Findings - CC - 2026 - PP-2025-09 - Preliminary Plat for Valnova Town Center Sub No. 1BEFORE THE EAGLE
IN THE MATTER OF AN APPLICATION
FOR A PRELIMINARY PLAT FOR
VALNOVA TOWN CENTER SUBDIVISION
NO. 1, CLYDE CAPITAL GROUP, LLC
FINDINGS OF FACT AND CONCLUSIONS OF LA
CASE NUMBER PP-2025-09
The above -entitled preliminary plat application came bel
February 24, 2026, at which time public testimony was tat
City Council, having heard and taken oral and written to
makes the following Findings of Fact and Conclusions of
FINDINGS OF FACT:
A. PROJECT SUMMARY:
COUNCIL
the Eagle City Council for their decision on
and the public hearing was closed. The Eagle
nony, and having duly considered the matter,
w:
Clyde Capital Group, LLC, represented by Kendall H ncey with Horrocks, is requesting preliminary
plat approval for Valnova Town Center Subdivision No. 1 (a re -subdivision of Lot 36, Block 1, Spring
Valley Subdivision No. 1), an 88-lot (7 1 -buildable, 1 on -buildable, 16-common [13-open space, 3-
private alley]) subdivision. The 17.76-acre site is gent rally located on the southeast corner of North
Linder Road and West Valnova Drive.
B. APPLICATION SUBMITTAL:
A Neighborhood Meeting was held at 5481 West erie Drive, Eagle, at 6:00 PM on Monday,
September 29, 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 October 15, 2025. Revised
application materials were resubmitted to the City of Eagle on December 9, 2025.
C. NOTICE OF PUBLIC HEARING:
Notice of Public Hearing on the application for the
published in accordance with the requirements of Title
Code on January 4, 2026. Notice of this public hearin
with the requirements of Title 67, Chapter 65, Idaho
The site was posted in accordance with the Eagle City
reviews were transmitted on October 27, 2025, in accc
Code.
D. HISTORY OF REVELANT PREVIOUS ACTIONS:
agle Planning and Zoning Commission was
7, Chapter 65, Idaho Code and the Eagle City
was mailed to property owners in accordance
ode and Eagle City Code on January 2, 2026.
,de on January 9, 2026. Requests for agencies'
lance with the requirements of the Eagle City
On December 11, 2007, the City Council approved n 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 dl
M3 Hillside and Grading Standards on November 24,
M3 received a Conditional Letter of Map Revision ((
amendment was submitted in March of 2013 and was
On January 11, 2011, the City Council approved the
pment agreement modification to adopt the
(RZ-19-06 MOD I).
R) from FEMA on February 17, 2009. An
ved by FEMA on November 8, 2013.
project -wide Habitat Mitigation Plan.
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On January 14, 2014, the City Council approved an
M3/Spring Valley (RZ-19-06 MOD2).
On January 14, 2014, the City Council approved the n
the adoption of Ordinance 710, established Eagle City
A — Spring Valley.
On March 18, 2022, the City of Eagle Floodplain
Permit for Alliance Consulting (FPDP-06-21).
On May 24, 2022, the City Council approved a F
Valley for GWC Capital, LLC (PU-01-21).
and restated development agreement for
ing Valley Development Standards and by
Title I I — Planned Developments, Chapter
inistrator approved a Floodplain Development
Unit Master Plan (PUMP) No. 1 for Spring
On May 24, 2022, the City Council approved a design Oview 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 & ign 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 G C Capital, LLC (PP-17-21).
On April 11, 2023, the City Council approved the final lat 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
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
Vacant Land (Designated for
Future Re -Subdivision)
Proposed
No Change
No Change
Single Family Residential
Subdivision
Valnova Estates Subdivision No. 1
North of site
Foothills Residential
R-1-DA
(Lot 32-35 of the Spring Valley
Subdivision No. 1 Large Lot Plat)
South of site
Foothills Residential
R-1-DA
Community Open Space (Big
Gulch Greenbelt)
Lot 45, Block 1, of the Spring
East of site
Foothills Residential
R-1-DA
Valley Subdivision No. 1 Large Lot
Plat (Designated for Future Re -
Subdivision)
Lot 23, Block 1, of the Spring
West of site
Foothills Residential
R-1-DA
Valley Subdivision No. 1 Large Lot
Plat (Valnova Community Center)
G. PLANNING UNIT MASTER PLAN REFERENCE:
Valnova Town Center Subdivision No. 1 is within Spring Valley PUMP No.1 (PU-202 1 -0 1).
H. PLANNING UNIT MASTER PLAN PLANNING AREAS:
Valnova Town Center Subdivision No. 1 (Lot 36, Block 1, of Spring Valley Subdivision No. 1) is
located within the Big Gulch Planning Area.
I. SITE DATA:
Total Acreage of Site — 17.76 acres (10.81 acres - excluding non -buildable lot)
Total Number of Lots — 88
Residential — 71
Commercial — 0
Industrial — 0
Common — 16 [13-open space, 3-private alley]
Non -Buildable — 1
Total Number of Units — Single-family detached — 57 (41-SF3, 16-SFSL)
Duplex — 14 (14-SFA)
Multi -family — 0
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ADDITIONAL SITE DATA
PROPOSED
REQUIRED
Total Residential Units
SF3: 41 dwelling units
Total: 148 dwelling units
SFSL: 16 dwelling units
(maximum)+
SFA: 14 dwelling units
Total: 71 dwelling units
Dwelling Units per Gross
SF3: 9.36 du/ac
SF3: 10 du/ac max.
Acre
SFSL: 12.50 du/ac
SFSL: 12 du/ac max.
SFA: 14.74 du/ac
SFA: 18 du/ac max.
Total: 6.38 du/ac
Total: 8.33 du/ac max.+
Total PUMP No. 1: 2.19 du/ac
max+
Total Spring Valley: 1.19 du/ac
max ++
Minimum Lot Area
SF3: 4,400 square feet
SF3: 4,000 square feet
SFSL: 3,400 square feet
SFSL: 3,000 square feet
SFA: 2,900 square feet
SFA: n/a
Total Acreage of Common
1.63 acres
0.98 acres (minimum)*
Area Open Space
Percent of Site as Common
15.10%
9.05% (minimum)*
Area Open Space
Total Acreage of Common
31,382 square feet
25,500 square feet (minimum)**
Area Amenity Space
+ 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.
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Counci1\02-CC Packet\Town Center Sub No 1-Findings CC.docx
J. - GENERAL SITE DESIGN FEATURES:
Landscape Screening:
Valnova Town Center Subdivision No. 1 is adjacent to two streets (West Valnova Drive and North
Linder Road), both are designated as Principal Arterials in the Master Streets and Circulation Plan. The
portions of West Valnova Drive and North Linder Road located within the subdivision are also located
within a Neighborhood Center designation within Planning Unit Master Plan (PUMP) No. 1. Pursuant
to Eagle City Code Section 11A-3-7(L)(3), arterials which are located within a plan area designated as
a Neighborhood Center within the approved PUMP may be considered urban streets, and no minimum
landscape buffer is required for urban streets. However, the minimum setback from the back of curb to
the front plane of the building shall be sixteen feet (16'). The buildable lot closest to West Valnova
Drive (Lot 3, Block 1) is proposed to be approximately eighteen feet (18') from the back of curb.
Open Space:
The preliminary plat designates thirteen (13) community open space lots comprised of 1.63-acres. The
total open space accounts for 15.10% of the total area associated with the preliminary plat, excluding
Lot 51, Block 1, which is to be resubdivided in the future.
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:
In accordance with Eagle City Code section 11A-13C-4, unobstructed utility easements are proposed
along front, rear and side lot lines. Utility easement widths shall be a minimum of ten feet (10') along
rear and front lot lines and five feet (5') along each side lot line. Where the setback widths require
reduced easement widths, the easement width shall not be less than the setback.
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 or permitted 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)RESIDENTIAL 59' ROW STREET CROSS SECTION
PP12 N'`
sr
to, F 38' 95
PUE 2. WALK 2 ASPHALT 0.5' LAN0SC
SLOPE VARIES -
i0%1MIN.)
RESIDENTIAL CUL-DE-SAC 57' ROW
FF72 NTS
Private Streets:
No private streets are proposed with this application.
iLOPE VARIES
Private Alleys:
Three (3) private alleys are proposed with this application.
Lot 11, Block 1, and Lots 10 and 42, Block 2, are private alleys located within common lots.
The private alleys will be constructed based on the street and alley section details shown on page 1.2
of the preliminary plat, date stamped by the City on December 9, 2025.
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P/L 20' P/L
5' 16' S'
SLOPE VARIES P.U.E. 2 ASPHALT 2 P.U.E. 1 SLOPE VARIES
~ $ — 5 J
2.0% (MIN.) _ ..._..._....._....�\`
3 RESIDENTIAL 20' PRIVATE ALLEY
PP1.2 NTS
P/L 24- P/L
5' 20' S'
SLOPE VARIES RU.E. 2 ASPHALT 2 P.U.E.
10' 10� SLOPE VARIES
2.0% (MIN.)
4 RESIDENTIAL 24' PRIVATE ALLEY
ppVNts
Blocks Less Than 500':
None proposed
Cul-de-sac Design:
No cul-de-sac streets are proposed.
Sidewalks:
The "Residential 59' ROW Street Cross 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 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.
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.
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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," and "Road C."
Five -foot -wide (5'W) concrete pathways through the development to provide adequate pedestrian
access into the site from the adjacent principal arterials (West Valnova Drive and North Linder Road),
and from the ten -foot -wide (10'W) Big Gulch Regional Pathway to the south. Pathways will either be
located within a common lot or within a pedestrian easement within a buildable lot.
M. PUBLIC USES PROPOSED:
The applicant is proposing to dedicate the following for use by the public:
• Public pathways
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 — No
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.
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Council\02-CC Packet\Town Center Sub No t-Findings CC.docx
P. AGENCY RESPONSES:
The following agencies have responded, and their correspondence is attached to the staff report.
City Engineer: All comments within the engineer's letter dated November 26, 2025, are of special
concern (attached to the staff report).
Ada County Highway District
Central District Health
Department of Environmental Quality
Eagle Sewer District
Idaho Transportation Department
Star Fire Protection District
Q. LETTERS FROM THE PUBLIC:
No letters from the public associated with this application have been received to date.
THE CITY COUNCIL RECEIVED AND REVIEWED THE FOLLOWING STAFF ANALYSIS
PROVIDED WITHIN THE STAFF REPORT AND ADOPTS THE STAFF REPORT AS PART OF
THE CITY COUINCIL FINDINGS OF FACT:
A. COMPREHENSIVE PLAN PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
Chapter 6 — Land Use
6.3 Land Use Designations
The Comprehensive Plan designates this site as:
Foothills Residential
A unique combination of land uses within the Eagle Foothills that strives to balance residential,
non-residential, and open space (developed and natural) use to create unique hamlets of
development that place urban development within the natural environment without overcrowding
or significantly altering the natural features found on the site.
The overall density in the foothills should be approximately 1 unit per two acres. Residential
densities should be calculated to be commensurate with the existing land conditions. Priorities
for open space areas should be lands with slopes of 25% or greater and important habitat areas.
No residential density should be granted for areas located within the Floodway. Units should be
arranged in accordance with the transect plan as described in the Foothills planning area.
6.14 Land Use Sub Area:
The Comprehensive Plan designates this site to be located within the 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.
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Council\02-CC Packet\Town Center Sub No 1-Findings CC.docx
C. SPRING VALLEY DEVELOPMENT ORDINANCE (EAGLE CITY CODE TITLE IIA)
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:
Faxilfegs Nin<x Artpn,rl
I) Prin pdtA,t. al41,gh—v tr,
<, O Pdenlial Rrwrxia-Fwu1 luadlhm.
Fi,n:.•,;r;;=,r, yu.nat ai mix, <,t dr<�kyrmrm•
C
r--
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0 M.
1, F
a
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Exhibit 3-A: Master Streets and Circulation Plan
L. Streetscapes:
The following standards shall apply to Spring Valley internal and perimeter roadways as
shown on Exhibit 3-A above. In all cases, any planting within public rights of way shall be
with approval from the public entity owning the property. (The rights of way widths and
pavement areas in the sections below are shown for illustrative purposes only. Actual rights
of way widths and lane configurations will be determined by ACHD and ITD as appropriate.)
3. Urban Streets:
a. Urban streets may be arterials, collectors or local streets, or stretches thereof, which
are located within a plan area designated as a Community Center or Neighborhood Center
within the approved Planning Unit Master Plan (PUMP).
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b. There shall be no minimum landscape buffer required, however, the minimum setback
from the back of curb to the front plane of the building shall be sixteen feet (16). See
exhibit 3-E of this section.
c. Urban streets shall have an attached or detached sidewalk on both sides of the street
unless located adjacent to Regional Open Space (ROS). Where this condition exists, the
sidewalk shall be on the residential side only. Sidewalks shall be a minimum of eight feet
(8') wide. Street trees in the sidewalk area shall be planted in tree wells with tree grates or
cutouts a minimum of four feet (4') square while providing a minimum five foot (5') clear
sidewalk width. Any patios or outdoor dining and seating areas between the back of curb
and building will also provide a minimum five foot (5') clear sidewalk width. Paved and/or
landscaped bulb outs or thirty to sixty degree (30 - 60°) angle entries shall be provided at
intersections where on street parking is provided.
d. Landscape setbacks not owned by a public entity shall be owned and maintained by
an individual property owner or owners' association, whichever the case may be.
e. The following plant material shall be provided at a minimum, between the back of
curb and building:
(1) One tree per thirty five (35) linear feet of street frontage (including driveways) on
each side of the street.
awes in Siderwgf
witt>+n tree grate
B dC*V
f*Cp
AltoChed
or Detodhed
Wok Allowed
Exhibit 3-E: Urban Street Section
• Eagle City Code Section 11A-3-9: Lighting:
B. Street Lighting
P-MirgrolyrOMM
M.
im
AttoChed
or DetoclM+d
W CAk AAOvv6d
The master developer or subdivision developer shall install streetlights at locations
described in subsection B4 below (and as approved by the Administrator). After
installation and acceptance by the Administrator, the owners' association shall pay the cost
of maintenance and power and assume ownership of the streetlights.
4. Streetlights shall be generally placed at intersections, at the end of cul-de-sacs and other
locations as necessary and subject to city approval to provide for roadway and
neighborhood safety. Streetlight spacing between intersections shall be as follow:
(1) Type A Street Light: One thousand feet (1,000') maximum or as otherwise
determined by the city.
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(2) Type B Street Light: Thirteen hundred feet (1,300') maximum or as otherwise
determined by the city.
D. Pathway/Trail Lighting
1. Pathway/trail lighting shall consist of two types — pole lights and bollard lights. Pole lights
are identical to parking area lights and are located at trailheads, pathway/trail entries and
intersections and other focal points, such as seating areas. Bollard lights shall be located
along the paved section of the Big Gulch Regional Trail. Bollard lights shall be a concrete
rusted finish pole, or equal, as shown in Exhibit A.
• Eagle City Code Section 11A-13C-2-1: Location and Design:
Street and road location and design shall conform to the following standards:
C. Stub Streets: Where adjoining areas within Valnova have not yet been subdivided but are
planned to be in the future, the arrangement of streets in new subdivisions shall be such that
said streets extend to the boundary line of the tract to make provisions for the future extension
of said streets into adjacent areas, and shall install a turnaround, either permanent or temporary
(with a temporary easement over the turnaround), as approved by the fire district with
jurisdiction if the stub street is longer than one hundred fifty feet (150') in length. A reserve
street may be required and held in public ownership.
G. Cul-De-Sac Streets: Cul-de-sac streets shall not be more than five thousand feet (5,000') in
length and shall terminate with an adequate circular turnaround having a minimum radius of
fifty feet (50') of right of way including a landscape island with a minimum radius of ten feet
(10'). A minimum of forty feet (40') of pavement shall be provided between the landscape
island and the outside edge of the street as measured from the face of vertical curb of the island
to the face of vertical curb located on the outside edge of the street. Where flush ribbon curbs
or rolled curbs are used, the forty feet (40') of dimension may be taken from the back of curb
of the island to the back of curb located on the outside edge of the street. All cul-de-sac streets
shall include bulb outs every seven hundred fifty feet (750') to allow for emergency vehicles to
turn around. No more than forty (40) lots shall be located on any cul-de-sac street between bulb
outs or beyond the final bulb out. Exceptions to the requirements set forth in this subsection
may be considered by the city council if approved by the fire district with jurisdiction and the
highway district having jurisdiction.
I. Driveways shall provide access to no more than three (3) dwellings. Driveways providing
access to a maximum of eight (8) single-family special lot units, Chapter 2 of this title, may be
permitted providing that the total driveway length does not exceed one hundred fifty feet (150' )
and review and approval has been received from emergency service providers for the specific
location and configuration.
• Eagle City Code Section 11A-13C-2-5: Private Streets:
Private streets and private alleys may be permitted, subject to the following:
A. Compliance: The city council must find that all proposed private streets or private alleys are in
compliance with each of the following criteria:
1. Unique or special circumstances exist with respect to the proposed use, design, location,
topography, or other features of the development or its surroundings such that private
streets and or private alleys will serve to enhance the overall development.
2. Safe and effective movement of both vehicular and pedestrian traffic, sidewalks, and
parking is provided.
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3. Adequate access for service and emergency vehicles is provided where needed.
4. Access and good transportation planning to adjacent property and to the area travel
networks is not adversely affected.
5. Adjacent property will not be landlocked by the site layout.
6. Other than to provide emergency access, the private streets and private alleys do not
connect one public street to another, thereby encouraging travel through the development
served by the private street; provided, however, that in order to provide secondary access,
a private street may have more than one connection to a public street and/or may be
connected to more than one public street if access thereto is controlled by automatic gates
or other control devices approved by the council.
7. The use or alignment of the private streets or alleys do not interfere with the continuity of
public streets.
8. An appropriate mechanism has been established for the repair and maintenance of the
private streets and alleys, including provisions for the funding thereof.
9. Private streets shall provide access to no more than twenty percent (20%) of the lots within
Spring Valley.
B. Construction And Design Standards: Private streets and private alleys shall conform to the
following construction and design requirements:
l . All private streets and private alleys shall be designed and constructed in accordance with
Ada County Highway District's standards for streets and alleys unless modified within this
section or approved by the city council.
2. Sidewalks shall be required in accordance with subsection 11A-13D-1-6F of this chapter.
However, alternative sidewalk and landscape strip designs may be approved by the city
council based upon a finding made by the council that characteristics and qualities of the
development justify the alternate design. Sidewalks and planter strips, as referenced within
subsection 11A-13D-1-6F of this title, shall not be required along alleys.
3. All private streets shall contain paved travel lanes a minimum of twelve feet (12') in width
and private alleys shall contain paved travel lanes a minimum of ten feet (10) in width.
Private streets shall provide for the safe, convenient, and effective movement of both
vehicular and pedestrian traffic. Private alleys shall provide for the safe, convenient, and
effective movement of vehicular traffic. Vertical curbing shall be provided for private
streets that are less than thirty-four feet (34') in width and on all arterial streets and on all
collector streets that do not have front on housing. Alleys may utilize other curb types in
accordance with subsection 11A-13D-1-3 of this chapter.
4. The design engineer shall identify on the construction drawings for the review and approval
by the city engineer, all traffic signs needed for the project, including, but not limited to,
designated parking and "no parking" areas, speed, stop, and such other signs as are required
for safe pedestrian and vehicle travel.
5. All private streets and private alleys shall, during the progress of construction, be inspected
and tested, at the expense of the owner or developer, by a qualified inspector in order to
ensure compliance with the construction and design standards set forth in this chapter, the
construction drawings as prepared by the registered professional engineer, and good
engineering and construction practices. Reports of such inspections and tests shall be
submitted, together with a certification of such compliance, for the review and approval by
the city engineer.
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6. All dead end private streets and private alleys shall terminate at one of the following
approved turnaround areas:
1. A cul-de-sac designed in accordance with the provisions of subsection 11A-13C-2-1G
of this article and subject to the approval of the fire district with jurisdiction and city
engineer and provided further that proper maintenance of the island is provided for;
2. A hammerhead/tee type turnaround or as may be otherwise approved by the fire district
with jurisdiction and the city engineer; or
3. Such other turnaround area as may be approved by the fire district with jurisdiction,
city engineer, and city council.
4. Private streets and private alleys not exceeding one hundred fifty feet (150') may
terminate with no turn -around if approved by the fire district with jurisdiction.
5. For private alleys, emergency access/connections may be made beyond the one
hundred fifty feet (150') maximum length allowing the connection of a dead end private
alley to an adjacent dead end private street or private alley utilizing materials such as
concrete, pavers, grass pavers, or other like materials deemed acceptable to support
emergency vehicles and as approved by city council and the fire district with
jurisdiction. Any emergency access/connections that direct emergency vehicles
through a pedestrian space such as a courtyard, plaza, pathway, or sidewalk shall be
clearly signed to identify through traffic access patterns for use by emergency vehicles
only. Any private alley exceeding one hundred fifty feet (150') shall provide an
adequate turnaround for service vehicles without the use of the emergency
access/connection.
7. The design of all private streets and private alleys and related storm drainage facilities shall
be prepared by a licensed professional engineer in the state in substantial conformance with
engineering and design standards in effect at the time of preparation of the design.
Construction drawings, together with a certification of such conformity, shall be submitted
for the review and approval by the city engineer. No part of this chapter shall be construed
as allowing a private street or private alley that is not in conformance with current
engineering and design standards.
8. If any provision of this chapter is found to be in conflict with any other applicable provision
of this chapter, the provision which establishes the higher and/or more restrictive standard
shall prevail, unless specifically determined otherwise by the city council.
9. Curb and gutter shall be required in accordance with subsection 11 A-13 D-1-3 of this
chapter.
10. For all private alleys providing fire apparatus access, the minimum centerline radius and
the interior radii shall be approved by the fire district with jurisdiction. For all other private
alleys, the minimum centerline radius and interior radii shall follow good engineering
practice and shall consider access for service vehicles.
11. Driveways connecting to alleys shall be three to five feet (3'-5') or nineteen feet (19') or
more to discourage parking parallel to the alley travel way and end -in parking that
encroaches into the travel way. In all cases, a backout distance of twenty-six feet (26'), as
measured from garage door from one side of the alley to the garage door on the opposite
side of the alley, shall be maintained. Designated parking outside of the travel lanes shall
also be allowed in alleys where space and proper design allow and in accordance with 11 A-
5-4-2 of this title.
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12. Private alleys may be allowed to serve as the sole means of vehicular access to a residential
dwelling in instances where a pedestrian pathway within a common lot or an easement is
designed to provide secondary access to the front of the residential dwelling.
13. Where private alleys provide the sole means of vehicular access to a residential dwelling,
clear address wayfinding signage shall be located throughout the subdivision for use by
emergency services and individual building addresses shall be included adjacent to each
garage door within the alley or as approved by the fire district with jurisdiction.
C. Access And Maintenance Requirements: Provisions shall be made for the future maintenance
of and access to private streets and private alleys as follows:
1. A plan and schedule for the future repair and maintenance of the private street, private
alley, and drainage facilities for the period of the expected lifetime thereof and a cost
estimate therefor prepared by a licensed professional engineer in the state, together with a
proposed method for funding the same, including, but not limited to, the creation and
maintenance of a reserve fund for that purpose, shall be submitted with the final plat
application for review and approval by the city engineer and city council.
2. The location of private streets and private alleys shall be clearly depicted on the face of the
plat and notes shall be included on the face of the plat which shall:
a. Act to convey to each lot owner within the subdivision to be served by the private
streets or private alleys the perpetual right of ingress and egress over the described
private streets or private alleys;
b. Provide that such perpetual easement shall run with the land; and
c. Provide that the restrictive covenant for maintenance of the private streets or private
alleys cannot be modified and the homeowners'/property owners' association or other
entity cannot be dissolved without the express consent of the city.
3. A restrictive covenant for repair and maintenance of the private streets or private alleys
shall be recorded at the time of recording the plat which said covenant shall create a
homeowners'/property owners' association or substantially similar entity and make
provision for the perpetual maintenance of the private streets or private alleys in accordance
with the approved plan as provided for in subsection C 1 of this section. Said restrictive
covenant shall also provide that the said covenant shall run with the land and that the said
covenant cannot be modified and that the homeowners'/property owners' association or
other entity cannot be dissolved without the express consent of the city. The said restrictive
covenant shall be reviewed and approved by the city attorney prior to certification and
signing of the final plat by the city engineer.
4. The council may, in the reasonable exercise of its discretion, order the owners or the entity
responsible for the maintenance of any private streets or private alleys approved in
accordance with the provisions of this chapter to undertake such repair and maintenance
activities as it may determine is necessary to protect the public health, safety, or welfare
and make such expenditures from the funds reserved therefor as may be required thereby;
and the owner or responsible entity shall, as a condition of approval of any such private
street, be deemed to have agreed to comply with any such order and to reimburse the city
all of its costs, including attorney fees, incurred in obtaining or enforcing any such order.
Any order entered by the council pursuant to this subsection may be enforced by a court of
competent jurisdiction and the city shall be entitled to recover its costs and attorney fees
incurred in connection therewith.
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Council\02-CC Packet\Town Center Sub No 1-Findings CC.docx
D. Conformity to Applicable PUMP: All private streets and private alleys shall, in all respects,
conform to all applicable PUMPs.
E. Waiver: The city council may waive or modify any of the standards or requirements of this
section when the private streets or private alleys have been determined to be an integral
element of the overall plan and scheme of the development or will serve to enhance the overall
development; provided, however, that any such waiver shall not be injurious to public health
or safety.
• Eagle City Code Section 11A-13C-8: Fences:
Any fencing located adjacent to Open Spaces and on the street side of all corner lots shall be an
open fencing style such as wrought iron or other similar decorative style, durable fencing material.
Specific buffer area fences and decorative walls may be allowed as otherwise required in Chapter 3
of this Title 11 A. Chainlink, cedar, and similar high maintenance and/or unsightly fencing shall not
be permitted within the above designated areas. A chapter within the subdivision CC&Rs shall be
created for the regulation of fences to this effect.
• Eagle City Code Section 11A-13D-1-3: Curbs and Gutters:
A. Generally:
1. Vertical curbs and gutters shall be constructed on collector and arterial streets.
2. Rolled curbs and gutters, or other treatments acceptable to ACHD, may be required on
minor streets.
3. All construction shall be in accordance with the standards and specifications adopted by
the Ada County Highway District.
B. Driveways, Curb Cuts: All driveway openings and curbs shall be as specified by the Ada
County Highway District or the Idaho transportation department.
• Eagle City Code Section 11A-13D-1-5: Streetlights:
The Developer or subdividers within Spring Valley shall be required to install, at the Developer's
or subdivider's expense, streetlights that are not the obligation of ACHD in accordance with
specifications and standards set by Chapter 3 of this Title 11A and at locations designated by the
Administrator. After installation and acceptance by the Administrator, the homeowners'
association shall pay the cost of maintenance and power and assume ownership of the streetlights
that are not the obligation of ACHD.
• Eagle City Code Section 11A-13D-1-6(F): Sidewalks:
F. Sidewalk Design:
1. Sidewalks: An attached or detached sidewalk, a minimum five feet (5) wide, shall be
required on both sides of the street, except as provided herein. Sidewalks may be eliminated
on one or both sides of the street in hillside areas to minimize topographic impacts and
grading. Sidewalks on only one side of the street may also be allowed in the following
conditions:
a. The average width of lots, as measured at the street frontage line or at the building
setback line, is over one hundred fifty feet (150').
b. Within ER and RR neighborhoods.
c. On single loaded streets (that is, streets with lot access on only 1 side of the street).
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d. Sidewalks may be eliminated on both sides of a local street under the following
conditions and in compliance with Ada County highway district standards. The
applicant shall show a means of alternative pedestrian movement in the area:
(1) When the existing slope of the hillside exceeds eighteen percent (18%).
(2) When lots exceed an average of five (5) acres in size within a plat.
• Eagle City Code Section 11A-13D-1-8: Underground Utilities:
Underground utilities are required.
• Eagle City Code Section 11A-13D-1-12: Landscape Buffer Areas:
Landscape buffer areas, in accordance with chapter 3 of this title, shall be required for the
protection of residential properties from streets classified as collectors, arterials,
freeways/expressways, waterways, or other features. Subdivision plats shall show the location of
all buffer areas. (Ord. 710, 1-14-2014)
• Eagle City Code Section 11A-13E-3: Hillside Subdivisions:
All development in Spring Valley shall proceed in accordance with the Grading Guidelines and
Hillside Development Standards, dated June 25, 2009 and approved by City Council on November
24, 2009, as the same may be amended from time to time.
D. DISCUSSION:
• Within PUMP No. 1, Lot 36 was approved with a total of 148 total buildable units; comprised of a
mix of S173, SFSL, and SFA lots. The corresponding preliminary plat that has been submitted for
Lot 36 includes a total of 71 buildable lots. As development progresses from the original PUMP
approvals into the preliminary plat stage, it is anticipated that this process includes discretionary
flexibility that could allow for minor deviations from the approved PUMP documents, so long as
required maximum allowances are not exceeded within the planning areas and/or PUMP phase. In
this case, PUMP No. 1 should not exceed 2,199 units, a maximum density of 2.19 dwelling units
per acre at full build -out, and that no specific planning area should be allowed to exceed the
maximum number of allowable units, as required through the development agreement. If approved,
the total number of buildable lots approved through preliminary plats only within PUMP 1 would
be 1,085 units.
• Unless otherwise approved by the fire district with authority over this phase of the development,
no more than 30 dwelling units should be allowed to be constructed until a minimum of two (2)
means of access are provided into this phase of the development that meet the requirements of the
fire district.
Eagle City Code Section I IA-13C-2-5(B)(13) states, "Where private alleys provide the sole means
of vehicular access to a residential dwelling, clear address wayfinding signage shall be located
throughout the subdivision for use by emergency services and individual building addresses shall
be included adjacent to each garage door within the alley or as approved by the fire district with
jurisdiction."
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Lots throughout the subject property are proposed to have primary vehicular access from a private
alley with their primary pedestrian access being provided from a sidewalk or pathway within a
common lot. Residential units should be required to have building addressing located on the alley
side of the building (near the garage) in addition to any other primary addressing or wayfinding
signage. The applicant should submit approval from the fire district with jurisdiction over the
property stating that adequate wayfinding signage throughout the subdivision (as required by the
fire district) and building addressing at each unit that is accessed by an alley has been approved
prior to the issuance of a certificate of occupancy from the City. Where wayfinding signage is
provided, the applicant should also submit a design review application for review and approval.
Pursuant to Eagle City Code 11A-13C-2-5(12), where ever a private street or alley is provided as
the sole means of vehicular access (meaning that there is no public right of way or necessarily
vehicular access to the front door of the residence on an alley -loaded residential lot) that a
pedestrian pathway with a common lot or an easement or a sidewalk be provided to ensure a
secondary means of access exists. The applicant should be required to provide direct sidewalk or
pathway access to each individual residential unit
Eagle City Code section 11A-13C-6(B): Open Space: states, "The minimum amount
of open space that must be set aside for open space within Spring Valley shall comply with chapter
3 of this title. The minimum amount of open space in all single-family residential subdivisions
(except for the RR and ER land use districts) shall be six hundred (600) square feet per lot.
Additionally, Eagle City Code section 11 A-3-7(P) requires a minimum of 50% of the common area
open space within single-family residential neighborhoods to be an amenity area for active and/or
passive recreation. An "amenity area" is defined as ground with a slope of ten percent (10%) or
less.
The minimum amount of open space within any PUMP shall be fifteen percent (15%) of the total
gross acres of the PUMP. No plat shall be approved within any planning area if, with the approval
of such plat, the platted and unplatted open space in the PUMP would fall below fifteen percent
(15%) of the total gross acres of the PUMP. Plats may be denied if the city finds the applicant is
unable to show that fifty percent (50%) of all dwelling units in the planning area, sixty five percent
(65%) of all single-family detached lots less than five thousand (5,000) square feet in the planning
area, and fifty percent (50%) of all single-family detached lots less than eight thousand (8,000)
square feet in the planning area, will abut some form of open space."
The application, as proposed, contains 88 total lots (71-buildable, 1-non-buildable, 16-common
[13-open space, 3-private alley]). This results in a total requirement of 42,600-square feet (0.98-
acres), of which 21,300-square feet (0.49-acres) must be designated as an "amenity area" with a
slope of 10% or less.
The applicant is proposing 70,949-square feet (1.63-acres) of open space, which equates to 15.10%
of the total land within the proposed application (excluding the out -parcel). Approximately 31,382-
square feet of the proposed open space qualifies as an "amenity area" (with a slope of 10-percent
[10%] or less). The proposed development (Valnova Town Center Subdivision No. 1) meets the
open space requirements of both Eagle City Code Sections 11A-13C-6(B) and 11A-3-7(P) and is
trending towards compliance with the minimum open space requirements for PUMP No. 1.
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• Eagle City Code Section 11A-2-4: "Setbacks and General Lot Development Regulations"
provides the following minimum setback requirements for the proposed Land Use Districts:
SF3 (Single-family detached):
Front garage: 20-feet
Side garage: 10-feet
Living: 10-feet
Interior Side: 5-feet
Street Side: 15-feet
Rear: 15-feet
Maximum Height: 35-feet
SFSL (Single-family special lots):
See subsection G (within ECC 11A-2-4) "Single Family Special Lot Development Standards"
Maximum Height: 38-feet
SFA (Single-family attached):
Front garage: Either 3-to-5-feet or 19-feet
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
Maximum Height: 38-feet
11A-24(A)(5) states, "Residential setbacks for front, side and rear loaded single- family units shall
be measured from the back of sidewalk, or back of curb if no sidewalk exists, or edge of pavement
if no curb exists, to the foundation of a building or the face of a garage. All other setbacks shall be
measured to the property line or as otherwise noted."
• Site specific condition of approval #18 of PUMP No. 1 (PU-01-21) establishes maximum density
requirements for sub -zoning designations within the Planning Areas of PUMP No. 1. The
maximum allowed density for Single -Family 3 (SF3) units within the Southwestern Residential
Planning Area, Northern Residential Planning Area, and Big Gulch Planning Area is 10-units per
acre.
The applicant is proposing densities of 9.36 dwelling units per acre within the SF3 sub -zoning
designation and 14.74 dwelling units per acre in the SFA sub -zoning designation. The proposed
density is within the maximum allowed density for the S173 and SFA sub -zones and is trending
toward overall compliance with the maximum density requirements for PUMP No. 1.
The applicant is proposing density of 12.50 dwelling units per acre within the SFSL sub -zoning
designation. The maximum density requirement for the SFSL sub -zoning designation is 12
dwelling units per acre.
It is anticipated that Lot 51, Block 2, (6.95 acres) will be resubdivided in the future with the same
sub -zoning designations as the subject application. When Lot 36, Block 1, of Spring Valley
Subdivision No. 1 is developed in its entirety, the density for each sub -zoning designation should
not exceed the maximum allowable density requirements for PUMP No. 1.
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The Master Sidewalks, Pathways, and Trails Plan, dated May 9, 2024, was submitted and reviewed
by the City of Eagle's Parks, Pathways, and Recreation Commission in May of 2024. The
Commission recommended general approval of the community pathway network and open space
design within the Spring Valley Master Trails and Open Space Plan. The Commission also
determined that pathway, trail and open space recommendations for future plat applications would
be submitted to Planning and Zoning staff for review.
Staff has reviewed the proposed plan and determined it to be in substantial conformance with the
approved Master Pathways and Trails Plan. The proposed Pathways and Trails Plan submitted as
part of the Valnova Town Center Subdivision No. 1 application shows the approved five-foot wide
(5'W) concrete pathway throughout Lots 1 and 22, Block 1, and Lot 27, Block 2.
• Staff has evaluated the proposed preliminary plat in relation to the approved PUMP No. 1, in terms
of sub -zoning designations, density, road configurations, pathways and trails, open space
provisions, and required infrastructure improvements. Considering the aforementioned items, it is
staff s opinion that the proposed plat is in substantial conformance with the approved
PUMP No. 1.
PUMP No. 1 shows the subject property, formerly known as Lot 31, to have 148 total units. Upon
submittal, the preliminary plat for Valnova Town Center No. 1 only shows 71 units, with a 10.81-
acre non -buildable lot (Lot 51, Block 2) on the west side of the subdivision. Preliminary plat note
#17 states that Lot 51, Block 2, will be resubdivided in the future, which will contribute to the 148
maximum units allotted within Lot 36 in PUMP No. 1. Lot 51, Block 2, should remain as a non -
buildable lot until resubdivided.
• The preliminary plat does not include Lot 51, Block 2, in plat note #9 as a common lot to be owned
and maintained by the HOA. The applicant should maintain Lot 51, Block 2, pursuant to the
requirements of the Valnova Hillside and Grading Standards, including, but not limited to,
hydroseeding, until the lot is resubdivided
PUBLIC HEARING OF THE COMMISSION:
A. A public hearing on the application was held before the Planning and Zoning Commission on
January 20, 2026, at which time testimony was taken and the public hearing was closed. The
Commission made their recommendation at that time.
B. Oral testimony in favor of the application was presented to the Planning and Zoning Commission
by no one (not including the applicant/ representative).
C. Oral testimony in opposition to the application was presented to the Planning and Zoning
Commission by no one.
COMMISSION DELIBERATION:
Upon closing the public hearing, the Commission made a motion based on upon the information
provided by staff and the testimony provided. A summary of the deliberation can be found at the
following link (Granicus time: 01:38:03):
htlps://eagle-id.granicus.com/])Iayer/clip/2180?vlew id=1&redirect=true
COMMISSIONS DECISION:
The Commission voted 4 to 0 (Oland absent) to recommend approval of PP-2025-09 for a preliminary
plat for Valnova Town Center Subdivision No. 1 with the site specific conditions of approval and
standard conditions provided in their findings of fact and conclusions of law document dated February
2, 2026.
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Council\02-CC Packet\Town Center Sub No 1-Findings CC.docx
PUBLIC HEARING OF THE COUNCIL:
A public hearing on the application was held before the City Council on February 24, 2026, at which
time testimony was taken and the public hearing was closed. The Council made their decision at that
time.
A. Oral testimony in favor of the application was presented to the City Council by no one (not
including the applicant/ representative).
B. Oral testimony in opposition to the application was presented to the City Council by no one.
COUNCIL DELIBERATION:
Upon closing the public hearing, the City 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: 03:41:23):
https:Hea l�d_jzranicus.comzpla e�p/2196?view id=1&redirect=true
COUNCILS DECISION:
The Council voted 4 to 0 to approve of PP-2025-09 for a preliminary plat for Valnova Town Center
Subdivision No. 1 with the following site specific conditions of approval and standard conditions of
approval:
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Comply with the conditions of the Amended and Restated Development Agreement (Ada County
instrument #114006036) associated with rezone application RZ-19-06.
2. Comply with all applicable conditions of the Spring Valley Planning Unit Master Plan No.l
(PU-01-21).
3. Comply with all requirements of the mass grading permit associated with Spring Valley PUMP No. 1
(GP-2022-01).
4. Comply with all requirements of the City Engineer.
5. The applicant shall submit payment to the City for all engineering and legal fees incurred for reviewing
this project, prior to the City Clerk signing the final plat and/or upon receipt of an invoice by the City,
whichever occurs first.
6. The applicant shall be required to submit a mass grading permit for approval prior to the City Engineer
for any grading work that is required to occur outside of the limits of the mass grading permit associated
with Spring Valley PUMP No. 1. The mass grading permit shall be approved prior to commencing any
relative earthwork work on site.
7. Unless otherwise approved by the fire district with authority over this phase of the development, two
means of vehicular access suitable for use by the fire department into this phase of development shall
be provided prior to the issuance of the first certificate of occupancy for a residential lot.
8. A public sidewalk or a pedestrian pathway within a common lot or an easement shall be provided as a
secondary means of access to every residential lot serviced by a private alley where no secondary
vehicular access exists. All sidewalk and pathway locations shall be shown within the design review
application.
9. Lot 51, Block 2, shall remain a non -buildable lot until resubdivided.
10. The applicant shall maintain Lot 51, Block 2, pursuant to the requirements of the Valnova Hillside and
Grading Standards, including, but not limited to, hydroseeding, until the lot is resubdivided.
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11. When Lot 36, Block 1, of Spring Valley Subdivision No. 1 is developed in its entirety, the density for
each sub -zoning designation shall not exceed the maximum allowable density requirements for PUMP
No. 1.
12. The private alleys shall be constructed pursuant to the requirements of Eagle City Code section 11A-
13C-2-5 and are to be reviewed with the submittal of the final plat.
13. The applicant shall submit approval from the fire district with jurisdiction over the property stating that
adequate wayfinding signage throughout the residential portion of the subdivision (as required by the
fire district) and building addressing at each unit that is accessed by an alley has been approved prior
to the issuance of a certificate of occupancy from the City. Where wayfinding signage is provided, the
applicant shall submit a design review application for review and approval.
14. The applicant shall execute pathway easement agreements in accordance with the requirements of Eagle
City Code Section 11A-13D-1-6 for access over and maintenance of the proposed
five-foot wide (5'W) concrete pathways. The recorded Instrument Number of the executed
agreement(s) shall be listed on the final plat prior to the City Clerk signing the final plat mylar.
15. The applicant shall provide a license agreement from ACED approving the landscaping located within
the public right-of-way abutting and within this site prior to approval of a final plat.
16. 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.
17. The Valnova Town Center Subdivision No. 1 shall remain under the control of the Homeowners
Association.
18. The applicant shall provide CC&Rs that the Homeowner's Association shall have the duty to maintain
the pressurized irrigation system and all improved common landscape areas within the subdivision in
a competent and attractive manner, including the watering, mowing, fertilizing and caring for shrubs
and trees in perpetuity.
19. The applicant shall provide CC&Rs which state 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.
20. The conditions, covenants and restrictions for the Property shall contain at least the following:
(a) A maintenance manual for the private alleys requiring the association shall have the duty to
maintain and operate the private alleys including the repair and replacement of the approved
paving surface and curbs, including provisions for snow removal of the alleys.
(b) A requirement for all fencing to be installed as shown on the Fencing Plan. All other fencing shall
be prohibited.
(c) A maintenance manual for the streetlight(s) requiring that the association shall have the duty to
maintain and operate the light fixtures including the repair and replacement of the fixture, any
associated electrical supply, and light bulbs, in perpetuity.
21. The applicant shall provide CC&Rs which state that the Homeowner's Association shall have the duty
to construct and maintain the private alleys
22. 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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23. 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.
24. The applicant shall place a note on the final plat that the pressurized irrigation system and all common
lots are to be owned and maintained by the Homeowner's Association.
25. The single-family dwellings and any accessory structures shall be constructed in substantial
conformance to the styles of architecture shown within the approved Valnova Design Guidelines.
To assure compliance with this condition, the applicant shall create an architectural control committee
(ACC) as a component of the development's Covenants, Conditions, and Restrictions (CC&Rs).
Provisions regarding the creation and operating procedures of the ACC shall be included in the CC&Rs
and shall be reviewed and approved by the City attorney prior to the approval of the first final plat.
The submittal of the building permit application to the City for each structure within the development
shall be accompanied by an approval letter from the Architectural Control Committee. Building permit
applications that do not have an approval letter attached will not be accepted.
To ensure compliance with the conditions of approval herein, the City reserves the right to deny, at its
discretion, any building permit application that does not substantially conform to the design
requirements as shown in the approved Valnova Pattern Book. If a building permit is denied, the
applicant shall have the right to appeal the decision to the Eagle City Council in accordance with Eagle
City Code Section 11A-8-8-1.
26. The applicant shall provide a construction -site dust control mitigation plan, which is to be reviewed
and approved by City staff, that demonstrates how dust will be mitigated on site for the duration of
demolition, grading, and construction of the development prior to the issuance of a "Notice to Proceed"
with construction letter. The dust control mitigation plan shall be utilized during the entirety of
construction to the site which is to be reviewed and approved by staff prior to the issuance of a "Notice
to Proceed" with construction letter.
NOTE: In the event a Standard Condition of Approval conflicts with a Site Specific Condition of
Approval contained herein the Site Specific Condition of Approval shall control.
STANDARD CONDITIONS OF APPROVAL:
1. The applicant shall comply with all requirements of the Ada County Highway District and/or the Idaho
Transportation Department, including but not limited to approval of the drainage system, curbs, gutters,
streets and sidewalks, where applicable.
2. Correct street names, as approved by the Ada County Street Name Committee, shall be placed on the
plat prior to the City Engineer signing the final plat.
3. Complete water and sewer system construction plans shall be reviewed and approved by the City
Engineer and/or the applicable reviewing agency, as required. Required improvements shall include,
but not be limited to, extending all utilities to the platted property. The developer may submit a letter
in lieu of plans explaining why plans may not be necessary.
4. Idaho Department of Health & Welfare approval of the sewer and water facilities is required prior to
the City Engineer signing the final plat (I.C. Title 50, Chapter 13 and I.C. 39-118).
5. Written approval of all well water for any shared or commercial well shall be obtained from the Idaho
Department of Water Resources prior to the City Engineer signing the final plat.
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6. Wet line sewers will be required and the applicant will be required to furnish the City Engineer with a
letter from the sewer entity serving the property, accepting the project for service, prior to the City
Engineer signing the final plat.
7. All homes being constructed with individual septic systems shall have the septic systems placed on the
street side of the home or shall have their sewer drainage system designed with a stub at the house front
to allow for future connection to a public sewer system. Any homes proposed to be serviced by septic
systems shall be identified on the plat and a letter of approval from Central District Health shall be
required prior to the City Engineer signing the final plat.
8. Per Idaho Code, Section 31-3805, concerning irrigation rights, transfer and disclosure, the water rights
appurtenant to the lands in said subdivision which are within the irrigation entity will be transferred
from said lands by the owner thereof, or the subdivider shall provide for underground tile or other like
satisfactory underground conduit to permit the delivery of water to those landowners within the
subdivision who are also within the irrigation entity.
See Eagle City Code Section IIA-13D-1-9(C), which provides overriding and additional specific
criteria for pressurized irrigation facilities.
Plans showing the delivery system must be approved by a registered professional engineer and shall be
approved by the City Engineer prior to the City Engineer signing the final plat.
9. The applicant shall submit a letter from the appropriate drainage entity approving the drainage system
and/or accepting said drainage; or submit a letter from a registered professional engineer certifying that
all drainage shall be retained on -site prior to the City Engineer signing the final plat. A copy of the
construction drawing(s) shall be submitted with the letter.
10. Drainage system plans shall be submitted to the City Engineer for review and approval prior to the City
Engineer signing the final plat. The plans shall show how swales, or drain piping, will be developed in
the drainage easements. The approved drainage system shall be constructed, or a performance bond
shall be submitted to the City Clerk, prior to the City Engineer signing the final plat. The CC&Rs shall
contain clauses to be reviewed and approved by the City Engineer and City Attorney, prior to the City
Engineer signing the final plat, requiring that lots be so graded that all runoff runs either over the curb,
or to the drainage easement, and that no runoff shall cross any lot line onto another lot except within a
drainage easement.
11. No ditch, pipe or other structure, or canal, or drain, for irrigation water or irrigation waste water owned
by an organized irrigation district, canal company, ditch association, drainage district, drainage entity,
or other irrigation entity, shall be obstructed, routed, covered or changed in any way unless such
obstruction, rerouting, covering or changing has first been approved in writing by the entity. A
Registered Engineer shall certify that any ditch rerouting, piping, covering or otherwise changing the
existing irrigation or waste ditch (1) has been made in such a manner that the flow of water will not be
impeded or increased beyond carrying capacity of the downstream ditch; (2) will not otherwise injure
any person or persons using or interested in such ditch or their property; and (3) satisfied the Idaho
Standards for Public Works Construction. A copy of such written approval and certification shall be
filed with the construction drawing and submitted to the City Engineer prior to the City Engineer
signing the final plat.
12. Encroachments including, but not limited to, landscaping, fencing, lighting, and/or pathways shall not
be located within any easement or right-of-way for any ditch, pipe or other structure, or canal, or
drain, used for irrigation water or irrigation waste water without the express written approval of the
organized irrigation district, canal company, ditch association, drainage district, drainage entity or
other irrigation entity associated with such ditch, pipe or other structure, drainage or canal. The
applicant shall submit a copy of the written approval from the irrigation entity, drainage district, or
drainage entity prior to the City Clerk signing the final plat.
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13. Streetlight plans shall be submitted and approved as to the location, height and wattage to City Staff at
the time of Design Review application submittal. All construction shall comply with the City's
specifications and standards.
The applicant shall delineate on the face of the final plat an easement, acceptable to the City Engineer,
for the purpose of installing and maintaining street light fixtures, conduit and wiring lying outside any
dedicated public right-of-way, prior to the City Engineer signing the final plat. Whether located inside
or outside of the public right-of-way the perpetual maintenance of the street lights shall be the
responsibility of the applicant, subdivider, business owner, homeowner, or homeowner's/business
owner's association, whichever the case may be.
The applicant shall pay applicable street light inspection fees on the proposed subdivision prior to
signing of the final plat by the Eagle City Engineer.
14. The applicant shall submit cut sheets showing street lighting details for review and approval by the
Zoning Administrator prior to the submittal of the final plat. The plans shall show how the streetlights
will facilitate the "Dark Sky" concept of lighting.
15. The applicant shall provide utility easements as required by the public utility providing service,
including fiberoptic internet conduit, and as may be required by the Eagle City Code, prior to the City
Engineer signing the final plat.
16. An approval letter from the Fire District who has jurisdiction over the platted area shall be submitted
to the City prior to the City Engineer signing the final plat. The letter shall include the following
comments and minimum requirements, and any other items of concern as may be determined by the
applicable fire department officials:
a. The applicant has made arrangements to comply with all requirements of the Fire District who has
jurisdiction over the platted area.
b. The proposed fire hydrant locations shall be reviewed and be approved in writing by the Fire District
who has jurisdiction over the platted area prior to the City Engineer signing the final plat.
c. Minimum flow per hydrant shall be 1,000 gallons per minute for one and two family dwellings,
1,500 gallons per minute for dwellings having a fire area in excess of 3,600 square feet, and 1,500
gallons per minute (i.e.; Commercial, Industrial, Schools, etc.). Flow rates shall be inspected in
accordance with all agencies having jurisdiction, and shall be verified in writing by the Fire District
who has jurisdiction over the platted area prior to issuance of any building permits.
d. The proposed fire protection system shall be reviewed and approved by the Fire District who has
jurisdiction over the platted area prior to issuance of a building permit.
17. Covenants, homeowner's association by-laws or other similar deed restrictions, acceptable to the Eagle
City Attorney which provide for the use, control and mutual maintenance of all preserved and mitigated
habitat areas, common areas, storage facilities, recreational facilities, street lights or open spaces shall
be reviewed and approved by the Eagle City Attorney prior to the City Engineer signing the final plat.
A restrictive covenant must be recorded and a note on the face of the final plat is required, providing
for mutual maintenance and access easements.
Appropriate papers describing decision -making procedures relating to the maintenance of structures,
grounds and parking areas shall be reviewed and approved by the Eagle City Attorney prior to the City
Engineer signing the final plat.
18. Should the homeowner's association be responsible for the operation and maintenance of the storm
drainage facilities, the covenants and restrictions, homeowner's association by-laws or other similar
deed restrictions acceptable to the Eagle City Attorney shall be reviewed and approved by the Eagle
City Attorney prior to the City Engineer signing the final plat.
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19. The applicant shall submit an application for Design Review, and shall obtain approval for all required
landscaping, common area and subdivision signage prior to the City Engineer signing the final plat.
20. Any recreation area, greenbelt area or pathway area along the Boise River, Dry Creek or any other area
designated by the City Council or Eagle City Parks, Pathways, and Recreation Commission for a path
or walkway shall be approved in writing by the Eagle City Parks, Pathways, and Recreation
Commission prior to approval of the final plat by the City Council.
21. Conservation, recreation and river access easements (if applicable) shall be approved by staff and the
City Engineer and shall be shown on the final plat prior to approval of the final plat by the City Council.
22. The applicant shall place a note on the face of the plat which states: "Minimum building setback lines
shall be in accordance with the applicable zoning and subdivision regulations at the time of issuance of
the building permit or as specifically approved and/or required".
23. The applicant shall comply with the provisions of the Eagle City Code, pertaining to floodplain and
river protection regulations (if applicable) prior to the City Engineer signing the final plat.
24. The applicant shall obtain written approval of the development relative to the effects on the floodplain
(if applicable) from the Corps of Engineers prior to approval of the final plat by the City Engineer.
25. The applicant shall obtain approval of the development relative to its effects on wetlands or other
natural waterways (if applicable) from the Corps of Engineers and the Idaho Department of Water
Resources and/or any other agency having jurisdiction prior to the City Engineer signing the final
plat.
26. Basements in homes in the floodplain are prohibited.
27. The Americans with Disabilities Act, Uniform Building Code, Eagle City Code, Eagle Comprehensive
Plan, and all applicable County, State and Federal Codes and Regulations shall be complied with. All
design and construction shall be in accordance with all applicable City of Eagle Codes unless
specifically approved by the Commission and/or Council.
28. Any changes to the plans and specifications upon which this approval is based, other than those required
by the above conditions, will require submittal of an application for modification and approval of that
application prior to commencing any change. Any change by the applicant in the planned use of the
property which is the subject of this application, shall require the applicant to comply with all rules,
regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant
or its successors in interest submits application to the City of Eagle for a change to the planned use of
the subject property.
29. No public board, agency, commission, official or other authority shall proceed with the construction of
or authorize the construction of any of the public improvements required by the Eagle City Code Title
11A "Land Subdivisions" until the final plat has received the approval of the City Council (ECC 11A-
13F-5(A)(2)).
30. Prior to submitting the final plat for recording, the following must provide endorsements or
certifications: Owners or dedicators, Registered Land Surveyor, County Engineer, Central District
Health Department, Ada County Treasurer, Ada County Highway District Commissioners, City
Engineer, and City Clerk.
31. The applicant shall take care to locate and protect from damage existing utilities, pipelines and similar
structures. Documentation indicating that "Digline" has performed an inspection of the site shall be
submitted prior to the issuance of any building permits for the site.
32. The applicant shall install at the entrance to the subdivision a 4' x 4' plywood or other hard surface
sign (mounted on two 4"x 4" posts with the bottom of the sign being a minimum of 3-feet above the
ground) noticing the contractors to clean up daily, no loud music, and no dogs off leash.
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33. Owner shall provide a "Heavy Truck Traffic Plan" to be followed by any vehicle or equipment over
25,000 GVWR. The plan shall show all designated routes and hours of operation. The heavy truck
traffic routes shall maximize use of highways and major arterials while minimizing use of smaller
residential streets. The plan will also cite that compression braking is prohibited everywhere in Ada
County. Owner is responsible for communicating the approved plan to all sub -contractors and for
monitoring compliance.
34. The applicant shall provide a construction site dust control mitigation plan to be reviewed and approved
by staff prior to the issuance of a "Notice to Proceed" with construction letter.
CONCLUSIONS OF LAW:
1. The Council reviewed the particular facts and circumstances of this proposed preliminary plat
(PP-2025-09) and based upon the information provided concludes that the proposed preliminary plat
application is in accordance with the City of Eagle Title 11A (Planned Developments) because:
a. The requested preliminary plat complies with the approved zoning designation of R-1-DA
(Residential with a development agreement) and the land use districts within the preliminary plat
are consistent with the land use districts approved within PUMP No. 1 (PU-01-21).
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 Foothills Residential 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;
g. That based upon agency verification and additional written comments provided, or as conditioned
herein, there is adequate public financial capability to support the proposed development;
h. That any health, safety and environmental problems that were brought to the Council's attention
have been adequately addressed by the applicant or will be conditions of the preliminary plat and
subsequent final plat approval as set forth within the conditions of approval herein.
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DATED this I Oth day of March, 2026
CITY COUNCIL
OF THE CITY OF EAGLE
Ada County, Idaho
Brad Pike, Mayor
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