Findings - DR - 2025 - DR-2025-80 - Valnova - Shea Homes Townhouses - Design Review for 23 Townhome Buildings (46-Units) Within Valnova Subdivision No 1 for SH ACQ2020, LLC BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION FOR )
A DESIGN REVIEW FOR 23 TOWNHOME )
BUILDINGS(46-UNITS)WITHIN VALNOVA )
SUBDIVISION NO. 1 FOR SH ACQ2020,LLC )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-2025-80
The above-entitled design review application came before the Eagle Design Review Board for their action
on December 11,2025. The Eagle Design Review Board 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:
SH ACQ2020,LLC,represented by Nicolette Womack with Kimley-Horn,is requesting design review
approval for 23 townhome buildings(46-units).The 13.36-acre site is generally located on the east side
of West Glencara Court north of West Silverberry Drive within Valnova Subdivision No. 1 (Lots 52-
75,Block 1,Lots 1-10,Block 2, Lots 14-17,Block 3,and Lots 2-9,Block 4).
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on September 23, 2025. Revised information
(material boards)was received December 3,2025.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on October 7, 2025, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
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 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-2021-17).
On January 10, 2023,the City Council approved a preliminary plat for Valnova Lot 17 Subdivision(a
re-subdivision of Spring Valley Subdivision No. 1), a 201-lot (188-buildable, 13-common [7-
community open space, 1-regional open space, 5-private alleys]) subdivision(PP-2022-12).
On February 28, 2023, the City Council approved a design review application for the common area
landscaping within Valnova Subdivision No. 1 (fka Lot 17,Block 1, Spring Valley Subdivision No. 1)
(DR-2022-80).
On February 28, 2023, the City Council approved a design review application for two neighborhood
entry monument signs for Valnova Subdivision No. 1 (DR-2022-81).
On August 22,2023,the City Council approved a final plat application for Valnova Subdivision No. 1
(FP-2023-03).
On May 28,2024,the City Council approved a design review application to modify the common area
fencing within Valnova Pump No. 1,Lot 19(DR-2022-80-MOD1).
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On June 24, 2025, the City Council approved a modification of the preliminary plat approval for
Valnova Lot 19 Subdivision, a re-subdivision of Lot 19,Block 1, Spring Valley Subdivision No. 1 PP-
2022-12-MOD 1).
For additional property history see: A-2006-14 & RZ-2006-19, RZ-2006-19-MOD1, RZ-2006-19-
MOD2, FPDP-2021-06, DR-2022-22, DR-2022-23, DR-2022-24, DR-2025-19, DR-2025-20, and DR-
2025-40.
E. COMPANION APPLICATIONS:
There are no companion applications.
F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN ZONING LAND USE
DESIGNATION DESIGNATION
Existing Foothills Residential R-1-DA(Residential with a Vacant lots within Valnova
development agreement) Subdivision No. 1
Proposed No Change No Change Single Family attached
(46-units)
North of site Foothills Residential R-1-DA(Residential with a Vacant lots within Valnova
development agreement) Subdivision No. 1
South of site Foothills Residential R-1-DA(Residential with a Vacant lots within Valnova
development agreement) Subdivision No. 1
East of site Foothills Residential R-1-DA(Residential with a Vacant lots within Valnova
development agreement) Subdivision No. 1
West of site Foothills Residential R-1-DA(Residential with a Common lot within
development agreement) Valnova Subdivision No. 1
G. DESIGN REVIEW OVERLAY DISTRICT:
This site is located within the city-wide Design Review Overlay District.
H. URBAN RENEWAL AGENCY:
The site is not located within the Urban Renewal Agency.
I. EXISTING SITE CHARACTERISTICS:
The site has been developed with curb,gutter, and sidewalk as part of Valnova Subdivision No. 1.
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J. SITE DATA:
SITE DATA PROPOSED REQUIRED
Total Acreage of Site 13.36-acres(581,961-SF) N/A
Percentage of Site Devoted 22.8%to 49.3%(approximately) N/A
to Building Coverage
Percentage of Site Devoted 29%to 63.6%(approximately) 15%(minimum)
to Landscaping
Number of Parking Spaces 92-covered parking spaces 92-parking spaces, incl. 46-
covered(minimum)
Lots 2-3, Block 4
SITE DATA PROPOSED** REQUIRED*
Front Setback(East) 17-feet, 9-inches(living) 8-feet(living)(minimum)
27-feet, 10-inches(garage) 19-feet(garage)(minimum)
Rear Setback(West) 17-feet, 1-inch 15-feet(minimum)
Side Setback(North) 5-feet,2-inches 5-feet(minimum)
Side Setback(South) 6-feet,2-inches 5-feet(minimum)
*Note:Setbacks per PP-2022-12.
**Note:Setbacks measured from property line to closest unit.
Lots 4-5, Block 4
SITE DATA PROPOSED** REQUIRED*
Front Setback(East) 9-feet, 1-inch(living) 8-feet(living)(minimum)
19-feet(garage) 19-feet(garage)(minimum)
Rear Setback(West) 15-feet, 10-inches 15-feet(minimum)
Side Setback(North) 5-feet 5-feet(minimum)
Side Setback(South) 5-feet 5-feet(minimum)
*Note:Setbacks per PP-2022-12.
**Note:Setbacks measured from property line to closest unit.
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Lots 6-7,Block 4
SITE DATA PROPOSED** REQUIRED*
Front Setback(East) 13-feet, 7-inches(living) 8-feet(living)(minimum)
24-feet, 6-inches(garage) 19-feet(garage)(minimum)
Rear Setback(West) 20-feet, 5-inches 15-feet(minimum)
Side Setback(North) 5-feet 5-feet(minimum)
Side Setback(South) 5-feet 5-feet(minimum)
*Note: Setbacks per PP-2022-12.
**Note:Setbacks measured from property line to closest unit.
Lots 8-9,Block 4
SITE DATA PROPOSED** REQUIRED*
Front Setback(East) 9-feet 2-inches(living) 8-feet(living)(minimum)
19-feet(garage) 19-feet(garage)(minimum)
Rear Setback(West) 15-feet, 10-inches 15-feet(minimum)
Side Setback(North) 5-feet 5-feet(minimum)
Side Setback(South) 5-feet 5-feet(minimum)
*Note: Setbacks per PP-2022-12.
**Note:Setbacks measured from property line to closest unit.
Lots 14-15, Block 3
SITE DATA PROPOSED** REQUIRED*
Front Setback(North) 8-feet(living) 8-feet(living)(minimum)
29-feet(garage) 19-feet(garage)(minimum)
Rear Setback(South) 43-feet, 9-inches 15-feet(minimum)
Side Setback(East) 14-feet,4-inches 5-feet(minimum)
Side Setback(West) 14-feet, 8-inches 5-feet(minimum)
*Note:Setbacks per PP-2022-12.
**Note:Setbacks measured from property line to closest unit.
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Lots 16-17, Block 3
SITE DATA PROPOSED** REQUIRED*
Front Setback(West) 10-feet, 7-inches(living) 8-feet(living)(minimum)
19-feet(garage) 19-feet(garage)(minimum)
Rear Setback(East) 24-feet, 6-inches 15-feet(minimum)
Side Setback(North) 5-feet 5-feet(minimum)
Side Setback(South) 5-feet 5-feet(minimum)
*Note:Setbacks per PP-2022-12.
**Note: Setbacks measured from property line to closest unit.
Lots 1-2, Block 2
SITE DATA PROPOSED** REQUIRED*
Front Setback(North) 9-feet,2-inches(living) 8-feet(living)(minimum)
19-feet(garage) 19-feet(garage)(minimum)
Rear Setback(South) 15-feet, 10-inches 15-feet(minimum)
Side Setback(East) 5-feet 5-feet(minimum)
Street Side Setback(West) 15-feet 15-feet(minimum)
*Note:Setbacks per PP-2022-12.
**Note:Setbacks measured from property line to closest unit.
Lots 3-4,Block 2
SITE DATA PROPOSED** REQUIRED*
Front Setback(North) 9-feet,2-inches(living) 8-feet(living)(minimum)
19-feet(garage) 19-feet(garage)(minimum)
Rear Setback(South) 15-feet, 10-inches 15-feet(minimum)
Side Setback(East) 5-feet 5-feet(minimum)
Side Setback(West) 5-feet 5-feet(minimum)
*Note:Setbacks per PP-2022-12.
**Note:Setbacks measured from property line to closest unit.
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Lots 5-6,Block 2
SITE DATA PROPOSED** REQUIRED*
Front Setback(North) 16-feet,4-inches 8-feet(living)(minimum)
24-feet, 10-inches(garage) 19-feet(garage)(minimum)
Rear Setback(South) 20-feet,2-inches 15-feet(minimum)
Side Setback(East) 5-feet 5-feet(minimum)
Side Setback(West) 5-feet 5-feet(minimum)
*Note:Setbacks per PP-2022-12.
**Note:Setbacks measured from property line to closest unit.
Lots 7-8,Block 2
SITE DATA PROPOSED** REQUIRED*
Front Setback(North) 13-feet, 5-inches 8-feet(living)(minimum)
22-feet, 3-inches 19-feet(garage)(minimum)
Rear Setback(South) 16-feet,9-inches 15-feet(minimum)
Side Setback(East) 5-feet 5-feet(minimum)
Side Setback(West) 5-feet 5-feet(minimum)
*Note:Setbacks per PP-2022-12.
**Note:Setbacks measured from property line to closest unit.
Lots 9-10,Block 2
SITE DATA PROPOSED** REQUIRED*
Front Setback(North) 15-feet, 9-inches(living) 8-feet(living)(minimum)
24-feet, 5-inches(garage) 19-feet(garage)(minimum)
Rear Setback(South) 24-feet, 1-inch 15-feet(minimum)
Street Side Setback(East) 15-feet 15-feet(minimum)
Side Setback(West) 5-feet 5-feet(minimum)
*Note:Setbacks per PP-2022-12.
**Note:Setbacks measured from property line to closest unit.
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Lots 52-53,Block 1
SITE DATA PROPOSED** REQUIRED*
Front Setback(North) 9-feet,2-inches(living) 8-feet(living) (minimum)
19-feet(garage) 19-feet(garage)(minimum)
Rear Setback(South) 23-feet, 1-inch 15-feet(minimum)
Side Setback(East) 10-feet 5-feet(minimum)
Side Setback(West) 5-feet 5-feet(minimum)
*Note:Setbacks per PP-2022-12.
**Note: Setbacks measured from property line to closest unit.
Lots 54-55,Block 1
SITE DATA PROPOSED** REQUIRED*
Front Setback(North) 12-feet, 6-inches(living) 8-feet(living) (minimum)
19-feet(garage) 19-feet(garage)(minimum)
Rear Setback(South) 15-feet, 9-inches 15-feet(minimum)
Side Setback(East) 5-feet 5-feet(minimum)
Side Setback(West) 5-feet 5-feet(minimum)
*Note: Setbacks per PP-2022-12.
**Note:Setbacks measured from property line to closest unit.
Lots 56-57,Block 1
SITE DATA PROPOSED** REQUIRED*
Front Setback(North) 8-feet(living) 8-feet(living)(minimum)
28-feet(garage) 19-feet(garage)(minimum)
Rear Setback(South) 11-feet(from covered patio)*** 15-feet(minimum)
Side Setback(East) 5-feet 5-feet(minimum)
Side Setback(West) 27-feet, 6-inches 5-feet(minimum)
*Note:Setbacks per PP-2022-12.
**Note: Setbacks measured from property line to closest unit.
***Note: Attached patio covers may encroach in the rear setback up to 15-feet provided they remain at least 5-feet from the
property line.
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Lots 58-59, Block 1
SITE DATA PROPOSED** REQUIRED*
Front Setback(West) 9-feet,2-inches(living) 8-feet(living)(minimum)
19-feet(garage) 19-feet(garage) (minimum)
Rear Setback(East) 17-feet,4-inches 15-feet(minimum)
Side Setback(North) 5-feet 5-feet(minimum)
Side Setback(South) 5-feet 5-feet(minimum)
*Note: Setbacks per PP-2022-12.
**Note:Setbacks measured from property line to closest unit.
Lots 60-61, Block 1
SITE DATA PROPOSED** REQUIRED*
Front Setback(West) 9-feet(living) 8-feet(living)(minimum)
19-feet(garage) 19-feet(garage)(minimum)
Rear Setback(East) 17-feet,4-inches 15-feet(minimum)
Side Setback(North) 5-feet 5-feet(minimum)
Side Setback(South) 5-feet 5-feet(minimum)
*Note: Setbacks per PP-2022-12.
**Note:Setbacks measured from property line to closest unit.
Lots 62-63,Block 1
SITE DATA PROPOSED** REQUIRED*
Front Setback(West) 9-feet,2-inches(living) 8-feet(living)(minimum)
19-feet(garage) 19-feet(garage)(minimum)
Rear Setback(East) 17-feet,4-inches 15-feet(minimum)
Side Setback(North) 5-feet 5-feet(minimum)
Side Setback(South) 7-feet,2-inches 5-feet(minimum)
*Note: Setbacks per PP-2022-12.
**Note:Setbacks measured from property line to closest unit.
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Lots 64-65, Block 1
SITE DATA PROPOSED** REQUIRED*
Front Setback(South) 9-feet,2-inches(living) 8-feet(living)(minimum)
19-feet(garage) 19-feet(garage) (minimum)
Rear Setback(North) 15-feet, 10-inches 15-feet(minimum)
Side Setback(East) 12-feet 5-feet(minimum)
Street Side Setback(West) 16-feet, 6-inches 15-feet(minimum)
*Note:Setbacks per PP-2022-12.
**Note: Setbacks measured from property line to closest unit.
Lots 66-67,Block 1
SITE DATA PROPOSED** REQUIRED*
Front Setback(South) 9-feet,2-inches (living) 8-feet(living)(minimum)
19-feet(garage) 19-feet(garage)(minimum)
Rear Setback(North) 15-feet, 10-inches 15-feet(minimum)
Street Side Setback(East) 15-feet, 3-inches 15-feet(minimum)
Side Setback(West) 7-feet 5-feet(minimum)
*Note:Setbacks per PP-2022-12.
**Note: Setbacks measured from property line to closest unit.
Lots 68-69,Block 1
SITE DATA PROPOSED** REQUIRED*
Front Setback(East) 8-feet, 8-inches(living) 8-feet(living)(minimum)
19-feet(garage) 19-feet(garage)(minimum)
Rear Setback(West) 17-feet, 1-inch 15-feet(minimum)
Side Setback(North) 5-feet 5-feet(minimum)
Side Setback(South) 5-feet,2-inches 5-feet(minimum)
*Note: Setbacks per PP-2022-12.
**Note:Setbacks measured from property line to closest unit.
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Lots 70-71,Block 1
SITE DATA PROPOSED** REQUIRED*
Front Setback(East) 15-feet, 8-inches(living) 8-feet(living)(minimum)
25-feet, 8-inches(garage) 19-feet(garage)(minimum)
Rear Setback(West) 20-feet, 10-inches 15-feet(minimum)
Side Setback(North) 5-feet 5-feet(minimum)
Side Setback(South) 5-feet 5-feet(minimum)
*Note:Setbacks per PP-2022-12.
**Note:Setbacks measured from property line to closest unit.
Lots 72-73, Block 1
SITE DATA PROPOSED** REQUIRED*
Front Setback(South) 12-feet,2-inches(living) 8-feet(living)(minimum)
19-feet(garage) 19-feet(garage)(minimum)
Rear Setback(North) 23-feet, 10-inches 15-feet(minimum)
Side Setback(East) 15-feet 5-feet(minimum)
Side Setback(West) 13-feet, 8-inches 5-feet(minimum)
*Note: Setbacks per PP-2022-12.
**Note:Setbacks measured from property line to closest unit.
Lots 74-75, Block 1
SITE DATA PROPOSED** REQUIRED*
Front Setback(South) 9-feet, 5-inches 8-feet(living)(minimum)
19-feet, (garage) 19-feet(garage)(minimum)
Rear Setback(North) 23-feet, 1-inch 15-feet(minimum)
Side Setback(East) 10-feet 5-feet(minimum)
Side Setback(West) 5-feet 5-feet(minimum)
*Note: Setbacks per PP-2022-12.
**Note:Setbacks measured from property line to closest unit.
K. PARKING ANALYSIS:
Gross Floor Area of Proposed Multi-Family Residential Units: 90,794-square feet
• Eagle City Code Section 11A-5-5 requires the following parking for Multi-family, 2 bedroom: For
each unit—2 including 1 covered.
Number of Units: 46 units(all 2-bedroom units)
Multi-family,2 bedroom:
Two Bedroom: 2/unit 46x2 = 92-parking spaces
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Proposed On-site Parking Spaces: 92 (46-two car garages [92-parking spaces])
Required Parking Spaces: 92 (46-parking spaces are required to be covered parking spaces)
(calculated based upon the above use identified in Eagle City Code Section 11A-5-5: "Multi-family,2
bedroom")
L. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings: 23 townhome buildings totaling 46-units.
Height and Number of Stories of Proposed Buildings:
Lots 52/53,Block 1 = 19' 9"(1-story, 2-units)
Lots 54/55,Block 1 =21' 10"(1-story,2-units)
Lots 56/57,Block 1 =20' 10" (1-story,2-units)
Lots 58/59,Block 1 =20' 7"(1-story, 2-units)
Lots 60/61,Block 1 = 18' 8"(1-story,2-units)
Lots 62/63,Block 1 = 19' 11"(1-story,2-units)
Lots 64/65,Block 1 = 18' 7"(1-story, 2-units)
Lots 66/67,Block 1 =20' 6"(1-story,2-units)
Lots 68/69,Block 1 = 18' 3"(1-story,2-units)
Lots 70/71,Block 1 = 18' 8" (1-story, 2-units)
Lots 72/73,Block 1 =20' 10"(1-story,2-units)
Lots 74/75,Block 1 = 19' 11"(1-story,2-units)
Lots 1/2,Block 2=20' 1"(1-story,2-units)
Lots 3/4,Block 2= 18' 2"(1-story,2-units)
Lots 5/6,Block 2= 19' 11"(1-story,2-units)
Lots 7/8,Block 2=20' 10"(1-story, 2-units)
Lots 9/10,Block 2= 18' 5"(1-story,2-units)
Lots 14/15,Block 3 = 18' 7"(1-story,2-units)
Lots 16/17,Block 3 =20' 10"(1-story,2-units)
Lots 2/3,Block 4= 18' 8"(1-story,2-units)
Lots 4/5,Block 4= 18' 3"(1-story,2-units)
Lots 6/7,Block 4= 19' 3"(1-story,2-units)
Lots 8/9,Block 4= 19' 11"(1-story,2-units)
Gross Floor Area of Proposed Buildings:
7002/7002= First Floor- 3,484-square feet
Lots 70/71,Block 1 Total- 3,484-square feet/each x 3 = 10,452-square feet
Lots 2/3,Block 4
Lots 6/7,Block 4
7002/7003 = First Floor- 3,720-square feet
Lots 60/61,Block 1 Total- 3,720-square feet/each x 6=22,320-square feet
Lots 64/65, Block 1
Lots 68/69, Block 1
Lots 3/4,Block 2
Lots 9/10,Block 2
Lots 4/5,Block 4
7002/7004= First Floor- 3,834-square feet
Lots 14/15, Block 3 Total- 3,834-square feet/each x 1 =3,834-square feet
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7003/7003 = First Floor- 3,956-square feet
Lots 58/59,Block 1 Total- 3,956-square feet/each x 5 = 19,780-square feet
Lots 62/63,Block 1
Lots 66/67,Block 1
Lots 1/2, Block 2
Lots 8/9, Block 4
7003/7004= First Floor- 4,070-square feet
Lots 52/53, Block 1 Total- 4,070-square feet/each x 3 = 12,210-square feet
Lots 74/75, Block 1
Lots 5/6, Block 2
7004/7005 = First Floor- 4,397-square feet
Lots 56/57, Block 1 Total- 4,397-square feet/each x 4= 17,588-square feet
Lots 72/73, Block 1
Lots 7/8, Block 2
Lots 16/17, Block 3
7005/7005 = First Floor- 4,610-square feet
Lots 54/55, Block 1 Total- 4,610-square feet/each x 1 =4,610-square feet
Gross Floor Area of Proposed Units:
7002= First Floor- 1,742-square feet
Total- 1,742-square feet/each x 13 =22,646-square feet
7003 = First Floor- 1,978-square feet
Total- 1,978-square feet/each x 19=37,582-square feet
7004= First Floor- 2,092-square feet
Total- 2,092-square feet/each x 8= 16,736-square feet
7005 = First Floor- 2,305-square feet
Total- 2,305-square feet/each x 6= 13,830-square feet
On and Off-Site Circulation:
Five 29-foot wide internal roads(West Silverberry Drive,North Foxglove Way,West Primavera Street,
North Ensay Avenue,West Rediva Drive)provide access to the townhome buildings.One 29-foot wide
road provides access from West Glencara Court to the Valnova Subdivision No. 1.
M. BUILDING DESIGN FEATURES:
Proposed Building Designs: Craftsman,Prairie,Farmhouse
Craftsman-Color Palette 1
Lots 3/4,Block 2,Lots 2/3,Block 4
Roof: Asphalt Shingle(Charcoal Gray)
Walls: Lap siding (SW6204 Sea Salt), shake siding (SW7542 Naturel), board and batten siding
(SW6203 Spare White), stone(Eldorado-Oyster)
Windows/Doors: Front door (SW9175 Deep Forest Brown), garage door (SW9175 Deep Forest
Brown), windows(SW6203 Spare White)
Fascia/Trim: Fascia/eaves (SW6203 Spare White), trim (SW6203 Spare White), posts/columns
(SW6203 Spare White)
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Craftsman—Color Palette 2
Lots 60/61,Block 1
Roof: Asphalt Shingle(Weatherwood)
Walls: Lap siding (SW7550 Resort Tan), shake siding (SW7548 Portico), board and batten siding
(SW9130 Evergreen Fog), stone(Sculpted Ashlar Grouse)
Windows/Doors: Front door(SW7675 Sealskin), garage door(SW7675 Sealskin),windows (SW7571
Casa Blanca), posts (SW7571 Casa Blanca)
Fascia/Trim: Fascia/eaves(SW7571 Casa Blanca),trim/posts/(SW7571 Casa Blanca)
Craftsman—Color Palette 3
Lots 54/55,Block 1
Roof: Asphalt Shingle(Weatherwood)
Walls: Lap siding (SW7036 Accessible Beige), board and batten siding (SW7008 Alabaster), stone
(Country Ledgestone Skyline)
Windows/Doors: Front door (SW2831 Classical Gold), garage door (SW9174 Moth Wing), windows
(SW7008 Alabaster)
Fascia/Trim: Fascia/eaves (SW7008 Alabaster),trim(SW7008 Alabaster),posts (SW7008 Alabaster)
Craftsman—Color Palette 4
Lots 70/71,Block 1
Roof: Asphalt Shingle(Black)
Walls: Lap siding (SW7066 Gray Matters), board and batten siding (SW9163 Tin Lizzie), stone
(Sculpted Ashlar Echo Ridge)
Windows/Doors: Front door (SW9177 Salty Dog), garage door (SW9163 Tin Lizzie), windows
(SW7006 Extra White)
Fascia/Trim: Fascia/eaves (SW7006 Extra White), trim (SW7006 Extra White), posts (SW7006 Extra
White)
Craftsman—Color Palette 5
Lots 9/10,Block 2
Roof: Asphalt Shingle(Harvard Slate)
Walls: Lap siding (SW6176 Livable Green), shake siding (SW6207 Retreat), board and batten siding
(SW6178 Clary Sage), stone (Eldorado Chapel Hill)
Windows/Doors: Front door (SW2838 Polished Mahogany), garage door (SW7666 Fleur de Sel),
windows (SW7666 Fleur de Sel)
Fascia/Trim: Fascia/eaves (SW7069 Iron Ore), trim(SW7666 Fleur de Sel)
Prairie—Color Palette 7
Lots 66/67, Block 1,Lots 6/7,Block 4
Roof: Asphalt Shingle (Black)
Walls: Lap siding (SW7019 Gauntlet Gray), tight lap (SW7017 Dorian Gray), panelboard (SW7014
Elder White), stone (Eldorado Beach Pebble)
Windows/Doors: Front door (SW6230 Rainstorm), garage door (SW7014 Elder White), windows
(SW7004 Snowbound)
Fascia/Trim: Fascia/eaves(SW7004 Snowbound), trim(SW7004 Snowbound)
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Prairie—Color Palette 9
Lots 58/59,Block 1
Roof: Asphalt Shingle (Dual Black)
Walls: Lap siding (SW7065 Argos), tight lap (SW7064 Passive), panelboard (SW9163 Tin Lizzie),
stone(Eldorado Dark Rundle)
Windows/Doors: Front door (SW6118 Leather Bound), garage door (SW7069 Iron Ore), windows
(SW9163 Tin Lizzie)
Fascia/Trim: Fascia/eaves (SW7069 Iron Ore),trim(SW9163 Tin Lizzie)
Farmhouse—Color Palette 11
Lots 56/57,Block 1,Lots 62/63, Block 1,Lots 64/65,Block 1,Lots 74/75,Block 1
Roof: Asphalt Shingle(Black)
Walls: Lap siding(SW7006 Extra White),vertical siding(SW7056 Reserved White),board and batten
siding(SW7006 Extra White), stone (Country Ledge Wheaton)
Windows/Doors: Front door (SW6258 Tricorn Black), garage door (SW7006 Extra White), windows
(SW7006 Extra White)
Fascia/Trim: Fascia/eaves(SW7069 Iron Ore),trim(SW7006 Extra White)
Farmhouse—Color Palette 12
Lots 14/15, Block 3
Roof: Asphalt Shingle(Black)
Walls: Lap siding (SW2848 Roycroft Pewter), vertical siding (SW7654 Pediment), board and batten
siding(SW7005 Pure White)
Windows/Doors: Front door(SW7595 Sommelier),garage door(SW2848 Roycroft Pewter),windows
(SW2848 Roycroft Pewter)
Fascia/Trim: Fascia/eaves (SW6993 Black of Night), trim (SW2848 Roycroft Pewter),posts/columns
(SW6993 Black of Night)
Farmhouse—Color Palette 13
Lots 72/73,Block 1,Lots 5/6, Block 2,Lots 8/9,Block 4
Roof: Asphalt Shingle(Harvard Slate)
Walls: Lap siding(SW7624 Slate Tile),vertical siding(SW7066 Gray Matters),board and batten siding
(SW7006 Extra White), stone (Eldorado Nantucket)
Windows/Doors: Front door (SW0045 Antiquarian Brown), garage door (SW7624 Slate Tile),
windows (SW7624 Slate Tile)
Fascia/Trim: Fascia/eaves (SW6258 Tricorn Black), trim (SW7624 Slate Tile), posts/columns
(SW6258 Tricorn Black)
Farmhouse—Color Palette 14
Lots 68/69,Block 1,Lots 7/8,Block 2,Lots 4/5,Block 4
Roof: Asphalt Shingle(Weatherwood)
Walls: Lap siding (SW7635 Origami White), vertical siding (SW7029 Agreeable Gray), board and
batten siding(SW7045 Intellectual Gray), stone(Eldorado Birch)
Windows/Doors: Front door (SW6207 Retreat), garage door (SW6174 Andiron), windows (SW7636
Origami White)
Fascia/Trim: Fascia/eaves (SW7636 Origami White), trim (SW7636 Origami White), posts/columns
(SW7656 Original White)
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Farmhouse—Color Palette 15
Lots 52/53,Block 1,Lots 1/2,Block 2,Lots 16/17,Block 3
Roof: Asphalt Shingle(Black)
Walls:Lap siding(SW7066 Gray Matters),vertical siding(SWSW7006 Extra White),board and batten
siding(SW7064 Passive), stone(South Ledge Gray)
Windows/Doors: Front door(SW7618 Deep Sea Dive),garage door(SW7006 Extra White), windows
(SW7066 Gray Matters)
Fascia/Trim: Fascia/eaves (SW6258 Tricorn Black), trim (SW7066 Gray Matters), posts/columns
(SW6258 Tricorn Black)
N. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are no existing trees.
Tree Replacement Calculations:N/A
Proposed Tree Mix(Species&Number): To be reviewed by the Design Review Board.
Street Trees: Street trees were approved with the common area landscaping(DR-2022-80).
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones: N/A
Parking Lot Landscaping:N/A
O. TRASH ENCLOSURES:
Each townhome unit will have an individual trash tote that will be stored in the garage or behind the
side yard fencing and pulled out to the curb on trash pick-up day.
P. MECHANICAL UNITS:
The applicant is proposing to use ground mounted mechanical units. The ground mounted mechanical
units are proposed to be located behind a fence and/or screened with landscaping. No rooftop
mechanical units are proposed and none are approved.
Q. OUTDOOR LIGHTING:
Building elevations and detailed lighting cutsheets showing the location, style, color, wattage,
illumination type,etc.have been received and complies with Eagle City Code Section 11A-3-9.
R. SIGNAGE:
No signs are proposed with this application. A separate design review application is required to be
reviewed and approved by the Zoning Administrator prior to the issuance of any building permits.
S. PUBLIC SERVICES AVAILABLE:
A preliminary approval letter from Star Fire Department has not been received by the City. The site is
located within City of Eagle Water service area and within the boundaries of the Eagle Sewer District.
T. PUBLIC USES PROPOSED:
No public uses are proposed.
U. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP:
No future acquisition map currently exists.
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V. SPECIAL ON-SITE FEATURES:
Areas of Critical Environmental Concern-none
Evidence of Erosion-no
Fish Habitat-no
Floodplain-no
Mature Trees-no
Riparian Vegetation-no
Steep Slopes-no
Stream/Creek-no
Unique Animal Life-no
Unique Plant Life-no
Unstable Soils-unknown
Wildlife Habitat-no
W. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN(IF REQUIRED):
An environmental assessment is not required for this application.
X. AGENCY RESPONSES:
The following agencies have responded and their correspondence is attached to the staff report.
Ada County Highway District
Eagle Fire Department
Eagle Sewer District
Idaho Department of Environmental Quality
Idaho Transportation Department
West Ada School District
Y. LETTERS FROM THE PUBLIC:
No letters from the public have been received to date.
Z. EAGLE CITY CODE 11A-3-13(B)(1)&(2): Required Findings for Design Review:
1. City Findings: The City shall make findings which address the following:
a. The ordinance and standards used in evaluating the application;
b. The reasons for the approval or denial;
c. The actions, if any,that the applicant could take to obtain approval.
2. General Standards For Design Review: The Zoning Administrator, Design Review Board, or City
Council, whichever is applicable, shall review the particular facts and circumstances of each
proposed design review in terms of the following standards and shall find adequate evidence
showing that such design review at the proposed location:
a. Will function in conformance with the applicable strategies of the Eagle Comprehensive Plan
and is in accordance with the regulations of this Code;
b. Is of a scale, intensity, and character that is in harmony with existing conforming and planned
development in the vicinity of the site;
c. Is designed with adequate off street parking facilities in such a way as to not interfere with
ingress/egress to the site and will serve the intended use so as to not cause conflict with adjacent
uses as anticipated within the zoning district;
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d. Will not interfere with the visual character,quality,or appearance of the surrounding area and
the City, and where possible, enhance the continuity of thematically common architectural
features;
e. Will have facades, features, and other physical improvements that are designed as a whole,
when viewed alone as well as in relationship to surrounding buildings and settings;
f. Will not obstruct views and vistas as they pertain to the urban environment and in relation to
artistic considerations;
g. Will provide safe and convenient access to the property for both vehicles and pedestrians
through patterned traffic circulation and connectivity to abutting development;
h. Is in the interest of public health, safety, and general welfare promoting a pedestrian friendly
and walkable environment in balance with protecting a viable commercial center in the area;
and
i. Will have signs, if proposed,that are harmonious with the architectural design of the building
and the adjacent buildings, and will not cover or detract from desirable architectural features.
THE DESIGN REVIEW BOARD RECEIVED AND REVIEWED THE FOLLOWING STAFF
ANALYSIS PROVIDED WITHIN THE STAFF REPORT AND ADOPTS THE STAFF REPORT
AS PART OF THE DESIGN REVIEW BOARD'S FINDINGS OF FACT:
A. COMPREHENSIVE PLAN PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
The Comprehensive Plan Land Use Map (adopted November 15, 2017), designates this site as the
following:
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. DEVELOPMENT AGREEMENT CONDITIONS WHICH ARE OF SPECIAL CONCERN
REGARDING THIS PROPOSAL:
There are no development agreement conditions which are of special concern.
C. PRELIMARY PLAT CONDITIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
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
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Plan.
19. Setbacks shall be as noted below:
• SFA(Single-family Attached):
Front: Front Garage: Either 3-to-5-feet or 19-feet or more
Side Garage: 8-feet
Living: 8-feet
Interior Side: 5-feet
Street Side: 15-feet
Rear: 15-feet
Alley Garage: Either 3-to-5-feet or 19-feet or more
Maximum Height: 38-feet
20. The single-family dwellings and accessory structures shall be constructed in substantial
conformance to the styles of architecture as shown in Exhibit"A".
Allowed architectural styles for Valnova buildings include the following:
• Craftsman
• English Cottage
• Farmhouse
• Prairie Style
• Agrarian Modern
Main Elements of Craftsman Style design.
• Shallow pitched roofs with deep overhangs,often gabled,with the occasional hipped or shed forms
• Deep broad front porches with expressive structural elements such as rafter tails,brackets,and columns
• Asymmetrical massing with horizontal proportions
• Mix of stone,stucco,and wood shingle exteriors
• One to one-and-a-half stories generally,but sometimes two-story
• Dominant chimney element with strong base and tapered stack
• Hand-crafted wood and/or stone work
• Large,rectangular front windows
• High quality workmanship
• Windows with divided lites
• Door and window trim is typically thick and constructed of multiple pieces
• r'mt entry door is typically stained wood with decorative panels and/or glazing
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btain Elements of Farmhouse design.
• Gabled roofs with standing seam metal roofing or asphalt shingle roofing
• Wood cladding
• Natural stone accents
• Multiple stories,lofted spaces
• Windows with minimal divided lines
• Shallow eaves
• Metal window mullions and exterior detailing
• Opportunities for Victorian ornament
• Square timber columns
• Window and door trim is modest and blends, .vdinare'.with adjacent siding material
Air AA& tor •,60,-
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Main Elements of Prairie Style design
• Central primary mass with overlapping secondary • Deep overhanging eaves
masses • Porch entries with deep overhangs
• Rows of windows,clerestory windows • Connected indoor and outdoor spaces
• Flat,low pitched or hipped roof lines • Horizontal exterior detailing,banding
• Large central chimneys • Prick Plnrk,and natural materials
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D. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
• Eagle City Code Section 11A-1-5(B):
TOWNHOME/TOWNHOUSE: An attached single-family dwelling unit within a row of similar
dwelling units sharing one or more common walls and in which ownership includes the building
and the lot on which the building sits.
• Eagle City Code Section 11A-3-1: GENERAL APPLICABILITY:
This title applies to all proposed development located within Spring Valley and requires the
submittal of a design review application pursuant to this title and fee as prescribed from time to
time by the city council.
An individual single-family detached dwelling on a single parcel is specifically excluded from the
requirements of design review.
• Eagle City Code Section 11A-3-6(A)(6)
a. Building Mass: The mass of the building shall be reviewed for its relationship with existing
development in the immediate surrounding area and with the allowed use proposed by the
applicant;
b. Proportion Of Building: The height to width relationship of new structures shall be compatible
and consistent with the architectural character of the area and proposed use;
c. Relationship Of Openings In The Buildings: Openings in the building shall provide interest
through the use of such features as balconies, bays, porches, covered entries, overhead
structures, awnings, changes in building facade and roofline alignment, to provide shadow
relief. Avoid monotonous flat planes;
d. Relationship Of Exterior Materials: The design review board shall determine the
appropriateness of materials as they relate to building mass, shadow relief, and existing area
development. Use of color to provide blending of materials with the surrounding area and
building use,and the functional appropriateness of the proposed building design as it relates to
the proposed use shall be considered; and
e. Allowed Architectural Styles:The architecture styles provided in the EASD book are approved
examples for applicants to follow when designing for Spring Valley architecture.
E. DISCUSSION:
• The applicant is requesting design review approval for 23 townhome building (46-units) with
associated landscaping within Valnova Subdivision No. 1. The applicant's justification letter states
the townhomes are designed with the Farmhouse, Craftsman, and Prairie School styles of
architecture which are permitted through PUMP No. 1 and Valnova Design Guidelines. The
Farmhouse style includes simple massing,practical design, symmetrical, and decorative trim. The
Craftsman style includes incised/partial width porches, framing columns, and gabled roofs. The
Prairie School style includes rectangular, brough hipped/low pitched roofs, and horizontal
emphasis. Staff defers comment regarding the building's designs, materials, and colors to the
Design Review Board.
The proposed building should be designed to be harmonious with buildings in the surrounding
vicinity. Pursuant to Eagle City Code 11A-3-13(B)(2)(d)&(e), the proposed building should be
designed to not interfere with the visual character, quality or appearance of the surrounding area
and City, and where possible, enhance the continuity of thematically common architectural
features, and will have facades, features, and other physical improvements that are designed as a
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whole, when viewed alone as well as in relationship to surrounding buildings and settings. Staff
defers comment of the proposed building regarding the harmonious nature and relationship of the
building to the surrounding vicinity to the Design Review Board. Staff defers comment regarding
building design and colors to the Design Review Board.
• The individual lot landscape plans show Emerald City Tulip,Corinthian Linden,and Street keeper
Honey locust street trees within the parkway strips. The species of street trees located within the
parkway strips were previously approved with the common area landscaping within Valnova
Subdivision No. 1 (DR-2022-80) and include Sunset Maple, American Yellow Wood, European
Beech, Sycamore Maple, and Skyline Honey locust trees. The applicant should be required to
provide revised individual landscape plans showing the street tree species within the parkway strips
adjacent to the individual lots pursuant to the approved landscape plan for Valnova Subdivision
No. 1 (DR-2022-80).The applicant should be required to install the individual lot street trees within
the parkway strips pursuant to the approved landscaping plan for Valnova Subdivision No. 1 (DR-
2022-80). The revised landscape plans should be reviewed and approved by staff prior to issuance
of a zoning certificate.
STAFF RECOMMENDATION PROVIDED WITHIN THE STAFF REPORT:
Based upon the information provided to staff to date,if the requested design review application is approved,
staff recommends the site specific conditions of approval and standard conditions of approval provided
within the staff report.
PUBLIC MEETING OF THE BOARD:
A. A meeting to consider the application was held before the Design Review Board on December 11,2025,
at which time the Board made their decision.
BOARD DELIBERATION:
Upon completion of the applicant's and staff's presentations,the Board discussed during deliberation that:
• The Board is in favor of the design, materials, and colors of the townhome buildings with the variety
of materials, styles, and cohesiveness with each other.
• The Board is in favor of the proposed lot landscaping and recommended any modifications to the lot
landscaping be addressed with site specific condition no. 7.
BOARD DECISION:
The Board voted 4 to 0 (Lindgren recused; Grubb absent) to recommend approval of DR-2025-80 for a
design review application for 23 townhome buildings (46-units) within Valnova Subdivision No. 1, with
the following staff recommended site specific conditions of approval and standard conditions of approval
with text shown with underline to be added by the Board.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Comply with all applicable conditions of PP-2022-12 and DR-2022-80.
2. Provide revised individual landscape plans showing the street tree species within the parkway strips
adjacent to the individual lots pursuant to the approved landscape plan for Valnova Subdivision No. 1
(DR-2022-80 or subsequent modification). The applicant shall be required to install the individual lot
street trees within the parkway strips pursuant to the approved landscaping plan for Valnova
Subdivision No. 1 (DR-2022-80 or subsequent modification). The revised landscape plans shall be
reviewed and approved by staff prior to issuance of a zoning certificate.
3. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
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4. Submit payment to the City for the Planning and Zoning plan review at the time of building permit
submittal.
5. Paint all electrical meters,phone boxes, etc. located on the building to match the color of the building.
6. No signs are proposed with this application and none are approved.
7. If the applicant modifies the individual lot landscaping,the applicant shall provide a revised landscape
plan. The applicant shall provide a copy of the approval from Valnova Design Review Committee. The
revised landscape plan and letter shall be reviewed and approved by staff prior to installation of the
landscaping.
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. A letter of approval from the highway district having jurisdiction shall be
submitted to the City prior to issuance of a Zoning Certificate for this site.
2. Idaho Department of Health & Welfare approval of the sewer and water facilities is required prior
issuance of any building permits or Certificate of Occupancy,whichever occurs first.
3. All permits from Central District Health, Eagle Sewer District& Eagle Fire District shall be secured
prior to issuance of building permit or Certificate of Occupancy,whichever occurs first.
4. Written approval of all well water for any shared or commercial well shall be obtained from the Idaho
Department of Water Resources and shall be submitted to the City prior to issuance of any building
permits or Certificate of Occupancy,whichever occurs first.
5. Unless septic tanks are permitted,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 issuance of any building permits or Certificate of Occupancy, whichever occurs
first.
6. 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 issuance of any building permits or Certificate of
Occupancy,whichever occurs first. A copy of the construction drawing(s) shall be submitted with the
letter.
7. The applicant shall submit plans and calculations prepared by a registered professional engineer to
handle the satisfactory disposal of all storm drainage on the applicant's site.Drainage system plans shall
be submitted to the City Engineer for review and approval prior to issuance of any building permits or
Certificate of Occupancy,whichever occurs first.
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 issuance of any building permits or Certificate of Occupancy, whichever occurs first.
The lot shall be so graded that all runoff runs either over the curb, or to the drainage easement and no
runoff shall cross any lot line onto another lot except within a drainage easement.
All design and calculations shall meet the requirements of Ada County Highway District. Construction
of the storm drain disposal system shall be complete before an occupancy permit is issued.
8. No ditch, pipe or other structure or canal, for irrigation water or irrigation waste water owned by an
organized irrigation district, canal company, ditch association, or other irrigation entity, shall be
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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 prior to issuance of any building permits or Certificate of Occupancy,whichever
occurs first.
9. 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 used for
irrigation water or irrigation waste water without the express written approval of the organized
irrigation district,canal company,ditch association,or other irrigation entity associated with such ditch,
pipe or other structure, or canal. The applicant shall submit a copy of the written approval from the
irrigation entity prior to the City Clerk signing the final plat.
10. Street light plans shall be submitted and approved as to the location, height and wattage to the City
Engineer (if applicable) prior to issuance of any building permits or Certificate of Occupancy,
whichever occurs first. All construction shall comply with the City's specifications and standards.
The applicant shall provide a recorded 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 issuance of any building permits or Certificate of Occupancy,whichever occurs
first.
The applicant shall pay applicable street light inspection fees prior to issuance of any Certificate of
Occupancy.
11. Parking lot light plan shall be submitted and approved as to the location,height and wattage by the City
Engineer. All construction shall comply with the City's specifications and standards.
Lighting is required in the parking area and shall be properly illuminated to avoid accidents. Any lights
used to illuminate the parking lot shall be so arranged as to reflect the light away from the adjoining
property.
12. The parking area shall be paved and shall be maintained in good condition without holes and free of all
dust,trash,weeds and other debris.
13. One set of building plans,for any non single-family residential use,shall be submitted to the Eagle Fire
Department for approval. An approval letter from the Eagle Fire Department shall be submitted to the
City prior to issuance of any building permits or Certificate of Occupancy,whichever occurs first. The
letter shall include the following comments and minimum requirements,and any other items of concern
as may be determined by the Eagle Fire Department officials:
a. "The applicant has made arrangements to comply with all requirements of the Fire Department."
b. The fire hydrant locations shall be reviewed and be approved in writing by the Eagle Fire
Department 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 for non-residential uses(i.e.;Commercial,Industrial, Schools,etc.). Flow rates
shall be inspected in accordance with all agencies having jurisdiction, and shall be verified in
writing by the Eagle Fire Department prior to issuance of any building permits or Certificate of
Occupancy,whichever occurs first.
d. The proposed fire protection system shall be reviewed and approved by the Eagle Fire Department
prior to issuance of a building permit or Certificate of Occupancy,whichever occurs first.
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14. 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 Park and Pathway Development Committee for a path or
walkway shall be approved in writing by the Eagle City Park and Pathway Development Committee
prior to issuance of a building permit or Certificate of Occupancy,whichever occurs first.
15. Conservation,recreation and river access easements(if applicable)shall be approved by the Eagle City
Park and Pathway Development Committee and shall be shown on the final plat prior to issuance of a
building permit or Certificate of Occupancy,whichever occurs first.
16. The applicant shall comply with the provisions of the Eagle City Code, pertaining to floodplain and
river protection regulations (if applicable) prior to issuance of a building permit or Certificate of
Occupancy,whichever occurs first.
17. The applicant shall obtain written approval of the development relative to the effects of the Boise River
Flood Plain (if applicable) from the Corps. of Engineers prior to issuance of a building permit or
Certificate of Occupancy,whichever occurs first.
18. 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 issuance of a building permit or
Certificate of Occupancy,whichever occurs first.
19. Basements in the flood plain are prohibited.
20. The Americans with Disabilities Act, Uniform Building Code, Eagle City Code, 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 City
Council.
21. New plans, which incorporate any required changes, shall be submitted for staff approval. Staff may
elect to take those plans to the Design Review Board and the City Council for review and approval.
22. 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.
23. Any modification of the approved design review plans, including, but not limited to building design,
location and details, landscaping, parking, and circulation, must be approved prior to construction/
installation of such changes. Failure to do so may result in the requirement to modify the project to
comply with the approved design review and/or result in the inability to issue a final approval for
occupancy of this project.
24. Use, or each use for multi-use/multi-tenant projects, shall be as defined within Eagle City Code 8-2-3,
"Schedule of District Use Regulations", and any use and subsequent change by the applicant in the
planned use of the property which is the subject of this application,shall require the applicant to submit
a Zoning Permit application to the City and 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
advises the City of Eagle of its intent to changes the planned use of the subject property unless a
waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the
time the change in use is sought.
25. Approval of any Design Review shall expire without notice to the applicant on the date of expiration
of the Design Review if construction has not started prior to that date,as stipulated in Eagle City Code
(one year from approval date).
26. All ground-mounted accent lighting fixtures and monument sign lighting fixtures shall be screened
from view with the use of landscaping (top of the fixture shall be no higher than the surrounding
landscaping). The light source itself shall otherwise be screened as provided for within Eagle City
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Code.
27. The City's actions on the application does not grant the applicant any appropriation of water or
interference with existing water rights. The applicant indemnifies and holds the City harmless for any
and all water rights,claims in any way associated with this application.
CONCLUSIONS OF LAW:
1. The Board reviewed the particular facts and circumstances of this proposed design review application
(DR-2025-80) with regard to the Eagle City Code Title 8, Chapter 2, Article A, DR Design Review
Overlay District, and based upon the information provided with the conditions required herein,
concludes that the proposed design review application is in accordance with the Eagle City Code and
the Eagle Comprehensive Plan.
2. The Board reviewed the particular facts and circumstances of the proposed design review in terms of
Eagle City Code 8-2A-13, "General Standards For Design Review" and has concluded that the
proposed design review:
A. Will function in conformance with the applicable strategies of the Eagle Comprehensive Plan and
is in accordance with the regulations of this code since there are no inconsistencies with the
comprehensive plan and townhome buildings are permitted with the approval of a design review
application within the R-1-DA(Residential with a development agreement)zoning district;
B. Is of a scale, intensity, and character that is in harmony with existing conforming and planned
development in the vicinity of the site since the proposed townhome buildings are designed to
complement the proposed residential dwellings in the general vicinity;
C. Is designed with adequate off street parking facilities in such a way as to not interfere with
ingress/egress to the site and will serve the intended use so as to not cause conflict with adjacent
uses as anticipated within the zoning district since the townhome buildings have two car garages;
D. Will not interfere with the visual character,quality,or appearance of the surrounding area and city,
and where possible,enhance the continuity of thematically common architectural features since the
townhome buildings are designed to meet the Craftsman, Farmhouse, and Prairie School
architecture identified in the Valnova Design Guidelines;
E. Will have facades, features, and other physical improvements that are designed as a whole, when
viewed alone as well as in relationship to surrounding buildings and settings since the townhome
buildings are in conformance with the Valnova Design Guidelines;
F. Will not obstruct views and vistas as they pertain to the urban environment and in relation to artistic
considerations since the townhome buildings do not exceed 35-feet permitted within Eagle City
Code;
G. Will provide safe and convenient access to the property for both vehicles and pedestrians through
patterned traffic circulation and connectivity to abutting development since the townhome
buildings have two car garages and there are sidewalks;
H. Is in the interest of public health, safety, and general welfare promoting a pedestrian friendly and
walkable environment in balance with protecting a viable residential center in the area; and
I. No signs are proposed with this application. All signs, if proposed, will be required to be
harmonious with the architectural design of the subdivision, and will not cover nor detract from
desirable architectural features.
Regulatory Takings Analysis Notice: Applicant has a right to request a regulatory takings analysis
pursuant to Idaho Code Section 67-8003.
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DATED this 8th day of January 2026.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County,Idaho
Jo D. Gr er,Vice Chairman
ATTEST: .
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Tracy E. Os Eagle City Clerk Sc.) .
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