Findings - CC - 2025 - PP-2024-05 - Valnova Sub No. 4 (Lot 25) 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. 4 (LOT 25) )
FOR CLYDE CAPITAL GROUP, LLC )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER PP-2024-05
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, represented by Kendall Hancey from Horrocks, is requesting preliminary plat
approval for Valnova Subdivision No. 4, a 161-lot (151-residential, 10-common) subdivision. Valnova
Subdivision No. 4 is a re-subdivision of Lot 25, Block 1, Spring Valley Subdivision No. 1. The 67.36-
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:
The application for this item was received by the City of Eagle on October 31, 2024. A verification of
Neighborhood Meeting was received on November 5, 2024, in compliance with the application
submittal requirement of Eagle City Code. 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 November 8, 2024 in accordance with the
requirements of the Eagle City Code.
Notice of Public Hearing on the application for the Eagle 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 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 issued mass grading approval for Valnova Subdivision
No. 4 (GP-2024-05).
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 and Community
Open Space
North of site Foothills Residential R-1-DA Vacant Land (Designated For
Future Re-Subdivision)
South of site Foothills Residential PS (Public/Semi-Public) Public Land (Bureau of Land
Management)
East of site Foothills Residential R-1-DA Vacant Land (Designated For
Future Re-Subdivision)
West of site Foothills Residential PS (Public/Semi-Public) Vacant Land (Designated For
Future Re-Subdivision)
G. PLANNING UNIT MASTER PLAN REFERENCE: PUMP No.1 (PU-01-21)
H. PLANNING UNIT MASTER PLAN PLANNING AREA: Northern Residential Planning Area
I. SITE DATA:
Total Acreage of Site – 67.36-acres
Total Number of Lots – 161
Buildable – 151
Commercial – 0
Industrial – 0
Common – 10 (9-community open space, 1-regional open space)
Total Number of Units – Single-family – 151 (82-SF2, 69-SF3)
Duplex – 0
Multi-family - 0
Total Acreage of Any Out-Parcels – 0-acres
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ADDITIONAL SITE DATA: PROPOSED: REQUIRED:
Dwelling Units per Gross Acre SF2: 4.19 du/ac
SF3: 5.27 du/ac
Total: 2.24 du/ac
SF2: 7 du/ac max.
SF3: 10 du/ac max.
Total: 2.14 du/ac max.+
Northern Residential PA Total: 1.53
du/ac
Total PUMP No. 1: 2.19 du/ac max+
Total Spring Valley: 1.19 du/ac max ++
Minimum Lot Area SF2: 6,656 square feet
SF3: 5,950 square feet
SF2: 6,000 square feet
SF3: 4,000 square feet
Total Acreage of Common
Area Open Space
27.03 acres 2.22-acres*
Percent of Site as Common
Area Open Space (O.S.)
40.1% 3.29% (minimum)*
+ Based on the approved PUMP No. 1.
++ Based on the requirements of the amended and re-instated development agreement
* 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. The overall project has a 20% minimum open space
requirement and 40% goal. Each planning area has a 15% minimum open space requirement.
J. GENERAL SITE DESIGN FEATURES:
Landscape Screening:
Lot 1, Block 1 requires a minimum 50-foot (50’W) wide landscape buffer area adjacent to Aerie Way,
which is identified as a Foothills Arterial within the Master Streets and Circulation Plan, where single-
family residential uses are adjacent to Aerie Way. Where there are no adjacent single-family uses
adjacent the buffer width may be 30-feet (30’W) wide.
Open Space:
The revised preliminary plat, received by the City on December 10, 2024, shows ten (10) open space
common lots (27.03-acres) consisting of nine (9) Community Open Space lots (9.76-acres) and one (1)
Regional Open Space lot (17.27-acres). The total open space accounts for 40.1% of the total area
associated with the preliminary plat. Lot 26 is designated as a Neighborhood Park and is not a part of
this preliminary plat application.
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.
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.
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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.
Cul-de-sac Design:
Road 1: One (1) cul-de-sac is proposed: Approximately 916-feet in length with a 57-foot radius and
10-foot radius planter island.
Road F1: One (1) cul-de-sac is proposed: Approximately 812-feet in length with a 57-foot radius and
10-foot radius planter island.
Road 3: One (1) cul-de-sac is proposed: Approximately 106-feet in length with a 57-foot radius and
10-foot radius planter island.
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Sidewalks:
The street section shown on the preliminary plat shows attached 5-foot-wide sidewalks on both sides
of the 33’ 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 a four-foot-wide (4’W) natural surface trail located within Lot 1, Block 4.
The applicant is proposing one eight-foot-wide (8’ W) and one ten-foot-wide (10’ W) concrete pathway
within Lot 1, Block 1.
PUBLIC USES PROPOSED:
The applicant is proposing to dedicate the following for use by the public:
• Public trails and pathways
M. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP: No map currently exists
N. SPECIAL ON-SITE FEATURES:
Areas of Critical Environmental Concern – No
Evidence of Erosion – No
Fish Habitat – No
Floodplain – No
Mature Trees – No
Riparian Vegetation – No
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 – No
Unique Plant Life – No
Unstable Soils – No
Wildlife Habitat – No
O. 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.
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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.
P. 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.
Ada County Highway District
Eagle Sewer District
Idaho Department of Environmental Quality
Idaho Transportation Department
Marathon Pipeline, LLC
Q. LETTERS FROM THE PUBLIC: None 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.
6.14 Land Use Sub Area:
The Comprehensive Plan designates this site to be located within the 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.
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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
L. Streetscapes:
The following standards shall apply to Spring Valley internal and perimeter roadways as
shown on Exhibit 3-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.)
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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.
b. The landscape buffer for foothills minor arterials (not including Willow Creek Road
which is described below) shall be twenty four feet (24') minimum except adjacent
to single-family residential uses where it shall be thirty five feet (35') minimum (not
including right of way). See exhibit 3-C of this section.
c. A detached sidewalk shall be provided on both sides of the street at least eight feet
(8') from the back of curb. The sidewalk shall be a minimum of five feet (5') wide
and may or may not meander depending on the streetscape approved by the city
with the PUMP. Sidewalks may be attached to the curb in front of bus pullouts but
shall be six feet (6') minimum width in such locations. An eight foot (8') wide
multiuse pathway on one side of the road may be approved by the city within low
density areas (1 acre lots and larger) or along roadways adjacent to regional open
space.
d. The following plant material shall be provided, at a minimum, within the limits of
the buffer area along arterial streets:
(1) Three (3) trees per one hundred (100) linear feet of street frontage on each side
of the street except next to single-family residential uses where there shall be
four (4) trees per one hundred (100) linear feet.
(2) One shrub/ground cover per seventy-five (75) square feet of buffer area
(excluding sidewalks, drives and other hardscape areas). Turf may be used in
place of shrubs/ground covers, but the amount used shall not exceed fifty
percent (50%) of the landscape area on a plat by plat or phase by phase basis.
(3) The landscape planting along Linder Road and the Highway 16 principal
arterial through BLM shall be determined in consultation with BLM and the
city.
e. A minimum five foot (5') high, maximum eight foot (8') high, berm, decorative
block wall, cultured stone, decorative rock, or similarly designed concrete wall, or
fence, or combination thereof shall be provided within or at the limits of the buffer
area adjacent to single-family residential lots or at the property line of such lots.
The maximum slope for any berm, if provided, shall be three feet (3') horizontal
distance to one foot (1') vertical distance. If a decorative block wall, cultured stone,
decorative rock, or similarly designed concrete wall is to be provided in
combination with the berm, a four foot (4') wide flat area shall be provided for the
placement of the decorative wall. Chainlink, cedar, and similar high maintenance
and/or unsightly fencing shall not be permitted. Walls or fencing are not required
adjacent to multi-family residential uses, except when necessary to provide a buffer
to enclose private outdoor living space, nonresidential uses or open space.
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Exhibit 3-B: Foothills Arterial Street 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-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.
• Eagle City Code Section 11A-13C-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
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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.
I. Driveways: Driveways shall provide access to no more than three (3) dwellings.
Driveways providing access to a maximum of eight (8) single-family special lot
units, chapter 2 of this title, may be permitted providing that the total driveway length
does not exceed one hundred fifty feet (150') and review and approval has been
received from emergency service providers for the specific location and configuration.
(Ord. 710, 1-14-2014; amd. Ord. 884, 9-27-2022; Ord. 924, 8-27-2024)
• Eagle City Code Section 11A-13C-4: Easements:
A. Unobstructed utility easements, where required, shall be provided along front lot lines,
rear lot lines and/or side lot lines. Easement widths shall be a minimum of ten feet (10')
along rear and front lot lines and five feet (5') along each side lot line, except that lesser
easement widths shall be permitted, where required, so as to not exceed the required
building setbacks. Where the setback widths require reduced easement widths, the
easement width shall not be less than the setback.
B. A minimum five-foot (5') wide unobstructed drainageway easement shall be provided
in conjunction with the utility easement alongside each side lot line or as required by
the city council except that lesser easement widths shall be permitted, where required,
so as to not exceed the required building setbacks. Where the setback widths require
reduced easement widths, the easement width shall not be less than the setback.
C. All natural drainage courses shall be left undisturbed or be improved in a manner which
will improve the hydraulics and ease of maintenance of the channel. (Ord. 710, 1-14-
2014; amd. Ord. 884, 9-27-2022)
• 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.
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• 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.
• 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, that, “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.”
The application, as proposed, contains 161 total lots (151-buildable; 10 common) which equates to
a total open space requirement of 96,600-square feet (2.22-acres) of open space. The applicant is
proposing 1,177,426.8-square feet of open space which equates to 40.13% of the total land within
the proposed application. The portion of the Spring Valley subdivision as approved through PUMP
No. 1 (PU-01-21) is trending towards compliance of the minimum open space requirements.
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• 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
Maximum Height: 35-feet
* In the SF2 district, the rear setback may be reduced to 15 feet if the rear property line is
adjacent to open space that is a minimum of 50 feet wide.
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.”
• The proposed preliminary plat differs from the PUMP No. 1 approvals in terms of road
configuration. The preliminary plat shows Road 1 terminating in a cul-de-sac, while the approved
PUMP No. 1 Land Use Plan shows Road 1 as a through road intersecting with Road A. 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 1 and Road A 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 C1, Road E1, and Road F1, this modification does not detract from the overall functionality
or intent of the approved road network and is therefore not a substantial deviation from the approved
PUMP.
• 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 for Valnova
Subdivision No. 4 shows the approved 8-foot wide (8’W) concrete community pathway on the
north side of the plat in Lot 1, Block 1, which connects residential sidewalks to Aerie Way.
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Additionally, the proposed 4-foot wide (4’ W) natural surface trails on the south side maintain the
approved connections to surrounding residential areas to the south and east.
The applicant is proposing a 10-foot-wide (10’ W) concrete pathway to allow for pedestrian access
from the terminus of Road 1 through to Road A, as Road 1 is now proposed to terminate in a cul-
de-sac rather than function as a through road, and does not allow for sidewalk connections to Road
A. It is staff’s opinion that the proposed pathway is in conformance with the approved Master
Pathways and Trails Plan and maintains essential pathway connectivity to the east.
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. 4 and Valnova Subdivision
No. 3 (a re-subdivision of Lot 24 of the Spring Valley Large Lot Plat, located to the east of Valnova
Subdivision No. 4). Given the importance of this road for providing access and connectivity
between the two subdivisions, the applicant should be permitted 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.
• 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:
Upon closing the public hearing, the Commission made a motion based on upon the information
provided by staff and the testimony provided. A summary of the deliberation can be found at the
following link (Granicus time: 02:40:36):
https://eagle-id.granicus.com/player/clip/2009?view_id=1&redirect=true
COMMISSION DECISION:
The Commission voted 3 to 0 (Smith and McLaughlin absent) to recommend approval of
PP-2024-05 for a preliminary plat for Valnova Subdivision No. 4 with the site-specific conditions of
approval and standard conditions of approval provided within their findings of fact and conclusions of
law document dated January 21, 2025.
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PUBLIC HEARING OF THE COUNCIL (Public Hearing Audio/Video Record [Granicus Time 3:05:42]
https://eagle-id.granicus.com/player/clip/2029?view_id=1&redirect=true):
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 by no one.
COUNCIL DECISION:
The Council voted 4 to 0 to recommend approval of PP-2024-05 for a preliminary plat for Valnova
Subdivision No. 4 with the following site-specific conditions of approval and standard conditions of
approval, with underlined text to be added by the Council and strikethrough text to be deleted by the
Council:
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 the conditions of FPDP-06-21.
3. Comply with all applicable conditions of the Spring Valley Planning Unit Master Plan No.1 (PU-01-
21).
4. Comply with all requirements of the mass grading permit associated with Spring Valley PUMP No. 1
and Valnova Subdivision No. 4 (GP-2022-01 & GP-2024-05).
5. Comply with all requirements of the City Engineer.
6. 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.
7. 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.
8. The Valnova Subdivision No. 4 shall remain under the control of one Homeowners Association.
9. The applicant shall provide CC&Rs that the Homeowner’s Association shall have the duty to maintain
the pressurized irrigation system and landscaping improvements for all common lots within in the
subdivision in a competent and attractive manner, including the watering, mowing, fertilizing and
caring for shrubs and trees in perpetuity.
10. All plat notes that are on the preliminary plat shall be transferred to the final plat prior to submittal of
a final plat application.
11. 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.
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12. The applicant shall be required to 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
and 10’ wide concrete pathways 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.
13. 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.
14. The applicant shall provide a revised Pathways and Trails Exhibit to include the proposed 10 5-foot-
wide (10 5’ W) concrete pathway in Lot 1, Block 1, as shown in the revised preliminary plat prior to
submittal of a final plat application.
15. The single-family dwellings and any accessory structures shall be constructed in substantial
conformance to the styles of architecture shown within the 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.
16. The applicant shall provide a revised preliminary plat which divides Lot 1, Block 4, into two separate
lots to distinguish the boundary between the land use designations of Community Open Space and
Regional Open Space prior to the submittal of a final plat application.
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.
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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.
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 Middleton Star Fire District 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 Middleton Star
Fire District.
b. The proposed fire hydrant locations shall be reviewed and be approved in writing by Middleton Star
Fire District 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 Middleton Star
Fire District prior to issuance of any building permits.
d. The proposed fire protection system shall be reviewed and approved by Middleton Star Fire District
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.
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.
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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-2024-05) 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 land use districts approved within
PUMP No. 1 (PU-01-21) and Eagle City Code 11A-2-4.
b. 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 Mixed Use and provides the required improvements for a subdivision or as may be
conditioned herein;
c. 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 and the Eagle Architecture and Site Design book (EASD), and the Valnova
design guidelines;
d. 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. 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 25th day of February, 2025.
CITY COUNCIL
OF THE CITY OF EAGLE
Ada County, Idaho
Brad Pike, Ma',,,,V
ATTE
Tracy E. Osb agle City Clerk
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K:\Planning DeptTagle Applications\Spring Valley\Applications\01-Planning Unit No 1\03-PP-FP\05-Valnova Lot 25\01-Valnova Sub. No. 4\03-Working Files\04-City Council\02-CC
Packet\Valnova Sub No 4 CC Findings.docx
