SOUTHWESTERN RESIDENTIAL PLANNING AREA

The Southwestern Residential Planning Area is planned as the first phase of M3 Eagle. The Planning Area consists of 407 acres and is located in a flat corridor within Big Gulch between State Highway 16 and the Big Gulch Planning Area. The Maximum Planning Area Density is 0.74 dwelling units per gross acre or 300 dwelling units. The area will also contain 17 acres of Neighborhood Commercial uses. Topographically, 99% percent of this Planning Area is less than 25% slope.

The Southwestern Residential Planning Area is located adjacent to State Highway 16 and will have access from the planned improvements to State Highway 16, Palmer/Hartley and Linder Road. This Planning Area will be in phase one of the development.

Uses/Design

This Planning Area will contain rural and estate-type custom homes on 1 to 10-acre lots, single-family detached homes for a density of 4-6 units/acre, and a 17-acre Neighborhood Commercial site. Homes will be clustered in areas that are closer to the Big Gulch Planning Area. The equestrian lots will have irrigated pastures and open fencing to give the area a rural feel. Irrigation will be provided by M3 Eagle’s surface water irrigation rights and re-use water. Re-use water will be stored subject to receipt of a permit from IDEQ within the ponds designated on the plan. Development adjacent to the planned Eagle Regional Park will provide for larger setbacks.

The development plan for this Planning Area is geared toward an equestrian-themed community. The community design would incorporate common fencing, riding trails, irrigated pastures, restrictive building envelopes (as shown in the examples of other M3-developed communities, below), equestrian and non-equestrian trails with access to the Eagle Regional Park approved by the City. Design guidelines will include architectural, fencing, building envelopes and pasture requirements.

This Planning Area contains a significant stand of sagebrush as identified by URS and IDFG. Some of these shrubs will be preserved through site-specific planning and creation of restrictive building envelopes on large lots. A mitigation plan will also be prepared to determine what other actions, if any, would be appropriate. Until such approval is obtained, the Base Project Density for this Planning Area shall be one unit per 5 acres, or 81 residential lots.

The Southwestern Residential Planning Area is relatively flat and will incorporate an equestrian theme and larger custom residential lots. The rectangular tan shapes represent equestrian lot building envelopes and the polygon shape represents non-equestrian custom lot building envelopes.

Illustration of the Southwestern Residential Planning Area. The community open space is 10.8% but a significant portion of this Planning Area will have on-lot open space which is the area on private lots outside of the building envelopes. M3 Eagle will always maintain a minimum of 25% open space inclusive of the regional and community open space.

Equestrian Center

A private equestrian center (with resident and limited outside boarding) will be part of this community along with a ranch camp. The equestrian center will be planned for covered and uncovered riding arenas, paddocks and 80 to 100 stalls. The “ranch camp” will be a park-like setting with recreational amenities such as; outdoor play equipment with a western theme, camp sites for residents, tree forts and tree swings and community play fields. All costs associated with the maintenance and operations of these areas will be borne through the M3 Eagle Owners’ Association.

Example of an Equestrian Center on approximately 25 acres which includes sewer and water facilities. M3 built this facility at its American Ranch Prescott master planned community and it serves as a community amenity and gathering spot for equestrian functions and daily riding and training. The facility contains 58 stalls and is professionally managed.

American Ranch Prescott provides examples of the character and proposed feel for the Southwestern Residential Planning Area.

Parks and Trails

This Planning Area will be served by a regional park, a neighborhood park, and the private equestrian center. The Big Gulch Community Park, located mainly in the Big Gulch Planning Area will also occupy a portion of this Planning Area. In addition, ponds and small lakes holding treated effluent water will be located throughout this Planning Area with some located along Big Gulch Community Park. These water bodies will serve as irrigation reservoirs, community amenities, and wildlife habitat. This Planning Area will contain a minimum 44 acres of community open space representing almost 11% of the Planning Area. In addition, there will be extensive open space on lots. “On-lot open space” is open space which is on a private lot and remains as open space due to restrictions on development outside the building envelopes. These restrictions are enforced through the Design Guidelines and the Covenants, Conditions and Restrictions for M3 Eagle.

This Planning Area will also include non-motorized multi-use trails that will link the neighborhoods within this Planning Area and with the rest of the community, and that will provide looping opportunities, as appropriate, with community trails and regional trails within the Eagle Regional Park. Trails through neighborhoods not adjacent to public right-of-way or connecting to public parks may be located on only one side of the street and may be private.

Access and Circulation

Initial access to this Planning Area will be from an extension of the Palmer Lane/Hartley Road alignment and/or the extension of Linder Road. When State Highway 16 is improved, as expected, to a limited access expressway, a new connection will be made along the highway frontage road. The provision of several north/south roadways into the project will distribute traffic to these roadways thereby reducing daily vehicle trips on a single-access roadway.