Findings - CC - 2025 - PP-2024-04 - Valnova Sub. No. 3 (Lot 24) Preliminary PlatPage 1 of 22
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BEFORE THE EAGLE CITY COUNCIL
IN THE MATTER OF AN APPLICATION )
FOR A PRELIMINARY PLAT FOR )
VALNOVA SUBDIVISION NO. 3 (LOT 24) )
FOR CLYDE CAPITAL GROUP, LLC )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER PP-2024-04
The above-entitled preliminary plat application came before the Eagle City Council for their action on
February 11, 2025, at which time public testimony was taken and the public hearing was closed. 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:
Clyde Capital Group, LLC, represented by Kendall Hancey with Horrocks, is requesting preliminary
plat approval for Valnova Subdivision No. 3, a re-subdivision of Lot 24, Block 1 of Spring Valley
Subdivision No. 1, a 128-lot (117-residential, 11-common) subdivision. The 41.18-acre site is generally
located 1/4-mile west of the intersection of Big Gulch Parkway and the future Linder Road extension
within PUMP No. 1 of the Valnova development.
B. APPLICATION SUBMITTAL:
A Neighborhood Meeting was held at 8400 West Equest Lane, Eagle, at 6:00 PM, Friday,
September 20, 2024, in compliance with the application submittal requirements of Eagle City Code.
The application for this item was received by the City of Eagle on October 9, 2024. A revised
preliminary plat was received by the City on December 10, 2024.
C. NOTICE OF PUBLIC HEARING:
Notice of Public Hearing on the application for the Eagle Planning and Zoning Commission was
published in accordance with the requirements of Title 67, Chapter 65, Idaho Code and the Eagle City
Code on December 20, 2024. Notice of this public hearing was mailed to property owners in
accordance with the requirements of Title 67, Chapter 65, Idaho Code and Eagle City Code on
December 20, 2024. The site was posted in accordance with the Eagle City Code on
December 27, 2024. Requests for agencies’ reviews were transmitted on October 3, 2024,
in accordance with the requirements of the Eagle City Code.
Notice of Public Hearing on the application for City Council was published in accordance with the
requirements of Title 67, Chapter 65, Idaho Code and the Eagle City Code on January 26, 2025. Notice
of this public hearing was mailed to property owners in accordance with the requirements of Title 67,
Chapter 65, Idaho Code and Eagle City Code on January 24, 2025. The site was posted in accordance
with the Eagle City Code on January 27, 2025.
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D. HISTORY OF REVELANT PREVIOUS ACTIONS:
On December 11, 2007, the City Council approved an annexation and rezone application with a
development agreement from RP (Rural Preservation – Ada County designation) and RR (Rural
Residential – Ada County designation) to R-1-DA (Residential One with a development agreement) for
M3 Eagle (A-14-06 & RZ-19-06).
On November 24, 2009, the City Council approved a development agreement modification to adopt the
M3 Hillside and Grading Standards on November 24, 2009 (RZ-19-06 MOD1).
M3 received a Conditional Letter of Map Revision (CLOMR) from FEMA on February 17, 2009. An
amendment was submitted in March of 2013 and was approved by FEMA on November 8, 2013.
On January 11, 2011, the City Council approved the overall project-wide Habitat Mitigation Plan.
On January 14, 2014, the City Council approved an amended and restated development agreement for
M3/Spring Valley (RZ-19-06 MOD2).
On January 14, 2014, the City Council approved the M3/Spring Valley Development Standards and by
the adoption of Ordinance 710, established Eagle City Code Title 11 – Planned Developments, Chapter
A – Spring Valley.
On March 18, 2022, the City of Eagle Floodplain Administrator approved a Floodplain Development
Permit for Alliance Consulting (FPDP-06-21).
On May 24, 2022, the City Council approved a Planned Unit Master Plan (PUMP) No. 1 for Spring
Valley for GWC Capital, LLC (PU-01-21).
On May 24, 2022, the City Council approved a design review for the common area landscaping along
Aerie Way within Spring Valley Subdivision No. 1 for GWC Capital, LLC (DR-22-22).
On May 24, 2022, the City Council approved a design review application for the common area
landscaping along Big Gulch Parkway, Linder Road, and Aerie Way (East) within Spring Valley
Subdivision No. 1 for GWC Capital, LLC (DR-23-22).
On May 24, 2022, the City Council approved a two (2) community entry monument signs for Spring
Valley Subdivision for GWC Capital, LLC (DR-24-22).
On August 24, 2022, the City approved a Mass Grading Permit associated with the Spring Valley
PUMP No. 1 for Western Construction, Inc. (GP-2022-01).
On October 25, 2022, the City approved Spring Valley Subdivision No. 1, a large lot preliminary plat,
associated with the Spring Valley PUMP No. 1 for GWC Capital, LLC (PP-17-21).
On December 19, 2024, the City Engineer approved a Mass Grading Permit associated with Valnova
Subdivision No. 3 (Lot 24, Block 1 of Spring Valley Subdivision No. 1) (GP-2024-04).
E. COMPANION APPLICATIONS:
There are no companion applications.
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN
DESIGNATION
ZONING
DESIGNATION LAND USE
Existing Foothills Residential R-1-DA Vacant Land (Designated for
Future Re-Subdivision)
Proposed No Change No Change Single Family Residential
Subdivision
North of site Foothills Residential R-1-DA Vacant Land (Designated For
Future Re-Subdivision)
South of site Foothills Residential R-1-DA
Vacant Land (Designated for
Future Re-Subdivision [Lot 25
of the Spring Valley
Subdivision No. 1 Large Lot
Plat]) and Bureau of Land
Management Property
East of site Foothills Residential R-1-DA Vacant Land (Designated for
Future Re-Subdivision)
West of site Foothills Residential R-1-DA Vacant Land (Designated For
Future Re-Subdivision)
G. PLANNING UNIT MASTER PLAN REFERENCE:
Valnova Subdivision No. 3 is located within PUMP No.1 (PU-01-21).
H. PLANNING UNIT MASTER PLAN PLANNING AREAS:
The site is located within the Northern Residential Planning Area and Big Gulch Planning Area.
I. SITE DATA:
Total Acreage of Site – 41.18-acres
Total Number of Lots – 128
Buildable – 117
Commercial – 0
Industrial – 0
Common – 11 (10-community open space, 1-regional open space)
Total Number of Units – Single-family – 117 (58-SF2, 59-SF3)
Duplex – 0
Multi-family - 0
Total Acreage of Any Out-Parcels – 0-acres
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+ Based on the approved PUMP No. 1.
++ Based on the requirements of the amended and re-instated development agreement, the overall
project has a 20% open space requirement and 40% goal. Each Planning Area has a 15% minimum
requirement.
* Based on the Eagle City Code requirement that all subdivisions within the Spring Valley development
are required to have 600 square feet of open space per lot.
J. GENERAL SITE DESIGN FEATURES:
Landscape Screening:
Lot 19, Block 1 requires a minimum landscape buffer of 50-feet (50’W) in width along Aerie Way,
which is designated as a Foothills Principal Arterial Street in the Master Streets and Circulation Plan,
when adjacent to single-family residential uses. If there are no adjacent single-family uses, the required
buffer width may be reduced to 30-feet wide (30’W).
Open Space:
The revised preliminary plat, received by the City on December 10, 2024, shows eleven (11) open space
common lots (15.71-acres) consisting of ten (10) Community Open Space lots (4.07-acres) and one (1)
Regional Open Space lot (11.64-acres). The total open space accounts for 38% of the total area
associated with the preliminary plat.
Storm Drainage and Flood Control:
Specific drainage system plans are to be submitted to the City Engineer for review and approval prior
to the City Engineer signing the final plat. The plans are to show how swales, or drain piping, will be
developed in the drainage easements. Also, the CC&Rs are to contain clauses to be reviewed and
approved by the City Engineer and City Attorney, requiring that lots be so graded that all runoff runs
either over the curb, or to the drainage easement, and that no runoff shall cross any lot line onto another
lot except within a drainage easement.
ADDITIONAL SITE DATA PROPOSED REQUIRED
Dwelling Units per Gross
Acre
SF2: 4.17 du/ac
SF3: 5.10 du/ac
Total: 2.43 du/ac
SF2: 7 du/ac max.
SF3: 10 du/ac max.
Total: 3.15 du/ac max.+
Northern PA Total: 1.53 du/ac
Big Gulch PA Total: 4.24 du/ac
Total PUMP No. 1: 2.19/du/ac max+
Total Spring Valley: 1.19 du/ac max ++
Minimum Lot Area SF2: 8,618 square feet
SF3: 5,950 square feet
SF2: 6,000 square feet
SF3: 4,000 square feet
Total Acreage of Common
Area Open Space
15.71 acres 1.76-acres*
Percent of Site as Common
Area Open Space
38% 4.2% (minimum)*
Total Residential Units SF2: 58-dwelling units
SF3: 59-dwelling units
SF2: 65 dwelling units+
SF3: 64 dwelling units+
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Utility and Drainage Easements, and Underground Utilities:
Eagle City Code section 11A-13C-4 requires utility easements to be not less than 10-feet-wide.
Fire Hydrants and Water Mains:
Hydrants are to be located and installed as may be required by the Star Fire Protection District.
On-site Septic System – No
Preservation of Existing Natural Features:
As part of the Planned Unit Master Plan (PUMP) No. 1 for Spring Valley, the applicant is required to
comply with the Habitat of Special Concern Plan (dated February 2022) at the time of final plat
submittal.
Preservation of Existing Historical Assets:
Staff is not aware of any existing historical assets on the site. If any historical artifacts are discovered
during excavation or development of the site, state law requires immediate notification to the state.
K. STREET DESIGN:
Public Streets:
Applicant’s Justification for Private Streets: None proposed
Private Alleys: None proposed
Blocks Less Than 500': None proposed
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Cul-de-sac Design:
Three (3) total cul-de-sacs are proposed.
Road “B”: One (1) cul-de-sac is proposed; approximately 450-feet in length with a 57-foot radius and
10-foot radius planter island.
Road “E”: One (1) cul-de-sac is proposed; approximately 500-feet in length with a 57-foot radius and
a 10-foot radius planter island.
Road “F”: One (1) cul-de-sac is proposed; approximately 670-feet in length with a 57-foot radius and
a 10-foot radius planter island.
Sidewalks:
The street section shown on the revised preliminary plat shows a 47’ wide right of way inclusive of
attached 5-foot-wide sidewalks on both sides of the 33’ wide Local Street Section.
The cul-de-sacs street section shows a 57’ wide right of way inclusive of an attached 5-foot-wide
sidewalk adjacent to the 48’ wide Local Street Section.
Curbs and Gutters:
Curbs and gutters, which meet Ada County Highway District standards, are proposed for the interior
streets.
Lighting:
Lighting for the proposed public streets is required. Location and lighting specifications incorporating
a “Dark Sky” style of lighting shall be provided to the City Zoning Administrator prior to the submittal
of the final plat. Any modifications made to the lighting shall be completed before the final plat
approval.
Street Names:
Street names should be approved by the Ada County Street Naming Committee prior to submittal of a
final plat application.
L. ON AND OFF-SITE PEDESTRIAN/BICYCLE CIRCULATION:
Pedestrian Walkways:
The applicant is proposing an eight-foot wide (8’W) concrete pathway located within Lot 19, Block 1.
The applicant is proposing a four-foot wide (4’W) natural surface trail located within Lot 1, Block 3.
M. PUBLIC USES PROPOSED:
The applicant is proposing to dedicate the following for use by the public:
• Public pathways and trails
O. SPECIAL ON-SITE FEATURES:
Areas of Critical Environmental Concern – Yes – As identified within the Habitat of Special Concern
Plan (dated February 2022)
Evidence of Erosion – No
Fish Habitat – No
Floodplain – No
Mature Trees – No
Riparian Vegetation – No
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Steep Slopes – Yes – Natural slopes exceed 25% at various locations. Slopes have been evaluated
through the Mass Grading review and are addressed in the hillside and grading standards within the
Development Agreement associated with Spring Valley.
Stream/Creek – No
Unique Animal Life – unknown
Unique Plant Life – unknown
Unstable Soils – unknown
Wildlife Habitat – Yes – Habitat of Special Concern Plan (refer to approved PUMP No. 1 (PU-01-21),
dated February 2022)
P. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN:
A Habitat Mitigation Plan was previously submitted and subsequently reviewed on behalf of the City
by an environmental consultant (ECS) and a letter of adequacy stating the plan was sufficient was
provided. Upon review and approval by ECS the City Council approved the Habitat Mitigation Plan.
The applicant submitted a Habitat Areas of Special Concern Plan (HASC) as part of the Spring Valley
PUMP No. 1 application to address concerns identified within the Habitat Mitigation Plan.
Q. AGENCY RESPONSES:
The following agencies have responded, and their correspondence is attached to the staff report.
City Engineer: All comments within the engineer’s letter dated December 31, 2024, are of special
concern (see attached).
Ada County Highway District
Central District Health
Eagle Fire Department
Eagle Sewer District
R. LETTERS FROM THE PUBLIC:
No letters from the public 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:
Chapter 6 – Land Use
6.3 Land Use Designations
The Comprehensive Plan designates this site as:
Foothills Residential
A unique combination of land uses within the Eagle Foothills that strives to balance residential,
non-residential, and open space (developed and natural) use to create unique hamlets of
development that place urban development within the natural environment without overcrowding
or significantly altering the natural features found on the site.
The overall density in the foothills should be approximately 1 unit per two acres. Residential
densities should be calculated to be commensurate with the existing land conditions. Priorities
for open space areas should be lands with slopes of 25% or greater and important habitat areas.
No residential density should be granted for areas located within the Floodway. Units should be
arranged in accordance with the transect plan as described in the Foothills planning area.
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6.14 Land Use Sub Area:
The Comprehensive Plan designates this site to be located within the North Eagle Foothills
Planning Area.
B. PLANNED UNIT MASTER PLAN (PUMP) PROVISIONS WHICH ARE OF SPECIAL CONCERN
REGARDING THIS PROPOSAL:
• See Planning Unit Master Plan (PUMP) No. 1 for Spring Valley, City Council findings of fact and
conclusions of law, dated May 24, 2022.
C. SPRING VALLEY DEVELOPMENT ORDINANCE (EAGLE CITY CODE TITLE 11A)
PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS PROPOSAL:
• Eagle City Code Section 11A-3-7: Landscape and Buffer Area Requirements:
K. Buffer Areas/Common Lots:
4. Major Roadways: Residential developments within Spring Valley, including, but not
limited to, subdivisions and multi-family developments, shall be buffered from streets
classified as collectors, arterials, and State Highways, as shown on Exhibit 3-A, or as
determined by ACHD or ITD, to protect residential communities from noisy, potentially
dangerous, high speed roads. The "buffer area" shall be defined as a common lot located
between the residential lots within the subdivision and the right of way line of the
adjacent roadway. This buffer is required as part of the common area open space owned
and maintained by a homeowners' association. Any landscaping proposed to be within
the public right of way shall not be included as a part of the buffer area required below.
The height for berming/fencing, except as noted below, shall be measured from the
elevation of the final grade of the adjacent roadway (measured at the centerline) to the
top of the proposed berming/fencing. The required buffer area width, plantings, walls
and fencing are described in subsection L below:
Exhibit 3-A: Master Streets and Circulation Plan
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L. Streetscapes:
The following standards shall apply to Spring Valley internal and perimeter roadways as
shown on Exhibit 4-A above. In all cases, any planting within public rights of way shall be
with approval from the public entity owning the property. (The rights of way widths and
pavement areas in the sections below are shown for illustrative purposes only. Actual rights
of way widths and lane configurations will be determined by ACHD and ITD as appropriate.)
2. Foothills Arterial Streets:
a. The landscape buffer for foothills principal arterials shall be thirty feet (30’) minimum
except adjacent to single-family residential uses where it shall be fifty feet (50’)
minimum (not including right of way). See Exhibit 3-B of this section.
4. Local Residential Streets:
a. There are no landscape buffers for local residential streets. The minimum setback for
local streets (both public and private) in single- and multi-family residential uses shall
correspond to the building setbacks identified in section 11A-2-4, tables 2.2, "Single-
Family Residential District Development Standards", and 2.3, "Multi-Family
Residential District Development Standards", of this title.
b. An attached or detached sidewalk shall be provided on both sides of the roadway as
shown on exhibit 3-F of this section. If the sidewalk is detached it must be at least six
feet (6') from the back of curb with a root barrier or eight feet (8') without a root barrier
to support a class II tree and ten feet (10') to support a class III tree. The sidewalk
shall be a minimum of five feet (5') wide and may or may not meander depending on
the streetscape concept. The sidewalk requirement may be waived as part of the
PUMP approval in the following conditions:
(1) A single loaded street adjacent to a slope (sidewalk shall be required on the
loaded side only).
(2) A double loaded street in a hillside area where topographic constraints allow
sidewalk on one side of the street only to minimize grading.
(3) Single-family special lot (SFSL) neighborhoods as detailed in the Spring Valley
development standards (sidewalk shall be required on at least 1 side of the street).
(4) Low density (1 acre and larger lots) neighborhoods (sidewalk requirement may
be waived where a striped 4 foot wide shoulder is provided).
c. One shade class (class II or class III) selected from the approved tree list in subsection
Y of this section shall be located on both sides of all streets with the landscape strip
between the sidewalk and the curb. If the sidewalk is attached, then the tree shall be
planted a minimum five feet (5') in back of the sidewalk. Trees shall be planted at the
front of each lot generally located on each side of the lot line corner with the distance
between trees to be a minimum of thirty five feet (35') and a maximum of eighty feet
(80') of street frontage.
d. All mailboxes shall be located outside of the minimum sidewalk width and outside of
required sight triangles.
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Exhibit 3-B: Foothills Principal Arterial Section
Exhibit 3-F: Local Residential Street Section
• Eagle City Code Section 11A-3-9: Lighting:
B. Street Lighting
1. The master developer or subdivision developer shall install streetlights at locations
described in subsection B4 below (and as approved by the Administrator). After
installation and acceptance by the Administrator, the owners’ association shall pay the cost
of maintenance and power and assume ownership of the streetlights.
4. Streetlights shall be generally placed at intersections, at the end of cul-de-sacs and other
locations as necessary and subject to city approval to provide for roadway and
neighborhood safety. Streetlight spacing between intersections shall be as follow:
(1) Type A Street Light: One thousand feet (1,000’) maximum or as otherwise
determined by the city.
(2) Type B Street Light: Thirteen hundred feet (1,300’) maximum or as otherwise
determined by the city.
D. Pathway/Trail Lighting
1. Pathway/trail lighting shall consist of two types – pole lights and bollard lights. Pole lights
are identical to parking area lights and are located at trailheads, pathway/trail entries and
intersections and other focal points, such as seating areas. Bollard lights shall be located
along the paved section of the Big Gulch Regional Trail. Bollard lights shall be a concrete
rusted finish pole, or equal, as shown in Exhibit A.
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• Eagle City Code Section 11A-12C-2-1: Location and Design:
Street and road location and design shall conform to the following standards:
G. Cul-De-Sac Streets: Cul-de-sac streets shall not be more than five thousand feet (5,000') in
length and shall terminate with an adequate circular turnaround having a minimum radius of
fifty feet (50') of right of way including a landscape island with a minimum radius of ten feet
(10'). A minimum of forty feet (40') of pavement shall be provided between the landscape
island and the outside edge of the street as measured from the face of vertical curb of the island
to the face of vertical curb located on the outside edge of the street. Where flush ribbon curbs
or rolled curbs are used, the forty feet (40’) of dimension may be taken from the back of curb
of the island to the back of curb located on the outside edge of the street. All cul-de-sac streets
shall include bulb outs every seven hundred fifty feet (750') to allow for emergency vehicles to
turn around. No more than forty (40) lots shall be located on any cul-de-sac street between bulb
outs or beyond the final bulb out. Exceptions to the requirements set forth in this subsection
may be considered by the city council if approved by the fire district with jurisdiction and the
highway district having jurisdiction.
• Eagle City Code Section 11A-13C-8: Fences:
Any fencing located adjacent to Open Spaces and on the street side of all corner lots shall be an
open fencing style such as wrought iron or other similar decorative style, durable fencing material.
Specific buffer area fences and decorative walls may be allowed as otherwise required in Chapter 3
of this Title 11A. Chainlink, cedar, and similar high maintenance and/or unsightly fencing shall not
be permitted within the above designated areas. A chapter within the subdivision CC&Rs shall be
created for the regulation of fences to this effect.
• Eagle City Code Section 11A-13D-1-3: Curbs and Gutters:
A. Generally:
1. Vertical curbs and gutters shall be constructed on collector and arterial streets.
2. Rolled curbs and gutters, or other treatments acceptable to ACHD, may be required on
minor streets.
3. All construction shall be in accordance with the standards and specifications adopted by
the Ada County Highway District.
B. Driveways, Curb Cuts: All driveway openings and curbs shall be as specified by the Ada
County Highway District or the Idaho transportation department.
• Eagle City Code Section 11A-13D-1-5: Streetlights:
The Developer or subdividers within Spring Valley shall be required to install, at the Developer’s
or subdivider’s expense, streetlights that are not the obligation of ACHD in accordance with
specifications and standards set by Chapter 3 of this Title 11A and at locations designated by the
Administrator. After installation and acceptance by the Administrator, the homeowners’
association shall pay the cost of maintenance and power and assume ownership of the streetlights
that are not the obligation of ACHD.
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• Eagle City Code Section 11A-13D-1-6(F): Sidewalks:
F. Sidewalk Design:
1. Sidewalks: An attached or detached sidewalk, a minimum five feet (5') wide, shall be
required on both sides of the street, except as provided herein. Sidewalks may be eliminated
on one or both sides of the street in hillside areas to minimize topographic impacts and
grading. Sidewalks on only one side of the street may also be allowed in the following
conditions:
a. The average width of lots, as measured at the street frontage line or at the building
setback line, is over one hundred fifty feet (150').
b. Within ER and RR neighborhoods.
c. On single loaded streets (that is, streets with lot access on only 1 side of the street).
d. Sidewalks may be eliminated on both sides of a local street under the following
conditions and in compliance with Ada County highway district standards. The
applicant shall show a means of alternative pedestrian movement in the area:
(1) When the existing slope of the hillside exceeds eighteen percent (18%).
(2) When lots exceed an average of five (5) acres in size within a plat.
• Eagle City Code Section 11A-13D-1-8: Underground Utilities:
Underground utilities are required.
• Eagle City Code Section 11A-13D-1-12: Landscape Buffer Areas:
Landscape buffer areas, in accordance with chapter 3 of this title, shall be required for the
protection of residential properties from streets classified as collectors, arterials,
freeways/expressways, waterways, or other features. Subdivision plats shall show the location of
all buffer areas. (Ord. 710, 1-14-2014)
• Eagle City Code Section 11A-13E-3: Hillside Subdivisions:
All development in Spring Valley shall proceed in accordance with the Grading Guidelines and
Hillside Development Standards, dated June 25, 2009 and approved by City Council on November
24, 2009, as the same may be amended from time to time.
D. DISCUSSION:
• Eagle City Code section 11A-13C-6(B): Open Space: states, “The minimum amount
of open space that must be set aside for open space within Spring Valley shall comply with chapter
3 of this title. The minimum amount of open space in all single-family residential subdivisions
(except for the RR and ER land use districts) shall be six hundred (600) square feet per lot.
The minimum amount of open space within any PUMP shall be fifteen percent (15%) of the total
gross acres of the PUMP. No plat shall be approved within any planning area if, with the approval
of such plat, the platted and unplatted open space in the PUMP would fall below fifteen percent
(15%) of the total gross acres of the PUMP. Plats may be denied if the city finds the applicant is
unable to show that fifty percent (50%) of all dwelling units in the planning area, sixty five percent
(65%) of all single-family detached lots less than five thousand (5,000) square feet in the planning
area, and fifty percent (50%) of all single-family detached lots less than eight thousand (8,000)
square feet in the planning area, will abut some form of open space.”
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The application, as proposed, contains 128 total lots (117-buildable; 11 common) which equates to
a total open space requirement of 76,800-square feet (1.76-acres) of open space. The applicant is
proposing 684,328-square feet (15.71-acres) of open space, which equates to 38% of the total land
within the proposed application. This portion of the Spring Valley subdivision, as approved
through PUMP No. 1 (PU-01-21), is trending towards compliance with the minimum open space
requirements.
• Eagle City Code Section 11A-2-4: “Setbacks and General Lot Development Regulations”
provides the following minimum setback requirements for the proposed Land Use Districts:
SF2 (Single-family detached):
Front garage: 20-feet
Side garage: 10-feet
Living: 10-feet
Interior Side: 5-feet
Street Side: 15-feet
Rear: 20-feet
Alley garage: 5-feet or 19-feet or more
SF3 (Single-family detached):
Front Garage: 20-feet
Side Garage: 10-feet
Living: 10-feet
Interior Side: 5-feet
Street Side: 15-feet
Rear: 15-feet
Alley Garage: 5-feet
Maximum Height: 35-feet
11A-2-4(A)(5) states, “Residential setbacks for front, side and rear loaded single- family units
shall be measured from the back of sidewalk, or back of curb if no sidewalk exists, or edge of
pavement if no curb exists, to the foundation of a building or the face of a garage. All other
setbacks shall be measured to the property line or as otherwise noted.”
• Site specific condition of approval #18 of PUMP No. 1 (PU-01-21) establishes maximum density
requirements for sub-zoning designations within the Planning Areas of PUMP No. 1. The
maximum allowed density for Single-Family 2 (SF2) units within the Northern Residential
Planning Area and Big Gulch Planning Area is 7-units per acre. The maximum density allowed
for Single-Family 3 (SF3) units within the Northern Residential Planning Area and Big Gulch
Planning Area is 10-units per acre.
The applicant is proposing a density of 4.17-dwelling units per acre within the SF2 sub-zoning
designation and a density of 5.10-dwelling units per acre within the SF3 sub-zoning designation.
The proposed density is within the maximum allowed density for both SF2 and SF3 sub-zones
and is trending toward overall compliance with the maximum density requirements for PUMP
No. 1.
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• Lot 1, Block 3, is located within the Native/Undisturbed areas within the HASC (Habitat Area of
Special Concern) as identified in the Habitat Mitigation Plan. The Native/Undisturbed Areas
should be clearly delineated on the plat. These preserved areas should be identified to be managed
and maintained as native and undisturbed areas and there shall be no alterations or modifications
to these areas (other than the development of a natural trail) including, but not limited to, grading,
drainage, landscaping, and conventional maintenance. The specific wording shall be reviewed by
the City Engineer and the City Attorney prior to approval of each final plat.
The applicant should provide verification of a deed restriction associated with Native/Undisturbed
areas within the HASC (Habitat Area of Special Concern) prior to submittal of a final plat
application. The applicant should be required to provide a revised preliminary plat delineating the
Native/Undisturbed areas to be undisturbed as identified within the Habitat of Special Concern
(HASC) plan.
The applicant should provide a revised preliminary plat with a new plat note which states, “The
identified Native/Undisturbed areas shall be managed and maintained as native and undisturbed
areas and there shall be no alterations or modifications to these areas including, but not limited to,
grading, drainage, landscaping, and conventional maintenance, with the exception of natural trails,
as required by the City of Eagle.” The revised preliminary plat should be provided prior to submittal
of a final plat application.
• The Master Sidewalks, Pathways, and Trails Plan, dated May 9, 2024, was submitted and reviewed
by the City of Eagle’s Parks, Pathways, and Recreation Commission in May of 2024. The
Commission recommended general approval of the community pathway network and open space
design within the Spring Valley Master Trails and Open Space Plan. The Commission also
determined that pathway, trail and open space recommendations for future plat applications would
be submitted to Planning and Zoning staff for review.
Staff has reviewed the proposed plan and determined it to be in substantial conformance with the
approved Master Pathways and Trails Plan. The proposed Pathways and Trails Plan submitted as
part of the Valnova Subdivision No. 3 application shows the approved 8-foot wide (8’W) concrete
community pathway on the north side of the subject property, which connects residential sidewalks
to Aerie Way. Additionally, the proposed 2-foot wide to 4-foot wide (2’W – 4’W) natural surface
trails on the south side maintain the approved connections to Culbin Way and surrounding
residential areas to the south and west. The applicant should be required to execute pathway
easement agreements in accordance with the requirements of Eagle City Code Section 11A-13D-
1-6 for access and maintenance of the proposed pathways and trails. The recorded Instrument
Number of the executed agreement(s) should be listed on the final plat prior to the City Clerk
signing the final plat mylar.
• The proposed preliminary plat includes Road A, which is designed as a Local Residential Street
that provides an essential connection between Valnova Subdivision No. 3 and Valnova Subdivision
No. 4 (a re-subdivision of Lot 25 of the Spring Valley Large Lot Plat, located to the west of Valnova
Subdivision No. 3). Given the importance of this road for providing access and connectivity
between the two subdivisions, the applicant should be required to construct Road A with the
development of whichever subdivision is constructed first, whether it be Valnova Subdivision
No. 3 or Valnova Subdivision No. 4.
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• The proposed preliminary plat differs slightly from the approved PUMP No. 1 in terms of road
configuration. The approved PUMP shows Road B connecting through to Road A (as named on
the preliminary plat); however, the proposed preliminary plat shows a modified alignment by
designating Road B as a cul-de-sac. The applicant has provided justification for this change based
on the challenging topography of the area. The slope of the land in this section makes it difficult to
construct a safe and functional road connection between Road A and Road B while also complying
with the standards set by the Ada County Highway District (ACHD). Given these site constraints,
it is staff’s opinion that the proposed cul-de-sac is a reasonable solution. Since connectivity to
Road A is still achieved through Road C, this modification does not undermine the overall
functionality or intent of the approved road network and is therefore not a substantial deviation
from the approved PUMP.
• Staff has evaluated the proposed preliminary plat in relation to the approved PUMP No. 1, in terms
of sub-zoning designations, density, road configurations, pathways and trails, open space
provisions, and required infrastructure improvements. Considering the aforementioned items, it is
staff’s opinion that the proposed plat is in substantial conformance with the approved
PUMP No. 1.
PUBLIC HEARING OF THE COMMISSION:
A. A public hearing on the application was held before the Planning and Zoning Commission on January
6, 2025, at which time testimony was taken and the public hearing was closed. The Commission made
their recommendation at that time.
B. Oral testimony in favor of the application was presented to the Planning and Zoning Commission by
no one (not including the applicant/representative).
C. Oral testimony in opposition to the application was presented to the Planning and Zoning Commission
by no one.
COMMISSION DELIBERATION:
A link to the public hearing and the Commission’s motion can be found at the following link:
https://eagle-id.granicus.com/player/clip/2009?meta_id=103371
Upon closing the public hearing, the Commission made a motion based upon the information contained
within the record.
COMMISSION DECISION:
The Commission voted 3 to 0 (McLaughlin and Smith absent) to recommend approval of PP-2024-04 for
a preliminary plat for Valnova Subdivision No. 3 with the following site specific conditions of approval
and standard conditions of approval within the Planning and Zoning Commission Findings of Fact and
Conclusions of Law dated January 21, 2025.
PUBLIC HEARING OF THE COUNCIL:
A public hearing on the application was held before the City Council on February 11, 2025, at which time
testimony was taken and the public hearing was closed. The Council made their recommendation at that
time.
A. Oral testimony in favor of the application was presented to the City Council by no one (not including
the applicant/ representative).
B. Oral testimony in opposition to the application was presented to the City Council Commission by no
one.
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COUNCIL DECISION:
The Council voted 4 to 0 to approve PP-2024-04 for a preliminary plat for Valnova Subdivision No. 3 with
the following site specific conditions of approval and standard conditions of approval:
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Comply with the conditions of the Amended and Restated Development Agreement (Ada County
instrument #114006036) associated with rezone application RZ-19-06.
2. Comply with all applicable conditions of the Spring Valley Planning Unit Master Plan No.1. (PU-01-
21)
3. Comply with all requirements of the mass grading permit associated with Spring Valley PUMP No. 1.
(GP-2022-01)
4. Comply with all requirements of the City Engineer.
5. The applicant shall submit payment to the City for all engineering and legal fees incurred for reviewing
this project, prior to the City Clerk signing the final plat and/or upon receipt of an invoice by the City,
whichever occurs first.
6. Portions of Lot 1, Block 1 and Lot 1, Block 3 are located within the Native/Undisturbed areas within
the HASC (Habitat Area of Special Concern) as identified in the Habitat Mitigation Plan. The applicant
shall provide verification of a deed restriction associated with Native/Undisturbed areas within the
HASC (Habitat Area of Special Concern) prior to submittal of a final plat application.
7. The applicant shall provide a revised preliminary plat delineating the Native/Undisturbed areas to be
undisturbed as identified within the Habitat of Special Concern (HASC) plan. The applicant shall
provide a revised preliminary plat with a new plat note which states, “The identified
Native/Undisturbed areas shall be managed and maintained as native and undisturbed areas and there
shall be no alterations or modifications to these areas including, but not limited to, grading, drainage,
landscaping, and conventional maintenance, with the exception of natural trails, as required by the City
of Eagle.” The revised preliminary plat shall be provided prior to submittal of a final plat application.
8. The applicant shall execute pathway easement agreements in accordance with the requirements of ECC
Section 11A-13D-1-6 for access over and maintenance of the proposed 8’ wide concrete pathway and
2’- 4’ wide natural surface trail. The recorded Instrument Number of the executed agreement(s) shall
be listed on the final plat prior to the City Clerk signing the final plat mylar.
9. The applicant shall be permitted to construct Road A (as shown on the proposed preliminary plat) with
the development of whichever subdivision is constructed first, whether it be Valnova Subdivision
No. 3 or Valnova Subdivision No. 4.
10. Any fencing located adjacent to common area open spaces and on the street side of all corner lots shall
be an open fencing style such as wrought iron or other similar decorative style, durable fencing material.
Specific buffer area fences and decorative walls may be allowed as otherwise required in ECC Section
11A-13C-8. All fencing shall comply with the requirements of the Habitat Mitigation Plan.
11. The Valnova Lot 24 Subdivision shall remain under the control of one Homeowners Association.
12. The applicant shall provide CC&Rs that the Homeowner’s Association shall have the duty to maintain
the pressurized irrigation system and improvements for all common lots within the subdivision in a
competent and attractive manner, including the watering, mowing, fertilizing and caring for shrubs and
trees in perpetuity.
13. All plat notes that are required on the preliminary plat shall be transferred to the final plat prior to
submittal of a final plat application.
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14. 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 of the 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.
15. The single-family dwellings and any accessory structures shall be constructed in substantial
conformance to the styles of architecture shown within the approved Valnova Pattern Book.
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 in the approved Valnova Pattern Book. 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.
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. The applicant shall comply with all requirements of the Ada County Highway District and/or the Idaho
Transportation Department, including but not limited to approval of the drainage system, curbs, gutters,
streets and sidewalks, where applicable.
2. Correct street names, as approved by the Ada County Street Name Committee, shall be placed on the
plat prior to the City Engineer signing the final plat.
3. Complete water and sewer system construction plans shall be reviewed and approved by the City
Engineer and/or the applicable reviewing agency, as required. Required improvements shall include,
but not be limited to, extending all utilities to the platted property. The developer may submit a letter
in lieu of plans explaining why plans may not be necessary.
4. Idaho Department of Health & Welfare approval of the sewer and water facilities is required prior to
the City Engineer signing the final plat (I.C. Title 50, Chapter 13 and I.C. 39-118).
5. Written approval of all well water for any shared or commercial well shall be obtained from the Idaho
Department of Water Resources prior to the City Engineer signing the final plat.
6. Wet line sewers will be required and the applicant will be required to furnish the City Engineer with a
letter from the sewer entity serving the property, accepting the project for service, prior to the City
Engineer signing the final plat.
7. All homes being constructed with individual septic systems shall have the septic systems placed on the
street side of the home or shall have their sewer drainage system designed with a stub at the house front
to allow for future connection to a public sewer system. Any homes proposed to be serviced by septic
systems shall be identified on the plat and a letter of approval from Central District Health shall be
required prior to the City Engineer signing the final plat.
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8. Per Idaho Code, Section 31-3805, concerning irrigation rights, transfer and disclosure, the water rights
appurtenant to the lands in said subdivision which are within the irrigation entity will be transferred
from said lands by the owner thereof; or the subdivider shall provide for underground tile or other like
satisfactory underground conduit to permit the delivery of water to those landowners within the
subdivision who are also within the irrigation entity.
See Eagle City Code Section 11A-13D-1-9(C), which provides overriding and additional specific
criteria for pressurized irrigation facilities.
Plans showing the delivery system must be approved by a registered professional engineer and shall be
approved by the City Engineer prior to the City Engineer signing the final plat.
9. The applicant shall submit a letter from the appropriate drainage entity approving the drainage system
and/or accepting said drainage; or submit a letter from a registered professional engineer certifying that
all drainage shall be retained on-site prior to the City Engineer signing the final plat. A copy of the
construction drawing(s) shall be submitted with the letter.
10. Drainage system plans shall be submitted to the City Engineer for review and approval prior to the City
Engineer signing the final plat. The plans shall show how swales, or drain piping, will be developed in
the drainage easements. The approved drainage system shall be constructed, or a performance bond
shall be submitted to the City Clerk, prior to the City Engineer signing the final plat. The CC&Rs shall
contain clauses to be reviewed and approved by the City Engineer and City Attorney, prior to the City
Engineer signing the final plat, requiring that lots be so graded that all runoff runs either over the curb,
or to the drainage easement, and that no runoff shall cross any lot line onto another lot except within a
drainage easement.
11. No ditch, pipe or other structure, or canal, or drain, for irrigation water or irrigation waste water owned
by an organized irrigation district, canal company, ditch association, drainage district, drainage entity,
or other irrigation entity, shall be obstructed, routed, covered or changed in any way unless such
obstruction, rerouting, covering or changing has first been approved in writing by the entity. A
Registered Engineer shall certify that any ditch rerouting, piping, covering or otherwise changing the
existing irrigation or waste ditch (1) has been made in such a manner that the flow of water will not be
impeded or increased beyond carrying capacity of the downstream ditch; (2) will not otherwise injure
any person or persons using or interested in such ditch or their property; and (3) satisfied the Idaho
Standards for Public Works Construction. A copy of such written approval and certification shall be
filed with the construction drawing and submitted to the City Engineer prior to the City Engineer
signing the final plat.
12. Encroachments including, but not limited to, landscaping, fencing, lighting, and/or pathways shall not
be located within any easement or right-of-way for any ditch, pipe or other structure, or canal, or drain,
used for irrigation water or irrigation waste water without the express written approval of the organized
irrigation district, canal company, ditch association, drainage district, drainage entity or other irrigation
entity associated with such ditch, pipe or other structure, drainage or canal. The applicant shall submit
a copy of the written approval from the irrigation entity, drainage district, or drainage entity prior to the
City Clerk signing the final plat.
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13. Street light plans shall be submitted and approved as to the location, height and wattage to City Staff at
the time of Design Review application submittal. All construction shall comply with the City's
specifications and standards.
The applicant shall delineate on the face of the final plat an easement, acceptable to the City Engineer,
for the purpose of installing and maintaining street light fixtures, conduit and wiring lying outside any
dedicated public right-of-way, prior to the City Engineer signing the final plat. Whether located inside
or outside of the public right-of-way the perpetual maintenance of the street lights shall be the
responsibility of the applicant, subdivider, business owner, homeowner, or homeowner’s/business
owner’s association, whichever the case may be.
The applicant shall pay applicable street light inspection fees on the proposed subdivision prior to
signing of the final plat by the Eagle City Engineer.
14. The applicant shall submit cut sheets showing street lighting details for review and approval by the
Zoning Administrator prior to the submittal of the final plat. The plans shall show how the streetlights
will facilitate the “Dark Sky” concept of lighting.
15. The applicant shall provide utility easements as required by the public utility providing service,
including fiberoptic internet conduit, and as may be required by the Eagle City Code, prior to the City
Engineer signing the final plat.
16. An approval letter from the Fire District who has jurisdiction over the platted area shall be submitted
to the City prior to the City Engineer signing the final plat. The letter shall include the following
comments and minimum requirements, and any other items of concern as may be determined by the
applicable fire department officials:
a. The applicant has made arrangements to comply with all requirements of the Fire District who has
jurisdiction over the platted area.
b. The proposed fire hydrant locations shall be reviewed and be approved in writing by the Fire District
who has jurisdiction over the platted area prior to the City Engineer signing the final plat.
c. Minimum flow per hydrant shall be 1,000 gallons per minute for one and two family dwellings,
1,500 gallons per minute for dwellings having a fire area in excess of 3,600 square feet, and 1,500
gallons per minute (i.e.; Commercial, Industrial, Schools, etc.). Flow rates shall be inspected in
accordance with all agencies having jurisdiction, and shall be verified in writing by the Fire District
who has jurisdiction over the platted area prior to issuance of any building permits.
d. The proposed fire protection system shall be reviewed and approved by the Fire District who has
jurisdiction over the platted area prior to issuance of a building permit.
17. Covenants, homeowner's association by-laws or other similar deed restrictions, acceptable to the Eagle
City Attorney which provide for the use, control and mutual maintenance of all preserved and mitigated
habitat areas, common areas, storage facilities, recreational facilities, street lights or open spaces shall
be reviewed and approved by the Eagle City Attorney prior to the City Engineer signing the final plat.
A restrictive covenant must be recorded and a note on the face of the final plat is required, providing
for mutual maintenance and access easements.
Appropriate papers describing decision-making procedures relating to the maintenance of structures,
grounds and parking areas shall be reviewed and approved by the Eagle City Attorney prior to the City
Engineer signing the final plat.
18. Should the homeowner's association be responsible for the operation and maintenance of the storm
drainage facilities, the covenants and restrictions, homeowner's association by-laws or other similar
deed restrictions acceptable to the Eagle City Attorney shall be reviewed and approved by the Eagle
City Attorney prior to the City Engineer signing the final plat.
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19. The applicant shall submit an application for Design Review, and shall obtain approval for all required
landscaping, common area and subdivision signage prior to the City Engineer signing the final plat.
20. Any recreation area, greenbelt area or pathway area along the Boise River, Dry Creek or any other area
designated by the City Council or Eagle City Parks, Pathways, and Recreation Commission for a path
or walkway shall be approved in writing by the Eagle City Parks, Pathways, and Recreation
Commission prior to approval of the final plat by the City Council.
21. Conservation, recreation and river access easements (if applicable) shall be approved by staff and the
City Engineer and shall be shown on the final plat prior to approval of the final plat by the City Council.
22. The applicant shall place a note on the face of the plat which states: "Minimum building setback lines
shall be in accordance with the applicable zoning and subdivision regulations at the time of issuance
of the building permit or as specifically approved and/or required".
23. The applicant shall comply with the provisions of the Eagle City Code, pertaining to floodplain and
river protection regulations (if applicable) prior to the City Engineer signing the final plat.
24. The applicant shall obtain written approval of the development relative to the effects on the floodplain
(if applicable) from the Corps of Engineers prior to approval of the final plat by the City Engineer.
25. The applicant shall obtain approval of the development relative to its effects on wetlands or other
natural waterways (if applicable) from the Corps of Engineers and the Idaho Department of Water
Resources and/or any other agency having jurisdiction prior to the City Engineer signing the final plat.
26. Basements in homes in the floodplain are prohibited.
27. The Americans with Disabilities Act, Uniform Building Code, Eagle City Code, Eagle Comprehensive
Plan, 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 Commission and/or Council.
28. 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. 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 submits application to the City of Eagle for a change to the
planned use of the subject property.
29. No public board, agency, commission, official or other authority shall proceed with the construction of
or authorize the construction of any of the public improvements required by the Eagle City Code Title
11A “Land Subdivisions” until the final plat has received the approval of the City Council (ECC 11A-
13F-5(A)(2)).
30. Prior to submitting the final plat for recording, the following must provide endorsements or
certifications: Owners or dedicators, Registered Land Surveyor, County Engineer, Central District
Health Department, Ada County Treasurer, Ada County Highway District Commissioners, City
Engineer, and City Clerk.
31. The applicant shall take care to locate and protect from damage existing utilities, pipelines and similar
structures. Documentation indicating that “Digline” has performed an inspection of the site shall be
submitted prior to the issuance of any building permits for the site.
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32. The applicant shall install at the entrance to the subdivision a 4’ x 4’ plywood or other hard surface
sign (mounted on two 4”x 4” posts with the bottom of the sign being a minimum of 3-feet above the
ground) noticing the contractors to clean up daily, no loud music, and no dogs off leash.
33. Owner shall provide a “Heavy Truck Traffic Plan” to be followed by any vehicle or equipment over
8000 GVWR. The plan shall show all designated routes and hours of operation. The heavy truck traffic
routes shall maximize use of highways and major arterials while minimizing use of smaller residential
streets. The plan will also cite that compression braking is prohibited everywhere in Ada
County. Owner is responsible for communicating the approved plan to all sub-contractors and for
monitoring compliance.
34. The applicant shall provide a construction site dust control mitigation plan to be reviewed and approved
by staff prior to the issuance of a “Notice to Proceed” with construction letter.
CONCLUSIONS OF LAW:
1. The Council reviewed the particular facts and circumstances of this proposed preliminary plat
(PP-2024-04) and based upon the information provided concludes that the proposed preliminary plat
application is in accordance with the City of Eagle Title 11A (Planned Developments) because:
a. The requested preliminary plat complies with the approved zoning designation of R-1-DA
(Residential with a development agreement), and the land use districts and lot development
regulations within the preliminary plat are consistent with the requirements of PUMP No. 1 and
Eagle City Code Section 11A-2-4.
b. The requested preliminary plat will be harmonious with and in accordance with the general
objectives of Title 11A of the Eagle City Code since the development is consistent with the
Comprehensive Plan Land Use Map designation of Foothills Residential and provides the required
improvements for a subdivision or as may be conditioned herein;
c. The requested preliminary plat will be designed, constructed, operated, and maintained to be
harmonious and appropriate in appearance with the existing and intended character of the general
vicinity and that such use will not change the essential character of the same area, and because this
site will be designed in accordance with the requirements of the proposed development agreement
modification, standards of Eagle City Code, the Eagle Architecture and Site Design book (EASD),
and the Valnova Design Guidelines;
d. The requested preliminary plat will not create excessive additional requirements at public cost for
facilities and services as the site will be served with central sewer from the Eagle Sewer District
within Valnova, and will use public water to be served from the City of Eagle Municipal Water
system within Valnova. Fire protection will be available from the Middleton Star Fire District and
fire hydrants will be provided where required;
e. The requested preliminary plat will have vehicular approaches to the property designed to not create
an interference with traffic on surrounding public thoroughfares since the project is required to be
reviewed and approved by the Ada County Highway District and is subject to the conditions herein;
f. While there is no capital improvement program, the developer is required to install public
improvements as conditioned herein, or are expected to be installed with the development of
individual lots as conditions of approval;
g. That based upon agency verification and additional written comments provided, or as conditioned
herein, there is adequate public financial capability to support the proposed development;
h. That any health, safety and environmental problems that were brought to the Council’s attention
have been adequately addressed by the applicant or will be conditions of the preliminary plat and
subsequent final plat approval as set forth within the conditions of approval herein.
DATED this 25" day of February 2025
CITY COUNCIL
OF THE CITY OF EAGLE
Ada County, Idaho
Bra ZdTike, Mayor
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K:\Planning Dept\Eagle Applications\Spring Valley\Applications\01-Planning Unit No 1\03-PP-FP\04-Va1nova Lot 24\01-Valnova Sub No. 3\03-Working Files\04-City Council\04-CC
Findings\Valnova Sub No. 3 (Lot 24) CC Findings.docx
