Findings - DR - 2026 - DR-2026-33 - Valnova Subdivision No. 2 - Design Review for three townhome buildings (9-units) within Valnova Sub No. 2.BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION FOR A )
DESIGN REVIEW FOR THREE TOWNHOME )
BUILDINGS (9-UNITS) WITHIN VALNOVA )
SUBDIVISION NO.2 FOR TRESIDIO HOMES )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-2026-33
The above -entitled design review application came before the Eagle Design Review Board for their action
on April 23, 2026. The Eagle Design Review Board having heard and taken oral and written testimony,
and having duly considered the matter, makes the following Findings of Fact and Conclusions of Law;
FINDINGS OF FACT:
A. PROJECT SUMMARY:
Tresidio Homes, represented by Rich Brown, is requesting design review approval for three townhome
building (9-units). The 0.36-acre site is located on the southeast side of North Newbank Way within
Valnova Subdivision No. 2 (a re -subdivision of Lot 22, Block 1, Spring Valley Subdivision No. 1)
(Lots 26-34, Block 6, Valnova Subdivision No. 2).
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on March 12, 2026.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on March 19, 2026, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
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 the M3/Spring Valley Development Standards and by
the adoption of Ordinance 710, established Eagle City Code Title I I — Planned Developments, Chapter
A — Spring Valley.
On May 24, 2022, the City Council approved a Planned Unit Master Plan (PUMP) No. 1 for Spring
Valley for GWC Capital, LLC, (PU-2021-01).
On May 24, 2022, the City Council approved a design review for the common area landscaping along
Aerie Way within Spring Valley PUMP No. 1 for GWC Capital, LLC, (DR-2022-22).
On August 24, 2022, the City approved a Mass Grading Permit associated with the Spring Valley
PUMP No. 1 for Western Construction, Inc.
On October 25, 2022, the City approved Spring Valley Subdivision No. 1, a large lot preliminary plat,
associated with the Spring Valley PUMP No. 1 for GWC Capital, LLC, (PP-2021-17).
On January 10, 2023, the City Council approved a preliminary plat for Valnova Lot 17 Subdivision (a
re -subdivision of Spring Valley Subdivision No. 1), a 201-lot (188-buildable, 13-common [7-
community open space, 1-regional open space, 5-private alleys]) subdivision (PP-2022-12).
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On May 9, 2023, the City Council approved a preliminary plat for Valnova Lot 51 Subdivision (a re -
subdivision of Spring Valley Subdivision No. 1), a 50-lot (41-buildable, 9-common [7-community open
space, 2-private alleys]) subdivision (PP-2022-20).
On May 25, 2023, the City Council approved a Design Review application for the common area
landscaping within Valnova Lot 22. (DR-2023-19).
On February 27, 2024, the City Council approved a final plat for Valnova Subdivision No. 3 (a re -
subdivision of Lot 22, Block 1, Spring Valley Subdivision No. 1), a 49-lot (41-buildable, 8-common
[6-communicaty open space, 2-private alleys]) subdivision (FP-2023-08).
For additional property history see: A-2006-14 & RZ-2006-19, RZ-2006-19-MOD], RZ-2006-19-
MOD2, FPDP-2021-06, DR-2022-23, and DR-2022-24.
E. COMPANION APPLICATIONS:
There are no companion applications.
F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS:
COMP PLAN
ZONING
LAND USE
DESIGNATION
DESIGNATION
Existing
Foothills Residential
R-1-DA (Residential with a
Vacant lots within Valnova
development agreement)
Subdivision No. 3
Proposed
No Change
No Change
Three, 3-plex townhome
buildings
North of site
Foothills Residential
R-1-DA (Residential with a
Glencara Recreation
development agreement)
Village
South of site
Foothills Residential
R-l-DA (Residential with a
Vacant lot within Valnova
development agreement)
Subdivision No. 2
East of site
Foothills Residential
R-1-DA (Residential with a
Vacant lot within Valnova
development agreement)
Subdivision No. 2
West of site
Foothills Residential
R-1-DA (Residential with a
Common area lot within
development agreement)
Valnova Subdivision No. 2
G. DESIGN REVIEW OVERLAY DISTRICT:
The site is located within the city-wide Design Review Overlay District.
H. URBAN RENEWAL AREA:
The site is not located within the Urban Renewal Area.
I. EXISTING SITE CHARACTERISTICS:
The site has been developed with curb, gutter, and sidewalk as part of Valnova Subdivision No. 2.
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J. SITE DATA:
SITE DATA
PROPOSED
REQUIRED
Total Acreage of Site
0.36-acres (15,681-square feet)
N/A
Percentage of Site Devoted
30.2% to 67.9% (approximately)
N/A
to Building Coverage
Percentage of Site Devoted
22.8% (approximately) (inclusive of
15% (minimum)
to Landscaping
Lots 26-28, Block 6)
22.9% (approximately) (inclusive of
Lots 29-31, Block 6)
27.5% (approximately) (inclusive of
Lots 32-34, Block 6)
Number of Parking Spaces
18-covered parking spaces
18-parking spaces, incl. 9-
covered (minimum)
Lots 26-28. Block 6
SITE DATA
PROPOSED"
REQUIRED*
Front Setback (Northeast)
12.5-feet
8-feet (minimum)
Rear Setback (Southwest)
5-feet
5-feet (minimum) (alley
garage)
Side Setback (East)
5-feet
5-feet (minimum)
Side Setback (West)
5-feet
5-feet (minimum)
*Note: Setbacks per PP-2022-20.
**Note: Setbacks measured from property line to closest unit.
Lots 29-31. Block 6
SITE DATA
PROPOSED"
REQUIRED*
Front Setback (Northeast)
12.5-feet
8-feet (minimum)
Rear Setback (Southwest)
5-feet
5-feet (minimum) (alley
garage)
Side Setback (East)
5-feet
5-feet (minimum)
Side Setback (West)
5-feet
5-feet (minimum)
*Note: Setbacks per PP-2022-20.
**Note: Setbacks measured from property line to closest unit.
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Lots 32-34, Block 6
SITE DATA
PROPOSED"
REQUIRED*
Front Setback (Northeast)
12.5-feet
8-feet (minimum)
Rear Setback (Southwest)
5-feet
5-feet (minimum)
Side Setback (East)
5-feet
5-feet (minimum) (alley
garage)
Street Side Setback (West)
15-feet
15-feet (minimum)
*Note: Setbacks per PP-2022-20.
**Note: Setbacks measured from property line to closest unit.
K. PARKING ANALYSIS:
Gross Floor Area of Proposed Single Family Attached Residential Units: 4,308-square feet
• Eagle City Code Section I IA-5-5 requires the following parking for Single Family Attached: For
each unit — 2 including 1 covered.
Single Family Attached
Three Bedroom: 2/unit 9x2 = 18-parking spaces
Proposed Parking Spaces: 18 (9-two car garages [18-parking spaces])
Required Parking Spaces: 18 (9-parking spaces are required to be covered parking spaces) (calculated
based upon the above use identified in Eagle City Code Section 11A-5-5: "Single Family Attached")
L. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings: 3 townhome buildings totaling 9 units
Height and Number of Stories of Proposed Buildings:
Lots 26-28, Block 6 = 37' 1 3/4" (3-story, 3-units)
Lots 29-31, Block 6 = 37' 1 3/4" (3-story, 3-units)
Lots 32-34, Block 6 = 37' 1 3/4" (3-story, 3-units)
Gross Floor Area of Proposed Buildings: 8,152-square feet per building
Unit 1 = First Floor — 1,212-square feet (incl. garage and covered porch)
Lots 26, 29, & 32 Second Floor — 1,083-square feet
Block 6
Third Floor —
619-square feet (incl. balcony)
Total —
2,914-square feet
Unit 2 =
First Floor —
1,212-square feet (incl. garage and covered porch)
Lot 27, 30, & 33
Second Floor —
1,112-square feet (incl. balcony)
Block 6
Total —
2,324-square feet
Unit 3 =
First Floor —
1,212-square feet (incl. garage and covered porch)
Lot 26, 31, & 34
Second Floor —
1,083-square feet
Block 6
Third Floor —
619-square feet incl. balcony)
Total —
2,914-square feet
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On and Off -Site Circulation:
One 24-foot wide private alley (West Ellesmere Lane) provides access to the townhomes. One 32-foot
wide road provides access from North Newbank Way to West Ellesmere Lane within Valnova
Subdivision No. 2.
M. BUILDING DESIGN FEATURES:
Proposed Building Design: Craftsman and Modern Farmhouse
Roof. GAF Timberline Shingles (Charcoal)
Walls: Hardy siding (SW7047 Anonymous), Board and Batten (SW7047 Anonymous), stone veneer
(Country Ledgestone Wheaton)
Windows/Doors: Windows (Clay), doors (SW7020 Black Fox)
Fascia/Trim: Fascia (SW7020 Black Fox), popout/trim (SW7048 Porpoise), corbels (SW3541 Harbor
Mist)
N. LANDSCAPING DESIGN:
Retention of Existing Trees and Preservation Methods: There are no existing trees.
Tree Replacement Calculations: N/A
Proposed Tree Mix (Species & Number): To be reviewed by the Design Review Board.
Street Trees: Street trees were approved with the common area landscaping (DR-2023-19 and DR-
2024-58).
Maintenance Provisions and Proposed Irrigation Methods: Automatic irrigation required.
Transition Zones: N/A
Parking Lot Landscaping: N/A
O. TRASH ENCLOSURES:
Each townhome unit will have an individual trash tote that will be stored in the garage or behind the
side yard fencing and pulled out to the curb on trash pick-up day.
P. MECHANICAL UNITS:
The applicant is proposing to use ground mounted mechanical units. The ground mounted mechanical
units are proposed to be screened by landscaping. No rooftop mechanical units are proposed and none
are approved.
Q. OUTDOOR LIGHTING:
Building elevations and detailed lighting cutsheets showing the location, style, color, wattage,
illumination type, etc. have been received and comply with Eagle City Code Section I IA-3-9.
R. SIGNAGE:
No signs are proposed with this application. A separate design review application is required to be
reviewed and approved by the Zoning Administrator prior to the issuance of any building permit.
S. PUBLIC SERVICES AVAILABLE:
A preliminary approval letter from Star Fire Department has been received by the City. The site is
located within City of Eagle Water service area and within the boundaries of the Eagle Sewer District.
T. PUBLIC USES PROPOSED:
No public uses are proposed.
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U. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP:
No future acquisition map currently exists.
V. SPECIAL ON -SITE FEATURES:
Areas of Critical Environmental Concern - none
Evidence of Erosion - no
Fish Habitat - no
Floodplain - no
Mature Trees - no
Riparian Vegetation - no
Steep Slopes - no
Stream/Creek - no
Unique Animal Life - no
Unique Plant Life - no
Unstable Soils - unknown
Wildlife Habitat - no
W. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN (IF REQUIRED):
An environmental assessment is not required for this application.
X. AGENCY RESPONSES:
The following agencies have responded and their correspondence is attached to the staff report.
Ada County Highway District
Department of Environmental Quality
Eagle Sewer District
Idaho Transportation Department
Y. LETTERS FROM THE PUBLIC:
No letters from the public have been received to date.
Z. EAGLE CITY CODE I IA-3-13(B)(1)&(2): Required Findings for Design Review:
1. City Findings: The City shall make findings which address the following:
a. The ordinance and standards used in evaluating the application;
b. The reasons for the approval or denial;
c. The actions, if any, that the applicant could take to obtain approval.
2. General Standards For Design Review: The Zoning Administrator, Design Review Board, or City
Council, whichever is applicable, shall review the particular facts and circumstances of each
proposed design review in terms of the following standards and shall find adequate evidence
showing that such design review at the proposed location:
a. Will function in conformance with the applicable strategies of the Eagle Comprehensive Plan
and is in accordance with the regulations of this Code;
b. Is of a scale, intensity, and character that is in harmony with existing conforming and planned
development in the vicinity of the site;
c. Is designed with adequate off street parking facilities in such a way as to not interfere with
ingress/egress to the site and will serve the intended use so as to not cause conflict with adjacent
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uses as anticipated within the zoning district;
d. Will not interfere with the visual character, quality, or appearance of the surrounding area and
the City, and where possible, enhance the continuity of thematically common architectural
features;
e. Will have facades, features, and other physical improvements that are designed as a whole,
when viewed alone as well as in relationship to surrounding buildings and settings;
f. Will not obstruct views and vistas as they pertain to the urban environment and in relation to
artistic considerations;
g. Will provide safe and convenient access to the property for both vehicles and pedestrians
through patterned traffic circulation and connectivity to abutting development;
h. Is in the interest of public health, safety, and general welfare promoting a pedestrian friendly
and walkable environment in balance with protecting a viable commercial center in the area;
and
i. Will have signs, if proposed, that are harmonious with the architectural design of the building
and the adjacent buildings, and will not cover or detract from desirable architectural features.
THE DESIGN REVIEW BOARD RECEIVED AND REVIEWED THE FOLLOWING STAFF
ANALYSIS PROVIDED WITHIN THE STAFF REPORT AND ADOPTS THE STAFF REPORT
AS PART OF THE DESIGN REVIEW BOARD'S FINDINGS OF FACT:
A. COMPREHENSIVE PLAN PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING
THIS PROPOSAL:
The Comprehensive Plan Land Use Map (adopted November 15, 2017), designates this site as the
following:
Foothills Residential
A unique combination of land uses within the Eagle Foothills that strives to balance residential, non-
residential, and open space (developed and natural) use to create unique hamlets of development that
place urban development within the natural environment without overcrowding or significantly altering
the natural features found on the site.
The overall density in the foothills should be approximately 1 unit per two acres. Residential densities
should be calculated to be commensurate with the existing land conditions. Priorities for open space
areas should be lands with slopes of 25% or greater and important habitat areas. No residential density
should be granted for areas located within the Floodway. Units should be arranged in accordance with
the transect plan as described in the Foothills planning area.
6.14 Land Use Sub Area:
The Comprehensive Plan designates this site to be located within the North Eagle Foothills
Planning Area.
B. DEVELOPMENT AGREEMENT CONDITIONS WHICH ARE OF SPECIAL CONCERT
REGARDING THIS PROPOSAL:
There are no development agreement conditions which are of special concern.
C. PRELIMINARY PLAT CONDITIONS WHICH ARE OF SPECIAL CONCERTN REGARDING
THIS PROPOSAL:
1. Comply with the conditions of the Amended and Restated Development Agreement (Ada County
instrument #114006036) associated with rezone application RZ-19-06.
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11. The single-family dwellings and any accessory structures shall be constructed in substantial
conformance to the styles of architecture shown within the within the Valnova Pattern Book
(Exhibit "A").
To assure compliance with this condition, the applicant shall create an architectural control
committee (ACC) as a component of the development's 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 assure 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 on the Exhibit "A". 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.
14. Any fencing located adjacent to common area open spaces and on the street side of all corner lots
shall be an open fencing style such as wrought iron or other similar decorative style, durable fencing
material. Specific buffer area fences and decorative walls may be allowed as otherwise required in
ECC Section 11A-13C-8. All fencing shall comply with the requirements of the Habitat Mitigation
Plan.
D. ZONING CODE PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS
PROPOSAL:
• Eagle City Code Section 11A-1-5(B):
TOWNHOME/TOWNHOUSE: An attached single-family dwelling unit within a row of similar
dwelling units sharing one or more common walls and in which ownership includes the building
and the lot on which the building sits.
• Eagle City Code Section 11A-3-1: GENERAL APPLICABILITY:
This title applies to all proposed development located within Spring Valley and requires the
submittal of a design review application pursuant to this title and fee as prescribed from time to
time by the city council.
An individual single-family detached dwelling on a single parcel is specifically excluded from the
requirements of design review.
• Eagle City Code Section 11A-3-6(A)(6)
a. Building Mass: The mass of the building shall be reviewed for its relationship with existing
development in the immediate surrounding area and with the allowed use proposed by the
applicant;
b. Proportion Of Building: The height to width relationship of new structures shall be compatible
and consistent with the architectural character of the area and proposed use;
c. Relationship Of Openings In The Buildings: Openings in the building shall provide interest
through the use of such features as balconies, bays, porches, covered entries, overhead
structures, awnings, changes in building facade and roofline alignment, to provide shadow
relief. Avoid monotonous flat planes;
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d. Relationship Of Exterior Materials: The design review board shall determine the
appropriateness of materials as they relate to building mass, shadow relief, and existing area
development. Use of color to provide blending of materials with the surrounding area and
building use, and the functional appropriateness of the proposed building design as it relates to
the proposed use shall be considered; and
e. Allowed Architectural Styles: The architecture styles provided in the EASD book are approved
examples for applicants to follow when designing for Spring Valley architecture.
• Eagle City Code Section I IA-3-6(13)(2)(e):
Metal: Standing seam, batten seam (concealed fasteners required); metal, standing seam/batten
seam is prohibited on mansard roof sections facing a road.
E. DISCUSSION:
The applicant is requesting design review approval for three, 3-plex townhome buildings (9-units)
with associated landscaping within Valnova Subdivision No. 2. The applicant's justification letter
states the townhomes are designed with the Craftsman/Modem Farm House style of architecture
which is one of the nine architectural styles within the Eagle Architecture and Site Design book
and architectural style within the Valnova Pattern Book. Staff defers comment regarding the
building design, materials, and colors to the Design Review Board.
The proposed buildings should be designed to be harmonious with buildings in the surrounding
vicinity. Pursuant to Eagle City Code IIA-3-13(B)(2)(d)&(e), the proposed building should be
designed to not interfere with the visual character, quality or appearance of the surrounding area
and City, and where possible, enhance the continuity of thematically common architectural
features, and will have facades, features, and other physical improvements that are designed as a
whole, when viewed alone as well as in relationship to surrounding buildings and settings. Staff
defers comment of the proposed buildings regarding the harmonious nature and relationship of the
buildings to the surrounding vicinity to the Design Review Board.
The applicant is proposing metal roofing on the north, east, and west elevations of the townhome
units. Pursuant to Eagle City Code Section I IA-3-6(B)(2)(e), metal standing seam, batten seam
(concealed fasteners required); metal, standing seam/batten seam is prohibited on mansard roof
sections facing a road. The applicant should be required to provide revised building elevations
noting the metal roofing to have concealed fasteners. The revised building elevations should be
reviewed and approved by staff prior to the issuance of a zoning certificate.
STAFF RECOMMENDATION PROVIDED WITHIN THE STAFF REPORT:
Based upon the information provided to staff to date, if the requested design review application is approved,
staff recommends the site specific conditions of approval and standard conditions of approval provided
within the staff report.
PUBLIC MEETING OF THE BOARD:
A. A meeting to consider the application was held before the Design Review Board on April 23, 2026, at
which time the Board made their decision.
BOARD DELIBERATION:
Upon completion of the applicant's and staffs presentations, the Board discussed during deliberation that:
• The Board is in favor of the proposed townhome buildings with the addition of site specific condition
no. 10.
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BOARD DECISION:
The Board voted 3 to 0 (Lindgren recused; Greer, Milian, and Asher absent) to recommend approval of
DR-2026-33 for a design review application for three townhome buildings (9-units) within Valnova
Subdivision No. 2, with the following staff recommended site specific conditions of approval and standard
conditions of approval with text shown with underline to be added by the Board.
SITE SPECIFIC CONDITIONS OF APPROVAL:
1. Comply with all applicable conditions of RZ-19-06.
2. A separate design review application shall be submitted for the review and approval of any landscaping,
fencing, parking, etc. associated with this site. The design review application shall be reviewed and
approved by the Design Review Board prior to any landscaping, fencing, parking, etc. being constructed
on the site.
3. Provide detailed cutsheets of the proposed gooseneck light fixture showing the style, color, wattage,
luminaries, etc. The detailed cutsheets shall be reviewed and approved by staff prior to the issuance of
a zoning certificate.
4. The applicant shall submit payment to the City for all engineering and legal fees incurred for reviewing
this project, prior to the issuance of a zoning certificate and/or upon receipt of an invoice by the City,
whichever occurs first.
5. The applicant shall be required to comply with any applicable conditions placed on this application by
the City Engineer.
6. Submit payment to the City for the Planning and Zoning plan review at the time of building permit
submittal.
7. No ground mounted mechanical units are proposed with this application and none are approved.
8. Paint all electrical meters, phone boxes, vents, etc. located on the building to match the color of the
building.
9. No signs are proposed with this application and none are approved.
10. Provide detailed lighting cutsheets showing the LED lighting to be a maximum of 3000K. The detailed
lighting cutsheets shall be reviewed and approved by staff prior to the issuance of a zoning certificate.
NOTE: In the event a Standard Condition of Approval conflicts with a Site Specific Condition of
Approval contained herein the Site Specific Condition of Approval shall control.
STANDARD CONDITIONS OF APPROVAL:
1. The applicant shall comply with all requirements of the Ada County Highway District and/or the Idaho
Transportation Department, including but not limited to approval of the drainage system, curbs, gutters,
streets and sidewalks. A. letter of approval from the highway district having jurisdiction shall be
submitted to the City prior to issuance of a Zoning Certificate for this site.
2. Idaho Department of Health & Welfare approval of the sewer and water facilities is required prior
issuance of any building permits or Certificate of Occupancy, whichever occurs first.
3. All permits from Central District Health, Eagle Sewer District & Eagle Fire District shall be secured
prior to issuance of building permit or Certificate of Occupancy, whichever occurs first.
4. Written approval of all well water for any shared or commercial well shall be obtained from the Idaho
Department of Water Resources and shall be submitted to the City prior to issuance of any building
permits or Certificate of Occupancy, whichever occurs first.
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5. Unless septic tanks are permitted, wet line sewers will be required and the applicant will be required to
furnish the City Engineer with a letter from the sewer entity serving the property, accepting the project
for service, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs
first.
6. The applicant shall submit a letter from the appropriate drainage entity approving the drainage system
and/or accepting said drainage; or submit a letter from a registered professional engineer certifying that
all drainage shall be retained on -site prior to issuance of any building permits or Certificate of
Occupancy, whichever occurs first. A copy of the construction drawing(s) shall be submitted with the
letter.
7. The applicant shall submit plans and calculations prepared by a registered professional engineer to
handle the satisfactory disposal of all storm drainage on the applicant's site. Drainage system plans shall
be submitted to the City Engineer for review and approval prior to issuance of any building permits or
Certificate of Occupancy, whichever occurs first.
The plans shall show how swales, or drain piping, will be developed in the drainage easements. The
approved drainage system shall be constructed, or a performance bond shall be submitted to the City
Clerk, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first.
The lot shall be so graded that all runoff runs either over the curb, or to the drainage easement and no
runoff shall cross any lot line onto another lot except within a drainage easement.
All design and calculations shall meet the requirements of Ada County Highway District. Construction
of the storm drain disposal system shall be complete before an occupancy permit is issued.
8. No ditch, pipe or other structure or canal, for irrigation water or irrigation waste water owned by an
organized irrigation district, canal company, ditch association, or other irrigation entity, shall be
obstructed, routed, covered or changed in any way unless such obstruction, rerouting, covering or
changing has first been approved in writing by the entity. A Registered Engineer shall certify that any
ditch rerouting, piping, covering or otherwise changing the existing irrigation or waste ditch (1) has
been made in such a manner that the flow of water will not be impeded or increased beyond carrying
capacity of the downstream ditch; (2) will not otherwise injure any person or persons using or interested
in such ditch or their property; and (3) satisfied the Idaho Standards for Public Works Construction. A
copy of such written approval and certification shall be filed with the construction drawing and
submitted to the City prior to issuance of any building permits or Certificate of Occupancy, whichever
occurs first.
9. Encroachments including, but not limited to, landscaping, fencing, lighting, and/or pathways shall not
be located within any easement or right-of-way for any ditch, pipe or other structure, or canal used for
irrigation water or irrigation waste water without the express written approval of the organized
irrigation district, canal company, ditch association, or other irrigation entity associated with such ditch,
pipe or other structure, or canal. The applicant shall submit a copy of the written approval from the
irrigation entity prior to the City Clerk signing the final plat.
10. Street light plans shall be submitted and approved as to the location, height and wattage to the City
Engineer (if applicable) prior to issuance of any building permits or Certificate of Occupancy,
whichever occurs first. All construction shall comply with the City's specifications and standards.
The applicant shall provide a recorded easement, acceptable to the City Engineer, for the purpose of
installing and maintaining street light fixtures, conduit and wiring lying outside any dedicated public
right-of-way, prior to issuance of any building permits or Certificate of Occupancy, whichever occurs
first.
The applicant shall pay applicable street light inspection fees prior to issuance of any Certificate of
Occupancy.
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11. Parking lot light plan shall be submitted and approved as to the location, height and wattage by the City
Engineer. All construction shall comply with the City's specifications and standards.
Lighting is required in the parking area and shall be properly illuminated to avoid accidents. Any lights
used to illuminate the parking lot shall be so arranged as to reflect the light away from the adjoining
property.
12. The parking area shall be paved and shall be maintained in good condition without holes and free of all
dust, trash, weeds and other debris.
13. One set of building plans, for any non single-family residential use, shall be submitted to the Eagle Fire
Department for approval. An approval letter from the Eagle Fire Department shall be submitted to the
City prior to issuance of any building permits or Certificate of Occupancy, whichever occurs first. The
letter shall include the following comments and minimum requirements, and any other items of concern
as may be determined by the Eagle Fire Department officials:
a. "The applicant has made arrangements to comply with all requirements of the Fire Department."
b. The fire hydrant locations shall be reviewed and be approved in writing by the Eagle Fire
Department prior to the City Engineer signing the final plat.
c. Minimum flow per hydrant shall be 1,000 gallons per minute for one and two family dwellings,
1,500 gallons per minute for dwellings having a fire area in excess of 3,600-square feet, and 1,500
gallons per minute for non-residential uses (i.e.; Commercial, Industrial, Schools, etc.). Flow rates
shall be inspected in accordance with all agencies having jurisdiction, and shall be verified in
writing by the Eagle Fire Department prior to issuance of any building permits or Certificate of
Occupancy, whichever occurs first.
d. The proposed fire protection system shall be reviewed and approved by the Eagle Fire Department
prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first.
14. Any recreation area, greenbelt area or pathway area along the Boise River, Dry Creek or any other area
designated by the City Council or Eagle City Park and Pathway Development Committee for a path or
walkway shall be approved in writing by the Eagle City Park and Pathway Development Committee
prior to issuance of a building permit or Certificate of Occupancy, whichever occurs first.
15. Conservation, recreation and river access easements (if applicable) shall be approved by the Eagle City
Park and Pathway Development Committee and shall be shown on the final plat prior to issuance of a
building permit or Certificate of Occupancy, whichever occurs first.
16. The applicant shall comply with the provisions of the Eagle City Code, pertaining to floodplain and
river protection regulations (if applicable) prior to issuance of a building permit or Certificate of
Occupancy, whichever occurs first.
17. The applicant shall obtain written approval of the development relative to the effects of the Boise River
Flood Plain (if applicable) from the Corps. of Engineers prior to issuance of a building permit or
Certificate of Occupancy, whichever occurs first.
18. The applicant shall obtain approval of the development relative to its effects on wetlands or other
natural waterways (if applicable) from the Corps. of Engineers and the Idaho Department of Water
Resources and/or any other agency having jurisdiction prior to issuance of a building permit or
Certificate of Occupancy, whichever occurs first.
19. Basements in the flood plain are prohibited.
20. The Americans with Disabilities Act, Uniform Building Code, Eagle City Code, and all applicable
County, State and Federal Codes and Regulations shall be complied with. All design and construction
shall be in accordance with all applicable City of Eagle Codes unless specifically approved by the City
Council.
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21. New plans, which incorporate any required changes, shall be submitted for staff approval. Staff may
elect to take those plans to the Design Review Board and the City Council for review and approval.
22. Any changes to the plans and specifications upon which this approval is based, other than those required
by the above conditions, will require submittal of an application for modification and approval of that
application prior to commencing any change.
23. Any modification of the approved design review plans, including, but not limited to building design,
location and details, landscaping, parking, and circulation, must be approved prior to construction/
installation of such changes. Failure to do so may result in the requirement to modify the project to
comply with the approved design review and/or result in the inability to issue a final approval for
occupancy of this project.
24. Use, or each use for multi-use/multi-tenant projects, shall be as defined within Eagle City Code 8-2-3,
"Schedule of District Use Regulations", and any use and subsequent change by the applicant in the
planned use of the property which is the subject of this application, shall require the applicant to submit
a Zoning Permit application to the City and comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the City of Eagle of its intent to changes the planned use of the subject property unless a
waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the
time the change in use is sought.
25. Approval of any Design Review shall expire without notice to the applicant on the date of expiration
of the Design Review if construction has not started prior to that date, as stipulated in Eagle City Code
(one year from approval date).
26. All ground -mounted accent lighting fixtures and monument sign lighting fixtures shall be screened
from view with the use of landscaping (top of the fixture shall be no higher than the surrounding
landscaping). The light source itself shall otherwise be screened as provided for within Eagle City
Code.
27. The City's actions on the application does not grant the applicant any appropriation of water or
interference with existing water rights. The applicant indemnifies and holds the City harmless for any
and all water rights, claims in any way associated with this application.
CONCLUSIONS OF LAW:
1. The Board reviewed the particular facts and circumstances of this proposed design review application
(DR-2026-33) with regard to the Eagle City Code Title I IA, Chapter 3, DR Design Review, and based
upon the information provided with the conditions required herein, concludes that the proposed design
review application is in accordance with the Eagle City Code and the Eagle Comprehensive Plan.
2. The Board reviewed the particular facts and circumstances of the proposed design review in terms of
Eagle City Code IIA-3-13, "General Standards For Design Review" and has concluded that the
proposed design review:
A. Will function in conformance with the applicable strategies of the Eagle Comprehensive Plan and
is in accordance with the regulations of this code since there are no inconsistencies with the
comprehensive plan and townhome buildings are permitted with the approval of a design review
application within the R-1-DA (Residential with a development agreement) zoning district;
B. Is of a scale, intensity, and character that is in harmony with existing conforming and planned
development in the vicinity of the site since the proposed building is designed to complement the
proposed residential dwellings in the general vicinity since the proposed townhome buildings are
designed to complement the proposed residential dwellings within the general vicinity;
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C. Is designed with adequate off street parking facilities in such a way as to not interfere with
ingress/egress to the site and will serve the intended use so as to not cause conflict with adjacent
uses as anticipated within the zoning district since the townhome buildings have two car garages;
D. Will not interfere with the visual character, quality, or appearance of the surrounding area and city,
and where possible, enhance the continuity of thematically common architectural features since the
townhome buildings are designed to meet the Craftsman and Modern Farmhouse styles of
architecture identified in the Valnova Design Guidelines;
E. Will have facades, features, and other physical improvements that are designed as a whole, when
viewed alone as well as in relationship to surrounding buildings and settings since the building is
in conformance with the Valnova Design Guidelines and will enhance the proposed buildings in
the vicinity;
F. Will not obstruct views and vistas as they pertain to the urban environment and in relation to artistic
considerations since the building does not exceed 38-feet permitted within Eagle City Code;
G. Will provide safe and convenient access to the property for both vehicles and pedestrians through
patterned traffic circulation and connectivity to abutting development since the townhome
buildings have two car garages and there are sidewalks and pathways throughout the development;
H. Is in the interest of public health, safety, and general welfare promoting a pedestrian friendly and
walkable environment in balance with protecting a viable residential center in the area; and
I. No signs are proposed with this application. All signs, if proposed, will be required to be
harmonious with the architectural design of the subdivision, and will not cover nor detract from
desirable architectural features.
Regulatory Takings Analysis Notice: Applicant has a right to request a regulatory takings analysis
pursuant to Idaho Code Section 67-8003.
DATED this 14th day of May 2026.
DESIGN REVIEW BOARD
OF THE CITY OF EAGLE
Ada County, Idaho
WYOU
Robert Grubb, Acting Chairman
ATTEST:
VEIG
G1�•o��'ORAT'A
Tracy E. om, Eagle City Clerk v �`
• A .
• S •o:
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