Northern Residential Planning Area

The Northern Residential Planning Area contains 2,760 acres and is located between the Big Gulch Planning Area and the northern boundary of the property. This area is planned for a Planning Area Density of 1.65 dwelling units per gross acre, or 4,547 dwelling units, and 40 acres of Neighborhood Commercial uses. The Maximum Planning Area Density is 2.14 units per gross acres, or 5,917 units. Topographically, 67% of this Planning Area, or 1,849 acres, is less than 25% slope. The Northern Residential Planning Area is designed to incorporate approximately 36% of its total acres as community open space.

The Northern Residential Planning Area contains the most homes within M3 Eagle. The overall density averages 1.65 dwelling units per acre; the commercial development is targeted for neighborhood uses.

Illustration of the Northern Residential Planning Area topography. The red on the map illustrates those areas which exceed 25% slope which account for 33% of the site. The open space within the Planning Area is planned at 36%. Design of the Planning Area will incorporate hillside standards, sensitivity to viewshed, and placement of a minimum of 50% of the homes next to some form of open space.

Uses

The Northern Residential Planning Area will primarily consist of single family neighborhoods with densities ranging from 1-10 units/acre, and multi-family neighborhoods with densities of 4-20 dwelling units/acre. The multi-family neighborhoods will be located adjacent to the main collector roads serving the Planning Area. Approximately 97.5% of the homes will be single-family detached or attached and approximately 2.5% of the homes will be multi-family. Two Neighborhood Commercial sites totaling 40 acres are located at the intersection of collector roadways and are planned for grocery stores, neighborhood services, restaurants, automotive services, dry goods, and neighborhood offices for professional, medical and dental services. Commercial buildings will be placed in appropriate locations and will provide for buffering to residential uses.

Land use intensity will generally decrease from south to north as development moves away from the Big Gulch Planning Area toward the northern, eastern and western boundaries of the Planning Area. Custom lots or lower-density neighborhoods with an average density of 1 unit per acre, which may be achieved through clustering, will be located in a transitional zone at the perimeter of the Planning Area. This zone will provide a transition between the low-density neighborhoods within the Planning Area and the even lower-density adjacent lands outside of the M3 Eagle property. This transition generally occurs within 300 to 1,000 feet of the boundary of the M3 Eagle property.

Clustered housing designs and placement of homes and other structures on individual lots will be carefully integrated into the topography, and sensitive hillside grading techniques will be used as appropriate. Homes will be located on moderate slopes with many steeper, non-graded slopes left as open space. Design guidelines will be enforced through the Owners’ Association and recorded Covenants, Conditions and Restrictions, as well as the City of Eagle, to ensure compliance with hillside development standards. M3 Eagle shall provide grading guidelines and hillside development standards to the City for review and approval prior to receiving approval of any plats within this Planning Area.

Preliminary Lot and Community Concept for the Northern Residential Planning Area. At least 50% of the homes will be adjacent to open space.

Utilizing clustered housing and grade adaptive design techniques, this Planning Area is planned for an overall density of 1.65 dwelling units per gross acre with 36.8% acres, or 1,015 acres, of community open space. The design of the Northern Residential Planning Area creates a wide array of housing types, which adds to the affordability range of M3 Eagle and the socio-economic diversity of the community.

Special consideration will be given to the design and placement of homes next to Willow Creek Road, within the Willow Creek Road Regional Open Space Corridor. Such design and placement will promote the sense of open space and, with the use of significant setbacks from the roadway, landscape screening and context-sensitive design, will reduce visual intrusion. Building setbacks within this corridor will be a minimum of 100 feet from the edge of the right-of-way.

Parks, Trails and Schools

The Northern Residential Planning Area is designed to have two community parks and nine neighborhood parks. Two golf courses may also be located within the Planning Area. If the golf courses are located in this Planning Area, the golf courses will be placed in appropriate locations to create open space corridors that work well with native open space. The golf courses will be irrigated using treated effluent (re-use water) when available.

This Planning Area will also be served by non-motorized multi-use trails (separated or combined) that will link neighborhoods within this Planning Area, with the rest of the community, and with planned regional open space. These will also provide looping opportunities with other community and regional trails. Trails through neighborhoods not adjacent to public right-of-ways or connecting to public parks may be private.

Three elementary schools are planned for this area. These schools will be placed in locations that provide pedestrian access from adjacent neighborhoods with trails and sidewalk systems designed to accommodate walking to school by children.

Access and Circulation

This Planning Area will be served by a series of neighborhood collector streets that radiate from the central boulevard running through the Big Gulch Planning Area. A minor access may be located on Willow Creek Road. Roads will generally curve to follow topography and provide interest. Intersections requiring traffic control will utilize roundabouts as traffic control devices.