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Minutes - 2025 - Parks, Pathways & Recreation Commission - 07/17/2025 - RegularTHE CITY OF EAGLE PARKS, PATHWAYS AND RECREATION COMMISSION MEETING MINUTES July 17, 2025, 5:30 p.m. 1. CALL TO ORDER: The meeting was called to order at 5:30 p.m. 2. ROLL CALL: Present: Huffaker, Ivie, Lewis, Morrison, Domene, Faustina Absent: Hiney. A quorum is present. 3. APPROVAL OF MINUTES: A. Minutes of June 19, 2025 Domene moves to approve the minutes of June 19, 2025. Seconded by Ivie. ALL AYE ... MOTION CARRIES. 4. PUBLIC COMMENT: This time is reserved for the public to address the Parks, Pathways and Recreation Commission regarding concerns or comments they would like to provide to the commission. Out of courtesy for all who wish to speak, the commission requests each speaker limit their comments to three (3) minutes. Tom Wojcik, 2852 South Lake Vista Lane, Eagle, Idaho, would like to discuss Pamela Baker Park. Wojcik thanks the commission for all that they do. Wojcik would like the park to be added to the City of Eagle Website. He would like several items about the park delt with; clarification who maintains the canal and park, the residents including himself are maintaining parts of the park property. He is requesting the city spray the weeds early spring, mow, place a clock on the sprinklers, and a sign to stay off private property. There is a Conflict between neighbors about who is allowed on the lake/park areas, and if it is public or private. Wojick asks for directions to resolve the issue. Huffaker asks Councilman Kvamme to advise on the matter. Kvamme suggests the issues be brought to City Staff and the Mayor's attention. Planning and Zoning Director, Bill Vaughan explains that staff is aware of the issue and is working with the City Attorney and Mayor. Kvamme comments on the ditch. The owner of the ditch is responsible. General discussion between Huffaker, Wojcik, and Kvamme. Thurman Mill Ditch company owns the ditch. City Clerk, Tracy Osborn addresses the Commission about agenda protocol. Huffaker verifis the special meeting scheduled. Huffaker would like to schedule a tour through the parks and greenbelt. Asks all to send the days and times of availability. Osborn states that no decisions will be made and the public will be made aware of when and where everyone is meeting and will be transparent. 5. REPORTS: A. Commission Reports: None B. Staff Reports: None 6. UNFINISHED BUSINESS: None 7. NEW BUSINESS: Page 1 of 1 K:\CITY\Committees\PPRC\MINUTES\2025\PPRC 7-17-25min.doex A. ACTION ITEM: Review of the Request for Proposal (RFP) to update the Parks, Recreation, and Open Space Plan: Staff will present the draft request for proposal to the Commission prior to taking it to City Council for final direction and action. (RLB) Huffaker introduces the item. Planner Rick Butler reviews the RFP for the update to the Parks, Recreation, and Open Space Plan, and requests recommendations on the plan. Huffaker addresses Butler, would like pathways and trails to be included in the title. Butler agrees to add the verbiage recommended by Huffaker. Butler continues with the presentation. Butler and Commission discuss the item. The Commission proceeds with questions and comments. Lewis recommends the user groups of the trails and pathways "may include" section should be changed to "will include." Huffaker corrects some wording on the RFP. Domene asks about number of proposals, Butler reaches out to the Clerk for information. Discussion. Morrison seeks clarification on how the plan will collect information on the different area's needs for land use specifically Valnova and Avimor developments, and where the resources will come from to do this. Recommends utilizing HOA's as a resource. Ivie questions if the selection committee meetings are open to the public. Butler states that the initial meetings will not be public but the top three candidates will present to City Council which will be in a public forum. Faustina recommends partnership with the City and the School District due to the School District's many fields and gyms. He recommends using firms that have worked with cities like Eagle that have been through this process. Discussion. Huffaker recommends adding some language to the developments that the city will be collaborating with others not just Valnova and Avimor. Huffaker suggests a different time length for the plan to change from ten-year plan to five-year plan. Also recommends the cost be made a little clearer in the plan. He recommends that pathways and trails be included somewhere in the name of the plan. Ivie moves; we suggest that this RFP be submitted to the City Council with the recommendations that we discussed this evening approve Proposal (RFP) to update the Parks, Recreation, and Open Space Plan. Seconded by Lewis. ALL AYE ... MOTION CARRIES. B. ACTIONITEM.• A-2025-04/RZDA-2025-05/PUD-2025-03/CUP-2025-03/PP-2025-03 — Sagehill Subdivision - Sage Investment Partners: Sage Investment Partners, represented by Dave Yorgason with Tall Timber Consulting, is requesting annexation and rezone from RR (Rural Residential — Ada County Designation) and RP (Rural Preservation — Ada County Designation) to R-1-DA (Residential with a development agreement), preliminary development plan, conditional use permit, and preliminary plat approval for Sagehill Subdivision, a 214-lot (200-residential; 14 common lot) residential subdivision. The 736.00-acre site is generally located 1.60-miles southwest of the intersection of State Highway 55 and North McLeod Way and approximately 2.59-miles east of the intersection Willow Creek Road and the future East Aerie Lane. (DLM) Chairman Huffaker introduces the item. Sage Investment Partners, Dave Yorgason, provides a presentation of Sage Hill parks and trails. Yorgason requests that the fire department access road be shored up to avoid motorized recreation vehicles using the roads. General discussion and questions with the Commission. Deputy Zoning Administrator, Daniel Miller reviews the staff report. Miller is going over the plan for the subdivision regarding trails, pathways and open areas, giving staff recommendations for these areas. General discussion and questions with the Commission. Huffaker recommends keeping the trails public. He agrees that working with the adjacent parcels to make the connections of the trails and pathways happen between Sage Hill and Avimor is sufficient. He agrees with the fire access trails solution, if the applicant can come to an agreement with the fire department. Page 2 of 3 Huffaker recommends the trail parallel with the ten -foot side walk be a natural surface that isn't overly soft so bicycles can ride on it. Faustina questions the trails that connect Avimor public trails to Sage Hills private ones. Avimor set a standard that the HOA will maintain the trails while keeping them public. Faustina recommends keeping all foothill trails public. Agrees with the park space and keeping the pathways consistent. Huffaker agrees with the foothill trails being kept public. Lewis recommends the footing of the pathway be able to support the multiuse of everything but motorized vehicles. Yorgason addresses the Commission's comments. Huffaker recommend that staff report recommendations be adopted and those recommendations would include the discussion section on page 10, and the official staff recommendation sections on pages 11, 12, and 13 with the following exceptions and those exceptions would include paragraph 8 in the staff recommendations on page 11 would be revised to indicate that the applicant will work with the Eagle Fire District to determine the amount of and width of the areas where the Eagle Fire Department wants to have access with their utility vehicles. That paragraphs 9,10, and 11, paragraph 13, paragraph 15, and paragraph 22 be deleted in their entirety and that the staff recommendations be renumbered accordingly. That the multipurpose pathway be a surface that will accommodate all the multiple uses that could be used on it and be consistent the subdivisions that will be a joining it. I think I got everything. Seconded by Ivie. Discussion by Faustina that is not part of the motion. ALL AYE ... MOTION CARRIES. Huffaker brings discussion of the Capital Plan Open House, and clarifies that the Crow Foot presentation is not part of the open house. 8. ADJOURNMENT: Hearing no further business, the meeting adjourned at 6:58 p.m. Respectfully submitted: A/ 1 4 � q AURA V. AJLOR CLERK OF THE MEETING APPROVED: 4'e;4�zz% _/ MICHAEL R CHAIRMAN AN AUDIO RECORDING OF THIS MEETING IS AVILABLE FOR DOWNLOAD AT WWW.CITYOFEAGLE.OR. Page 3 of 3 m v n a� n V D 0 0 2 z D M N 0 � rn 4�1 O o r' � O O A a r. v � NO N O i ((D Q (D fu 7 -% 0 3 3 O * THEs� � �a =r ..0 0 z 7' cn ° 5- m S N z O c ; r Pli g m o r � m G , v c iv i m W Q v 3 �D z m < N (D p n, f, D Z m z z O < m D o v D c n z O 3 r m N' O � 3 O m 7 O Z CD D v �, O. 3 ° f0 O — A x O r — au 3 _I (D 3 O- < fD fD o3M � r+ 00 c 0 rD 00 rD C CD 0- 0- 0 v Open Space Data OPEN SPACE DATA 11HOPOSED REQUIRED Total Acreage of Common Area 478.134Lift 168.14-acres Open Space Percent of Site as Common Area 64.96% 20% (mmurman) Percent of Common Area Open 19.77% 15% (trummum) Space as Active OS 214 lots (200-residential; 14-common) 736.00 acres 0.27 du/ac Applicant's Pathways and Trails Plan SAGE HILL Context Map: at 7: -�:7 46.1 9/19/2025 10' W Sidewalks ` jug 1 -n- '-1 LEGEND � t � A. 10 12 2 External Access Summary • Staff is looking for direction on the following items: 1. Recommendation on private/public trails. 2. Access provided to adjacent parcels. 3. Quantity/location of 60"W fire access trails. 4. Tread material of the 10-foot (10') REGIONAL pathway/trail. Proposed Network End of Presentation (LEGEND IAPPLICANT PROPOSAL 5' W CONCRETE SIDEWALK 10' W NATURAL PATHWAY/TRAIL 2' W NATURAL TRAIL CITY STAFF RECOMMENDATIONS imimimi•i•im, 10' W CONCRETE SIDEWALK ,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,, ADDITIONAL 5' W CONCRETE SIDEWALK ■isimininimisim ADDITIONAL 10' W PATHWAY/TRAIL AMENDED SECTION OF NATURAL SURFACE TRAIL TO BE 60" W, MIN. ADDITIONAL PATHWAY/TRAIL 4-40- ACCESS TO ADJACENT PROPERTIES APR 14 2025 INTER City of Eagle Planning and Zoning Administration OFFICE To: Parks, Pathways, and Recreation Commission From: Daniel Miller, AICP / PLA I Deputy Planning & Zoning Administrator 17M Subject: Parks, Pathways and Recreation Commission Pathway Recommendations — A-2025-04/RZDA-2025-05/PUD-2025-03/CUP-2025- 03/PP-2025-03 — Sagehill Subdivision — Sage Investment Partners, represented by Dave Yorgason with Tall Timber Consulting Date: July 8, 2025 Attachment(s): Pathways and Trails Exhibit for Sagehill Subdivision, date stamped by the City on April 14, 2025 Rendered site plan for Sagehill Subdivision, date stamped by the City on April 14, 2025 Application narrative for Sagehill Subdivision, date stamped by the City on April 14, 2025 Avimor Open Space Master Plan, dated December 20, 2022 Copy To: Dave Yorgason — dyorgas, on6agmail.com A. PROJECT SUMMARY: Sage Investment Partners, represented by Dave Yorgason with Tall Timber Consulting, is requesting annexation and rezone from RR (Rural Residential — Ada County Designation) and RP (Rural Preservation —Ada County Designation) to R-1-DA (Residential with a development agreement), preliminary development plan, conditional use permit, and preliminary plat approval for Sagehill Subdivision, a 214-lot (200-residential; 14 common lot) residential subdivision. The 736.00-acre site is generally located 1.60-miles southwest of the intersection of State Highway 55 and North McLeod Way and approximately 2.59-miles east of the intersection Willow Creek Road and the future East Aerie Lane. B. HISTORY OF REVELANT PREVIOUS ACTIONS: There are no relevant previous actions or applications for this property. Page 1 of 15 KAPlanning Dept\Eagle Applications\Subdivisions\Sagehill\03-Working Fi1es\02-PPRC\Sagehi11-PPRC Memo.docx i .ORO t- VICINITY MAP Page 2 of 15 K:\Planning Dept\Eagle Applications\Subdivisions\Sagehill\03-Working Files\02-PPRC\Sagehill-PPRC Memo.docx EXHIBIT A — APPLICANT PROPOSED PATHWAY MAP A - 5' VDF XA'HWAY - 10' *Of HOOD MAWR& SAND TRAll 7' Mot Page 3 of 15 KAPIwming Dept\Eagle Applications\Subdivisions\Sagehill\03-Working Files\02-PPRC\Sagehill-PPRC Memo. docx C. SITE DATA: OPEN SPACE DATA PROPOSED REQUIRED Total Acreage of Common Area Open Space 478.13-acres 168.14-acres (minimum) Percent of Site as Common Area 64.96% 20% (minimum) Percent of Common Area Open Space as Active OS 19.77% 15% (minimum) A minimum of fifteen percent (15%) of the common area open space shall be developed as active open space (Eagle City Code Section 9-3-8(D)(1)). D. PATHWAYS AND SIDEWALKS: The applicant is proposing a five-foot (5') wide attached sidewalk on the north side of the proposed East Aerie Drive, which is classified as a Foothills Arterial street, and five-foot (5') wide attached sidewalks along the remaining local residential streets, as shown in BLUE within EXHIBIT A. The applicant is proposing attached sidewalks on the local streets wherever a residential lot has frontage on a street. The applicant is proposing a ten -foot (10') wide natural gravel pathway north of East Aerie Drive, as shown in GREEN within EXHIBIT A, that is approximately 2.34-miles in length.. E. TRAILS: The applicant is proposing approximately 7.84-miles of two -foot (2') wide private natural surface trails, as shown in ORANGE within EXHIBIT A, throughout the native hillside open space within the development. F. OPEN SPACE AMENITIES: The majority of the 478.13-acres of open space proposed within the subject property will remain as natural open space, however community amenities are proposed to be included throughout the development. A portion of Lot 1, Block 4, is proposed as the development's primary amenity space and includes a natural pond area, three (3) pickleball courts, a picnic shelter, and playground area, in addition to pathway and trail connections. In other areas of Lot 1, Block 4, the applicant is proposing one (1) "Gazebo lookout location" and two (2) locations for "potential observation point(s), gazebo location(s)" at the terminus of proposed trails. Lot 1, Block 7, is proposed to include natural surface trails and a bench location. Lot 43, Block 1, is proposed to include a "potential observation point, gazebo location" and a designated off -leash area for dogs. Page 4 of 15 KAPlanning DeptTagle Applications\Subdivisions\Sagehill\03-Working Fi1es\02-PPRC\Sagehi11-PPRC Memo.docx G. PUBLIC ACCESS EASEMENTS: The following list refers to callouts in EXHIBIT A: 1. The developer shall provide an 18-foot (18') wide public access easement associated with the regional pathways, as shown in GREEN within EXHIBIT A. The easements shall have a minimum 4-foot margin on each side of pathway tread within any part of the easement where possible for the alignment shown GREEN in EXHIBIT A. 2. The developer shall ensure that all sidewalks, as shown in BLUE within EXHIBIT A, are either dedicated for public use as part of the dedication of right of way to ACHD or that they are designated to include public access easements. The easements shall include the entire dimension from the back of curb to one -foot (1') into the adjacent property. The developer shall provide a minimum ten -foot (10') wide public access easement associated with any of the natural surface trails, shown as ORANGE within Exhibit A that are approved to be public trails. The easements shall have a minimum 4-foot margin on each side of pathway tread within any part of the easement where possible for the alignment shown ORANGE in EXHIBIT A. Any natural surface trails not approved to be public would not require a public access easement. H. CONSTRUCTION TIMING: All pathways shall be constructed, and a survey depicting the location of each pathway within the easement must be submitted to the City prior to the City Clerk signing the final plat for each phase. If the pathway has not been constructed at the time of final plat mylar signature, a surety may be provided in accordance with Eagle City Code Section 9-4-2-2; however, the applicant shall still survey the pathway location, record the associated easement, and provide the recorded instrument number to the City upon completion of the pathway. The surety shall not be released until the pathway has been constructed in accordance with City standards and the aforementioned documentation has been submitted to the City. I. MAINTENANCE: The developer and future homeowner's association shall provide maintenance of all sidewalks, pathways, and trails in perpetuity. J. SIGNAGE: Within all public access easements, the City shall reserve the right to display signage. (See examples in EXHIBIT C.) The physical form including materials, placement, and message of any signage that the developer or HOA wishes to display within public access easement(s) must be approved in writing by the City. PATHWAY CODE PROVISIONS: (9-4-1-6: PATHWAY AND TRAIL REGULATIONS) A. Intent: The placement of Pathways and Trails are intended for management of motorized and non - motorized forms of use, to provide safe, convenient, and aesthetic alternative travel routes to common destinations such as schools, parks, shopping centers, etc., and to promote economic development and recreation options in areas that allow it. The following factors will be considered in the placement of any Pathway or Trail: the utility, need, and impact to existing neighborhoods; soils and hydrology; erosion potential; impacts to native wildlife habitat; special status plant; wildlife species; cultural resources; compliance with the City of Eagle Comprehensive Plan; compliance with the City of Eagle Pathways and Trails Master Plan; compliance with any approved Open Space, Wildlife Mitigation Plan, or similar document for the development; design as it relates to both crime prevention and function; and the responsibilities of ownership and maintenance. Page 5 of 15 KAPlanning DeptTagle Applications\Subdivisions\Sagehill\03-Working Files\02-PPRC\Sagehill-PPRC Memo.docx B. Pathway and Trail Terms: 1. Pathways: Facilities that are designed to improve connectivity throughout the Pathway system and developments. The term Pathways shall refer to those facilities that are regulated and managed by the City or depicted in the City's Pathways and Trails Master Plan. 2. Trails: Facilities that are designed to improve connectivity throughout the Trail system and development. Trails shall have an open space and trail planning/funding process approved by the City. Trails shall be managed by the party outlined in the approved open space and trail planning/funding process. 3. Trailhead: A designated area used for access to Pathways or Trails that may include vehicle parking, bike parking, restrooms, and other facilities related to trail use. 4. Regional Pathways and Trails: Facilities that are intended to provide regional connectivity throughout the City. 5. Community Pathway: Facilities that are intended to provide routes to and through developments connecting to or providing linkage to regional facilities, arterials and collectors that provide alternative transportation features, or adjacent developments. 6. Neighborhood Pathways: Facilities that are intended to be integrated into the design of common area open spaces within neighborhoods and provide connectivity on a neighborhood scale. 7. Tread: the finished usable surface of a pathway or trail: a. Hard Surface: Refers to tread materials such as concrete, asphalt, pavers, and rigid permeable composites. b. Natural Surface: Refers to tread materials made of stone and other natural materials that have been engineered for specific applications such as gravel, and road mix. c. Native Surface: Refers to tread materials made from non -engineered materials, such as native soil or aggregate. C. Management and Regulations: 1. All Pathways and Trails that are not deemed to be private, by the City, shall have public access. 2. Such access shall be perpetual and non -revocable but may be relocated by the landowner so long as the connectivity provided by the original access is not materially affected. 3. Pathways within a platted area shall be identified on the plat with a note, creating a public access easement for the pathway. 4. Details for pavers and rigid permeable composites, used on a pathway, shall be approved by the City. 5. Trails shall be surveyed or provided with a center line in GIS or CAD format with a defined area in the attribute, i.e., width and type of trail, and conform to City data standards. 6. All Trails shall have an open space and trail planning/funding process approved by the City. This process shall include: a. Standardized application and review process for new or modified Trails and open space projects. b. A defined funding and management structure for implementation and maintenance of the trail/pathway system in perpetuity. c. If an open space and trail planning/funding process is created after the subdivision has been Page 6 of 15 KAPlanning DeptTagle Applications\Subdivisions\Sagehill\03-Working Files\02-PPRC\Sagehill-PPRC Memo.docx approved by the City, City approval is required. D. Pathways: 1. Signage: a. Within public access easement(s) granted to the City; the City shall reserve the right to display signage. b. The physical form including materials, placement, and messaging of any signage that the developer or HOA wishes to display within the public access easement(s) granted to the City, or signage placed within a five hundred feet (500') of a City -managed pathway with messaging directed to pathway users, must be approved in writing by the City. c. Developer shall add language to the governing documents of the development (i.e CCR's, charters, bylaws, etc.) that ensures signage will not be placed in any area that would otherwise mislead the public regarding their right to public access of the Pathways. 2. Pet Waste Stations and Trash Receptacles: a. For the health and safety of the public, pet waste bag stations and trash receptacles may be required by the City within public access easement(s) granted to the City. b. Shall be maintained by the property owner or the City as determined by the City. 3. Location: a. The City shall require general conformity with the City's Pathways and Trails Master Plan, the approved Open Space and Wildlife Mitigation Plan, or similar document for that development. In addition to conformity with the aforementioned plans, consideration shall be given for connectivity to the following facilities: (1) Schools; (2) Park areas and open space; (3) Other pathway and trail facilities, including nearby trailheads; (4) Nearby residential areas; (5) Public land; (6) Public and private transit facilities; and (7) Future subdivision phases. b. Pathways may be required to connect sites other than those noted above when there is evidence that a pedestrian/cyclist would otherwise be forced to travel alongside a designated arterial roadway, or other roadway that may be hazardous for non -motorized forms of travel, in order to reach the desired destination. c. Pathways may be required to connect to locations other than those noted above to adapt to the changing needs of the public or to mitigate bike/pedestrian hazards or safety concerns. d. Where environmental concerns are observed, the Pathway may be redesigned pursuant to the . City's approval. 4. Design: The City will be responsible for approving the design of Pathways. While the City may exercise considerable discretion in determining the design of Pathways, the following minimum standards shall be followed: a. Those standards adopted by resolution of the City Council titled, "The City of Eagle Pathways Page 7 of 15 K:\Planning DeptTagle Applications\Subdivisions\Sagehill\03-Working Fi1es\02-PPRC\Sagehi1l-PPRC Memo.do" and Trails Design and Construction Standards. b. For all Pathways maintained by the City, a minimum of a four foot (4') wide landscaped area, natural open space, area/building and fence setback, as measured from both edges of the path, shall be required, and will be owned by either the abutting property owner(s) or a homeowners' association unless accepted by a public entity. The four foot (4') wide landscaped area on either side of the pathway may be decreased to a minimum of two feet (T) wide (as measured from the edge of the tread to the easement line) when used in conjunction with a meandering pathway. However, the total width of the landscape area shall not be less than eight feet (8') (i.e., two feet (T) on one side of the path and six feet (6) on the other). For safety purposes, planting material in this area is limited to three feet (T) in height. Exceptions may be granted by the City based on site limitations or alternative management guidelines. c. Alternative design(s) may be approved by the City. 5. Classifications: a. Regional: (1) The tread shall be a minimum often feet (10') in width. (2) Shall be constructed to the City Pathways and Trails Design and Construction Standards, unless otherwise approved by the City. (3) Shall be maintained by the City, HOA, developer, or property owner, as determined by the City. (4) Tread surface shall be determined by the City. (5) Shall include a twenty-five foot (25') wide public access easement for City maintained Pathways. All Pathways not dedicated to the City shall have an easement width of a minimum of the tread width plus four feet (4') on each side unless the pathway is located within a public right-of-way, then an easement is not required. The City may grant an exception to the required easement width. (6) Adequate lighting for bridges and tunnels may be required as determined by the City. (7) To mitigate congestion along roadways related to regional pathways, off-street public parking may be required by the City. b. Community: (1) Shall be eight -foot (8') in width unless otherwise approved by the City. (2) Shall be constructed to the City Pathways and Trails Design and Construction Standards, Idaho Standards for Public Works Construction (ISPWC), or Ada County Highway District (ACHD) Sidewalk Standard as determined by the City. (3) Shall be maintained by the City, HOA, developer, or property owner, as determined by City. (4) Tread surface shall be determined by the City. (5) Shall include a twenty-five foot (25') wide public access easement for City maintained Pathways. All Pathways not dedicated to the City shall have an easement width of a minimum of the tread width plus four feet (4') on each side unless the pathway is located within a public right-of-way, then an easement is not required. The City may grant an exception to the required easement width. c. Neighborhood: Page 8 of 15 K:\Planning DeptTagle Applications\Subdivisions\Sagehill\03-Working Files\02-PPRC\Sagehill-PPRC Memo.docx (1) Shall be six feet (6') in width unless otherwise approved by the City. (2) Shall be constructed to the City Pathways and Trails Design and Construction Standards, Idaho Standards for Public Works Construction (ISPWC), or Ada County Highway District (ACHD) Sidewalk Standard as determined by the City. (3) Tread surface shall be determined by the City. d. Special Use Pathways: (1) Tread may vary in width depending on the location. (2) No required maximum grade shall be implemented. (3) Tread surface shall be determined by the City. E. Trails: 1. Location: a. While Trails do not require an approval by the City, whenever possible they should facilitate connectivity to: (1) Schools; (2) Park areas and open space; (3) Other pathway and trail facilities, including nearby trailheads; (4) Nearby residential areas; (5) Public land; (6) Public and private transit facilities; and (7) Future subdivision phases. 2. Classifications: a. Regional: (1) Shall be constructed to the City Pathways and Trails Design and Construction Standards, Idaho Standards for Public Works Construction (ISPWC), or Ada County Highway District (ACHD) Sidewalk Standard, unless a different standard has been approved by the City. (2) The tread shall be a minimum of ten feet (10') in width. (3) Shall be maintained by the entity described in the City approved open space and trail planning/funding process. (4) Shall have public access the width of the tread. (5) The City may grant an exception to the required access width. b. Special Use Trails: (1) Tread may vary in width depending on the location. (2) No required max grade shall be implemented. F. Notwithstanding the above requirements, if a City -approved management plan such as a wildlife management plan or wildfire management plan or similar plan conflict(s) with any provisions of ECC Section 9-4-1-6, the approved management plan shall take precedence. Page 9 of 15 KAPlanning Dept\Fagle Applications\Subdivisions\Sagehill\03-Working Fi1es\02-PPRC\Sagehi11-PPRC Memo.docx G. Waiver: The council may waive or modify any of the standards or requirements of this section upon the determination that the proposed alternative will enhance the overall project; provided, however, that any such waiver shall not be injurious to public health or safety. DISCUSSION: • The applicant is not currently proposing a sidewalk on the south side of the proposed East Aerie Drive. ACHD has stated in their provided report that they will require ten -foot (10') wide concrete sidewalks on both sides of East Aerie Drive, which is classified as a Foothills Arterial. The applicant should be required to construct ten -foot (10') wide detached concrete sidewalks (in addition to eight -foot (8') wide parkway planter strips) on both sides of East Aerie Drive. The applicant is proposing a ten -foot (10') wide gravel pathway (shown in green) that runs east -west through the subject property. As proposed, this amenity should be required to be classified as a "Regional Pathway" (inclusive of a hard surface tread) However, this amenity may be designated as a "Regional Trail" (inclusive of a natural surface path), as the applicant has proposed, if the applicant proceeds with constructing ten -foot (10') wide concrete sidewalks along the entirety of the portion of East Aerie Drive that is within the boundaries of the subject property. If the applicant is not required to construct ten -foot (10') wide concrete sidewalks on both sides of East Aerie Drive then the proposed ten -foot (10') wide amenity should be required to be constructed as a "Regional Pathway" with a concrete or asphalt tread, as determined by the City's Parks, Pathways, and Recreation Commission and approved by the City Council. • Pursuant to the ACHD report, the applicant may amend their development proposal to re-classify a portion of the streets within the Sagehill development to be private streets. The possibility of some streets within the Sagehill development being developed as private streets would result in the sidewalks associated with those streets not being dedicated to the public through the right of way dedication process. If specific streets and sidewalks within Sagehill are not dedicated to the public, the applicant should be required to provide access easements over all sidewalks that are held in private ownership. • The proposed natural surface trails (shown in Orange) are all currently designated as "private neighborhood natural sand trails". It is staff s recommendation that within foothills and hillside developments that all trails be designated as publicly accessible trails. The applicant should be required to revise the submitted "Pathways and Trails Plan" stating that the natural surface trails throughout the subject property are designated as public trails. • As currently proposed, some trails terminate directly into a street section where there is no sidewalk. It is the opinion of staff that all pedestrian trails should terminate in a manner that allows for the safe transition to a sidewalk prior to entering into a street right of way or directly into another pathway or trail. No trail should terminate directly into a street. The applicant should be required to amend the proposed sidewalks network to allow for trails to terminate into a sidewalk. • The natural surface trail network, as proposed, (shown in Orange) does not currently provide for future connectivity to adjacent parcels. The applicant should be required to design and develop the natural surface trail network in such a manner that it provides for future trail connectivity to all adjacent parcels. The applicant should be required to revise the submitted "Pathways and Trails Plan" to allow for future trail connectivity to adjacent parcels. • The Eagle Fire District has requested that a portion of each trail system developed within hillside areas be wide enough to allow for a "side -by -side" or utility task vehicle (UTV) to access a portion of the trail system in order for the fire district to provide for emergency response. The applicant should be required to amend the "Pathways and Trails Plan" to widen the natural surface trails, where shown in RED in the exhibit below, to be a minimum of sixty -inches (60)" wide. Page 10 of 15 K:\Planning DeptTagle Applications\Subdivisions\Sagehill\03-Working Files\02-PPRC\Sagehill-PPRC Memo.do" STAFF RECOMMENDATION: 1. The applicant shall construct ten -foot (10') wide detached concrete sidewalks (in addition to eight -foot (8') wide minimum parkway planter strips) on both sides of East Aerie Drive for the entirety of East Aerie Drive, as depicted in EXHIBIT B, that is located within the subject property. 2. The applicant shall construct five-foot (5') wide concrete sidewalks, with parkway planter strips (as required by Council), on both sides of North Tranquil Pass Way, as depicted in EXHIBIT B. 3. The applicant shall connect the ten -foot (10') wide pathway/trail, as depicted in EXHIBIT B, to connect to the sidewalk adjacent to North Tranquil Pass Way. 4. If East Aerie Drive is approved to be constructed with ten -foot (10') wide sidewalks, the proposed "natural gravel pathway" shall be permitted to remain as a natural surface Trail and shall include a public access easement over the entirety of the trail that is located within the subject property. If East Aerie Drive is approved without ten -foot (10') wide sidewalks, the proposed "natural gravel pathway" shall be required to be constructed as a Regional Pathway, with a hard surface, and shall include a public access easement over the entirety of the trail that is located within the subject property. The revised "Pathways and Trails Plan" reflecting the approved condition shall be submitted with the submittal of the first final plat associated with the development. 5. The applicant shall designate all sidewalks, pathways, and trails as public either through right of way dedication or through the establishment of public access easements. Public access easements shall be recorded as separate easement agreements and the instrument number shall be placed, as a note, on the face of the final plat prior to the City Clerk signing the final plat. 6. The applicant shall revise the submitted "Pathways and Trails Plan" to a amend the proposed sidewalk network to allow for trails to terminate at a sidewalk, as depicted in EXHIBIT B. The revised "Pathways and Trails Plan" shall be submitted with the submittal of the first final plat associated with the development. 7. The applicant shall revise the submitted "Pathways and Trails Plan" to allow for future trail connectivity to adjacent parcels, as depicted in EXHIBIT B. The revised "Pathways and Trails Plan" shall be submitted with the submittal of the first final plat associated with the development. 8. The applicant shall revise the "Pathways and Trails Plan" to provide special use trails that are a minimum of widen the natural surface trails that are a minimum of sixty -inches (60)" in width, as depicted in EXHIBIT B, in order to provide appropriate clearance "side by side" or utility task vehicle access for use by the fire district. The revised "Pathways and Trails Plan" shall be submitted with the submittal of the first final plat associated with the development. 9. For all alignments in EXHIBIT B shown as NEIGHBORHOOD — 6', the applicant shall provide a six- foot (6') wide asphalt pathway built to approved City standards, at a minimum. 10. The applicant shall provide public access easements in favor or the City of Eagle for all alignments in EXHIBIT B shown as NEIGHBORHOOD. Public use shall be limited to the pathway tread and connecting facilities and equipment intended for pathway users which may include, but are not limited to, benches, drinking water sources, dog bag dispensers/waste receptacles, and bike repair stations. 11. The applicant shall construct a six-foot (6') wide Neighborhood Pathway within Lots 40 and 57, as depicted in ORANGE on EXHIBIT B, in accordance with the City of Eagle Pathway and Trail Design Standards (Resolution No. 23-19). A fourteen -foot (14') wide public access easement shall be recorded over each six-foot (6') wide Neighborhood Pathway, providing a minimum four -foot (4') margin on each side of pathway tread. The recorded instrument number shall be referenced on the final plat. Page 11 of 15 KAPlaming DeptTagle Applications\Subdivisions\Sagehill\03-Working Fi1es\02-PPRC\Sagehi11-PPRC Memo.docx 12. The applicant shall construct five-foot (5') wide concrete sidewalks as shown in LIGHT BLUE on EXHIBIT B. These sidewalks shall be constructed in accordance with Eagle City Code Section 9-4-1-7. A fourteen -foot (14') wide public access easement, measured from the back of curb, shall be required to encompass the entire sidewalk corridor, including the five-foot (5') sidewalk and the eight -foot (8') wide planter strip. 13. The applicant shall construct a five-foot (5') wide sidewalk along the north side of West Hatchery Road, as depicted in PINK on EXHIBIT B, in accordance with Eagle City Code Section 9-4-1-7. 14. All pathways shall be constructed, and a survey depicting the location of each pathway within the easement must be submitted to the City prior to the City Clerk signing the final plat for each phase. If the pathway has not been constructed at the time of final plat mylar signature, a surety may be provided in accordance with Eagle City Code Section 9-4-2-2; however, the applicant shall still survey the pathway location, record the associated easement, and provide the recorded instrument number to the City upon completion of the pathway. The surety shall not be released until the pathway has been constructed in accordance with City standards and the aforementioned documentation has been submitted to the City. 15. All development shall comply with all applicable provisions of Title 10, Flood Control, of the Eagle City Code. A floodplain development permit shall be obtained prior to the commencement of any development within the floodplain. 16. The applicant shall provide dog waste bag dispensers/waste receptacles (at locations agreed upon by City staff in writing) at the time of a design review application submittal. 17. Curb ramps shall be provided where sidewalks and pathways meet streets, alleys, or other curb cuts, or where they are permitted by ACHD. 18. The intersections of pathways, sidewalks, and trails shall have a minimum radius of eight feet (8') to eliminate sharp turns or blind corners. 19. Public trails and pathways that are anticipated to connect to an adjacent trail or pathway in the future shall employ a cul-de-sac design at its terminus, as is described in detail in the CITY OF EAGLE TRAIL AND PATHWAY DESIGN AND CONSTRUCTION STANDARDS. The public access easement shall extend to the parcel boundary and allow possible connection to adjacent development and allow the City, or City authorized parties, and adjacent developers, to make alterations within the easement. Such alterations to elements include, but are not limited to, connection to other trails and pathways, landscaping, fencing, irrigation equipment, and signage. 20. If trails or pathways are to be maintained by the City, the applicant shall provide maintenance access easements 25-feet in width in favor of the City of Eagle, with a minimum four -foot (4') margin on each side of the pathway tread within any part of the easement where possible for all alignments shown as "REGIONAL" and "COMMUNITY". These easements shall not limit the developer in landscape design beyond the standards established in the trail and pathway standards and Title 9. Staging and vehicle access locations shall be determined and included in the maintenance agreement and related easements. 21. Easement provision language shall include the following: "The City of Eagle may construct, connect, or continue within these easements, public pathways as part of future system expansion, and may authorize staff, contractors, or neighboring developers to facilitate such improvements within these easements from any boundary to another public pathway easement or easements, or to parcels included in any public access agreement. " 22. Page 12 of 15 K:\Planning DeptTagle Applications\Subdivisions\Sagehill\03-Working Files\02-PPRC\Sagehill-PPRC Mem.docx 23. The applicant shall be permitted to obtain easements for pathway and/or trail construction that is outside of the current project footprint as long as the integrity of the existing pathway and trail network would not be compromised by any proposed additions and necessary realignments, as is determined by City staff. 24. Public access easement agreements and an associated survey (that depicts the location of each pathway or trail located within the easement) shall be submitted to the City prior to the City Clerk signing the final plat associated with the first phase of the development. 25. Pathways and trails shall be constructed and a survey that depicts the location of each pathway or trail located within the easement shall be submitted to the City, or a surety shall be provided, prior to the City Clerk signing the final plat for each phase of development. 26. The applicant and future homeowners' association shall provide maintenance of all pathways, in perpetuity. 27. Within all public access easements, the City shall reserve the right to display signage similar to what is shown in Exhibit C below. 28. Maintenance vehicle access (for City maintained trails) is to be provided. Design to be approved by the City in writing prior to the beginning of construction of that portion of the trail. 29. Hammerheads (for maintenance vehicle turnaround) shall be provided for all City maintained trails where only one access is available or where a trail terminates without access to a public roadway. 30. Material staging areas for large maintenance projects shall be designed and documented, and available for use within 30-days of written notice provided by the City, for any pathway that will be maintained by the City. Signage, including the physical form, materials, placement, and message, that the applicant or HOA wishes to display within public access easement(s) must be approved in writing by the City. Page 13 of 15 KAPlanning DeptTagle Applications\Subdivisions\Sagehill\03-Working Files\02-PPRC\Sagehill-PPRC Memo. docx EXHIBIT B — RECOMMENDED SIDEWALKS, PATHWAYS, AND TRAILS r t r ' • I • s LEGEND ADDITIONAL 10-FOOT 00') WIDE SIDEWALK ADDITIONAL 5-FOOT (S) WIDE SIDEWALK ADDITIONAL 1 D•FOOT (10') •'•'•'•'•'•'•.. WIDE SECTION OF PATHWAY(TRAIL AMENDED SECTION OF . ��.... NATURAL SURFACE TRAIL TO BE SIXTY -INCHES (6(') WIDE, MINIMUM ADDITIONAL NATURAL SURFACE TRAIL TO PROVIDE FUTURE ACCESS TO ADJACENT PROPERTIES --, Page 14 of 15 KAPlanning Dept\Eagle Applications\Subdivisions\Sagehill\03-Working Files\02-PPRC\Sagehill-PPRC Memo.do" This public pathway is built on PRIVATE PROPERTY an Cite migranted to the y of Eagle by the Adjacent NO TRESPASSING property owners to enhance our quality of life ALL AREAS THIS SIDE OF Please respect them THE PATHWAY ARE CLOSED TO THE PUBLIC Stay on the path PLEASE RESPECT OUR Leash your pets NEIGHBORS Leave no trace GL Thank ►orJ i.A L for the haahh and safety of everyone DOGS MUST BE ON A LEASH ON AND AROUND PATHWAYS AT ALL TIMES Pet waste must be picked up immediately and placed in waste rtceptactts. ..... M wM aww.�a•---_—_— .�..i.,`..�. EAGLE The primary purpose of this pathway is to maintain the canal. This is private proctfty and it will tie closed to the nuu (K as renuked Please stay on the path and out of the canal. The City thanks this deyelopmewt and lkv ktlpatio,i DUh Conptny tot allneanp them pawn to Yw rhrk riyeiteMlK1 road. Questions of concerns, Contact us at. w ,aio Aplr.a Vw 17081109-970 eava,wae FA( -,LP THIS AREA IS CLOSED TO THE PI IRI If' pathway ' .. •.� r r rlwN tcV. ! N I for the keetth and safety, of everyone DOGS MUST BE ON A LEASH IN THIS PARK AT ALL TIMES INCLUDING TRAILS Pet waste must be picked up immediately and placed in waste feceptacks. EAGLE For the health and safety of everyone PET WASTE MUST BE PICKED UP IMMEDIATELY AND PLACED IN RECEPTACLES r.eY1W,s wvy ire nsWd. t.pr Cee Ct.er. . 11111J e .ALSIIi Thanks to an easement granted by this development the City of Eagle has the option of continuing this public pathway in the future. EAGLE ,Ma Downtown ♦ tlolse Seim Lucky Peak ♦ Dam It t tw Alterante (Unpaved] F ---Park Space Enlargement- ---- Pond, � ^ � « = —_--____—_----_—_—_---- Site Layout Ke'y �"7 RECEIVED & FILED CITY OF EAGLE APR 14 2025 File: Route to: TALL TICONMBER LTING April 3, 2025 Bill Vaughan, Planning Administrator City of Eagle 660 E. Civic Eagle, ID 83616 RE: SAGEHILL SUBDIVISION — Application narrative Dear Mr. Vaughan, This letter is to inform the City of Eagle that Sage Investment Partners, LLC is requesting Annexation / Zoning, a Preliminary Plat, and a Development Agreement approval for the Sagehill Subdivision. Dave Yorgason with Tall Timber Consulting is the applicant's representative. Please accept this letter as the required written narrative for the development applications. The enclosed applications have been submitted in accordance with the requirements of the City of Eagle and the development has been designed to be in compliance with the Eagle City Comprehensive Plan. Several communications and meetings with city staff have occurred, with the most recent pre -application meeting held on February 6, 2025. Site History and Background The site encompasses four parcels, one has the address 1600 E. Aerie Lane, Eagle, ID. Parcel numbers are: S0210131200, S0211449200, S0211346600, and S0214110599. The total site is approximately 736 acres in size and is located along Aerie Lane adjacent to the Avimor community and a little less than 2 miles west of HWY 55. A vicinity map identifying the site location is included with this application. Page 1 The property owners contact info is: Sage Investment Partners, LLC c/o Todd McCauley 9171 W. State Street Garden City, ID 83714 Phone: 208-866-4879 Email: tmccauley@gmail.com The applicant representative's contact info is: Dave Yorgason Tall Timber Consulting, LLC 13965 W. Chinden, Suite 201 Boise, ID 83713 Phone: 208-850-1070 Email: dyorgason6@gmail.com lication and Subdivision Details We are committed to making Sagehill Subdivision a beautiful neighborhood. The concept for this development is to provide luxury, high -end, estate homesites in the Eagle Foothills adjacent to Avimor. The luxury homes will be compatible to the estate homes in Avimor. Quality will not be sacrificed with this development. The site is surrounded by Avimor on 3 sides — on the north, west and east sides of the Sagehill site. Along the southern border are properties owned by private landowners. The existing zoning for the subject property is primarily Rural Residential with some zoned as Rural Preservation (entire property is Ada County zone). The existing zoning for the surrounding properties: • To the north is zoned RR & RP (Ada County) and APD-DA (Avimor Planned Development Eagle) • To the west is APD-DA (Avimor Planned Development Eagle) • To the south, is RR and RP (Ada County) • To the east is APD-DA (Avimor Planned Development Eagle) Page 2 The Comprehensive Plan Land Use Map shows this site is Foothills Planning Area (section 6.14). In Section 6.3 Future Land Mix, it states that Foothills Residential is: A unique combination of land uses within the Eagle Foothills that strives to balance residential, non-residential, and open space (developed and natural) use to create unique hamlets of development that place urban development within the natural environment without overcrowding or significantly altering the natural features found on the site. The density for unconstrained lands in the foothills should be approximately 1 unit per two acres. Residential densities should be calculated to be commensurate with the existing land conditions. Priorities for open space areas should be lands with slopes of 25% or greater ..... In accordance with the comprehensive plan text, the residential densities for this application are based on the amount of area less than 25 percent slopes and not just a blanket range of allowed density across the entire site. An exhibit calculating the area of land greater than or less than 25 percent slopes is provided with this application. In summary, there are 400 acres of unconstrained land, and applying a density of 1 unit per 2 acres over this area equates to 200 residential units. The overall density over the entire 736-acre property is 0.27 dwelling units per acre. The proposed site design and densities are in conformance with the Eagle City Comprehensive Plan, including the designated future land use for this area. The application for a preliminary plat consists of 214 total lots, including 200 building lots and 14 common lots. The 200 residential lots will be single-family detached homes, with a mix of 3 lot size types: • 57 lots less than 37,000 SF in size, • 82 lots between 37,000 SF and 1.5 acres, and • 61 lots over 1.5 acres in size. The average lot size is just over an acre and the smallest lot is 15,335 square feet. With the R-1 zone request, lots less than the standard 37,000 square feet are allowed with an increased, offsetting amount of open space. As noted in the Development Agreement section below, an analysis is provided to show there is substantially more than enough open space to offset the reduction in square footage for those lots less than 37,000 square feet. Within the Sagehill Subdivision there is approximately 478 acres of common area, or approximately 65 percent of the total site, which is more than the required amount of open space. Within the Sagehill Subdivision common lots will be both natural and developed open Page 3 space. The developed open space will have quality amenities that will enhance the walkability and livability of the neighborhood for residents to enjoy, including: • Covered picnic shelter strategically placed to enjoy scenic views and be centrally located within the development. This facility could be used for both neighborhood gatherings or small community gatherings • Neighborhood park with developed open space including a tot lot play structure, • Pickleball courts • Trails and pathways designed for a mix and variety of uses including: 1) a multi -use pathway along Aerie Lane and adjacent to wetlands and 2) natural trails for pedestrian or non -motorized bike use throughout the development The main collector street, Aerie Lane, that runs through the middle of the development and connects to Avimor will be constructed with a sidewalk one one side and a multi -use pathway on the other side of the street. The multi -use pathway will be a natural surface pathway and detached with much of the area separated by the natural wetlands and Big Gulch Creek (intermittent flows). This area will be enhanced with some additional trees and natural landscaping. As allowed in city code 9-4-1-7, since the average lot width in Sagehill is greater than 100 feet, there will be sidewalks streets on one side of the street where the lots are single loaded. • Note: We are requesting attached sidewalks due to 1) tight grading constraints in some areas and 2) to minimize the grading impacts on the site. Aerie Lane and McLeod Way (east through Avimor) are the primary accesses for the development. Emergency access could also be achieved to the west via Aerie Lane to Willow Creek Road (that connects to Eagle Road). As noted below in the Development Agreement section, though it will take a few years we are coordinating with Avimor the alignment and construction of Aerie Lane and McLeod Way to our property border. Once these road(s) are close enough to feasibly extend to and through our development we will have a paved access and we will proceed with construction of our first phase. A Traffic Impact Study (TIS) was done for this site and reviewed and approved by ITD and ACHD. Their comments will be included in the future staff reports for Eagle Planning and Zoning Commission and Eagle City Council. There are very few are quality trees with value worth saving. If we cannot save a tree that is determined valuable by an arborist, we will mitigate for the loss of those trees through the design review process after the preliminary plat is approved. A natural features analysis was conducted for this site, including a report showing the delineation of wetlands and riparian areas. These reports are all done by reputable local third - Page 4 party consultants. We will avoid impacts where feasible and will mitigate impacts where otherwise required. The Sagehill HCA will be responsible to maintain the common lots within the subdivision. CC&Rs will be established to ensure quality and consistency throughout the development. We are requesting fewer street lights than other development to be consistent with Avimor and to further reduce light pollution in the foothills. A street light plan is provided to show street lights at the main intersections on Aerie Lane, which are down at the low point of the property to limit light pollution to homesites and follow dark -sky principles. Cluster -box units will be used in a few central locations as identified on the plans with the application. As noted in the Development Agreement section below, we plan to follow Avimor fencing standards with open -style fencing in the development. The primary fence style will be open pole 3-rail or wrought -iron fence (up to 6 feet tall). Included in this application are renderings of sample homes. These renderings show the anticipated size and style of homes, including the details of the elevations. All homes will be single-family detached homes. The exterior elevations are planned to have a variety of colors, textures and materials as shown in the renderings in the applications, primarily stone and stucco, with upgraded roof lines. Regarding phasing, we plan to construct the development in 6 phases. The first phases will be at the east end of the site. The subsequent phases will extend to the south and west including the remaining construction of Aerie Lane. Since there is no irrigation water rights on the property to irrigate yards for the homes or the other common areas, we are unable to provide pressurized irrigation throughout the community. We will use city water for irrigation and encourage landscape plant materials that use less water. • Note: We are requesting a waiver to the city code requiring irrigation water due to the lack of water rights for the property. If we can identify an alternative irrigation water source to feasibly meet the Sagehill community irrigation needs for common area and homesites, we will notify the city. Page 5 Development Agreement This application includes a development agreement in lieu of a Planned Unit Development (PUD). A development agreement is requested to: 1) follow many of the Avimor Planned Development codes, 2) approve proposed densities, including encouraging lot clustering and allowing some reduced lot sizes with offsetting increase in open space, 3) establish direction for a Fire and Vegetation Management Plan for Sagehill Subdivision, 4) allow extended time for final platting, 5) adopt the new City of Eagle Water fee schedule applicable to the Valnova and Avimor foothills water service area, and 6) provide flexibility for some private streets if required by ACHD. 1- Follow Some Avimor codes Since the Sagehill Subdivision is adjacent to Avimor on 3 sides with the main collector road, Aerie Lane, extending east to west between both developments, we believe it is important to appear similar to and be compatible with several of the Avimor development standards. Eagle City code Title 11B articulates the Avimor Development Code and we considered applying all of it to Sagehill. However, some portions of that code do not apply. Recognizing some portions of the code are linked to other sections of code (ie definitions, etc), we hope we are not missing some applicable sections with our request and appreciate city staff's questions or clarifications, if any. After discussing with city staff, it is our recommendation and request that specific sections are adopted with our development agreement, including: • 1113-3-5 Avimor Design Guidelines: Sagehill to be allowed to use both the Avimor and Eagle City Design Guidelines for amenity building architecture. o Sagehill to follow landscape design standards as established for Avimor to enable consistent landscaping of common area along collector roads and common lots • 1113-3-6 Design Requirements. Many subsections within these Design Requirements are applicable to Sagehill, including: o 11B-3-6-A: General Objectives and Considerations ■ Allow the for consistent site design objectives and landscaping, and site grading and drainage, o 1113-3-6-13 (7 through 9): Exterior Wall an Soffit: to allow for consistency and variety in materials 0 11B-3-6-B-10-c (1 through 14): Exterior Areas Fencing, Decorative Walls, etc o Assumption: the other code subsections in 11-B-3-6-B do not apply either because those Avimor codes apply to commercial and design review standards to not apply to single-family residential homes Page 6 • 1113-3-7 Landscape and Buffer requirements — entire section, including sections: A. Overview and Intent B. Landscape as Percent of Site • The intent is to ensure the bulk of the site is retained as natural open space, with developed open space and trails and pathways as identified in the concept plan C. Retention, Removal and Replacement of Trees D. Prohibited Materials and Landscaping E. Installation and Minimum Standards • To provide similar standards as other foothills developments F. Maintenance • Sagehill HOA will own and maintain the common areas G. Completion Time H. Irrigation Required • Efficient watering is intended since domestic city water is the available water source to irrigate common areas I. Buffer Areas/Common Lots • Transition zones or buffer areas between residential and non-residential uses does not apply since Sagehill is only residential J. General Landscaping Guidelines K. Landscaping Materials • The intent requiring one tree per 2,000 s.f. only applies to developed open space and not natural open spaces L. Streetscapes (including Arterial, Collector, Urban, and Local Residential Streets, including Aerie Lane, etc.) • Seeking sidewalk on one side of the street for single -loaded streets and areas with topographic constraints and minimize grading M. Wildlife Crossings N. Wetland/Riparian Areas • to be in compliance with the Natural Features Report (including wildlife habitat and vegetation) applicable and specific to Sagehill 0. Slope Revegetation for Naturalized Areas • We plan to follow the Avimor Grading Guildelines and. Hillside Development Standards P. Parking Lot Landscape (does not apply) Q. Landscaped Commercial Strips (does not apply) R. Wildfire Protection • Sagehill to comply with either Avimor's Fire and Vegetation Management Plan (Appendix F from Avimor Development Agreement) or a separate wildfire plan Page 7 specific to Sagehill and approved by City of Eagle prior to city council approval approval of first phase final plat. We recognize there is a new fire protection and vegetations management code being considered and not yet adopted by the city. Our preference is to create a plan based on the approved Avimor plan that meets the intent of good fire and vegetation management policies and is tailored specifically to the Sagehill site. S. Incentives T. Alternative Methods of Compliance U. Plan Preparation V. Grading and Drainage • Plan to follow the Avimor grading and hillside standards as noted in 11B-11E-3 below. W. Plant Selection Guide Note for all items above: Avimor or affiliated groups will not be burdened with approval, construction, maintenance or management of landscaping within Sagehill. • 1113-3-9: Lighting: o Specifically streetlights with an emphasis to follow Dark Sky principals for the overall development by reducing lighting impacts in the foothills • 1113-11- Article C: Subdivision Design Standards o 11B-11C-2: Streets and Alleys: ■ Allow longer cul-de-sac lengths that are accepted in foothills development, define intersection grading and angles, private and public street design standards, etc. 0 11B-11C-6: Public Sites and Open Spaces ■ This section DOES NOT APPLY to dedicate additional lands to the public. However, many Sagehill pathways and trails are planned to be open to the public. 0 116-11C-7: Water System ■ water provided by Eagle City Water 0 11B-11C-8 Fences. ■ Fences adjacent to improved Open Spaces and on the Street side of corner lots shall be open fencing style such as wrought iron or similar decorative style, be durable fencing material and not high maintenance or unsightly. • 1113-11— Article D: Required Subdivision Improvements: o All subsections 1 through 17 as applicable to Sagehill Page 8 • 11B-11—Article E: Special Development Subdivisions o 11B-11E-3: Hillside Subdivisions (ensure we follow the Avimor Grading Guidelines and Hillside Development Standards). Though some areas cannot be avoided (ie: build a road, etc) we are avoiding sensitive or areas of concern where feasible, including impacts to wetlands along Big Gulch Creek. 2- Density, Encourage Clustering, and Lot Dimensional Standards vs. offsetting open space In following the comprehensive plan and other sections of code pertaining to hillside development, the Sagehill layout reduces grading by clustering lots. Through this design we will provide more open space. The proposed clustering of lots also includes some lots being smaller in size, with the smaller lots intentionally placed closest to the collector street Aerie Lane and Avimor. As we are submitting this application including a development agreement in lieu of a PUD, Eagle City Code Section 8-6-5-5 allows lots smaller than the minimum lot size in the zone as long as there is an offsetting increase in open space and the following criteria are met: • Total common area open space greater than 20 percent • Various design elements used, including: landscaping, streetscape, open spaces and plazas, use of existing landscaping, etc., siting, use of existing physical features such as topography, view, physical environment, building grouping (lot clustering) • Smaller lots are integrated into the overall design and building product type is compatible with the surrounding area The following are the calculations showing adequate offsetting open space for the lots less than 37,000 square feet: Approx. Square Feet Total SF of 57 lots at 37,000 SF: 2,109,000 Total square footage of all 57 lots less than 37,000 SF: 1,200,757 Total additional common area SF required to offset: 908,243 Approx. Square Feet Acres Total Project size (736.45 acres) 32,079,762 (736.45 acres) Minimum required open space at 20 percent 6,415,952 (147,29 acres) Add offsetting additional open space (see above) 908,243 (20.85 acres) Total required open space 7,324,195 (168.14 acres) Total provided open space (approx.): 20,827,342 (478.13 acres) Amount open space exceeding required amount 13,503,147 (309.99 acres) In summary, there are over 300 acres of additional open space within the development Page 9 Lot Dimensional Standards Similar to Avimor with varying lot dimensional standards for different size lots, we are requesting different standards that are applicable to the lot size. We are separating our lot standard type into two types: 1) Lots greater than 37,000 square feet (ie standard lot size in R-1 Zone), and 2) Lots less than 37,000 square feet. Below is a table outlining the lot dimensional standards we are requesting compared to standard code standards. The following are the city R-1 lot dimensional standards compared to the standards we are requesting, which are similar to Avimor lot dimension standards: R-1 Zone Request for Lots Request for Lots Standard Greater than 37,000 SF Less than 37,000 SF Minimum Setbacks: (same as Avimor) (similar to R-2) Front Garage 30' 30' 30' Rear* 30' 20' 20' Interior Side 15' 10, 10, Street Side 30' 20' 20' Side entry/garage 20' Living 25' Maximum Height 35' 35' 35' Maximum Lot Coverage 35% 35% 40% Minimum Lot Area 37,000 37,000 Increased offsetting open space as allowed in city code per approved plan Minimum Lot Width 100, 100, 75' Minimum Lot Frontage 35' 35' 35' *Note: Rear Setback reduced to 15 feet if adjacent to at least 50 feet of open space (same as Avimor) 3- Firewise community (see Avimor Development Agreement) In lieu of future uncertain codes for both implementation and maintenance, we ask the City accept a condition of development that Sagehill create and follow a Fire and Vegetation Management Plan similar to the Avimor plan, the Plan be prepared by a certified wildland fire specialist and the Plan be reviewed and approved by Eagle Fire District (or other qualified specialists if Eagle Fire does not have a qualified reviewer available). This is in compliance with the intent of Eagle City Code 8-6-9: Wildland Fire Specialist. The proposed Fire and Vegetation Management Plan will be similar to the Avimor Plan as noted in Avimor Development Page 10 Agreement Appendix F. Based on experience of development in the foothills, following Firewise standards and principles for landscaping and building materials is important to minimize the fire hazards of building in the foothills. The developer/applicant plans to work with future Sagehill residents and the Sagehill HOA to establish the subdivision as a Firewise Community. 4 - Requesting Waiver: Extended Time for Future Final Plats Due to the anticipated time for main streets within Avimor to be constructed closer to our property boundary, we need a waiver for the time the final plats are submitted to the city. We request that the time required for the first final plat to be submitted to the City after the City Council approves the preliminary plat to be extended to six (6) years, and subsequent final plats be two (2) years after the initial final plat. If additional extensions for the any final plat are needed after six years, time extension must be submitted to the city. With the existing water service agreement in place and due to several other factors including: previous coordination and collaboration for water in this area between the landowner, Avimor and the City of Eagle, the discussions of other potential codes to the area, including city water fees and fire management plans, we find the timing to apply for approval now is important to ensure certainty for our site's future. 5 - Adopt the new City of Eagle Water fee schedule applicable to the Valnova and Avimor foothills water service area. When the City of Eagle recently adopted new water fees for Valnova and Avimor, the city expressed they cannot enter into a resolution to apply the same fees to the Sage property because the Sage site was not annexed at the time. Sagehill will be using the Avimor water system and with the annexation of the Sage property we request the city take the action to complete the process of including Sage with the Avimor / City of Eagle water system and modify their resolution to adopt Sage with the same fees and terms as applicable to Sage. This will result in the same fees applied to Sagehill as are applicable to the Valnova and Avimor communities. Consistency is important for all users in this area and since Sage entered into an agreement with the parties and have been planned to utilize the Avimor water system, the application of consistent fees going forward makes sense to complete the planned water service of this property. 6 - Provide flexibility for some private streets if required by ACHD Recently, the Ada County Highway District (ACHD) has been encouraging more local streets to be private streets, especially in more remote areas. The Sagehill applications are not formally Page 11 requesting any internal local streets to be private, however, depending on the outcome of the staff report ACHD may attempt to require some of the local streets off the main connecting streets (ie McLeod Way and Aerie Lane) to be private streets. If ACHD does require some private streets, we reserve the option to have some private streets within Sagehill Subdivision and upon request we can provide further detail and justification to approve the private streets. These private streets will still be built to ACHD standards and if necessary the Sagehill HOA dues will be higher so that the HOA can own and maintain these private streets. Written statement for the Annexation/Re-Zone checklist: A. Justification for the annexation and the rezone: The site is contiguous to and surrounded on 3 sides by the city limits of Eagle. The proposed zoning of R-1-DA is consistent with the city comprehensive plan and consistent with other annexed parcels in the foothills. B. Justification of a development agreement: A development agreement is required for foothills development and is appropriate to define and limit the uses residential density of this site. See Development Agreement section below for a list of conditions for the development agreement. Additionally, a development agreement is requested in lieu of a planned unit development (PUD). C. How does the proposed rezone relate to the Comprehensive Plan: The comprehensive plan in Figure 6.8: Zoning Compatibility Matrix, shows numerous allowable zones in the Foothills area. The footnotes on Figure 6.8 requires 1) annexation to City of Eagle, 2) urban services, and 3) a development agreement for all new development. This application meets these criteria. Additionally, the requested R-1 zone is consistent with other development parcels in the foothills (equal to or less than maximum densities of the other developments in the foothills). The overall density of approximately 0.27 dwelling units per acre and 1 unit per 2 acre over unconstrained land less than 25% slopes is also in compliance with the comprehensive plan. Page 12 D. What is the availability and adequacy of public facilities (sewer, water, fire, streets) needed to serve any and all uses allowed on this property under the proposed rezone: Based on discussions with the support agencies, there are adequate public services available to serve the subdivision. The site will utilize the sewer that is provided within Avimor, and we will install all sewer infrastructure, including a sewer lift station and force main lines if necessary, to accommodate this development. The sewer treatment facility currently has the capacity to serve Sagehill and if any additional capital infrastructure is needed to accommodate Sagehill, those costs will be borne by Sagehill. Water will be provided by Eagle City Water, which is located in the site along Aerie Lane and was installed with the Avimor development. An agreement was entered into between the land owners and Eagle City to provide water to the development. Emergency services will be available through the Eagle Police Department, which is contracted through Ada County, and the Eagle Fire District. The nearest fire station will be a little further away but we will work with Eagle Fire District to address their concerns, if any. Storm water will be designed by a civil engineer in accordance with City of Eagle and ACHD requirements. A traffic study, which studied trip generation and trip distribution from the site, has been completed to ITD's and ACHD's standards and was reviewed and approved by these agencies. We will comply with ITD's and ACHD's requirements in coordination with Avimor. E. How is the proposed zoning change compatible with the surrounding areas: For properties annexed into Eagle City in the surrounding foothills area, common zoning is either R-1 or Planned Development. This Sagehill site is adjacent to Avimor on 3 sides, and those Avimor parcels annexed into Eagle have an overall zoning of Avimor Planned Development. The overall densities of this Sagehill application are less than the Avimor densities. We clustered the homesites to enable more open spaces within the development and to provide larger open areas for greater separation to surrounding properties. Page 13 AVIMOR 1 Open Space Plan Decernber 20, 2022 I I I I 1 --J I LII L_ _ � -- --C r_1 I L-- I f Legend ---- AA —An ... egon Boundary - County Un, Road - Hlghw.y 55 -- - E,I.ting Tndl-Non-m todz d -- - - Pot,nt el Regional Foothill Special Trull Potential Foothill, Trail, ® Pole.ti.l Foothill. Trallhead St.t. of Idaho Land. B.L.M. Land. Ada County Soil .nd Con.ervatlon U.—dited Con.arvatlon Land, Village One Land Use Potential Open Spa.. Potan0al D... lopm,nl Area. Potential Regional Parks and Equ.,tdan R.craetion Area. NOTE: Thi, plan ,,p.....t. soma of the larger regl... I pathw,ye and tr 11 corridor,. Many other community paths, n,ighl,orhood paths end foothill. h.11. will be planned with Wt... plan. and development. 0 a000 8000 Fe.t Written statement for the Preliminary Plat checklist: 1. Conformance of the subdivision with the Comprehensive Development Plan: The requested R-1 zone is one of the allowed zones in the comprehensive plan. Steep slopes greater than 25% of been considered and avoided where possible. The density for the site of 1 unit per 2 acres is based on the unconstrained areas. Sensitive natural features, such as Big Creek Gulch, are avoided as much as possible. Other reasons for conformance to the Comprehensive Plan are provided above. In summary, the proposed development and applications are consistent with the comprehensive plan. 2. Availability of public services to accommodate the proposed development: (some of this answer is a duplicate to the annexation question "D" above) There are adequate public services available to this area to serve the subdivision. The site will be served by Avimor's sewer infrastructure and sewer facility and is available with sufficient capacity to accommodate this development. Water will be provided by Eagle City Water, which is located in Aerie Lane already installed within the development. It is important to note that the Sagehill property entered into an agreement where they donated water rights to enable the city water system in the area with a commitment that the Sagehill property will be served by the Avimor / City of Eagle water system. Emergency services will be available through the Eagle Police Department and Eagle Fire District. A pressurized irrigation system will not be installed due to no irrigation water rights. Storm water over and above existing offsite flows will be retained on site and designed by a civil engineer in accordance with City of Eagle and ACHD requirements. 3. The continuity of the proposed development with the capital improvement program: This proposal is not in conflict with any current or future capital improvement programs as any required public improvements will be installed with the development by the applicant. Page 14 4. The public financial capability of supporting services for the proposed development: It is important to note that the Sagehill property donated water rights to Eagle City and Avimor via a service agreement and these water rights helped enable the water system in this area. Services will be supported by property taxes and/or fees paid directly to the service providers. Service providers set the fee amount to cover the ongoing cost of service. As no new trunklines are installed in the perimeter of this development, the added revenue from this development will provide relief to offset the cost to maintain existing mainline infrastructure. 5. The other health, safety, and environmental problems that may be brought to the City's attention: It is anticipated that there will be no health, safety and/or environmental problems involved with the developing of this property. If necessary, additional measures will be in place to mitigate any adverse impacts. 6. Identify all public services that would be provided to the development including, but not limited to fire protection, police protection, central water, central sewer, road construction, parks and open space, recreation, maintenance, schools, and solid waste collection: in addition to the services listed in the Annexation question letter "D" and the Preliminary Plat # 2, Public Schools are provided by West Ada School District and the waste collection is provided by Hardin Sanitation. 7. Provide an estimate of the public service costs to provide adequate service costs to the development: The developer will install sewer and water lines at no cost to the public. After installation, new property owners will pay monthly service fees, which fees are set by support agencies to cover their costs. 8. Provide an estimate of the tax revenue that will be generated from the development. Assuming the residential units are all owner occupied, with a homeowner's exemption of $125,000 each, and an average sales price of $3,000,000, the estimated taxable assessed value is $2,875,000 per home. Using the 2024 levy Page 15 rates posted on the city's website, the total property taxes generated from this development are estimated as follows: Sagehill Subdivision estimated property taxes Total Assessed Value each home Ada County Emergency Medical Ada County Highway District School District No. 2 Eagle City Dry Creek Cemetery Eagle Fire Sewer (estimate) Mosquito Abatement College of Western Idaho Total levy rate Total property taxes per home Total annual property taxes for 200 homes $2,875,000 Levy Rate Property Taxes 0.00154415 $4,439 0.000084684 $243 0.000495404 $1,424 0.000331832 $954 0.000465337 $1,338 0.000020371 $59 0.001015337 $2,919 0.000015242 $44 0.000015041 $43 0.000085194 $245 0.004140883 $11,905 $2,381,008 The total annual estimated property taxes for the site are $2,381,008 per year. 9. Provide suggested public (or private) means of financing the services for the development if the cost for the public services would not be offset by the tax revenue received from the development. As noted above, the builder / developer will pay hook-up and impact fees to cover the cost burden to public agencies as they set the fee amount to cover these costs. Based on an estimated value for the development, the tax revenues and hook-up fees will cover costs. Hook-up fees, impact fees and monthly usage fees will increase if there is a shortage. Page 16 Summary All design standards in the application for the Sagehill Subdivision, unless otherwise specified, are consistent with the City of Eagle's Code. We are pleased to bring these applications for the Sagehill Subdivision to the City of Eagle for consideration and approval and we are excited to build this quality development in the City of Eagle. If there are any questions, please do not hesitate to contact me. Thank you, Dave Yorgason Dave Yorgason, applicant's representative Page 17 Ao)l inoAal oils TALL TIMBER CO April 3, 2025 Bill Vaughan, Planning Administrator City of Eagle 660 E. Civic Eagle, ID 83616 RE: SAGEHILL SUBDIVISION — Application narrative Dear Mr. Vaughan, This letter is to inform the City of Eagle that Sage Investment Partners, LLC is requesting Annexation / Zoning, a Preliminary Plat, and a Development Agreement approval for the Sagehill Subdivision. Dave Yorgason with Tall Timber Consulting is the applicant's representative. Please accept this letter as the required written narrative for the development applications. The enclosed applications have been submitted in accordance with the requirements of the City of Eagle and the development has been designed to be in compliance with the Eagle City Comprehensive Plan. Several communications and meetings with city staff have occurred, with the most recent pre -application meeting held on February 6, 2025. Site History and Background The site encompasses four parcels, one has the address 1600 E. Aerie Lane, Eagle, ID. Parcel numbers are: 50210131200, 50211449200, 50211346600, and S0214110599. The total site is approximately 736 acres in size and is located along Aerie Lane adjacent to the Avimor community and a little less than 2 miles west of HWY 55. A vicinity map identifying the site location is included with this application. Page 1 The property owners contact info is: Sage Investment Partners, LLC c/o Todd McCauley 9171 W. State Street Garden City, ID 83714 Phone: 208-866-4879 Email: tmccaulev@gmail.com The applicant representative's contact info is: Dave Yorgason Tall Timber Consulting, LLC 13965 W. Chinden, Suite 201 Boise, ID 83713 Phone: 208-850-1070 Email: dyorgason6@gmail.com Application and Subdivision Details We are committed to making Sagehill Subdivision a beautiful neighborhood. The concept for this development is to provide luxury, high -end, estate homesites in the Eagle Foothills adjacent to Avimor. The luxury homes will be compatible to the estate homes in Avimor. Quality will not be sacrificed with this development. The site is surrounded by Avimor on 3 sides — on the north, west and east sides of the Sagehill site. Along the southern border are properties owned by private landowners. The existing zoning for the subject property is primarily Rural Residential with some zoned as Rural Preservation (entire property is Ada County zone). The existing zoning for the surrounding properties: • To the north is zoned RR & RP (Ada County) and APD-DA (Avimor Planned Development Eagle) • To the west is APD-DA (Avimor Planned Development Eagle) • To the south, is RR and RP (Ada County) • To the east is APD-DA (Avimor Planned Development Eagle) Page 2 The Comprehensive Plan Land Use Map shows this site is Foothills Planning Area (section 6.14). In Section 6.3 Future Land Mix, it states that Foothills Residential is: A unique combination of land uses within the Eagle Foothills that strives to balance residential, non-residential, and open space (developed and natural) use to create unique hamlets of development that place urban development within the natural environment without overcrowding or significantly altering the natural features found on the site. The density for unconstrained lands in the foothills should be approximately 1 unit per two acres. Residential densities should be calculated to be commensurate with the existing land conditions. Priorities for open space areas should be lands with slopes of 25% or greater ..... In accordance with the comprehensive plan text, the residential densities for this application are based on the amount of area less than 25 percent slopes and not just a blanket range of allowed density across the entire site. An exhibit calculating the area of land greater than or less than 25 percent slopes is provided with this application. In summary, there are 400 acres of unconstrained land, and applying a density of 1 unit per 2 acres over this area equates to 200 residential units. The overall density over the entire 736-acre property is 0.27 dwelling units per acre. The proposed site design and densities are in conformance with the Eagle City Comprehensive Plan, including the designated future land use for this area. The application for a preliminary plat consists of 214 total lots, including 200 building lots and 14 common lots. The 200 residential lots will be single-family detached homes, with a mix of 3 lot size types: • 57 lots less than 37,000 SF in size, 0 82 lots between 37,000 SF and 1.5 acres, and • 61 lots over 1.5 acres in size. The average lot size is just over an acre and the smallest lot is 15,335 square feet. With the R-1 zone request, lots less than the standard 37,000 square feet are allowed with an increased, offsetting amount of open space. As noted in the Development Agreement section below, an analysis is provided to show there is substantially more than enough open space to offset the reduction in square footage for those lots less than 37,000 square feet. Within the Sagehill Subdivision there is approximately 478 acres of common area, or approximately 65 percent of the total site, which is more than the required amount of open space. Within the Sagehill Subdivision common lots will be both natural and developed open Page 3 space. The developed open space will have quality amenities that will enhance the walkability and livability of the neighborhood for residents to enjoy, including: • Covered picnic shelter strategically placed to enjoy scenic views and be centrally located within the development. This facility could be used for both neighborhood gatherings or small community gatherings • Neighborhood park with developed open space including a tot lot play structure, • Pickleball courts • Trails and pathways designed for a mix and variety of uses including: 1) a multi -use pathway along Aerie Lane and adjacent to wetlands and 2) natural trails for pedestrian or non -motorized bike use throughout the development The main collector street, Aerie Lane, that runs through the middle of the development and connects to Avimor will be constructed with a sidewalk one one side and a multi -use pathway on the other side of the street. The multi -use pathway will be a natural surface pathway and detached with much of the area separated by the natural wetlands and Big Gulch Creek (intermittent flows). This area will be enhanced with some additional trees and natural landscaping. As allowed in city code 9-4-1-7, since the average lot width in Sagehill is greater than 100 feet, there will be sidewalks streets on one side of the street where the lots are single loaded. • Note: We are requesting attached sidewalks due to 1) tight grading constraints in some areas and 2) to minimize the grading impacts on the site. Aerie Lane and McLeod Way (east through Avimor) are the primary accesses for the development. Emergency access could also be achieved to the west via Aerie Lane to Willow Creek Road (that connects to Eagle Road). As noted below in the Development Agreement section, though it will take a few years we are coordinating with Avimor the alignment and construction of Aerie Lane and McLeod Way to our property border. Once these road(s) are close enough to feasibly extend to and through our development we will have a paved access and we will proceed with construction of our first phase. A Traffic Impact Study (TIS) was done for this site and reviewed and approved by ITD and ACHD. Their comments will be included in the future staff reports for Eagle Planning and Zoning Commission and Eagle City Council. There are very few are quality trees with value worth saving. If we cannot save a tree that is determined valuable by an arborist, we will mitigate for the loss of those trees through the design review process after the preliminary plat is approved. A natural features analysis was conducted for this site, including a report showing the delineation of wetlands and riparian areas. These reports are all done by reputable local third - Page 4 party consultants. We will avoid impacts where feasible and will mitigate impacts where otherwise required. The Sagehill HOA will be responsible to maintain the common lots within the subdivision. CC&Rs will be established to ensure quality and consistency throughout the development. We are requesting fewer street lights than other development to be consistent with Avimor and to further reduce light pollution in the foothills. A street light plan is provided to show street lights at the main intersections on Aerie Lane, which are down at the low point of the property to limit light pollution to homesites and follow dark -sky principles. Cluster -box units will be used in a few central locations as identified on the plans with the application. As noted in the Development Agreement section below, we plan to follow Avimor fencing standards with open -style fencing in the development. The primary fence style will be open pole 3-rail or wrought -iron fence (up to 6 feet tall). Included in this application are renderings of sample homes. These renderings show the anticipated size and style of homes, including the details of the elevations. All homes will be single-family detached homes. The exterior elevations are planned to have a variety of colors, textures and materials as shown in the renderings in the applications, primarily stone and stucco, with upgraded roof lines. Regarding phasing, we plan to construct the development in 6 phases. The first phases will be at the east end of the site. The subsequent phases will extend to the south and west including the remaining construction of Aerie Lane. Since there is no irrigation water rights on the property to irrigate yards for the homes or the other common areas, we are unable to provide pressurized irrigation throughout the community. We will use city water for irrigation and encourage landscape plant materials that use less water. • Note: We are requesting a waiver to the city code requiring irrigation water due to the lack of water rights for the property. If we can identify an alternative irrigation water source to feasibly meet the Sagehill community irrigation needs for common area and homesites, we will notify the city. Page 5 Development Agreement This application includes a development agreement in lieu of a Planned Unit Development (PUD). A development agreement is requested to: 1) follow many of the Avimor Planned Development codes, 2) approve proposed densities, including encouraging lot clustering and allowing some reduced lot sizes with offsetting increase in open space, 3) establish direction for a Fire and Vegetation Management Plan for Sagehill Subdivision, 4) allow extended time for final platting, 5) adopt the new City of Eagle Water fee schedule applicable to the Valnova and Avimor foothills water service area, and 6) provide flexibility for some private streets if required by ACHD. 1- Follow Some Avimor codes Since the Sagehill Subdivision is adjacent to Avimor on 3 sides with the main collector road, Aerie Lane, extending east to west between both developments, we believe it is important to appear similar to and be compatible with several of the Avimor development standards. Eagle City code Title 11B articulates the Avimor Development Code and we considered applying all of it to Sagehill. However, some portions of that code do not apply. Recognizing some portions of the code are linked to other sections of code (ie definitions, etc), we hope we are not missing some applicable sections with our request and appreciate city staff's questions or clarifications, if any. After discussing with city staff, it is our recommendation and request that specific sections are adopted with our development agreement, including: • 1113-3-5 Avimor Design Guidelines: Sagehill to be allowed to use both the Avimor and Eagle City Design Guidelines for amenity building architecture. o Sagehill to follow landscape design standards as established for Avimor to enable consistent landscaping of common area along collector roads and common lots • 1113-3-6 Design Requirements. Many subsections within these Design Requirements are applicable to Sagehill, including: o 11B-3-6-A: General Objectives and Considerations ■ Allow the for consistent site design objectives and landscaping, and site grading and drainage, o 1113-3-6-13 (7 through 9): Exterior Wall an Soffit: to allow for consistency and variety in materials 0 11B-3-6-B-10-c (1 through 14): Exterior Areas Fencing, Decorative Walls, etc o Assumption: the other code subsections in 11-13-3-6-13 do not apply either because those Avimor codes apply to commercial and design review standards to not apply to single-family residential homes Page 6 • 1113-3-7 Landscape and Buffer requirements — entire section, including sections: A. Overview and Intent B. Landscape as Percent of Site • The intent is to ensure the bulk of the site is retained as natural open space, with developed open space and trails and pathways as identified in the concept plan C. Retention, Removal and Replacement of Trees D. Prohibited Materials and Landscaping E. Installation and Minimum Standards • To provide similar standards as other foothills developments F. Maintenance • Sagehill HOA will own and maintain the common areas G. Completion Time H. Irrigation Required • Efficient watering is intended since domestic city water is the available water source to irrigate common areas I. Buffer Areas/Common Lots • Transition zones or buffer areas between residential and non-residential uses does not apply since Sagehill is only residential J. General Landscaping Guidelines K. Landscaping Materials • The intent requiring one tree per 2,000 s.f. only applies to developed open space and not natural open spaces L. Streetscapes (including Arterial, Collector, Urban, and Local Residential Streets, including Aerie Lane, etc.) • Seeking sidewalk on one side of the street for single -loaded streets and areas with topographic constraints and minimize grading M. Wildlife Crossings N. Wetland/Riparian Areas • to be in compliance with the Natural Features Report (including wildlife habitat and vegetation) applicable and specific to Sagehill 0. Slope Revegetation for Naturalized Areas • We plan to follow the Avimor Grading Guildelines and. Hillside Development Standards P. Parking Lot Landscape (does not apply) Q. Landscaped Commercial Strips (does not apply) R. Wildfire Protection • Sagehill to comply with either Avimor's Fire and Vegetation Management Plan (Appendix F from Avimor Development Agreement) or a separate wildfire plan Page 7 specific to Sagehill and approved by City of Eagle prior to city council approval approval of first phase final plat. We recognize there is a new fire protection and vegetations management code being considered and not yet adopted by the city. Our preference is to create a plan based on the approved Avimor plan that meets the intent of good fire and vegetation management policies and is tailored specifically to the Sagehill site. S. Incentives T. Alternative Methods of Compliance U. Plan Preparation V. Grading and Drainage • Plan to follow the Avimor grading and hillside standards as noted in 11B-11E-3 below. W. Plant Selection Guide Note for all items above: Avimor or affiliated groups will not be burdened with approval, construction, maintenance or management of landscaping within Sagehill. • 1113-3-9: Lighting: o Specifically streetlights with an emphasis to follow Dark Sky principals for the overall development by reducing lighting impacts in the foothills • 1113-11- Article C: Subdivision Design Standards o 11B-11C-2: Streets and Alleys: ■ Allow longer cul-de-sac lengths that are accepted in foothills development, define intersection grading and angles, private and public street design standards, etc. o 11B-11C-6: Public Sites and Open Spaces ■ This section DOES NOT APPLY to dedicate additional lands to the public. However, many Sagehill pathways and trails are planned to be open to the public. o 11B-11C-7: Water System ■ water provided by Eagle City Water o 11B-11C-8 Fences. ■ Fences adjacent to improved Open Spaces and on the Street side of corner lots shall be open fencing style such as wrought iron or similar decorative style, be durable fencing material and not high maintenance or unsightly. • 11B-11—Article D: Required Subdivision Improvements: o All subsections 1 through 17 as applicable to Sagehill Page 8 • 11B-11—Article E: Special Development Subdivisions o 11B-11E-3: Hillside Subdivisions (ensure we follow the Avimor Grading Guidelines and Hillside Development Standards). Though some areas cannot be avoided (ie: build a road, etc) we are avoiding sensitive or areas of concern where feasible, including impacts to wetlands along Big Gulch Creek. 2- Density, Encourage Clustering, and Lot Dimensional Standards vs. offsetting open space In following the comprehensive plan and other sections of code pertaining to hillside development, the Sagehill layout reduces grading by clustering lots. Through this design we will provide more open space. The proposed clustering of lots also includes some lots being smaller in size, with the smaller lots intentionally placed closest to the collector street Aerie Lane and Avimor. As we are submitting this application including a development agreement in lieu of a PUD, Eagle City Code Section 8-6-5-5 allows lots smaller than the minimum lot size in the zone as long as there is an offsetting increase in open space and the following criteria are met: • Total common area open space greater than 20 percent • Various design elements used, including: landscaping, streetscape, open spaces and plazas, use of existing landscaping, etc., siting, use of existing physical features such as topography, view, physical environment, building grouping (lot clustering) • Smaller lots are integrated into the overall design and building product type is compatible with the surrounding area The following are the calculations showing adequate offsetting open space for the lots less than 37,000 square feet: Approx. Square Feet Total SF of 57 lots at 37,000 SF: 2,109,000 Total square footage of all 57 lots less than 37,000 SF: 1,200,757 Total additional common area SF required to offset: 908,243 Approx. Square Feet Acres Total Project size (736.45 acres) 32,079,762 (736.45 acres) Minimum required open space at 20 percent 6,415,952 (147,29 acres) Add offsetting additional open space (see above) 908,243 (20.85 acres) Total required open space 7,324,195 (168.14 acres) Total provided open space (approx.): 20,827,342 (478.13 acres) Amount open space exceeding required amount 13,503,147 (309.99 acres) In summary, there are over 300 acres of additional open space within the development Page 9 Lot Dimensional Standards Similar to Avimor with varying lot dimensional standards for different size lots, we are requesting different standards that are applicable to the lot size. We are separating our lot standard type into two types: 1) Lots greater than 37,000 square feet (ie standard lot size in R-1 Zone), and 2) Lots less than 37,000 square feet. Below is a table outlining the lot dimensional standards we are requesting compared to standard code standards. The following are the city R-1 lot dimensional standards compared to the standards we are requesting, which are similar to Avimor lot dimension standards: R-1 Zone Request for Lots Request for Lots Standard Greater than 37,000 SF Less than 37,000 SF Minimum Setbacks: (same as Avimor) (similar to R-2) Front Garage 30' 30' 30' Rear* 30' 20' 20' Interior Side 15' 10' 10, Street Side 30' 20' 20' Side entry/garage 20' Living 25' Maximum Height 35' 35' 35' Maximum Lot Coverage 35% 35% 40% Minimum Lot Area 37,000 37,000 Increased offsetting open space as allowed in city code per approved plan Minimum Lot Width 1 100' 100, 75' Minimum Lot Frontage 1 35' 35' 35' *Note: Rear Setback reduced to 15 feet if adjacent to at least 50 feet of open space (same as Avimor) 3- Firewise community (see Avimor Development Agreement) In lieu of future uncertain codes for both implementation and maintenance, we ask the City accept a condition of development that Sagehill create and follow a Fire and Vegetation Management Plan similar to the Avimor plan, the Plan be prepared by a certified wildland fire specialist and the Plan be reviewed and approved by Eagle Fire District (or other qualified specialists if Eagle Fire does not have a qualified reviewer available). This is in compliance with the intent of Eagle City Code 8-6-9: Wildland Fire Specialist. The proposed Fire and Vegetation Management Plan will be similar to the Avimor Plan as noted in Avimor Development Page 10 Agreement Appendix F. Based on experience of development in the foothills, following Firewise standards and principles for landscaping and building materials is important to minimize the fire hazards of building in the foothills. The developer/applicant plans to work with future Sagehill residents and the Sagehill HOA to establish the subdivision as a Firewise Community. 4 - Requesting Waiver: Extended Time for Future Final Plats Due to the anticipated time for main streets within Avimor to be constructed closer to our property boundary, we need a waiver for the time the final plats are submitted to the city. We request that the time required for the first final plat to be submitted to the City after the City Council approves the preliminary plat to be extended to six (6) years, and subsequent final plats be two (2) years after the initial final plat. If additional extensions for the any final plat are needed after six years, time extension must be submitted to the city. With the existing water service agreement in place and due to several other factors including: previous coordination and collaboration for water in this area between the landowner, Avimor and the City of Eagle, the discussions of other potential codes to the area, including city water fees and fire management plans, we find the timing to apply for approval now is important to ensure certainty for our site's future. 5 - Adopt the new City of Eagle Water fee schedule applicable to the Valnova and Avimor foothills water service area. When the City of Eagle recently adopted new water fees for Valnova and Avimor, the city expressed they cannot enter into a resolution to apply the same fees to the Sage property because the Sage site was not annexed at the time. Sagehill will be using the Avimor water system and with the annexation of the Sage property we request the city take the action to complete the process of including Sage with the Avimor / City of Eagle water system and modify their resolution to adopt Sage with the same fees and terms as applicable to Sage. This will result in the same fees applied to Sagehill as are applicable to the Valnova and Avimor communities. Consistency is important for all users in this area and since Sage entered into an agreement with the parties and have been planned to utilize the Avimor water system, the application of consistent fees going forward makes sense to complete the planned water service of this property. 6 - Provide flexibility for some private streets if required by ACHD Recently, the Ada County Highway District (ACHD) has been encouraging more local streets to be private streets, especially in more remote areas. The Sagehill applications are not formally Page 11 requesting any internal local streets to be private, however, depending on the outcome of the staff report ACHD may attempt to require some of the local streets off the main connecting streets (ie McLeod Way and Aerie Lane) to be private streets. If ACHD does require some private streets, we reserve the option to have some private streets within Sagehill Subdivision and upon request we can provide further detail and justification to approve the private streets. These private streets will still be built to ACHD standards and if necessary the Sagehill HOA dues will be higher so that the HOA can own and maintain these private streets. Written statement for the Annexation/Re-Zone checklist: A. Justification for the annexation and the rezone: The site is contiguous to and surrounded on 3 sides by the city limits of Eagle. The proposed zoning of R-1-DA is consistent with the city comprehensive plan and consistent with other annexed parcels in the foothills. B. Justification of a development agreement: A development agreement is required for foothills development and is appropriate to define and limit the uses residential density of this site. See Development Agreement section below for a list of conditions for the development agreement. Additionally, a development agreement is requested in lieu of a planned unit development (PUD). C. How does the proposed rezone relate to the Comprehensive Plan: The comprehensive plan in Figure 6.8: Zoning Compatibility Matrix, shows numerous allowable zones in the Foothills area. The footnotes on Figure 6.8 requires 1) annexation to City of Eagle, 2) urban services, and 3) a development agreement for all new development. This application meets these criteria. Additionally, the requested R-1 zone is consistent with other development parcels in the foothills (equal to or less than maximum densities of the other developments in the foothills). The overall density of approximately 0.27 dwelling units per acre and 1 unit per 2 acre over unconstrained land less than 25% slopes is also in compliance with the comprehensive plan. Page 12 D. What is the availability and adequacy of public facilities (sewer, water, fire, streets) needed to serve any and all uses allowed on this property under the proposed rezone: Based on discussions with the support agencies, there are adequate public services available to serve the subdivision. The site will utilize the sewer that is provided within Avimor, and we will install all sewer infrastructure, including a sewer lift station and force main lines if necessary, to accommodate this development. The sewer treatment facility currently has the capacity to serve Sagehill and if any additional capital infrastructure is needed to accommodate Sagehill, those costs will be borne by Sagehill. Water will be provided by Eagle City Water, which is located in the site along Aerie Lane and was installed with the Avimor development. An agreement was entered into between the land owners and Eagle City to provide water to the development. Emergency services will be available through the Eagle Police Department, which is contracted through Ada County, and the Eagle Fire District. The nearest fire station will be a little further away but we will work with Eagle Fire District to address their concerns, if any. Storm water will be designed by a civil engineer in accordance with City of Eagle and ACHD requirements. A traffic study, which studied trip generation and trip distribution from the site, has been completed to ITD's and ACHD's standards and was reviewed and approved by these agencies. We will comply with ITD's and ACHD's requirements in coordination with Avimor. E. How is the proposed zoning change compatible with the surrounding areas: For properties annexed into Eagle City in the surrounding foothills area, common zoning is either R-1 or Planned Development. This Sagehill site is adjacent to Avimor on 3 sides, and those Avimor parcels annexed into Eagle have an overall zoning of Avimor Planned Development. The overall densities of this Sagehill application are less than the Avimor densities. We clustered the homesites to enable more open spaces within the development and to provide larger open areas for greater separation to surrounding properties. Page 13 Written statement for the Preliminary Plat checklist: 1. Conformance of the subdivision with the Comprehensive Development Plan: The requested R-1 zone is one of the allowed zones in the comprehensive plan. Steep slopes greater than 25% of been considered and avoided where possible. The density for the site of 1 unit per 2 acres is based on the unconstrained areas. Sensitive natural features, such as Big Creek Gulch, are avoided as much as possible. Other reasons for conformance to the Comprehensive Plan are provided above. In summary, the proposed development and applications are consistent with the comprehensive plan. 2. Availability of public services to accommodate the proposed development: (some of this answer is a duplicate to the annexation question "D" above) There are adequate public services available to this area to serve the subdivision. The site will be served by Avimor's sewer infrastructure and sewer facility and is available with sufficient capacity to accommodate this development. Water will be provided by Eagle City Water, which is located in Aerie Lane already installed within the development. It is important to note that the Sagehill property entered into an agreement where they donated water rights to enable the city water system in the area with a commitment that the Sagehill property will be served by the Avimor / City of Eagle water system. Emergency services will be available through the Eagle Police Department and Eagle Fire District. A pressurized irrigation system will not be installed due to no irrigation water rights. Storm water over and above existing offsite flows will be retained on site and designed by a civil engineer in accordance with City of Eagle and ACHD requirements. 3. The continuity of the proposed development with the capital improvement program: This proposal is not in conflict with any current or future capital improvement programs as any required public improvements will be installed with the development by the applicant. Page 14 4. The public financial capability of supporting services for the proposed development: It is important to note that the Sagehill property donated water rights to Eagle City and Avimor via a service agreement and these water rights helped enable the water system in this area. Services will be supported by property taxes and/or fees paid directly to the service providers. Service providers set the fee amount to cover the ongoing cost of service. As no new trunklines are installed in the perimeter of this development, the added revenue from this development will provide relief to offset the cost to maintain existing mainline infrastructure. 5. The other health, safety, and environmental problems that may be brought to the City's attention: It is anticipated that there will be no health, safety and/or environmental problems involved with the developing of this property. If necessary, additional measures will be in place to mitigate any adverse impacts. 6. Identify all public services that would be provided to the development including, but not limited to fire protection, police protection, central water, central sewer, road construction, parks and open space, recreation, maintenance, schools, and solid waste collection: In addition to the services listed in the Annexation question letter "D" and the Preliminary Plat # 2, Public Schools are provided by West Ada School District and the waste collection is provided by Hardin Sanitation. 7. Provide an estimate of the public service costs to provide adequate service costs to the development: The developer will install sewer and water lines at no cost to the public. After installation, new property owners will pay monthly service fees, which fees are set by support agencies to cover their costs. 8. Provide an estimate of the tax revenue that will be generated from the development. Assuming the residential units are all owner occupied, with a homeowner's exemption of $125,000 each, and an average sales price of $3,000,000, the estimated taxable assessed value is $2,875,000 per home. Using the 2024 levy Page 15 rates posted on the city's website, the total property taxes generated from this development are estimated as follows: Sagehill Subdivision estimated property taxes Total Assessed Value each home Ada County Emergency Medical Ada County Highway District School District No. 2 Eagle City Dry Creek Cemetery Eagle Fire Sewer (estimate) Mosquito Abatement College of Western Idaho Total levy rate Total property taxes per home Total annual property taxes for 200 homes $2,875,000 Levy Rate Property Taxes 0.00154415 $4,439 0.000084684 $243 0.000495404 $1,424 0.000331832 $954 0.000465337 $1,338 0.000020371 $59 0.001015337 $2,919 0.000015242 $44 0.000015041 $43 0.000085194 $245 0.004140883 $11,905 $2,381,008 The total annual estimated property taxes for the site are $2,381,008 per year. 9. Provide suggested public (or private) means of financing the services for the development if the cost for the public services would not be offset by the tax revenue received from the development. As noted above, the builder / developer will pay hook-up and impact fees to cover the cost burden to public agencies as they set the fee amount to cover these costs. Based on an estimated value for the development, the tax revenues and hook-up fees will cover costs. Hook-up fees, impact fees and monthly usage fees will increase if there is a shortage. Page 16 Summary All design standards in the application for the Sagehill Subdivision, unless otherwise specified, are consistent with the City of Eagle's Code. We are pleased to bring these applications for the Sagehill Subdivision to the City of Eagle for consideration and approval and we are excited to build this quality development in the City of Eagle. If there are any questions, please do not hesitate to contact me. Thank you, Dave Yorgason Dave Yorgason, applicant's representative Page 17 PATHWAYS AND TRAILS PLAN ° m 10D Sc* 1'=3W.V 111111111111111111111111111119 sasasi0sasi0oo09os�oos�osisssisi�sis�0sisi�si9 . 000000000000000000000000000008 OlOo010o0000000oo0ooO000000O08 111111111111111111111111111119 osio0si0o90osiiisisisisiGsi000©00©osi909 000000000000080000000000000008 111111119 oosioo�o©9, 00000�00a NINE 0000000000000000000000000000aa oo0ooOl00011oO�OlOo00000O�ooOB 00©0©0©ooiE ��00�0000008 000000000��8 1111111111NE WORRISOME 000000000000008 oO000000ooUM if1i111i111111if1i1if11ffiffi9 000000000000000000000000000088 OOOOOOOOOOOOOOOOOOOOOO�ooO��0� MINE ©OW5111119. 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ANY REPRODUCTION, REUSE OR MODIFICATION OF THIS INSTRUMENT OR ITS CONTENTS WITHOUT WRITTEN PERMISSION OF RNERIDGE ENGINEERING CO. IS STRICTLY PROHIBITED © I ID i O p � O O �tl5 3 51H�13H I y ° .y I p p / I 4D p � p I 1 I me k/l/ p dy /•/ / / Oa O I O © me �l rr I // I J i © II II I I -•I �� II II I II II 10110H i! ()lo N AtlM me © QD © pB p 11AA\ 11 AVA p o d fi5 ii pe € it a r E i i I i PRELIMINARY PLAT FOR Qi VND LOGTED IN THE S 1/2 Di THE NW 1/4, TXE SW 1/4 OF THE OF THE NE 1/4 AND THE S1/2 Id '"7PARCEL lallo!— SAGEHILL SUBDIVISION U-�UT NE 1/4AND THE SE 1/4 OF SECTION M THE S 1/2 SECTION 11; AND THEN 1 B2MOFE N1�/2. 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