Findings - CC - 2026 - PP-2025-06-MOD1 - Modification to the preliminary plat for Valnova Village Sub No. 1BEFORE THE EAGLE CITY COUNCIL
IN THE MATTER OF AN APPLICATION
FOR MODIFICATIONS TO THE
PRELIMINARY PLAT FOR VALNOVA
VILLAGE SUBDIVISION NO. 1 FOR
CLYDE CAPITAL GROUP, LLC
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER PP-2025-06-MOD1
The above -entitled preliminary plat modification application came before the City Council for their action
on April 14, 2026, at which time public testimony was taken and the public hearing was closed. The Eagle
City Council, having heard and taken oral and written testimony, and having duly considered the matter,
makes the following Findings of Fact and Conclusions of Law:
FINDINGS OF FACT:
A. PROJECT SUMMARY:
Clyde Capital Group, represented by Kendall Hancey with Horrocks, is requesting approval to modify
the approved preliminary plat for Valnova Village Subdivision No. 1, including a decrease in the
number of residential lots, an increase in the total acreage of common area open space, and
modifications to the private alley and pathway configurations within the subdivision. The 102.94-acre
site is located approximately 1/3-mile southwest of the intersection of West Valnova Drive and North
Linder Road within PUMP No. 1 of the Valnova development.
B. APPLICATION SUBMITTAL:
The application for this item was received by the City of Eagle on January 20, 2026.
C. NOTICE OF PUBLIC HEARING:
Notice of Public Hearing on the application for the Eagle City Council was published in accordance
with the requirements of Title 67, Chapter 65, Idaho Code and the Eagle City Code on March 27, 2026.
Notice of this public hearing was mailed to property owners in accordance with the requirements of
Title 67, Chapter 65, Idaho Code and Eagle City Code on March 26, 2026. The site was posted in
accordance with the Eagle City Code on April 2, 2026. Requests for agencies' reviews were transmitted
on February 4, 2026, in accordance with the requirements of the Eagle City Code.
D. HISTORY OF REVELANT PREVIOUS ACTIONS:
On December 11, 2007, the City Council approved an annexation and rezone application with a
development agreement from RP (Rural Preservation — Ada County designation) and RR (Rural
Residential — Ada County designation) to R-1-DA (Residential One with a development agreement) for
M3 Eagle (A-14-06 & RZ-19-06).
On November 24, 2009, the City Council approved a development agreement modification to adopt the
M3 Hillside and Grading Standards on November 24, 2009 (RZ-19-06 MOD 1).
M3 received a Conditional Letter of Map Revision (CLOMR) from FEMA on February 17, 2009. An
amendment was submitted in March of 2013 and was approved by FEMA on November 8, 2013.
On January 11, 2011, the City Council approved the overall project -wide Habitat Mitigation Plan.
On January 14, 2014, the City Council approved an amended and restated development agreement for
M3/Spring Valley (RZ-19-06 MOD2).
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On January 14, 2014, the City Council approved the M3/Spring Valley Development Standards and by
the adoption of Ordinance 710, established Eagle City Code Title 11— Planned Developments, Chapter
A — Spring Valley.
On March 18, 2022, the City of Eagle Floodplain Administrator approved a Floodplain Development
Permit for Alliance Consulting (FPDP-06-21).
On May 24, 2022, the City Council approved a Planned Unit Master Plan (PUMP) No. 1 for Spring
Valley for GWC Capital, LLC (PU-01-21).
On May 24, 2022, the City Council approved a design review for the common area landscaping along
Aerie Way within Spring Valley Subdivision No. 1 for GWC Capital, LLC (DR-22-22).
On May 24, 2022, the City Council approved a design review application for the common area
landscaping along Big Gulch Parkway, Linder Road, and Aerie Way (East) within Spring Valley
Subdivision No. 1 for GWC Capital, LLC (DR-23-22).
On May 24, 2022, the City Council approved two (2) community entry monument signs for Spring
Valley Subdivision for GWC Capital, LLC (DR-24-22).
On August 24, 2022, the City approved a Mass Grading Permit associated with the Spring Valley
PUMP No. 1 for Western Construction, Inc. (GP-2022-01).
On October 25, 2022, the City approved Spring Valley Subdivision No. 1, a large lot preliminary plat,
associated with the Spring Valley PUMP No. 1 for GWC Capital, LLC (PP-17-21).
On April 11, 2023, the City Council approved the final plat for Spring Valley Subdivision No. 1, a large
lot plat associated with the Spring Valley PUMP No. 1 for GWC Capital, LLC (FP-17-22).
On October 28, 2025, the City Council approved the preliminary plat for Valnova Village No. 1, a re -
subdivision of Lot 11 and Lot 17, Block 1, of Spring Valley Subdivision No. 1 (PP-2025-06).
E. COMPANION APPLICATIONS:
There are no companion applications associated with this application.
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F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN
ZONING
LAND USE
DESIGNATION
DESIGNATION
Existing
Foothills Residential
R-1-DA
Vacant Land (Designated for
Future Re -Subdivision)
Proposed
No Change
No Change
Single Family Residential
Subdivision
North of site
Foothills Residential
R-1-DA
Vacant Land (Designated for
Future Re -Subdivision)
Valnova Kirkhills Subdivison No. 3
South of site
Foothills Residential
R-1-DA
(Lot 24 of the Spring Valley
Subdivision No. 1 Large Lot Plat)
Valnova Subdivision No. 1 (Lot 19
East of site
Foothills Residential
R-1-DA
of the Spring Valley Subdivision
No. 1 Large Lot Plat), Public Land
(Bureau of Land Management)
West of site
Foothills Residential
R-1-DA
Public Land (Bureau of Land
Management)
G. PLANNING UNIT MASTER PLAN REFERENCE:
Valnova Village Subdivision No. 1 is within Spring Valley PUMP No.I (PU-202 1 -0 1).
H. PLANNING UNIT MASTER PLAN PLANNING AREAS:
Valnova Village Subdivision No. 1 (Lot 11 and Lot 17 of Spring Valley Subdivision No. 1) is within
the Big Gulch Planning Area (67.58 acres), the Southwestern Residential Planning Area (35 acres), and
the Northern Residential Planning Area (0.33 acres).
IS MYY:8U:VII:3
Total Acreage of Site — 102.91 acres
Total Number of Lots — 311
Buildable — 280
Commercial — 0
Industrial — 0
Common — 23 (20 community open space, 3 regional open space)
Total Number of Units — Single-family — 280 (158 SF3, 70 SFSL, 52 SFA)
Duplex — 0
Multi -family — 0
Total Acreage of Any Out -Parcels — 0.29-acres (Lot 12, Block 1, Valnova Spring Valley Subdivision
No. 1 — City of Eagle Well No. 2)
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ADDITIONAL SITE DATA
PROPOSED
REQUIRED
Total Residential Units
SF3: 158 dwelling units
Total: 305 dwelling units+
SFSL: 70 dwelling units
SFA: 52 dwelling units
Total: 280 dwelling units
Dwelling Units per Gross
SF3: 6.1 du/ac
SF3: 10 du/ac max.
Acre
SFSL: 6.86 du/ac
SFSL: 12 du/ac max.
SFA: 9.32 du/ac
SFA: 18 du/ac max.
Total: 2.72 du/ac
Total: 3.15 du/ac max.+
Big Gulch PA: 2.93 du/ac
Big Gulch PA Total: 5.24 du/ac
Southwestern PA: 2.34
Southwestern PA Total: 1.07 du/ac
du/ac
Northern PA Total: 2.14 du/ac
Northern PA: n/a
Total PUMP No. 1: 2.19 du/ac
max+
Total Spring Valley: 1.19 du/ac
max ++
Minimum Lot Area
SF3: 5,472 square feet
SF3: 4,000 square feet
SFSL: 5,332 square feet
SFSL: 3,000 square feet
SFA: 3,165 square feet
SFA: n/a
Total Acreage of Common
46 acres
4.56 acres (minimum)*
Area Open Space
Percent of Site as Common
45%
4.42% (minimum)*
Area Open Space
Total Acreage of Common
194,867 square feet
46,200 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.
J. AGENCY RESPONSES:
The following agencies have responded, and their correspondence is attached to the staff report.
City Engineer: All comments within the engineer's original review letter dated August 6, 2025, are of
special concern (attached to staff report).
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Ada County Highway District
Department of Environmental Quality
Idaho Transportation Department
11�4via 1:3MIYa:Z913VW:1:@111:31 cop
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 COUNCIL'S FINDINGS OF FACT:
A. COMPREHENSIVE PLAN PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
Chapter 6 — Land Use
6.3 Land Use Designations
The Comprehensive Plan designates this site as:
Foothills Residential
A unique combination of land uses within the Eagle Foothills that strives to balance residential,
non-residential, and open space (developed and natural) use to create unique hamlets of
development that place urban development within the natural environment without overcrowding
or significantly altering the natural features found on the site.
The overall density in the foothills should be approximately 1 unit per two acres. Residential
densities should be calculated to be commensurate with the existing land conditions. Priorities
for open space areas should be lands with slopes of 25% or greater and important habitat areas.
No residential density should be granted for areas located within the Floodway. Units should be
arranged in accordance with the transect plan as described in the Foothills planning area.
6.14 Land Use Sub Area:
The Comprehensive Plan designates this site to be located within the North Eagle Foothills
Planning Area.
B. PLANNED UNIT MASTER PLAN (PUMP) PROVISIONS WHICH ARE OF SPECIAL CONCERN
REGARDING THIS PROPOSAL:
• See Planning Unit Master Plan (PUMP) No. 1 for Spring Valley, City Council findings of fact and
conclusions of law, dated May 24, 2022.
C. SPRING VALLEY DEVELOPMENT ORDINANCE (EAGLE CITY CODE TITLE 11A)
PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS PROPOSAL:
No Spring Valley Development ordinance provisions are of special concern regarding this proposal.
C. DISCUSSION:
The preliminary plat for Valnova Village Subdivision No. 1 was previously approved with 306
total buildable units. With this modification application, the applicant is proposing 280 total
buildable units, resulting in a 26-lot decrease from the previous approvals. The number of SF3 lots
is proposed to increase from 156 lots to 158 lots, SFSL lots are proposed to decrease from 74 lots
to 70 lots, and SFA lots are proposed to decrease from 76 lots to 52 lots. The proposed changes
would result in an overall decreased density of 2.72 dwelling units per acre, as compared to the
previously approved 2.97 dwelling units per acre.
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Along with the reduction of buildable units, the applicant is proposing an increase in common area
open space in order to provide additional community amenities within the subdivision. Although
the number of common lots is proposed to decrease from 25 lots to 23 lots, the total acreage of
open space is increasing from the previously approved 43.97 acres (43% of the site) to 46 acres
(45% of the site). The images below illustrate the decrease in buildable lots and the increase in
common area open space:
Previously Approved Design
Proposed Design
Due to the decrease in lot count and the reconfiguration of lots within the subdivision, the applicant
is proposing minor changes to the layout of pathways and private alleys. The modified preliminary
plat is proposed with 3,954 linear feet of private alleys (1,176 linear feet less than the approved
preliminary plat) as a result of the decrease in buildable lots and increase in open space. The
proposed internal pathway alignments have been updated to reflect the changes in lot configuration
to provide more efficient pedestrian circulation.
• Staff has evaluated the proposed modifications to the 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 modifications to the preliminary plat
are in substantial conformance with the approved PUMP No. 1.
PUBLIC HEARING OF THE COUNCIL:
(Public Hearing Audio/Video Record [Granicus Time 2:43:40]) https://ea lg e-id.granicus.coin/player/cliff/
2220?view id=1 &redirect=true
A public hearing on the application was held before the City Council on April 14, 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 DECISION:
The Council voted 4 to 0 to approve PP-2025-06-MOD 1 for modifications to the preliminary plat for
Valnova Village 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).
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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. 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.
10. 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.
11. 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 and the two to four foot wide (2'-4'W) natural surface trail.
The recorded Instrument Number of the executed agreement(s) shall be listed on the final plat prior to
the City Clerk signing the final plat mylar.
12. The applicant shall provide a license agreement from ACHD approving the landscaping located within
the public right-of-way abutting and within this site prior to approval of a final plat.
13. 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.
14. The Valnova Village Subdivision No. 1 shall remain under the control of the Homeowners Association.
15. 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.
16. 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.
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17. The conditions, covenants and restrictions for the Property shall contain at least the following:
(a) A maintenance manual for the private alleys and private drive requiring the association shall have
the duty to maintain and operate the private alleys and private drive 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.
18. The applicant shall provide CC&Rs which state that the Homeowner's Association shall have the duty
to construct and maintain the private alleys
19. 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.
20. 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.
21. 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.
22. 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 I IA-8-8-1.
20. 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.
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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.
6. Wet line sewers will be required and the applicant will be required to furnish the City Engineer with a
letter from the sewer entity serving the property, accepting the project for service, prior to the City
Engineer signing the final plat.
7. All homes being constructed with individual septic systems shall have the septic systems placed on the
street side of the home or shall have their sewer drainage system designed with a stub at the house front
to allow for future connection to a public sewer system. Any homes proposed to be serviced by septic
systems shall be identified on the plat and a letter of approval from Central District Health shall be
required prior to the City Engineer signing the final plat.
8. Per Idaho Code, Section 31-3805, concerning irrigation rights, transfer and disclosure, the water rights
appurtenant to the lands in said subdivision which are within the irrigation entity will be transferred
from said lands by the owner thereof, or the subdivider shall provide for underground tile or other like
satisfactory underground conduit to permit the delivery of water to those landowners within the
subdivision who are also within the irrigation entity.
See Eagle City Code Section 11A-13D-1-9(C), which provides overriding and additional specific
criteria for pressurized irrigation facilities.
Plans showing the delivery system must be approved by a registered professional engineer and shall be
approved by the City Engineer prior to the City Engineer signing the final plat.
9. The applicant shall submit a letter from the appropriate drainage entity approving the drainage system
and/or accepting said drainage; or submit a letter from a registered professional engineer certifying that
all drainage shall be retained on -site prior to the City Engineer signing the final plat. A copy of the
construction drawing(s) shall be submitted with the letter.
10. Drainage system plans shall be submitted to the City Engineer for review and approval prior to the City
Engineer signing the final plat. The plans shall show how swales, or drain piping, will be developed in
the drainage easements. The approved drainage system shall be constructed, or a performance bond
shall be submitted to the City Clerk, prior to the City Engineer signing the final plat. The CC&Rs shall
contain clauses to be reviewed and approved by the City Engineer and City Attorney, prior to the City
Engineer signing the final plat, requiring that lots be so graded that all runoff runs either over the curb,
or to the drainage easement, and that no runoff shall cross any lot line onto another lot except within a
drainage easement.
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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.
13. Street light plans shall be submitted and approved as to the location, height and wattage to City Staff at
the time of Design Review application submittal. All construction shall comply with the City's
specifications and standards.
The applicant shall delineate on the face of the final plat an easement, acceptable to the City Engineer,
for the purpose of installing and maintaining street light fixtures, conduit and wiring lying outside any
dedicated public right-of-way, prior to the City Engineer signing the final plat. Whether located inside
or outside of the public right-of-way the perpetual maintenance of the street lights shall be the
responsibility of the applicant, subdivider, business owner, homeowner, or homeowner's/business
owner's association, whichever the case may be.
The applicant shall pay applicable street light inspection fees on the proposed subdivision prior to
signing of the final plat by the Eagle City Engineer.
14. The applicant shall submit cut sheets showing street lighting details for review and approval by the
Zoning Administrator prior to the submittal of the final plat. The plans shall show how the streetlights
will facilitate the "Dark Sky" concept of lighting.
15. The applicant shall provide utility easements as required by the public utility providing service,
including fiberoptic internet conduit, and as may be required by the Eagle City Code, prior to the City
Engineer signing the final plat.
16. An approval letter from 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
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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.
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
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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.
33. Owner shall provide a "Heavy Truck Traffic Plan" to be followed by any vehicle or equipment over
8000 GVWR. The plan shall show all designated routes and hours of operation. The heavy truck traffic
routes shall maximize use of highways and major arterials while minimizing use of smaller residential
streets. The plan will also cite that compression braking is prohibited everywhere in Ada
County. Owner is responsible for communicating the approved plan to all sub -contractors and for
monitoring compliance.
34. The applicant shall provide a construction site dust control mitigation plan to be reviewed and approved
by staff prior to the issuance of a "Notice to Proceed" with construction letter.
CONCLUSIONS OF LAW:
The Council reviewed the particular facts and circumstances of this proposed preliminary plat
modification (PP-2025-06-MOD1) and based upon the information provided concludes that the
proposed preliminary plat modification application is in accordance with the City of Eagle Title 11A
(Planned Developments) because:
a. The requested preliminary plat modification complies with the approved zoning designation of
R-1-DA (Residential with a development agreement) and the land use districts and lot development
regulations within the preliminary plat are consistent with the land use districts approved within
PUMP No. 1 (PU-2021-01) and Eagle City Code 11 A-24;
b. Will be harmonious with and in accordance with the general objectives of Title 11A of the Eagle
City Code since the development and proposed modifications are 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) and the Valnova
design guidelines;
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d. Will not create excessive additional requirements at public cost for facilities and services as the site
will be served with central sewer from the Eagle Sewer District within Valnova and will use public
water to be served from the City of Eagle Municipal Water system within Valnova. Fire protection
will be available from the Middleton Star Fire District and fire hydrants will be provided where
required;
e. Will have vehicular approaches to the property designed to not create 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, within the development agreement associated
with the project, or prior planning unit master plan approvals or will be conditions of the
preliminary plat and subsequent final plat approvals as set forth within the conditions of approval
herein.
DATED this 281 day of April, 2026.
CITY COUNCIL
OF THE CITY OF EAGLE
Ada County, Idaho
Brad Pike, Mayor
ATTE T:
Tracy E. Os rn, Eagle City Clerk
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