194-home plan would be Eagle's second-largest subdivision request in three years

Clyde Capital Group is asking Eagle to approve 194 new home lots on about 56 acres, the next piece of its Valnova development. The Eagle Planning and Zoning Commission will hold a public hearing on the request Oct. 19.

The request is a preliminary plat, the map that lays out lots, streets and common areas before homes can be built. This one, called Valnova Holmbrook, would create 214 lots in all: 194 for single-family homes and 20 common lots. The city's staff report counts nearly 8 acres of open space. Horrocks represents the developer.

The land has been planned for houses for years. The City Council annexed it and zoned it residential, with a development agreement, on Dec. 11, 2007, as part of the M3 Eagle project. In May 2022 the council approved the first planning unit master plan for what became Valnova, and in 2023 it approved a large-lot plat called Spring Valley Subdivision No. 1. Holmbrook would carve two of those big lots, Lot 6 and Lot 8, into home sites.

How big it is

Among Eagle subdivisions filed in the past three years, only one proposed more homes: Valnova Village¹, also from Clyde Capital Group, which the council approved at 280 homes on April 14. The typical subdivision in that group had about 62 homes.

Holmbrook is also tighter than most. At about 3.4 homes an acre, it ranks sixth of 27 Eagle subdivisions filed in that span, where the median is 1.8 homes an acre. One of the few denser ones is the developer's own Valnova Town Center², approved Feb. 24 at 4 homes an acre.

Only one Eagle subdivision filed in the past three years proposed more homes, and it came from the same developer.

The developer's earlier phases

Clyde Capital Group has brought a steady stream of Valnova subdivisions to the city, and city records show each one approved. On Feb. 11, 2025, the council approved 117 homes³ at about 2.8 an acre and 151 homes⁴ at about 2.2 an acre. Three months later it approved Valnova Estates⁵, 139 homes on about 121 acres.

Plans have shifted along the way. Valnova Village was first approved at 306 homes⁶ on Oct. 14, 2025, then reduced to 280 this spring. Holmbrook would put more homes on each acre than Valnova Village, Valnova Estates or either of the 2025 plats.

Citywide, subdivisions have fared well. All 29 Eagle subdivisions filed in the past three years were approved, and city records show no subdivision denied or withdrawn in the past five years. The median wait from filing to decision was 109 days. The city received the Holmbrook application July 8.

A bigger change the same night

Holmbrook isn't the only Valnova item on the Oct. 19 agenda. The commission is also scheduled to hear changes to the master plan⁷ that covers 2,199 homes on about 1,006 acres. The staff report's map of Lots 6 and 8 comes from that modified master plan, and one recommended condition requires Holmbrook to comply with it.

City staff recommends approval only with conditions, among them:

• Fire access: two vehicle entrances usable by fire trucks before the first home can be occupied, unless the fire district agrees otherwise.
• Paths: public easements over five-foot concrete pathways and a narrow natural-surface trail.
• Grading and dust: a separate grading permit for any work outside the existing mass grading area, and a dust control plan for the length of construction.
• Homes and upkeep: houses built to the Valnova design guidelines, reviewed by an architectural committee, with the homeowners association maintaining common lots and irrigation.

What isn't known yet

The staff report is the only document posted with the filing. The plat drawings and comments from outside agencies aren't on file separately, even though the city sent the plan out for agency review July 16.

Who has the final say is also unclear. The city lists the Planning and Zoning Commission as the body reviewing the plat, but the staff report says the final decision and any conditions are up to the City Council. The filing doesn't explain the difference, and no council date is on file.

The acreage takes some reading, too. The county assessor lists the parcel at the project's address at about 30.5 acres, while the staff report describes a 56.4-acre site made up of two parcels; the filing doesn't break down how much land each contributes. And the report doesn't say how the second fire access route would be provided.