M3 EAGLE MASTER PLAN

M3 EAGLE

M3 Eagle is located north of Beacon Light Road, between State Highway 16 and Willow Creek Road, and within the North Eagle Foothills Planning Area, comprised of approximately 49,000 acres. M3 Eagle (the “Property”) contains 6,005 acres, which represents approximately 12% of the foothills area. M3 Eagle will reflect the planning principles, regional roadway network, regional utility corridors, and regional open space and trail network of the Eagle Comprehensive Plan Amendment for the North Eagle Foothills Planning Area.

TOPOGRAPHY

M3 Eagle has a wide variation of topography. Approximately 31% of the Property contains slopes 25% or steeper. The M3 Eagle Master Plan is designed to work with the land, placing highest intensity of development in areas of the property which can best accommodate it, either by using existing gradients or with sensitive grading techniques. Over 73% of M3 Eagle will have less than 25% slope, excluding the 880 acres for the Eagle Regional Park and the Willow Creek Road Regional Open Space Corridor.

M3 Eagle will use special design standards to accommodate development on hillsides. Design and placement of homes and other structures shall be carefully integrated into the topography and sensitive hillside grading techniques shall be used as appropriate.


M3 Eagle Planning Area with Topography.


Topography over the five Planning Areas within M3 Eagle including the 880 acres of lands designated as regional open space.

AREAS OF CRITICAL CONCERN

Eagle City Code 9-5-8 designates the North Eagle Foothills as an Area of Critical Concern for topographic, ecological and scenic significance. M3 Eagle will submit grading guidelines and hillside development standards to the City for approval prior to project development. M3 Eagle contains approximately 264 acres that are designated within a floodplain. M3 Eagle will obtain a CLOMR and construct drainage improvements to remove areas proposed for residential and commercial development from the floodplain. M3 Eagle also contains two habitat areas of special concern (as identified by URS and IDFG) located in the Southern Planning Area (predominately southeasterly of the Little Gulch Area), and the Southwestern Planning Area west of the proposed Palmer Lane alignment. M3 Eagle will submit a habitat mitigation plan for both areas to the City prior to M3 Eagle’s submission of the first Planning Unit Master Plan.


REGIONAL OPEN SPACE

The Eagle Comprehensive Plan Amendment for the North Eagle Foothills proposes a regional open space network for recreation and preservation of wildlife and other biological resources. The cornerstone of this network will be the proposed Eagle Regional Park on 1,915 acres of existing BLM land south of the Property. M3 Eagle proposes to convey 800 acres of its land for regional open space either through 1) exchange with the BLM for the 815-acre BLM parcel located adjacent to State Highway 16 and then BLM working with the City of Eagle for inclusion into the Eagle Regional Park or 2) M3 Eagle’s donation of the land to the City for the Eagle Regional Park. M3 Eagle proposes to convey an additional 80 acres of land as regional open space along Willow Creek Road for the Willow Creek Road Regional Open Space Corridor. The Regional Open Space Plan for the foothills will build upon the framework created by the planned Eagle Regional Park and the proposed conveyances. Open space dedications from private landowners should be encouraged (through contributions of land for tax credits, density bonuses, or reassignment of dwelling units and concentration of development in suitable areas) and appropriate public lands should be acquired through public financing to create a regional open space plan that is a hallmark for planning in the region. The conveyance of regional open space by M3 Eagle to the City shall be in accordance with the Development Agreement and is subject to (i) completion of the annexation of the M3 Eagle lands to the City, and (ii) City approval of zoning and entitlements for M3 Eagle by a binding ordinance which is acceptable to both parties.


CIRCULATION

The Eagle Comprehensive Plan Amendment for the North Eagle Foothills contains a regional circulation plan which generally defines corridors and roadway types (e.g. arterial or collector streets). This plan is designed to move traffic efficiently throughout the Planning Area, provide a connection between State Highway 16 and State Highway 55, extend planned arterial and collector streets, minimize the impact on existing neighborhoods to the south, and minimize the impacts to the regional open space network.

Roadways developed within M3 Eagle will incorporate appropriate design standards and amenities, such as medians, traffic calming devices, bike paths, sidewalks and landscaping, to accommodate projected traffic flow at community build-out. A primary goal of the foothills development is to create effective activity centers to capture as many vehicle trips as possible within the foothills area for office, retail, schools and civic uses to lessen the impact on existing roadways to the south and State Highway 16 and State Highway 55. M3 Eagle is planned with a goal of capturing a minimum of 25% of the daily vehicle trips generated by the community. In addition, the M3 Eagle activity centers will capture vehicle trips from surrounding developments within the North Eagle Foothills Planning Area thereby reducing downstream traffic impacts into Eagle.

M3 EAGLE PARKS, TRAILS, AND PUBLIC FACILITIES

M3 Eagle is planned to provide a mix of regional, community and neighborhood parks and trails and other community open space and recreation areas. The overall goal is to provide a variety of recreational opportunities and a network of open space and non-motorized pedestrian, cycling and equestrian trails in appropriate locations throughout the community. In addition, the parks and trails system will be connected to the regional open space and trails network being developed within the North Eagle Foothills Planning Area. The parks and trails system shown on the map immediately below are planned as public parks and trails. Community open space within M3 Eagle, including parks, golf courses, trails, and other open spaces, will total 1,522 acres or 25.3% of the property. The 800 acres for the proposed Eagle Regional Park and the 80 acres for the Willow Creek Road Regional Open Space Corridor represent another 14.7% of the property designated as regional open space. Collectively, these account for 2,402 acres of open space, or 40% of the M3 Eagle Master Plan.

A public equestrian center and trailhead are proposed on Willow Creek Road and Little Gulch. The equestrian facility is envisioned to be a full-service, 80-160-stall facility with covered riding arenas, training facilities, paddocks and boarding facilities. This facility would be owned and operated by the M3 Eagle Owners’ Association or other entity. The proposed location would accommodate trail access at the center of the planned Eagle Regional Park.

The Master Plan contains 2 fire stations and 1 police station, 4 elementary schools, 1 middle school and 1 high school, the numbers of which are subject to change depending on demand.


M3 Eagle Parks, Trails, and Public Facilities Plan.

M3 EAGLE PLANNING AREAS

M3 Eagle is divided into five distinct but interrelated Planning Areas. These reflect the variation in topography across the property, sensitivity to regional open space planning, and the transition of uses and land use intensities from the south to the north. These Planning Areas provide for a diversity of housing types, employment, office, retail, lodging, viticulture, recreational, civic and educational uses. The densities and intensity of uses transition from highest in the Big Gulch Planning Area at the center of the property to lowest at the boundaries of the community.

BASE PROJECT DENSITY AND MAXIMUM DENSITY

M3 Eagle will have a Base Project Density of 0.5 dwelling units per gross acre or 3,003 dwelling units. The density may incrementally increase to a Maximum Density of 1.19 dwelling units per gross acre or 7,153 dwelling units, upon City approval of the following: 1) a habitat mitigation plan for habitat areas of special concern located in the Southern and Southwestern Planning Areas; 2) a reduction of the existing floodplain by obtaining a CLOMR; 3) approval of a grading plan and hillside design guidelines; and 4) bonus provisions for community and neighborhood centers, providing open space over and above the City’s PUD requirement of 20%, and providing a funding mechanism for maintenance of regional open space. M3 Eagle is also planned for 245 acres of commercial and mixed-use development, which uses are further set forth in the M3 Eagle PUD. Each Planning Area will also have a Base and Maximum Density. M3 Eagle shall be allowed to reassign dwelling units between Planning Areas so long as the Maximum Density for any Planning Area, as set forth on the Planning Area Master Plan, and the Property are not exceeded.



Note: The Maximum Density is 3,335 units for the Big Gulch Planning Area, 5,917 units for the Northern Residential Planning Area, and 500 units for the Highway Mixed Use Planning Area. This is to give flexibility for reassigning dwelling units from other Planning Areas to these Planning Areas so long as the Maximum Density for the Property is not exceeded.

The Planning Areas contain several guiding principles:

  1. An integrated, harmonious community will create a sense of place and high quality of life.
  2. Development will be based on land suitability and topography.
  3. Land use intensities will generally decrease as development moves away from the Big Gulch Planning Area at the center of the community. Low densities adjacent to existing development and planned Regional Open Space will maintain a rural feel that complements the City.
  4. Roadway and pathway systems will provide efficiency of movement and interconnect neighborhoods and activity areas.
  5. A hierarchy of non-motorized public trails will serve equestrians, pedestrians, hikers and cyclists. Trails and Open Space corridors will tie planned Regional Open Space with Community Open Space.
  6. The Property will contain a minimum of 20% Open Space with an overall goal of 40%. Community Open Space will be comprised of active recreational areas such as neighborhood, community, and regional parks and golf courses, natural Open Space and improved Open Space. Regional Open Space (14.7% minimum) will be comprised of the 800 acres for the Eagle Regional Park and 80 acres for the Willow Creek Road Regional Open Space Corridor. The 800 acres is subject to an exchange proposal with BLM. If the exchange is completed, BLM would set aside the lands as Open Space. At no time will the cumulative Open Space (community and regional) be less than 20% of the total M3 Eagle land area which is approved for development.
  7. Development abutting Regional Open Space will be designed as cluster housing or larger lot single-family housing.
  8. An Open Space corridor along Willow Creek Road will protect the viewshed from the road and provide a regional corridor for equestrian and pedestrian trail connections to lands north of M3 Eagle. This corridor (the “Willow Creek Road Regional Open Space Corridor”) will be approximately 1.6 miles long and contain 80 acres as it runs through M3 Eagle. The Willow Creek Road Regional Open Space Corridor is designed to work with the existing topography and will provide generous setbacks (a minimum of 100 feet up to 1,000 feet), landscaping and context sensitive design to minimize viewshed intrusion and provide useable Open Space.
  9. Hillside development will be based on City-approved guidelines and standards that respect existing topography and preserve sensitive viewsheds toward the City and Regional Open Space.
  10. The Property is located in the Western Snake River Plain Viticultural District, which District was created by the U.S. Alcohol and Tobacco Tax and Trade Bureau in March 2007. The City, through the adoption of Resolution 07-14, has created the Eagle Wine District Overlay, which overlay extends over the Property and includes all south facing slopes. The City recognizes that the creation of the overlay complements and supports the unique qualities and economic vitality of the City, and promotes viticulture industries including crushing, distilling and associated hospitality uses and tourism within the City and the Property. Viticulture uses may be developed in any Planning Area on the Property.
  11. A mixed-use community will provide for employment and shopping opportunities and capture up to 25% of the vehicle trips generated by the community and reduce external traffic.
  12. The Big Gulch Planning Area is best suited to accommodate the development of a mixed-use village given its central location within M3 Eagle, its accessibility from other development within the foothills, and its relatively flat topography. The Big Gulch Planning Area will provide a concentrated employment, shopping, civic and activities area for the entire North Eagle Foothills Planning Area.
  13. Mixed-use development will reduce trip generation, spread peak hour flows on arterial roads and allow more people the option of living closer to their work. The concentration of higher density development along the planned arterial roadway connecting State Highway 16 to State Highway 55 (portions of which are planned as a six or seven lane roadway) will be compatible with traffic patterns in the area.
  14. A wide variety of housing options will create a diverse community with a wide array of housing options and pricing.
  15. Creation of multiple gathering places and recreational opportunities will enhance the social fabric of the community.
  16. Landscape design will incorporate environmentally sensitive and drought tolerant plants and use reuse water to the fullest extent for common area irrigation to enhance the nature of the foothills and promote water conservation. The community will adopt water conservation standards which will be enforced through its Owners’ Association and CC&Rs.
  17. Contribution, dedication and enhancement of Regional and Community Open Space will improve wildlife habitat and create recreation opportunities.
  18. Eradication of non-native and invasive plants will help protect native vegetative communities.

For the purposes of this document the following definitions shall apply:

  • Neighborhood Commercial sites will contain up to 150,000 square feet of commercial space. Neighborhood Commercial sites are planned to accommodate local retail and office uses.
  • Community Center sites will contain up to 350,000 square feet of commercial space. Community Center sites are planned to accommodate community employment uses and large square footage major tenants for larger retail uses.
  • Regional Parks contain 20+ acres and will contain ball fields and other active areas to serve the entire North Eagle Foothills Planning Area and the City of Eagle.
  • Community Parks contain 8+ acres and will contain some active and passive areas and are designed to serve the M3 Eagle Community.
  • Neighborhood Parks contain 3+ acres and will contain some active or passive areas and are designed to serve individual neighborhoods or a combination of neighborhoods within M3 Eagle.
  • Regional Trails are public trails that will serve the entire north foothills area and beyond and connect to public lands.
  • Community Trails are public trails that are designed to serve the M3 Eagle Property. Some community trails will connect to regional trails and open space.
  • Neighborhood Trails are trails that will serve individual neighborhoods and may connect to regional trails and open space. Neighborhood Trails will be public or private.
  • Hotel and hospitality rooms are not considered residential dwelling units within the context of the Maximum Density allowed on the property, which is 7,153 units. Currently, the master plan calls for 500 hotel rooms in the Big Gulch Planning Area.