Findings - PZ - 2025 - PP-2025-06 - Valnova Village Subdivision - Preliminary plat for Valnova Village Sub No. 1BEFORE THE EAGLE PLANNING AND ZONING COMMISSION
IN THE MATTER OF AN APPLICATION
FOR A PRELIMINARY PLAT FOR
VALNOVA VILLAGE SUBDIVISION NO. 1
FOR CLYDE CAPITAL GROUP, LLC
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER PP-2025-06
The above -entitled preliminary plat application came before the Eagle Planning and Zoning Commission
for their recommendation on September 2, 2025, at which time public testimony was taken and the public
hearing was closed. The Eagle Planning and Zoning Commission, 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 Village Subdivision No. 1, a re -subdivision of Lot 11 and Lot 17, Block 1, Spring
Valley Subdivision No. 1, a 331-lot (306-residential, 25-common) subdivision. The 102.91-acre site is
generally located on the north side of Aerie Way approximately 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 on Monday, June 2,
2025, in compliance with the application submittal requirements of Eagle City Code. The application
for this item was received by the City of Eagle on June 18, 2025. Revised application materials were
resubmitted to the City of Eagle on August 18, 2025.
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 August 17, 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 August 15, 2025.
The site was posted in accordance with the Eagle City Code on August 22, 2025. Requests for agencies'
reviews were transmitted on June 27, 2025, in accordance with the requirements of the Eagle City Code.
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.
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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 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 April 11, 2023, the City Council approved the final plat for Spring Valley Subdivision No. 1, a large
lot plat associated with the Spring Valley PUMP No. 1 for GWC Capital, LLC (FP-17-22).
E. COMPANION APPLICATIONS:
There are no companion applications associated with this application.
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN ZONING LAND USE
DESIGNATION DESIGNATION
Existing Foothills Residential R-1-DA
Proposed No Change No Change
North of site Foothills Residential R-1-DA
South of site Foothills Residential R-1-DA
East of site Foothills Residential R-1-DA
West of site Foothills Residential R-1-DA
Vacant Land (Designated for
Future Re -Subdivision)
Single Family Residential
Subdivision
Vacant Land (Designated for
Future Re -Subdivision)
Valnova Kirkhills Subdivison No. 3
(Lot 24 of the Spring Valley
Subdivision No. 1 Large Lot Plat)
Valnova Subdivision No. 1 (Lot 19
of the Spring Valley Subdivision
No. 1 Large Lot Plat), Public Land
(Bureau of Land Management)
Public Land (Bureau of Land
Management)
G. PLANNING UNIT MASTER PLAN REFERENCE:
Valnova Village Subdivision No. 1 is within Spring Valley PUMP No.1 (PU-2021-01).
H. PLANNING UNIT MASTER PLAN PLANNING AREAS:
Valnova Village Subdivision No. 1 (Lot 11 and Lot 17 of Spring Valley Subdivision No. 1) is within
the Big Gulch Planning Area (67.58 acres), the Southwestern Residential Planning Area (35 acres), and
the Northern Residential Planning Area (0.33 acres).
I. SITE DATA:
Total Acreage of Site — 102.91 acres
Total Number of Lots — 331
Buildable — 306
Commercial — 0
Industrial — 0
Common — 25 (22-community open space, 3-regional open space)
Total Number of Units — Single-family — 306 (156-SF3, 72-SFSL, 78-SFA)
Duplex — 0
Multi -family — 0
Total Acreage of Any Out -Parcels — 0.29-acres (Lot 12, Block 1, Valnova Spring Valley Subdivision
No. 1 — City of Eagle Well No. 2)
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ADDITIONAL SITE DATA
Total Residential Units
Dwelling Units per Gross
Acre
Minimum Lot Area
Total Acreage of Common
Area Open Space
Percent of Site as Common
Area Open Space
Total Acreage of Common 111,514 square feet
Area Amenity Space
PROPOSED
SF3: 156 dwelling units
SFSL: 72 dwelling units
SFA: 78 dwelling units
Total: 306 dwelling units
SF3: 6.07 du/ac
SFSL: 7.04 du/ac
SFA: 10.5 du/ac
Total: 2.97 du/ac
Big Gulch PA: 3.11 du/ac
Southwestern PA: 2.74
du/ac
Northern PA: n/a
SF3: 5,472 square feet
SFSL: 5,332 square feet
SFA: 3,165 square feet
43.97 acres
43%
REQUIRED
Total: 305 dwelling units+
SF3: 10 du/ac max.
SFSL: 12 du/ac max.
SFA: 18 du/ac max.
Total: 3.15 du/ac max.+
Big Gulch PA Total: 5.24 du/ac
Southwestern PA Total: 1.07 du/ac
Northern PA Total: 2.14 du/ac
Total PUMP No. 1: 2.19 du/ac
max+
Total Spring Valley: 1.19 du/ac
max ++
SF3: 4,000 square feet
SFSL: 3,000 square feet
SFA: n/a
4.56 acres (minimum)*
4.42% (minimum)*
46,200 square feet (minimum)**
+ 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.
** Based on the Eagle City Code requirement that a minimum of 50% of the required open space must
qualify as an "amenity space" to be used for active/passive recreation.
J. GENERAL SITE DESIGN FEATURES:
Landscape Screening:
Lot 7, Block 6, requires a minimum landscape buffer of 35-feet (35'W) in width along Glencara
Parkway, which is designated as a Collector 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 20-feet (20'W) wide.
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Open Space:
The revised preliminary plat, received by the City on August 18, 2025, shows twenty-five (25) open
space common lots (43.97 acres) consisting of twenty-two (22) Community Open Space lots (8.08
acres) and two (3) Regional Open Space lots (35.89 acres). The total open space accounts for 43.97%
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.
Utility and Drainage Easements, and Underground Utilities:
Eagle City Code section 11A-13C-4 requires utility easements to be not less than ten feet wide (10'W).
Fire Hydrants and Water Mains:
Hydrants are to be located and installed as required by the Star Fire Protection District.
On -site Septic System — No septic systems are proposed with this application.
Preservation of Existing Natural Features:
As part of the Planning 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.
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K. STREET DESIGN:
Public Streets:
SLOPE VARIES -'
2 AC10 EASEMENT
try
,_ PUE
SLOPE VARES -L
P/L
5' a'
WALK LANDSCAPE 2.
L !
55
ROW
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2 ACHD EASEMENT
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2 LANDS8' CAPE. WA'LK I PU0E
14.5 14.5 _
2.1rA.M . 20%(MIN )
35
27
ASPHALT
RESIDENTIAL 59' ROW STREET CROSS SECTION
\PP1.3)SCALE NTS
P/L
ID
PUE
WALK
4T
ROW
37
2S
ASPHALT
20%MIN l I
14.5'
2 0% (MIN )
PA.
5' 10'
WALK PUE
j- SLOPE VARIES
Ir SLOPE VARES
f' )RESIDENTIAL 47' ROW STREET CROSS SECTION
\ PP1.3)SCALE: Nrs
SLOPE VARES -\
10 5'
PUE 2 WALK 2
1 r r..
V
30'
ASPHALT
2.0%(MIN I
(-3'\RESIDENTIAL CUL-DE-SAC 57' ROW
\ PP1.3 /SCALE: NTS
Private Streets:
9.5
LANDSCAPE
No private streets are proposed with this application.
Private Alleys:
Nine (9) private alleys and one (1) private drive are proposed with this application.
Lot 5, Lot 13, Lot 21, Lot 40 and Lot 64, Block 2; Lot 9 and Lot 11, Block 5; and Lot 8 and Lot 26,
Block 6, are private alleys located within common lots.
The private alleys and the private drive will be constructed based on the street and alley section details
shown on page 1.3 of the preliminary plat, date stamped by the City on June 18, 2025.
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SLOPE VARIES
P/L 24'
20'
ASPHALT
10' 10'
P/L
2
J
ra'JtESIDENTIAL 24' PRIVATE ALLEY
\PP1.3)SCALE: NTS
SLOPE VARIES
P/L 20'P/L
16'
2 ASPHALT
8' 8'
I 2.0% (MIN.[
2
(" RESIDENTIAL 20' PRIVATE DRIVE
73/SCALE: NTS
SLOPE VARIES
SLOPE VARIES
Blocks Less Than 500': None proposed
Cul-de-sac Design:
Two (2) total cul-de-sac streets are proposed.
Terminus of Road "B": One (1) cul-de-sac is proposed; approximately 455-feet in length with a 57-
foot radius and 10-foot-wide planter island.
Terminus of Road "D": One (1) cul-de-sac is proposed; approximately 930-feet in length with a 57-
foot radius and 10-foot-wide planter island.
Sidewalks:
The "Residential 59"' street section shown on the preliminary plat shows a fifty -nine -foot -wide (59'W)
right of way, inclusive of detached five -foot -wide (5'W) sidewalks on both sides of the thirty -three-
foot -wide (33'W) Local Street Section.
The residential 47' street section shown on the preliminary plat shows a forty -seven -foot -wide (47'W)
right of way, inclusive of attached five -foot -wide (5'W) sidewalks on both sides of the thirty -three-
foot -wide (33'W) Local Street Section.
The cul-de-sac street section shown on the revised preliminary plat shows a fifty -seven -foot -wide
(57'W) right of way, inclusive of an attached five -foot -wide (5'W) sidewalk on the west side of the
forty -and -one -half -foot -wide (40.5'W) Local Residential Street Section.
Curbs and Gutters:
Curbs and gutters, which meet Ada County Highway District standards, are proposed for the interior
streets.
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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 PEDESTRIANBICYCLE CIRCULATION:
Pedestrian Walkways:
The applicant is proposing:
Five -foot -wide (5'W) detached concrete sidewalks with eight -foot -wide (8'W) parkways on both sides
of "Road A", "Road B" (except for the portion north of the intersection with "Road D"), "Road C", and
"Road E."
Five -foot -wide (5'W) attached concrete sidewalks on both sides of "Road B" (north of the intersection
of "Road D") and on "Road D."
Five -foot -wide (5'W) concrete pathways through the development to provide adequate pedestrian
access into the site from the adjacent Glencara Parkways and into the subject property. Pathways will
either be located within a common lot or within a pedestrian easement within a buildable lot.
A two -to -four -foot -wide (2'-4'W) natural surface trail located within Lots 1, 39, and 40, Block 2, and
Lot 1, Block 4.
M. PUBLIC USES PROPOSED:
The applicant is proposing to dedicate the following for use by the public:
• Public pathways and trails
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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
No unique animal life, unique plant life, unstable soils, or wildlife habitat(s) have been identified within
Exhibit S — `Environmental Design Plan" or Exhibit U — "Habitat Area of Special Concern Plan" within
the approved PUMP No. 1 exhibits.
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.
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.
City Engineer: All comments within the engineer's letter dated August 6, 2025, are of special concern
(see attached).
Ada County Highway District
Central District Health
Department of Environmental Quality
Eagle Sewer District
Idaho Transportation Department
Star Fire Protection District
LETTERS FROM THE PUBLIC:
No letters from the public associated with this application have been received to date.
STAFF ANALYSIS:
Q.
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.
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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-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:
Foothill, Principal Arterial
I..-„ ,.„ krtenal
Principal Arterial (11ighar 16)
0 Potential Roune4.rtxwt Lot ations
to At tilt apptrat at tome W .k+ebprnent
P(.w
iAtAt Ptt,K .nt
f f, 15 Ae
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 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.)
2. Collector Streets:
a. The landscape buffer for collector streets shall be twenty feet (20') minimum except
where it is adjacent to single-family residential uses where it shall be thirty five feet
(35') minimum (not including right of way).
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 1 1 A-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 comer 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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