Findings - CC - 2025 - PP-2022-12-MOD1 - A preliminary plat modification for Valnova Lot 19 SubdivisionBEFORE THE EAGLE CITY COUNCIL
IN THE MATTER OF AN APPLICATION
FOR A PRELIMINARY PLAT MODIFICATION
FOR VALNOVA LOT 19 SUBDIVISION FOR
CLYDE CAPITAL GROUP, LLC
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER PP-2022-12-MOD1
The above -entitled preliminary plat application came before the Eagle City Council for their decision on
June 24, 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 Landon Northey, is requesting modification of the
preliminary plat approval for Valnova Lot 19 Subdivision, a re -subdivision of Lot 19, Block 1, Spring
Valley Subdivision No. 1. The applicant is requesting to modify the preliminary plat to reduce the
buildable lot count by twelve (12) units and to revise the land use sub -district designation of those lots
from Single Family Attached (SFA) to Single Family Special Lot (SFSL). The preliminary plat was
approved as a 196-lot (188-residential, 8-common) subdivision. The 61.81-acre site is generally
located 1-mile southeast of the intersection of Big Gulch Parkway at the future Linder Road extension.
B. APPLICATION SUBMITTAL:
A Neighborhood Meeting was held on site at 8400 West Equest Lane, Eagle, at 6:00 PM, Thursday,
May 15, 2025, in compliance with the application submittal requirement of Eagle City Code. The
application for this item was received by the City of Eagle on May 20, 2025.
C. NOTICE OF PUBLIC HEARING:
Requests for agencies' reviews were transmitted on June 3, 2025. 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 June 3, 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 June 3, 2025. The site was posted in accordance with
the Eagle City Code on June 3, 2025.
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-2006-14 & RZDA-2006-19).
On November 24, 2009, the City Council approved a development agreement modification to adopt the
M3 Hillside and Grading Standards on November 24, 2009 (RZDA-2006-19-MOD1).
M3 received a Conditional Letter of Map Revision (CLOMR) from FEMA on February 17, 2009. An
amendment was submitted in March 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.
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Council\Valnova Lot 19 PP MODI CCF.docx
On January 14, 2014, the City Council approved an amended and restated development agreement for
M3/Spring Valley (RZDA-2006-19-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-2021-06).
On May 24, 2022, the City Council approved a Planned Unit Master Plan (PUMP) No. 1 for Spring
Valley for GWC Capital, LLC, (PU-2021-01).
On May 24, 2022, the City Council approved a design review for the common area landscaping along
Aerie Way within Spring Valley PUMP No. 1 for GWC Capital, LLC, (DR-2022-22).
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 PUMP No. 1 for GWC
Capital, LLC, (DR-2022-23).
On May 24, 2022, the City Council approved a two (2) community entry monument signs for Spring
Valley Subdivision for GWC Capital, LLC (DR-2022-24).
On August 24, 2022, the City approved a Mass Grading Permit associated with the Spring Valley
PUMP No. 1 for Western Construction, Inc.
On October 25, 2022, the City Council approved Spring Valley Subdivision No. 1, a large lot
preliminary plat, associated with Spring Valley PUMP No. 1, for GWC Capital, LLC (PP-2021-17).
On January 24, 2023, the City Council approved Valnova Lot 17 Subdivision, a preliminary plat
associated with Lot 17 (now Lot 19), Block 1, Spring Valley Subdivision No. 1 for GWC Capital, LLC
(PP-2022-12).
On February 28, 2023, the City Council approved the common area landscaping within Valnova Lot
17, Block 1, Spring Valley Subdivision No. 1, for GWC Capital LLC (DR-2022-80).
E. COMPANION APPLICATIONS: No companion applications were submitted with this application.
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Council\Valnova Lot 19 PP MOD1 CCF.docx
F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN
DESIGNATION
ZONING
DESIGNATION
LAND USE
Existing
Foothills Residential
R-1-DA
Single Family Residential
Subdivision and Community
Open Space
(Valnova Lot 19 Subdivision)
Proposed
No Change
No Change
Single Family Residential
Subdivision and Community
Open Space
(Valnova Lot 19 Subdivision)
North of site
Foothills Residential
R-1-DA
Vacant Land (Designated For
Future Re -Subdivision)
South of site
Foothills Residential
PS (Public/Semi-Public)
Vacant Land and Public Land
(Bureau of Land Management)
East of site
Foothills Residential
PS (Public/Semi-Public)
Vacant Land and Public Land
(Bureau of Land Management)
West of site
Foothills Residential
R-1-DA
Vacant Land (Designated For
Future Re -Subdivision)
G. PLANNING UNIT MASTER PLAN REFERENCE: Valnova Lot 19, Block 1, Spring Valley
Subdivision No. 1 is part of Planning Unit Master Plan (PUMP) No.1 (PU-2021-01).
H. PLANNING UNIT MASTER PLAN PLANNING AREA: Valnova Lot 19, Block 1, Spring Valley
Subdivision No. 1 is located within the Southern Planning Area.
I. SITE DATA:
Total Acreage of Site — 61.65-acres
Total Number of Lots — 184
Buildable —176
Commercial — 0
Industrial — 0
Common— 13 (7-community open space, 1-regional open space, 5-private
alleys)
Total Number of Units — Single-family —176 (61-SF3, 82-SFA, 33-SFSL)
Duplex — 0
Multi -family - 0
Total Acreage of Any Out -Parcels — 0-acres
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Council\Valnova Lot 19 PP MODI CCF.docx
ADDITIONAL SITE DATA
PROPOSED
REQUIRED
Dwelling Units per Gross Acre
SF3: 5.89 du/ac
SFSL: 10.03 du/ac
SFA: 10.94 du/ac
Total: 3.04 2.85 du/ac
SF3: 10 du/ac max.
SFSL: 12 du/ac max.
SFA: 18 du/ac max.
Total: 3.15 du/ac max.+
Southern PA Total: 0.96/du/ac
Total PUMP No. 1: 2.19/du/ac
max+
Total Spring Valley: 1.19 du/ac
max ++
Minimum Lot Area
SF3: 4,240 square feet
SFSL: 4,461 square feet
SFA: 2,037 square feet
SF3: 4,000 square feet
SFSL: 3,000 square feet
SFA: N/A
Total Acreage of Common Area
Open Space
34.94 acres
2.77-acres*
Percent of Site as Common Area
Open Space
57.27%
4.55% (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.
J. AGENCY RESPONSES:
The following agencies have responded and their correspondence is attached.
City Engineer: All comments within the engineer's original application letter dated October 4, 2022,
are of special concern (see attached).
Department of Environmental Quality
Eagle Sewer District
Idaho Transportation Department
K. LETTERS FROM THE PUBLIC:
No correspondence from the public has been received to date regarding this application.
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Council\Valnova Lot 19 PP MODI CCF.docx
STAFF ANALYSIS:
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 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-2-2: LAND USE DISTRICTS:
D. Residential:
Residential districts are intended to provide residential neighborhoods with a range of lot sizes
and housing types depending on location, site conditions, and market influences to create a
community that emphasizes housing diversity. Residential districts are comprised of single-
family detached (RR, ER, SF1, SF2, SF3, SFZL, SFSL), single-family attached (SFA) and
multi -family (MF1, MF2) at various densities and mixes. Residential districts may also
include schools, daycare facilities, worship sites, parks, playfields, and other recreational
facilities, golf courses, resorts, vineyards and wineries, and other complementary uses. Some
residential uses are also permitted in nonresidential land use districts as shown in section 11 A-
2=3, table 2.1 of this chapter. Refer to section 11 A-2-4, table 2.2 of this chapter for residential
land use descriptions and density ranges.
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Council\Valnova Lot 19 PP MODI CCF.docx
• Eagle City Code Section 11A-2-4: SETBACKS AND GENERAL LOT DEVELOPMENT
STANDARDS:
Table 2.2 — Single -Family Residential District Development Standards
Single -Family Residential Uses
District
Maximum
Density
Minimum Lot
Area
Minimum
Setbacks
Maximum
Height
(SFSL) Single-
family special
lot
12 units per
gross acre
3,000 sq. ft.
See subsection
G, "Single -
Family Special
Lot (SFSL)
Development
Standards", of
this section
38'
(SFA) Single-
family attached
18 units per
gross acre
N/A
Front: See note
2
Interior Side: 5'
Street Side: 15'
Rear: 15'
Alley garage: 5'
or 19' or more
38'
Notes:
2. In the SFZL and SFA districts, the front building setback, exclusive of the garage, may be
eight feet (8'). The front setback to a side entry garage may also be eight feet (8'). The
setback to a front entry garage shall be either nineteen feet (19') or more or three to five feet
(3' to 5'). Setbacks between five feet (5') and nineteen feet (19') are not allowed.
G. Single -Family Special Lot (SFSL) Development Standards: The SFSL district offers
alternative site planning and housing mix opportunities from the typical single-family
detached development. SFSL projects shall conform to the following:
1. Applicability: A parcel may be developed using a combination of SFSL types.
2. Development Standards: Development standards for each SFSL type are shown in exhibits
2.2 through 2.8 of this section. Alternative SFSL types may be added to these standards in
the future through a modification of these standards (see Chapter 8 of this title) to reflect
new housing designs and neighborhood configurations.
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EXHIBIT 2.2
Front Loaded Lots
minimum 150 s.f. of private outdoor
space (with min. 6' dimension)
may occur in front, roar, or side of lot.
10.00'
Local Street
MINIMUM DEVELOPMENT STANDARDS
1. Building Setbacks:
a. From Local Street io' to any part of the building if a xo' PUID Easement
is required
3' to porch, courtyard wall, privacy wall (wall length may not
exceed 5o% of the width of the lot), portico, outside staircase,
balcony, or other similar elements if no io' PUID Easement is
required
to face of front -loaded garage
22'to stab of side -loaded garage
b. From interior Side Property Line 3' (measured to finished exterior wall surface)
c. From Rear Property Line 5' (measured to finished exterior wall surface)
2. Building Separation 6' (measured to finished exterior wall surface)
3. Private Yard Space i o s.f. (with minimum 6' dimension)
4. Use Easement Criteria Dedicated 3' from one lot to adjacent lot, where applicable
5. Planter Strip 6' min. (between back of walk and curb, where applicable)
NOTES:
Footprints are for illustrative purposes only. All setbacks must comply with applicable health and safety requirements. All
setbacks shall be measured from the back of sidewalk or from the back of curb if no sidewalk exists.
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Council\Valnova Lot 19 PP MODI CCF.docx
EXHIBIT 2.3
Rear Loaded Lots
N
3.00'
to courtyard
wail or fence
10.00'
to biking
a)
0,
cc;
0
0
J
J
mktknun
se
r.
typical use 1
easemetr
20' wide Alley or SFSI Drive Aisle
wIh 3-6'Iandscappee pardon each
skle and 'No Parting' algns posted.
0
0
I
rid toot
3.00'
6.00'
mirtn..i n I b0 s.f. o' privato
outdoor ,sppaaa (Mat min.
e 4mnsb enl may occur In
front. rear. or side or lot.
3.00'
minimum
serration
tel
5' to Wing area
on second floor
Local Street
MINIMUM DEVELOPMENT STANDARDS
el
1. Building Setbacks.
a. From Local Street 1o' to any part of the building if a io' PUID Easement
is required
3' to porch, courtyard wall, privacy wall (wall length may
not exceed 5o% of the width of the lot), portico, outside
staircase, balcony, or other similar elements if no 10' PUID
Easement is required
b. From Alley or S FSL Drive Aisle 3'-5' to face of garage, courtyard wall or fence
10' to living space on ground floor
5' to living area on second floor
c. From Interior Side Property Line 3' (measured to finished exterior wall surface)
d. From Parcel Perimeter Property Line 5' (measured to finished exterior wall surface)
2. Building Separation 6' (measured to finished exterior wall surface)"
3. Private Yard Space 15o s.f. (with minimum 6' dimension)
4. Use Easement Criteria Dedicated 3' from one lot to adjacent lot, where applicable
5. Planter Strip 6' min. (between back of walk and curb, where applicable)
NOTES:
Footprints are for illustrative purposes only. All setbacks must comply with applicable health and safety requirements. All
setbacks shall be measured from the back of sidewalk or from the back of curb if no sidewalk exists. Garages may also be
detached with a minimum separation of 6' from the dwelling.
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Council\Valnova Lot 19 PP MODI CCF.docx
EXHIBIT 2.4
Front Loaded "Z" Lots
b
0
Local Street
MINIMUM DEVELOPMENT STANDARDS
minimum 150 5.f. of prNate outCOOr
soots (uAtt min. 6'tltrtenskr)
may occur p front, rear. 0..11,f bl.
5.00'
i. Building Setbacks:
a. From Local Street io' to any part of the building if a io' PUID Easement
is required
3' to porch, courtyard wall, privacy wall (wall length
may not exceed 5o% of the width of the lot), portico, outside
staircase, balcony, or other similar elements if no io' PUID
Easement is required
to face of front -loaded garage
12' to slab of side -loaded garage
b. From Interior Side Property Line 3' (measured to finished exterior wall surface)
c. From Rear Property Line.. 5' (measured to finished exterior wall surface)
2. Building Separation 6' (measured to finished exterior wall surface)
3. Private Yard Space i5o s.f. (with minimum 6' dimension)
4. Use Easement Criteria Dedicated 3` from one lot to adjacent lot, where applicable
5. Planter Strip 6' min. (between back of walk and curb, where applicable)
NOTES:
Footprints are for illustrative purposes only. All setbacks must comply with applicable health and safety requirements. All
setbacks shall be measured from the back of sidewalk or from the back of curb if no sidewalk exists.
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EXHIBIT 2.5
Rear Loaded
Landscape
Area
ic,or/
11=p
03
ct
0
-J
3.00'
to courtyard
wd o' race
„Z„
MINIMUM DEVELOPMENT STANDARDS
Lots
— •1. l accessory
-.-.. .{1.. t above garage
• .gy or SFSt PT.'e Alae r' • ' k
eech <i,..: , . -.r 7...}—.. i...
It,ttjttum G
buidlnq
Local Street
rtdnimum 150 s.1, o' tatirate outdoor
space terih min, a dpnens onj tray
occu-In front, rear or side el b
1. Building Setbacks:
a. From Local Street io' to any part of the building if a io' PUID Easement
is required
3' to porch, courtyard wall, privacy wall (wall length may not
exceed 5o% of the width of the lot), portico, outside staircase,
balcony, or other similar elements if no io' PUID Easement is
required
b. From Alley or SFSL Drive Aisle 3'-5' to face of garage or 19' or more and 5' to fence
io'to living space on ground floor
s' to living space on second floor
c. From Interior Side Property Line 3' (measured to finished exterior wall surface)
2. Building Separation 6' (measured to finished exterior wall surface)
3. PrivateYard Space iso s.f. (with minimum 6' dimension)
4. Use Easement Criteria Dedicated 3' from one lot to adjacent lot, where applicable
5. Planter Strip 6' min. (between back of walk and curb, where applicable)
NOTES:
Footprints are for illustrative purposes only. All setbacks must comply with applicable health and safety requirements. All
setbacks shall be measured from the back of sidewalk or from the back of curb if no sidewalk exists. Garages may also be
detached with a minimum separation of 6' from the dwelling.
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Council\Valnova Lot 19 PP MODI CCF.docx
D. DISCUSSION:
• The development agreement (Ada County Instrument #114006036) associated with the Valnova
development, along with Eagle City Code Title 11A, establish the process in which specific land
uses, or Districts, are allocated through the property. The entirety of the Valnova property was
rezoned, upon annexation, to R-1-DA and will remain as such. Through the Planning Unit Master
Plan (PUMP) process, District designations are (i.e. sub -zone designations) are assigned to future
development areas. Finally, at the time of approval of subsequent preliminary plat applications by
City Council, the District designation for each individual lot is formalized (e.g. SF3, SFA, SFSL,
COS, etc.). The applicant is seeking a modification to the previously approved preliminary plat
application (PP-2022-12) to change the District designation for 45 buildable lots. This proposed
modification would reduce the number of Single Family Attached (SFA) lots from 115 to 82 (-33)
and would increase the number of Single Family Special Lots (SFSL) from 12 to 33 (+21). As a
result, the Valnova Lot 19 Subdivision would reduce the total buildable lot count from 188
residential units to 174; a net reduction of 12 buildable lots.
The layout of the streets, sidewalks, pathways, trails, open space, and amenities within the Valnova
Lot 19 Subdivision are not proposed to be amended through this application.
PUBLIC HEARING OF THE COUNCIL:
A. A public hearing on the application was held before the City Council on June 24, 2025, at which
time testimony was taken and the public hearing was closed. The City Council made their decision
at that time.
B. Oral testimony in favor of the application was presented to the City Council by no one (not
including the applicant/ representative).
C. Oral testimony in opposition to the application was presented to the City Council by no one.
COUNCIL DELIBERATION:
Upon closing the public hearing, the Council 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: 01:09:34): https://eagle-id.granicus.com/player/clip/2099?meta id=110331
COUNCIL DECISION:
The council voted 4 to 0 to approve of PP-2022-12-MOD1 for a preliminary plat modification for Valnova
Lot 19 Subdivision. The site -specific conditions of approval for PP-2022-12 (fka Valnova Lot 17
Subdivision) are listed below for reference and shall remain in effect. No additions or modifications to the
conditions of approval are approved with this application.
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-2026-19.
2. Comply with the conditions of FPDP-2021-06.
3. Comply with all applicable conditions of the Spring Valley Planning Unit Master Plan No. 1
(PU-2021-01).
4. Comply with all requirements of the mass grading permit associated with Spring Valley PUMP No. 1.
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.
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7. The private alleys shall be constructed pursuant to the requirements of Eagle City Code section 11A-
13C-2-5.
8. Provide a revised preliminary plat with the title block amended to state, "Valnova Lot 17 Subdivision,
Re -Subdivision of Lot 17, Block 1 of Spring Valley Subdivision No. 1." Remove all references to
"Spring Valley Subdivision No. 6." The revised preliminary plat shall be provided prior to submittal of
a final plat application. (ECC 11A-13A-6)
9. Provide a revised preliminary plat with an updated open space calculations table that accounts for all
201 proposed lots when calculating for minimum open space requirements. The revised preliminary
plat shall be provided prior to submittal of a final plat application. (ECC 11A-13A-6)
10. Provide a revised preliminary plat with an updated land use table on page EN01, Sheet 03. The revised
preliminary plat shall be provided prior to submittal of a final plat application. (ECC 11A-13A-6)
11. Lot 37, Block 1, is 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. 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, 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.
12. Provide a revised preliminary plat with a new plat note #6 revised to state, "Direct lot access from Big
Gulch Parkway and Linder Road is prohibited unless approved by the Ada County Highway District
and the City of Eagle." The revised preliminary plat shall be provided prior to submittal of a final plat
application.
13. Provide a revised preliminary plat with a new plat note #11 revised to state, "Lot 53, Block 1; Lot 6
Block 3; Lots 50 & 51, Block 4; and Lot 34, Block 5 are private alleys which shall have a blanket public
utility, drainage, and irrigation easement. All residential lots within the proposed subdivision shall have
a) non-exclusive perpetual right of ingress and egress easement over said lot, b) the easement shall run
with the land, c) the homeowner association shall be responsible for the operation and maintenance of
the private alley, and d) the restrictive covenant for operation and maintenance of the private alley
cannot be dissolved or modified without the express consent of the City of Eagle" The revised
preliminary plat shall be provided prior to submittal of a final plat application.
14. 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.
15. The Valnova Lot 17 Subdivision shall remain under the control of one Homeowners Association.
16. The applicant shall provide CC&Rs that the Homeowner's Association shall have the duty to maintain
the pressurized irrigation system and all common landscape areas in the subdivision are maintained in
a competent and attractive manner, including the watering, mowing, fertilizing and caring for shrubs
and trees in perpetuity.
17. 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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Council\Valnova Lot 19 PP MODI CCF.docx
18. 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.
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 standard conditions of approval, as approved within the original
application approval, PP-2022-12.
CONCLUSIONS OF LAW:
1. The Council reviewed the particular facts and circumstances of this proposed preliminary plat
modification (PP-2022-12-MOD1) 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 modification complies with the approved zoning designation of R-
1-DA (Residential with a development agreement) and the amended land use districts within the
preliminary plat are consistent with the land use districts approved within PUMP No. 1 (PU-01-21)
because the single family special lots (SFSL) were approved within this large lot development
parcel within PUMP No. 1 and no new districts were proposed within the Lot 19 preliminary plat
boundary.
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);
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 and will use public water to be
served from the City of Eagle Municipal Water system. 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;
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;
g.
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Council\Valnova Lot 19 PP MOD1 CCF.docx
h. That any health, safety and environmental problems that were brought to the Commission'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 8th day of June, 2025.
CITY COUNCIL
OF THE CITY OF EAGLE
Ada County, Idaho
AT EST:
° °,s-, OF ��°
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Tracy E. ►..: >, rn, Eagle City Clerk = • ° _ �' i;1E1
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Council\Valnova Lot 19 PP MODI CCF.docx