Findings - DR - 2026 - Dr-2026-28 - Valnova Subdivision No. 2 - Design Review for five townhome buildings (10-units) within Valnova Sub No. 2.BEFORE THE EAGLE DESIGN REVIEW BOARD
IN THE MATTER OF AN APPLICATION )
FOR A DESIGN REVIEW FOR FIVE )
TOWNHOME BUILDINGS (10-UNITS) )
WITHIN VALNOVA SUBDIVISION NO.2 )
FOR BERKELEY BUILDING COMPANY )
FINDINGS OF FACT AND CONCLUSIONS OF LAW
CASE NUMBER DR-2026-28
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:
Berkeley Building Company, represented by Jo D. Greer with Method PMAP, is requesting design
review approval for five townhome building (10-units). The 0.82-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 14-19, Block 6, and Lots 22-25, Block 6, Valnova Subdivision
No. 2).
B. APPLICATION SUBMITTAL:
The City of Eagle received the application for this item on February 25, 2026.
C. NOTICE OF AGENCIES' REVIEW:
Requests for agencies' reviews were transmitted on February 27, 2026, in accordance with the
requirements of the Eagle City Code.
D. HISTORY OF RELEVANT PREVIOUS ACTIONS:
On May 24, 2022, the City Council approved a Planned Unit Master Plan (PUMP) No. 1 for Spring
Valley for GWC Capital, LLC, (PU-202 1 -0 1).
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 May 24, 2022, the City Council approved a design review for the common area landscaping along
Big Gulch Parkway, Linder Road, and Aerie Way (East) within Spring Valley PUMP No. 1 for GWC
Capital, LLC, (DR-2022-23).
On May 24, 2022, the City Council approved a two (2) community entry monument signs for Spring
Valley Subdivision for GWC Capital, LLC (DR-2022-24).
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 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
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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 application for Valnova Subdivision No.
2 (a re -subdivision of Lot 22, Block 1, Spring Valley Subdivision No. 1), a 49-lot (41-builidable, 8-
common [6-community open space, 2-private alleys]) subdivision (FP-2023-08).
For additional property history see: A-2006-14 & RZ-2006-19, RZ-2006-19-MODI, RZ-2006-19-
MOD2, FPDP-2021-06.
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. 2
Proposed
No Change
No Change
Single -Family attached
(10-units)
North of site
Foothills Residential
R-1-DA (Residential with a
Vacant lots within Valnova
development agreement)
Subdivision No. 2
South of site
Foothills Residential
R-1-DA (Residential with a
Vacant lots within Valnova
development agreement)
Subdivision No. 2
East of site
Foothills Residential
R-1-DA (Residential with a
Vacant lots within Valnova
development agreement)
Subdivision No. 2
West of site
Foothills Residential
R-1-DA (Residential with a
Vacant lots within Valnova
development agreement)
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
0.83-acres (36,155-SF)
N/A
Percentage of Site Devoted
to Building Coverage
42% (approximately)
N/A
Percentage of Site Devoted
to Landscaping
58% (approximately)
15% (minimum)
Number of Parking Spaces
20-covered parking spaces
20-parking spaces, incl. 10-
covered (minimum)
Lots 14-15, Block 6
SITE DATA
PROPOSED"
REQUIRED*
Front Setback (Southwest)
22-feet, 10-inches (living)
8-feet (living) (minimum)
Rear Setback (Northeast)
3-feet
3-feet (minimum)
Side Setback (Northwest)
5-feet
5-feet (minimum)
Side Setback (Southeast)
10-feet
5-feet (minimum)
*Note: Setbacks per PP-2022-20.
**Note: Setbacks measured from property line to closest unit.
Lots 16-17, Block 6
SITE DATA
PROPOSED"
REQUIRED*
Front Setback (Southeast)
14-feet (living)
8-feet (living) (minimum)
Rear Setback (Northwest)
3-feet
3-feet (minimum)
Side Setback (Southwest)
8-feet, 2-inches
5-feet (minimum)
Side Setback (Northeast)
23-feet
5-feet (minimum)
*Note: Setbacks per PP-2022-20.
"Note: Setbacks measured from property line to closest unit.
Lots 18-19, Block 6
SITE DATA
PROPOSED"
REQUIRED*
Front Setback (North)
14-feet (living)
8-feet (living) (minimum)
Rear Setback (South)
3-feet
3-feet (minimum)
Side Setback (West)
5-feet, 3-inches
5-feet (minimum)
Side Setback (East)
18-feet
5-feet (minimum)
*Note: Setbacks per PP-2022-20.
**Note: Setbacks measured from property line to closest unit.
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Lots 22-23, Block 6
SITE DATA
PROPOSED"
REQUIRED*
Front Setback (South)
14-feet, 11-inches (living)
8-feet (living) (minimum)
Rear Setback (North)
3-feet
3-feet (minimum)
Side Setback (West)
6-feet, 6-inches
5-feet (minimum)
Side Setback (East)
20-feet
5-feet (minimum)
*Note: Setbacks per PP-2022-20.
**Note: Setbacks measured from property line to closest unit.
Lots 24-25, Block 6
SITE DATA
PROPOSED"
REQUIRED*
Front Setback (Southeast)
9-feet, 11-inches (living)
8-feet (living) (minimum)
Rear Setback (Northwest)
3-feet
3-feet (minimum)
Side Setback (Southwest)
22-feet, 5-inches
5-feet (minimum)
Side Setback (Northeast)
45-feet, 9-inches
5-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 Multi -Family Residential Units: 24,900-square feet
• Eagle City Code Section I IA-5-5 requires the following parking for Multi -family, 2 bedroom: For
each unit — 2 including 1 covered.
Number of Units: 10 units (all 2-bedroom units)
Multi -family, 2 bedroom:
Two Bedroom: 2/unit lOx2 = 20-parking spaces
Proposed On -site Parking Spaces: 20 (10-two car garages [20-parking spaces])
Required Parking Spaces: 20 (10-parking spaces are required to be covered parking spaces)
(calculated based upon the above use identified in Eagle City Code Section 11A-5-5: "Multi -family, 2
bedroom")
L. GENERAL SITE DESIGN FEATURES:
Number and Uses of Proposed Buildings: 5 townhome buildings totaling 10-units.
Height and Number of Stories of Proposed Buildings:
Lots 14/15, Block 6 = 27' 5" (2-story, 2-units)
Lots 16/17, Block 6 = 27' 5" (2-story, 2-units)
Lots 18/19, Block 6 = 27' 5" (2-story, 2-units)
Lots 22/23, Block 6 = 27' 5" (2-story, 2-units)
Lots 24/25, Block 6 = 27' 5" (2-story, 2-units)
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Gross Floor Area of Proposed Buildings:
Lot 14, Block 6 = First Floor - 1,475-square feet
Second Floor - 1,024-square feet
Total - 2,499-square feet
Lot 15, Block 6 = First Floor - 1,552-square feet
Second Floor - 929-square feet
Total - 2,481-square feet
Lot 16, Block 6 = First Floor - 1,475-square feet
Second Floor - 1,024-square feet
Total - 2,499-square feet
Lot 17, Block 6 = First Floor - 1,552-square feet
Second Floor - 929-square feet
Total - 2,481-square feet
Lot 18, Block 6 = First Floor - 1,475-square feet
Second Floor - 1,024-square feet
Total - 2,499-square feet
Lot 19, Block 6 = First Floor - 1,552-square feet
Second Floor - 929-square feet
Total - 2,481-square feet
Lot 22, Block 6 = First Floor - 1,475-square feet
Second Floor - 1,024-square feet
Total - 2,499-square feet
Lot 23, Block 6 = First Floor - 1,552-square feet
Second Floor - 929-square feet
Total - 2,481-square feet
Lot 24, Block 6 = First Floor - 1,475-square feet
Second Floor - 1,024-square feet
Total - 2,499-square feet
Lot 25, Block 6 = First Floor - 1,552-square feet
Second Floor - 929-square feet
Total - 2,481-square feet
M. BUILDING DESIGN FEATURES:
Lots 14 & 15, Block 6
Proposed Building Design: Craftsman
Roof. Asphalt Shingles (Black), Metal (Black)
Walls: Lap siding (SW7044 - Amazing Gray), Shake siding (SW9171 - Felted Wool and SW7046 -
Anonymous)
Windows/Doors: Vinyl windows (Tan), Wood doors (SW7046 - Anonymous and SW7048 - Urbane
Bronze)
Fascia/Trim: Fiber cement (SW7044 - Amazing Gray and SW7048 Urbane Bronze)
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Lots 16 & 17, Block 6
Proposed Building Design: Farmhouse
Roof: Asphalt Shingles (Black), Metal (Black)
Walls: Lap siding (SW6169 — Sedate Gray), Board and Batten siding (SW6171 — Chatroom and
SW6165 — Connected Gray)
Windows/Doors: Vinyl windows (Tan), Wood doors (SW6173 — Cocoon and SW2846 — Roycroft
Bronze Green)
Fascia/Trim: Fiber cement (SW9166 — Drift of Mist)
Lots 18 & 19, Block 6
Proposed Building Design: Craftsman
Roof. Asphalt Shingles (Black), Metal (Black)
Walls: Lap siding (SW7671 — On The Rocks and SW9163 — Tin Lizzie), Shake siding (SW7068 —
Grizzle Gray and SW7066 — Gray Matters)
Windows/Doors: Vinyl windows (White), Wood doors (SW7674 — Peppercorn and SW7068 — Grizzle
Gray)
Fascia/Trim: Fiber cement (SW7671 — On The Rocks)
Lots 22 & 23, Block 6
Proposed Building Design: Farmhouse
Roof. Asphalt Shingles (Black), Metal (Black)
Walls: Lap siding (SW7017 — Snowbound and SW7017 — Dorian Gray), Board and Batten siding
(SWSW7019 — Gauntlet Gray and SW7018 - Dovetail)
Windows/Doors: Vinyl windows (Tan), Wood doors (SW7069 — Iron Ore and SW7019 — Gauntlet
Gray)
Fascia/Trim: Fiber cement (SWSW7004 — Snowbound)
Lots 24 & 25, Block 6
Proposed Building Design: Craftsman
Roof. Asphalt Shingles (Black), Metal (Black)
Walls: Lap siding (SW7640 — Fawn Brindle), Shake siding (SWSW7046 — Anonymous and SW7638
— Jogging Path)
Windows/Doors: Vinyl windows (Tan), Wood doors (SW7046 — Anonymous and SW7048 — Urbane
Bronze)
Fascia/Trim: Fiber cement (SW7046 — Anonymous and SW7048 — Urbane Bronze)
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 and pulled out
to the curb on trash pick-up day.
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P. MECHANICAL UNITS:
The applicant is proposing to use ground mounted mechanical units. The ground mounted mechanical
units are proposed to be screened with landscaping. No rooftop mechanical units are proposed and none
are approved.
Q. OUTDOOR LIGHTING:
Building elevations and detailed lighting cutsheets showing the location, style, color, wattage,
illumination type, etc. have been received and complies with Eagle City Code Section 11A-3-9.
R. SIGNAGE:
No signs are proposed with this application. A separate design review application is required to be
reviewed and approved by the Zoning Administrator prior to the issuance of any building permits.
S. PUBLIC SERVICES AVAILABLE:
A preliminary approval letter from Star Fire Department has not been received by the City. The site is
located within City of Eagle Water service area and within the boundaries of the Eagle Sewer District.
T. PUBLIC USES PROPOSED:
No public uses are proposed.
U. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP:
No future acquisition map currently exists.
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 Environment Quality
Eagle Fire Department
Eagle Sewer District
Idaho Transportation Department
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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
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 -
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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.
B. DEVELOPMENT AGREEMENT CONDITIONS WHICH ARE OF SPECIAL CONCERN
REGARDING THIS PROPOSAL:
There are no development agreement conditions which are of special concern.
C. PRELIMINARY PLAT CONDITIONS WHICH ARE OF SPECIAL CONCERN 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.
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 I IA-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.
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• 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(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.
E. DISCUSSION:
The applicant is requesting design review approval for 10 townhome building (20-units) with
associated landscaping within Valnova Subdivision No. 2. The applicant's justification letter states
the townhomes are designed with the Craftsman and Farmhouse styles of architecture which are
permitted through PUMP No. 1 and Valnova Design Guidelines. The Craftsman style includes
incised/partial width porches, framing columns, and gabled roofs. The Farmhouse style includes
simple massing, practical design, symmetrical, and decorative trim. Staff defers comment regarding
the building's designs, 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 11A-3-13(B)(2)(d)&(e), the proposed buildings 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 building regarding the harmonious nature and relationship of the
building to the surrounding vicinity to the Design Review Board. Staff defers comment regarding
buildings design and colors to the Design Review Board.
The applicant is proposing metal roofing on the front elevations of all the townhome units. Pursuant
to Eagle City Code Section 11A-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. 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 staff s presentations, the Board discussed during deliberation that:
• The Board is in favor of the design, materials, and colors of the building as presented with the addition
of site specific condition no. 7.
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BOARD DECISION:
The Board voted 3 to 0 (Lindgren and Greer recused; Milian and Asher absent) to recommend approval of
DR-2026-28 for a design review application for five townhome buildings (10-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 PP-2022-20 and DR-2023-19.
2. Provide revised building elevations noting the metal roofing to have concealed fasteners. The revised
building elevations shall be reviewed and approved by staff prior to the issuance of a zoning certificate
3. All ground mounted transformers, cable, and phone boxes shall be screened by landscaping per Eagle
City Code.
4. Submit payment to the City for the Planning and Zoning plan review at the time of building permit
submittal.
5. Paint all electrical meters, phone boxes, etc. located on the building to match the color of the building.
6. No signs are proposed with this application and none are approved.
7. Provide revised building elevations showing the metal roofing to be matte black. The revised building
elevations shall be reviewed and approved b, staff 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.
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
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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.
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:
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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.
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
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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-2026-28) with regard to the Eagle City Code Title 11 A, 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 one with a development agreement) zoning district;
B. Is of a scale, intensity, and character that is in harmony with existing conforming and planned
development in the vicinity of the site since the proposed townhome buildings are designed to
complement the proposed residential dwellings in the general vicinity;
C. Is designed with adequate off street parking facilities in such a way as to not interfere with
ingress/egress to the site and will serve the intended use so as to not cause conflict with adjacent
uses as anticipated within the zoning district since the townhome buildings have two car garages;
D. Will not interfere with the visual character, quality, or appearance of the surrounding area and city,
and where possible, enhance the continuity of thematically common architectural features since the
townhome buildings are designed to meet the Craftsman and Farmhouse style 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 townhome
buildings are 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 townhome buildings do not exceed 38-feet permitted within Eagle City
Code;
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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
1. 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
'!<-d((AK - r
Robert Grubb, Acting C airman
ATTEST:
OF F_
Tracy E. O m, agle City Clerk cn
S
SEAL •
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