivision (as required by the fire
district) and building addressing at each unit that is accessed by an alley has been approved prior to the
issuance of a certificate of occupancy from the City. If wayfinding signage is provided, the applicant shall
submit a design review application for review and approval.
31
Items of Special Concern:
• Fire Access Easement
• Wayfinding Signage and Addressing
• Future Park Sits
• Architectural Compliance
32
31
16
4/12/2023
Future Park Site: 'T1CPA
Site Specific Condition of Approval #10:
/,� _ OOUYDA0.Y
The applicant shall submit a design review application that
includes a detailed design of the Community Park
improvements including a trailhead, parking (including a BM1"
minimum of (25) parking stalls for users of the trailhead),
restrooms, clubhouse, recreational pool, sidewalks, ten-
foot (10') wide minimum regional trails, shade pavilions, �d
picnic tables, barbeque grills, trash receptacles, pet waste
stations, benches, and passive turf areas within Lot 47, a�
Block 2 for review and approval prior to the approval of -°
the final plat application associated with Lot 47, Block 2.
33
Items of Special Concern:
• Fire Access Easement
• Wayfinding Signage and Addressing
• Future Park Site
34
33
17
4/12/2023
Architectural Compliance:
Site Specific Condition of Approval #11:
The single-family dwellings and any accessory structures shall be constructed in substantial conformance to the styles of
architecture shown within the within the Valnova Pattern Book (Exhibit "A" ).
To assure compliance with this condition, the applicant shall create an architectural control committee (ACC) as a
component of the development's CC&Rs. Provisions regarding the creation and operating procedures of the ACC shall be
included in the CC&Rs and shall be reviewed and approved by the City attorney prior to the approval of the first final
plat.
The submittal of the building permit application to the City for each structure within the development shall be
accompanied by an approval letter from the Architectural Control Committee. Building permit applications that do not
have an approval letter attached will not be accepted.
To assure compliance with the conditions of approval herein, the City reserves the right to deny, at its discretion, any
building permit application that does not substantially conform to the design requirements as shown on the Exhibit `A".
If a building permit is denied, the applicant shall have the right to appeal the decision to the Eagle City Council in
accordance with Eagle City Code Section 11A-8-8-1.
35
PUMP Compliance:
APPROVED PUMP NO. 1:
38 BUILDABLE LOTS
• 14 SF3
• 13 SFA
• 11 SFSL
COMMUNITY PARK
LOT 51 SUB. PROPOSAL: -
41 BUILDABLE LOTS
• 16 SF3
• 23 SFA
• 2 SFSL
COMMUNITY PARK
M0
4/12/2023
WFA
PUMP Corr
BOUNDARY OF PUMP NO.
SPRING VALLEY SUB. NO. 1
VALNOVA LOT 51 SUBDIVIS
PREVIOUS APPROVALS:
-----; PREVIOUSLY APPROVED
---- ' SUBDIVISION APPLICATION
PREVIOUSLY APPROVED
i---- LANDSCAPE PLANS (DR SUI
PREVIOUSLY APPROVED
---- WWTP (DR SUB.)
PUMP Corr
BOUNDARY OF PUMP NO.
SPRING VALLEY SUB. NO. 1
i VALNOVA LOT 51 SUBDIVIS
PREVIOUS APPROVALS:
-----; PREVIOUSLY APPROVED
---- ' SUBDIVISION APPLICATION
;-"--"; PREVIOUSLY APPROVED
i---- i LANDSCAPE PLANS (DR SUI
;-----; PREVIOUSLY APPROVED
i----- WWTP (DR SUB.)
PLANNING AREA BOUNDAI
38
37
38
19
4/12/2023
PUMP
Compliance:
VALNOVA LOT 51 SUBDIVISION
L23, 81:11.03-ac.
a
L22, Bi: 7.55-acres
x
L23, 83:4.03-acres
L21, Bl: 0.29-acres
g-,,;
`
L22, Bi: 0.54-acres
Qa
L18, Bl: 0.11-acres
e
Z
m
m
L21, B3: 5.70-acres
=
L16, B1: 0.07-acres
,
F
J----- -----
L19, Bl: 61.65-ac.
D
p
L36, B3: 9.96-acres
%
gn
Qa
L34, Bl: 4.36-acres
Z
L18, B1: 2.40-ac.
t;
3
L9, Bi: 3.81-acres
x
O=
L5, Bl: 8.40-acres
1
N
I 1
L1, Bl: 32.19-acre3s
r
39
39
TRACKING SPRING VALLEY APPROVALS TO DATE:
TOTAL ACREAGE
f .__..
/ -
a
� i
Required/Allowable through PUMP No.l
APProved to Date
Remaining to Date
Valnova
15,017.00
162.12
9,864 P8
PUMP No.1
1,110591
167.12
08379
Southwestern PA'
419.00
5B.77
360.29
TOTAL BUILDABLE UNITS
Re uirM /Allowable through PUMP No.l
Approved to Date
Romainln to Date
V.I.-7,160
100
6,972
PUMP No.1
2,199
108
2,011
Southwestern PA`
449
-
4q9
Southern PA*
192
188
Aern
rthPA'
422
422
Big Gulch PA*
1,136
1.136
'LVithin PUMP No. 1
DENsDENSITY(a,hel
Maaimum PA Density:
Current Density (TOTAL);
Current Density:
Valnova
1.19
0.03
1.24
PUMP No.!
2.19
0.19
1.24
Spvthwpstern PA'
1.07
Southern PA'
0.96
1.22
2.69
Northern PA•
2.14
Big Gulch PA*
5.74
'Within PUMP Na. J
40
20
4/12/2023
TRACKING SPRING VALLEY APPROVALS IF LOT 51 SUB IS APPROVED:
TOTALACREAGE
Required/ Allowable through PUMP No.1
Approved W Dale
Remaining to Date
Valnova
6,017.DO
152.12
5.864.88
PUMP Np.1
1,005.91
152.12
853.79
Southwco mPA'
419.D0
58,72
360.29
SouthI, PA'
153.55
74.35
79.20
Northern PA'
276A9
276.49
Big Gulch PA'
267.95
1105
248.9D
'Within PUMP Np. 1
TOTAL BUILDABLE UNITS
Required/ Allowable through PUMP Nu.l
Apprpvgtl to Dale RemalnlnR to Oale
Valnova
],160
6,931
PUMP N,A
2, 199
1,970
Southwestern PA'
449
449
Southern PA'
192
168 4
Nonhern PA'
422
422
Big Gulch PA'
1,136
at 1.095
' Within PUMP No. 1
DENSITY (tlu/at(
Maalmum PA Demlly:
Current Denliry(TOTAL):
Current Demlly:
Valnova
1.19
U.Oi
].St
PUMP N,A
2A9
Southwestern PA'
1.07
Southern PA'
0.96
1.22
2.53
Nonhern PA'
2.14
Big Gulch PA'
5.24
0.15
2A5
'Within PUMP MI. I
OPEN SPACE
Required Minimum through PUMP No,l (acres]
Approved 1p Date (acres(
Remalning to Dale (acres)
%O.S.
Val -
PUMP No.1
505.07
411.39
I
Southwestern PA'
160.27
26.53
133.74
17110
Southern PA'
114.90
47.10
67,80
41%
Nonhern PA'
124 nl
124.41
0%
Rig Gulch PA'
105.49
1905.
86.44
18%
'Wilhio PUMP No. 1
41
Planning Commission Recommendation:
If the preliminary plat for Valnova Lot 17 Subdivision is
recommended for approval, staff recommends the Site
Specific Conditions of Approval found on and
the Standard Conditions of Approval on of the
Staff Report.
42
41
21
4/12/2023
43
ACREAGE:
HIGHWAY MIXED USE
PLANNING AREA
I
-
LN9
ell —J
I
Q
= (SOUTHWESTERN
01- PLANNING
AREA
-�
r
M-D
M V
44
End of Presentation
Spring Valley: 6,017.00 acres
I
NORTHERN
PLANNING AREA
1
91G GULCH
\
AREA
SOUTHERN
SOUTHERN
�PIANNINGN
-� `NNING
PLANNING AREA
NNING AREA
T
I
\T
- UMB --- ----�
PLANNING AREA LEGEND
PLANNINGAREA AREAW-INPUMP11
-1 HIGHWAY-EOUSE ROAOROWONEY
BIGGULCH 26I.-RE.
SOU -STERN 901.92 ACRES
NORTHERN VS-CRE$
SOUTHERN IS]M-ES
PUMP RI SUBTOTAL IOOSBI ACRES
44
22
4/12/2023
Spring Valley: 6,017.00 acres
---� ---7 PUMP No. 1: 1,005.91 acres
NORTHERN
PLANNING AREA
i
I �
I
BIGGUICH w \
i <_ .IPLANNI NG AREA ��
SOUTHERN — SOUTHERN
PLANNING AREA I i PLANNINGANE J
HIGHWAY MIXED USE ■—�� �— S
PLANNING ARFA
r � Msouul�.vasll e:.�
co �PL,;rrnua,;:cr
--- + PLANNINLGNREAELEGENREAw nuN aunty ei
� _ OIL'
n KEo e uECHusE ROADs -ACRSS
ROW
�+ CUI-E9lERN 997 92ACRES
NORTHERN .I6<9AC'ES
SOUTHERN IS)55 ACRE.
45
45
BIG GULCH PA:
Total in SV: 2,114.00 acres
Total in PUMP #1: 153.55 acres
Total in Lot 51 Sub: 61.65 acres
91.9 acres remain in the Southern PA within PUMP No.I
SOUTHERN PA:
Total in SV: 2,114.00 acres
Total in PUMP #1: 153.55 acres
Total in Lot 51 Sub: 61.65 acres
91.9 acres remain in the Southern PA within PUMP No.1
46
23
4/12/2023
Spring Valley: 7,160 units, max.
UNITS:
-- -
1__1 1
�—
NORTHERN \
PLANNING AREA
I
I
- - RGULCH `\
PLAIGNNING AREA ,L
HIGHWAY MIXED USE I
PLANNING AREA
b I 1
I
= LSOUTHWESTERN
( I _ I _J PLANNING AREA
I �un
-
h
Lu
47
SOUTHERN
1` PLANNING AREA p
I
I
I
I I
J
t
UTHERN
PSOIANNING AREA
PLANNING AREA LEGEND
PVJ—G AREA AREAWITHINPUM-1
ICH—MI.ED USE ROAD ROW ONLY
"GULCH SS>.93 ACRES
SOUTH —ERN .192 ACRES
NORTHERN ])6.19 ACRES
SOUTHERN 159.55 ACRES
PUMP R1 SU—OTAL I=91 ACRES
47
Spring Valley: 7,160 units, max.
---�
-7 PUMP No. 1: 2,199 units approved
�
NORTHERN
PLANNING AREA
L
I
RIGGULCH
el I I
'r`LANNI NG AREA
�
SOUTHERNFPLANNINGANE�I
PLANNNNINGGAREA
AREA
L _
HIGHWAY MIXED
PLANNING AREA
USE
r-7�
I I
I
1s 777,i�w.17-1
1;
1
sQ A
__ 1.P
-J L
PLANNING AREA LEGEND
PUNNNG AREA 11-11TH-11111
HIGHWAY MIXED USE ROAD ROW ONLY
vOOA4O IL��—
—ACRES
V
SOUC.
THKLESTERN ]II)92 ACRES
NORTHERN ]):ACRES
SOUTHERN 155.55 ACRES
PU-11 SUR-TOTAL 1.-11 ACRES
48
48
24
4/12/2023
49
DENSITY:
I
l
HIGHWAY MIXED USE I
PLANNING AREA
w,9
Q
= LSOUTMWESTERN
01 - -J PLANNING ARFA
= I
Y
50
BIG GULCH PA:
Total in SV: 2,114.00 units
Total in PUMP #1: 153.55 units
Total in Lot 51 Sub: 41 units
(XXXX) units remain the Big Gulch PA w/in PUMP No.1
SOUTHERN PA:
Total in SV: 2,109 units
Total in PUMP #1: 192 units
Proposed in Valnova Lot 51: 0 units
(4) buildable units remain the Southern PA within PUMP No.1
Spring Valley: 0.50 du/ac base
- --I I
I
NORTHERN '1
PLANNING AREA 1
\ 1
I PLANNGNGGAREA
SOUTHERN - PLANNING SMNN ERNARE�
L
PLANNING AREA I
I
_J WD I
PLANNING AREA LEGEND
WJNINO AREA AREA WITHIN 111111
H CHWAYMIXEDUSE ROAD ROW ONLY
EIGOVLCR 29].95 ACRES
SOUTHWESTERN b].92 ACRE9
NORTHERN 2]919ACRES
SOUTHERN 155.55A^_RES
PUMP 11 SU—TAL 1.00591 ACRES
so
25
4/12/2023
Spring Valley: 0.50 du/ac base
-� ---� Spring Valley: 1.19 du/ac max.
�-
NORTHERN 1
PLANNING AREA
I
I
___
BIG GULCH \ I '
IPIANNING AREA `• L I
SOUTHERN I SOUTHERN ,
PLANNING AREA PLANNING AREA
HIGHWAY MIXED U5E
- �—
PIANNINGARFA
3 TH WESTERN
JPLANISOUNINGAREA
(�; r---- PLANNING AREA LEGEND
CANNING AREA AREA K'IT11I11 PU.11P 11
Polua9lvlF T/��- 1 HIGH--ED USE ROAD RO'N ONLY
1" 50 THJ.ESTERN 31795 ACRES
NORTHERN -T619 ACRES
SOUTHERN IS)55 ACRES
PUM1IP.ISUB.TGTAL ,.00.01ACRES 51
51
IBIG GULC�Hj
NORTHERN
ELM
LAND
'
,SOUTHE
I
BIG GULCH PA:
Max. total density for Big Gulch PA in SV: 0.96 du/ac
SOUTHWESTERN I
Max. allowed density in Big Gulch PA in Pump No.:
1.25 du ac
ELM
LAND
Proposed density of Valnova Lot 51: 3.04 du/ac
If(4) remaining approved lots are developed across the remaining 91.9 acres in
the Southern PA of PUMP No. 1, the density would be 1.25 du/ac
J
52
26
4/12/2023
OPEN SPACE: ---�
I
I
NORTHERN
PLANNINGAREA
CJ
53
54
PUMP No. 1: 505.07 acres total
- - • Open Space Requirement for SV 20%
• Open Space Goal for SV.• 40%
I�
1 1 E CANNING AREA
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PLANNING AREA LEGEND1-110 AREA 15UHiN Pu61P.1
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SOUTHERN 15355 ACRES
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53
Big Gulch PA:
O.S. in PUMP #1: 114.90-acres
O.S. % in PUMP #1: 74.8%
O.S. % Required in PUMP #1: 15%
Proposed Open Space in Valnova Lot 51:
34.94-acres (56.7%)
80.0 acres the remaining 91.9 acres in the Southern PA of PUMP
No. would need to be designated as open space to meet the
requirements of the approved PUMP No. 1
SOUTHERN PA:
O.S. in PUMP #1: 114.90-acres
O.S. % in PUMP #1: 74.8%
O.S. % Required in PUMP #1: 15%
Proposed Open Space in Valnova Lot 51:
34.94-acres (56.7%)
80.0 acres the remaining 91.9 acres in the Southern PA of PUMP
No. would need to be designated as open space to meet the
requirements of the approved PUMP No. 1
27