SOUTHERN RESIDENTIAL PLANNING AREA

The Southern Residential Planning Area

The Southern Residential Planning Area contains 2,114 acres and is located between the Big Gulch Planning Area and the southern border of the property, which abuts the proposed Eagle Regional Park. The Southern Residential Planning Area will have a Maximum Planning Area Density of 0.06 dwelling units per gross acre or 126 homes. Topographically, 61% of this Planning Area is less than 25% slope. Areas of steeper topography will contain low-density residential neighborhoods that nestle into the hillsides. Homes will generally be located along flat-to-moderate slopes while steeper, non-graded slopes will remain as open space. Subject to appropriate annexation, entitlement and/or exchange approvals with the local and federal governments, the 800 acres (shown below) in this Planning Area will either (i) be exchanged for 815 acres of BLM-owned lands located near State Highway 16 or, if the BLM exchange does not occur, (ii) be donated by M3 Eagle to the City of Eagle. The 800 acres would then become part of the Eagle Regional Park. In addition, 80 acres located along Willow Creek Road will be set aside as open space for the Willow Creek Road Regional Open Space Corridor with the management of the 80 acres being the responsibility of the M3 Eagle Owners’ Association or other entity.

The Southern Residential Planning Area. The lighter green area represents the development area and the darker green represents the regional open space within the Planning Area.

Slope and Habitat

The Southern Residential Planning Area has the highest concentration of steep slopes of any of the five Planning Areas. Topographically, 39% of the Planning Area exceeds 25% slope. In addition, this Planning Area contains some of the highest concentration of suitable habitat (based upon environmental surveys by URS and as identified by IDFG) on the Property. Much of this habitat is located in the 800 acres which are being designated for regional open space use. M3 Eagle shall submit a mitigation plan to the City for approval to address this habitat.

Southern Residential Planning Area illustrated with topography. The red indicates slopes which exceed 25% which comprise 482 acres or 39% of the Planning Area. This Planning Area contains the highest percentage of slopes exceeding 25% of the entire M3 Eagle master plan.

Uses/Design

The Southern Residential Planning Area will consist primarily of open space and residential clusters with custom homes on 5-acre lots and larger. Low-density, single-family detached homes and single-family attached homes with densities up to 3 units/acre may also exist where topography allows.

Custom homes and ancillary improvements will be restricted to development within designated building envelopes. These envelopes will increase the amount of open space within the community, protect valuable habitat which has been identified in this Planning Area, and control viewsheds for adjacent properties inside and outside the community. Privacy walls will be minimized in favor of open or no fencing to preserve vistas and allow wildlife movement. 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. The community design guidelines will dictate special standards to minimize disturbance to the environment. Design guidelines will be enforced through the Owners’ Association and recorded Covenants, Conditions and Restrictions (CC&Rs), as well as the City of Eagle, to ensure compliance with the development standards.

Preliminary lot and community concept for the Southern Residential Planning Area. This illustration shows the 800 acres of M3 Eagle lands as part of the Eagle Regional Park along with the 80 acres within the Willow Creek Road Regional Open Space Corridor.

This map illustrates the location of the 880 acres of M3 Eagle lands designated as regional open space. The 880 acres comprises 14.7% of the total lands within M3 Eagle. The planned Eagle Regional Park will have over 7 miles of boundary common with M3 Eagle.

Willow Creek Road Regional Open Space Corridor

M3 Eagle is establishing the Willow Creek Road Regional Open Space Corridor to provide (i) a varying corridor width based upon topography, (ii) large setbacks to reduce viewshed intrusion, and (iii) regional trail connectivity for equestrian and pedestrian users.

Special consideration will be given to the design and placement of homes within the corridor to promote a sense of open space. Significant setbacks from the roadway, landscape screening and context sensitive design will be used to reduce visual intrusion. Building setbacks within this corridor will be a minimum of 100 feet from the edge of the Willow Creek Road right-of-way.

This illustration shows the Willow Creek Road Regional Open Space Corridor in the Southern Residential Planning Area and Big Gulch Planning Area. Note the setbacks range from 260’ to 1430’ from the centerline of Willow Creek Road providing an excellent corridor for viewshed protection and trails.

Parks, Trails and Schools

Amenities will include four neighborhood parks, community and regional open space (subject to the conditions set forth herein above), regional equestrian and pedestrian trails, and a public equestrian center on the west side of Willow Creek Road. The combination of community and regional open space will total at least 1,006 acres, or 47.6%, of the Southern Residential Planning Area.

This area will be served by non-motorized multi-use trails (separate or combined) that will link neighborhoods within this Planning Area and with the rest of the community. In turn, this will provide looping opportunities with other community trails and regional trails within the Eagle Regional Park. A public trailhead will be located on the east side of Willow Creek Road. Trails through neighborhoods not adjacent to public right-of-way or connecting to public parks may be private. Trails through low-density neighborhoods may be on one side of the street.

Equestrian Center

It is envisioned that an equestrian center would be built as part of the Southern Residential Planning Area that would provide for resident and non-resident boarding facilities. The facility would be a full-service training facility with professional management and training services. The public equestrian center will be on approximately 30 to 40 acres and is envisioned to contain a covered riding arena, turn-outs, and boarding facilities for 80-160 horses. This center would be owned and operated by the M3 Eagle Owners’ Association or other entity.

Example of another M3 equestrian center which M3 is developing at its Sandstone Ranch project in Colorado. This is an 80-stall facility with a climate controlled arena, covered round pen and covered outdoor riding arena, with turnouts and paddocks.

Image of Sandstone Ranch Equestrian Center

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. Upon development of this phase, the connection between Willow Creek Road and State Highway 55 will need to be completed. Roads will generally curve to follow topography and be designed to provide interest. Intersections requiring control will utilize roundabouts as traffic control devices.