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Development Agreement - 2026 - Sagehill Subdivision - 1/14/2026
Ada County Recorder Trent Tripple 2026-003778 Boise,Idaho Pgs=71 asteele 01/16/2026 04:13:19 PM CITY OF EAGLE$0.00 Electronically Recorded Recording Requested By and When Recorded Return to: City of Eagle 660 E. Civic Lane P.O. Box 1520 Eagle, Idaho 83616 For Recording Purposes Do Not Write Above This Line DEVELOPMENT AGREEMENT This Development Agreement, made and entered into on the date as indicated herein, by and between the CITY OF EAGLE, a municipal corporation in the State of Idaho ("City"), by and through its Mayor, and Sage Investments, LLC. ("Owner"). RECITALS WHEREAS,the Owner is the owner of record of certain real estate identified as Ada County parcel Nos. S0211449200, S02 1 1 346600, S0214110599("Property"),as specifically defined in the attached legal description(Exhibit A)which is the subject of an application for Rezone identified as Rezone Application No. RZDA-2025-05; WHEREAS, the proposed development includes properties within an area currently zoned RR (Rural Residential—Ada County designation)and RP(Rural Preservation—Ada County Designation);and WHEREAS, the Owner desires a R-1-DA-P (Residential with a development agreement—PUD) zoning classification to develop a residential use on the above described property,which is herein referred to as the"Property"; and WHEREAS,the Planning and Zoning Commission and the City Council of Eagle have determined that the scope of any residential development upon the Property must be limited with the use of a development agreement to prevent undue damage to, and to otherwise be in harmony with, the existing community;and WHEREAS, the intent of this Development Agreement is to protect the rights of Owner's use and enjoyment of the Property while at the same time limiting any adverse impacts of the development upon neighboring properties and the existing community and ensuring the Property is developed in a manner consistent with Eagle's Comprehensive Plan and City Code;and WHEREAS, the Owner has agreed to the use restrictions and other limitations set forth herein upon the use and development of the Property and has consented to a R-1-DA-P (Residential with a development agreement— PUD) zoning designation for the Property with the requirements set forth in this Development Agreement;and Page 1 of 15 K:\Planning Depe\Lagle Applications\Subdivisions\Sagehill\03-Working Files\04-City Council\04-Development Agreement\Sagehill Subdivision-Devclopment Agreement-FinaLdocx Recording Requested By and When Recorded Return to: City of Eagle 660 E. Civic Lane P.O.Box 1520 Eagle,Idaho 83616 For Recording Purposes Do Not Write Above This Line DEVELOPMENT AGREEMENT This Development Agreement, made and entered into on the date as indicated herein, by and between the CITY OF EAGLE, a municipal corporation in the State of Idaho ("City"),by and through its Mayor, and Sage Investments, LLC. ("Owner"). RECITALS WHEREAS,the Owner is the owner of record of certain real estate identified as Ada County parcel Nos. S0211449200, S0211346600, S0214110599("Property"),as specifically defined in the attached legal description(Exhibit A)which is the subject of an application for Rezone identified as Rezone Application No. RZDA-2025-05; WHEREAS, the proposed development includes properties within an area currently zoned RR (Rural Residential—Ada County designation)and RP(Rural Preservation—Ada County Designation);and WHEREAS, the Owner desires a R-1-DA-P (Residential with a development agreement—PUD) zoning classification to develop a residential use on the above described property,which is herein referred to as the"Property"; and WHEREAS,the Planning and Zoning Commission and the City Council of Eagle have determined that the scope of any residential development upon the Property must be limited with the use of a development agreement to prevent undue damage to, and to otherwise be in harmony with, the existing community;and WHEREAS, the intent of this Development Agreement is to protect the rights of Owner's use and enjoyment of the Property while at the same time limiting any adverse impacts of the development upon neighboring properties and the existing community and ensuring the Property is developed in a manner consistent with Eagle's Comprehensive Plan and City Code;and WHEREAS, the Owner has agreed to the use restrictions and other limitations set forth herein upon the use and development of the Property and has consented to a R-1-DA-P (Residential with a development agreement— PUD) zoning designation for the Property with the requirements set forth in this Development Agreement;and Page 1 of 15 K:\Planning Dept\Eagle Applications\Subdivisions\Sagehill\03-Working Files\04-City Council\04-Development Agreement\Sagehill Subdivision-Development Agreement-Final.docx WHEREAS, the Owner has provided City with an affidavit agreeing to submit the Property to a Development Agreement(Exhibit B)pursuant to Eagle City Code Section 8-10-1(C)(1)and be bound by same; and WHEREAS, all exhibits mentioned herein are attached hereto and are incorporated herein by reference. AGREEMENT In consideration of the mutual covenants contained herein,the parties agreed as follows: ARTICLE I LEGAL AUTHORITY This Development Agreement is made pursuant to and in accordance with the provisions of Idaho Code Section 67-6511A and Eagle City Code, Title 8,Chapter 10. ARTICLE II ZONING ORDINANCE AMENDMENT The City will adopt an ordinance amending the Eagle Zoning Ordinance to rezone the Property that is the subject of the application to the R-1-DA-P (Residential with a development agreement — PUD), after recordation of, and subject to the provisions of this Development Agreement. The ordinance will become effective after its passage,approval,and publication and the execution and recordation of this Development Agreement. ARTICLE III CONDITIONS ON DEVELOPMENT 3.1 The maximum density for the Property shall be 0.27 dwelling units per acre (200 single-family attached dwellings). 3.2 Owner will develop the Property subject to the conditions and limitations set forth in this Development Agreement. Further, Owner will submit such applications regarding floodplain development permit review,design review,preliminary and final plat reviews,and/or any conditional use permits,if applicable,and any other applicable applications as may be required by the Eagle City Code, which shall comply with the Eagle City Code, as it exists at the time such applications are made except as otherwise provided within this Agreement. 3.3 The Concept Plan(Exhibit C)represents the Owner's current concept for completion of the project. As the Concept Plan evolves, the City understands and agrees that certain changes in that concept may occur. If the City determines that any such changes require additional public comment due to potential impacts on surrounding property or the community, a public hearing shall be held on any proposed changes in the Concept Plan,notice shall be provided as may be required by the City. Page 2 of 15 K:\Planning Dept\Eagle Applications\Subdivisions\Sagehill\03-Working Files\04-City Council\04-Development Agreement\Sagehill Subdivision-Development Agreement-FinaLdocx 3.4 The conditions, covenants and restrictions (CC&Rs) for the Property shall contain at least the following: (a) An allocation of responsibility for repair and maintenance of all community and privately owned landscaping,pressurized irrigation facilities,and amenities.The owner shall provide an operation and maintenance manual including the funding mechanism as an addendum to the CC&Rs and the repair and maintenance requirement shall run with the land and that the requirement cannot be modified and that the homeowner's association or other entity cannot be dissolved without the express consent of the city. (b) An allocation of responsibility for repair and maintenance of the pressurized irrigation system and all common landscape areas within the subdivision in a competent and attractive manner, including watering, mowing, pruning, fertilizing, and caring for grass, shrubs, and trees in perpetuity. (c) A maintenance manual for the private streets, requiring the association to have the duty to maintain and operate the private including the repair and replacement of asphalt and sidewalks, provisions for snow removal from the road, and the planting and maintenance of the landscape planter islands within the cul-de-sac streets,in perpetuity. (d) A requirement for all fencing located adjacent to open space and corner lots to be open-style such as wrought iron,extruded aluminum,wrought iron,or three-rail-type decorative fencing.Fencing shall be wildlife friendly (made of highly visible material (e.g. wood or metal), fence bottoms shall be in contact with the ground, and top rails shall be free of extruding objects). All other fencing(i.e. cedar fencing,vinyl,chainlink) shall be prohibited. (e) A requirement that riparian vegetation and wildlife habitat, if any, along the stream bank and within the required 25-foot-wide setback or riparian zone be maintained. (f) A provision for the establishment and funding of a Conservation and Education Program(CEP) Funding Plan associated with Sagehill Subdivision. The CEP Funding Plan shall be executed by the Owner and City prior to the City Clerk signing the final first plat. (g) A provision that establishes the maximum allowable square footage of irrigatable area per lot and a schedule that specifies the availability of water and the permissible irrigation schedule (including number of days allowed and length of irrigation run time) for each lot with irrigation water. (h) A maintenance and repair manual for individual lot slope stabilization and revegetation plans that reflect the requirements of the approved Hillside and Grading Standards, that specify maintenance responsibilities and provide a schedule for said maintenance. (i) A requirement that in the event any of the CC&Rs are less restrictive than any government rules, regulations or ordinances, then the more restrictive government rule, regulation or ordinances shall apply.The CC&Rs are subject to all rules,regulations,laws and ordinances of all applicable government bodies. In the event a governmental rule,regulation, law or ordinance would render a part of the CC&Rs unlawful,then in such event that portion shall be deemed to be amended to comply with the applicable rule,regulation,law,or ordinance. Page 3 of 15 K:\Planning Dept\Eagle Applications\Subdivisions\Sagehill\03-Working Files\04-City Council\04-Development Agreement\Sagehill Subdivision-Development Agreement-Final.docx 3.5 Owner shall provide a report or analysis of any proposed changes to wetlands located on the Property and any such change shall be contingent upon approval by the Army Corps of Engineers, Idaho Fish & Game (if applicable), the Idaho Department of Water Resources (if applicable), and any other appropriate government agencies,and shall be in accordance with the Eagle Comprehensive Plan and City Code. Owner agrees that all development and improvement of the Property shall comply with rules and regulations pertaining to regulated wetlands prior to submittal of the final development plan/final plat application. 3.6 Owner shall provide proof of central sewer service to the proposed residential lots prior to the City Clerk signing the final plat. 3.7 A letter of approval shall be provided to the City from the Avimor Water Reclamation Company indicating that the property has been annexed into the Avimor Water Reclamation Company's service boundaries prior to the submittal of a final plat application. Owner shall comply with all applicable regulations and conditions of the Avimor Water Reclamation Company prior to the City Clerk signing the final plat. 3.8 Owner shall develop the subject property pursuant to the terms established within the Sage Water Service Agreement, (Agreement for Service by and between Avimor Development, LLC, Sage Investment Partners, LLC, and City of Eagle), recorded April 13, 2022 [Ada County instrument number: 2022-036228]. 3.9 Owner shall submit a Master Water Plan to the City for review and approval prior to submittal to IDEQ for approval. Owner shall be required to submit the Master Water Plan to the City for review and approval with the first final plat application associated with the subject property. 3.10 Owner shall submit a letter from the Avimor Water Reclamation Company that states the current availability or anticipated timing of availability of reclaimed water to the property for the purpose of providing reclaimed irrigation water to the property at the time of the submittal of the first final plat application. 3.11 If reclaimed water for the purpose of providing irrigation water to the property is not available at the time that development commences, Owner shall install a dual-system that allows for the immediate use of potable water for irrigation purposes but allows for the future conversion to reclaimed water. Owner shall install a minimum of one (1) water meter and one (1) City backflow preventer within each pressure zone, as approved by the City. Individual backflow preventers per buildable lot shall not be permitted. 3.12 Owner shall be required to connect to the reclaimed water system and utilize reclaimed water for irrigation purposes when it becomes available to the property. At that time, the Owner shall be required to abandon the potable water irrigation system. 3.13 Owner shall have all backflow preventers inspected by an authorized third-party inspector(managed and paid for by the HOA) on an annual basis,at a minimum. The inspection reports produced by the inspector shall be submitted to the City of Eagle Water Department on an annual basis to substantiate compliance. Page 4 of 15 K:\Planning Dept\Eagle Applications\Subdivisions\Sagehill\03-Working Files\04-City Council\04-Development Agreement\Sagehill Subdivision-Development Agreement-Final.docx 3.14 Owner shall include a note or table on each final plat that includes the maximum square footage of irrigatable area to be irrigated by potable water for each residential lot as follows: • Lots 2-16, Block 1: 2,500 square feet,max. • • Lots 18-20,Block 1: 2,500 square feet, max. • Lots 2-22, Block 2: 2,500 square feet,max. • Lots 25-52,Block 2: 2,500 square feet,max. • Lots 2-40,Block 3: 2,500 square feet,max. • Lots 2-10,Block 4: 2,500 square feet,max. • Lots 2-8,Block 5: 2,500 square feet,max. • Lots 9-37, Block 5: 3,500 square feet,max. • Lots 2-9, Block 6: 2,500 square feet,max. • Lots 11-18, Block 6: 2,500 square feet, max. • Lots 2-10, Block 7: 3,500 square feet,max. • Lots 2-11,Block 8: 2,500 square feet,max. • Lots 12-25, Block 8: 3,500 square feet,max. 3.15 If the Eagle City Council approves this application, the Sagehill property shall be allocated 250 Equivalent Dwelling Units(EDUs)of water(200 EDUs for domestic water and lot irrigation and 50 EDUs for development-specific(common area)irrigation purposes),to be utilized within the subject property. 250 EDUs shall be reserved for the Sagehill development. 3.16 The water usage rates and fees shall be established through a separate public hearing before the Eagle City Council and adopted by Resolution prior to the beginning of development of the property. 3.17 The only streets permitted to be private are the following cul-de-sac streets: • North Prairie Ridge Place • North Brush Basin Place • North Basin View Place(west) • North Basin View Place(east) • West Granite Flats Court • North Woodstar Place • North Laurus Ridge Place • East Currant Hills Court • East Hillstar Court • East Canyon View Court If the Owner desires, or ACHD requires that additional streets be developed as private streets, the applicant shall submit a revised preliminary development plan and preliminary plat application to the City of Eagle for approval. 3.18 The single-family dwellings shall be constructed in substantial conformance to the styles of architecture as shown in Exhibit"D". Page 5 of 15 K:\Planning Dept\Eagle Applications\Subdivisions\Sagehill\03-Working Files\04-City Council\04-Development Agreement\Sagehill Subdivision-Development Agreement-Final.docx 3.19 To assure compliance with condition 3.18 herein, the applicant shall create an architectural control committee (ACC) as a component of the development's CC&Rs. Provisions regarding the creation and operating procedures of the ACC shall be included in the CC&Rs and shall be reviewed and approved by the City attorney prior to the approval of the first final plat. 3.20 Each building permit application submitted to the City for any structure within the development shall be accompanied by a written approval letter from the Architectural Control Committee.Applications submitted without the required letter of approval shall be deemed incomplete and will not be accepted for processing. 3.21 To assure compliance with the conditions of approval herein, the City reserves the right to deny, at its discretion, any building permit application that does not substantially conform to the design requirements as shown on the Exhibit "D". If a building permit is denied, the applicant shall have the right to appeal the decision to the Eagle City Council in accordance with Eagle City Code Section 8-7-4-1. 3.22 The Phasing Plan (Exhibit E) represents the Owner's current anticipated plan for developing the property.As development begins,the City understands and agrees that certain changes in the phasing plan may occur as final plats are submitted to the City for approval. Phasing plans shall be required to be submitted with each final plat application that is submitted to the City. 3.23 All development within the Sagehill Subdivision shall comply with the requirements of the approved Wildfire Safety Plan(Exhibit F). 3.24 To ensure compliance with the Wildfire Safety Plan (Exhibit F), the applicant shall develop a Wildland-Urban Interface checklist to be utilized by all builders (commercial [required improvements of the subdivision] and residential development)and submitted to the City at the time of the submittal of each building permit associated with the subject property. 3.25 All earthwork and site grading within the Sagehill Subdivision shall comply with the approved Grading Guidelines and Hillside Development,dated July 17,2025 (Exhibit G). 3.26 Vegetation management and slope stabilization practices for the Sagehill Subdivision shall comply with the Sagehill Vegetation Management Plan, dated July 24, 2025 (Exhibit H). Page 6 of 15 K:\Planning Dept\Eagle Applications\Subdivisions\Sagehill\03-Working Files\04-City Council\04-Development Agreement\Sagehill Subdivision-Development Agreement-Final.docx 3.27 Future design review applications for the Sagehill Development shall be designed and reviewed for compliance with the following sections of the Eagle City Code,where applicable: Eagle City Code—Title 11B: Avimor Development Code: • 11B-3-6(A): General Objectives and Considerations • 11B-3-6-7(B)(7): Exterior Wall and Soffit • 11B-3-6-7(B)(8): Roofs • 11B-3-6-7(B)(9): Colors • 11B-3-6-7(B)(10)(c): Fences,Decorative Wall, Screening Elements • 11B-3-7: Landscape and Buffer Requirements • 11B-3-9: Lighting Unless specified above, all other design review items will be reviewed for compliance with Eagle City Code Title 8. The applicant shall specify within a written narrative submitted with each design review application that is submitted for this development stating how these sections of code were complied with,when applicable. 3.28 Future development applications for the Sagehill Development shall be reviewed for compliance with the following sections of the Eagle City Code,where applicable: Eagle City Code—Title 11 B: Avimor Development Code: • 11 B-11 D-1: Improvements Required • 11B-11D-2: Monuments • 11 B-11 D-3: Streets and Alleys • 11 B-11 D-4: Curb and Gutter • 11B-11D-5: Street Signs • 11 B-11 D-6: Streetlights • 11B-I1D-7: Pathway and Trail Regulations • 11B-11D-8: Underground Utilities • 11B-1 ID-9: Water Supply and Sewer Systems • 11B-11D-10: Storm Drainage,Flood Controls • 11B-11D-12: Landscape Buffer Areas • 11 B-11 D-13: Construction of Improvements • 11B-11D-14: Construction Plans • 11B-11D-15: Guarantee of Improvements Unless specified above, all other development specific items will be reviewed for compliance with Eagle City Code Title 9. The applicant shall specify within a written narrative submitted with each design review application that is submitted for this development stating how these sections of code were complied with,when applicable. Page 7 of 15 K:\Planning Dept\Fagle Applications\Subdivisions\Sagehill\03-Working Files\04-City Council\04-Development Agreement\Sagehill Subdivision-Development Agreement-Final.docx 3.29 Owner shall construct the following subdivision amenities (or submit a financial surety) with each associated phase of development: • Lot 38,Block 5 -Gazebo(Phase 1) • Lot 1,Block 8—Gazebo(Phase 2) • Lot 1, Block 5 — Intermittent Pond, three (3) pickleball courts, picnic shelter, & playground (Phase 2) • Lot 24,Block 2—Dog Run Area(Phase 4) 3.30 Owner shall provide a detailed arborist report and an existing tree inventory map identifying all existing trees located on site. The report shall identify,at a minimum,species, size,and health of the trees.The arborist report and map shall be provided with the submittal of a design review application. Owner shall provide a narrative indicating which trees will be incorporated into the design of the subdivision and which trees will be removed prior to removal of the trees.No trees shall be removed from the site prior to city approval of a tree removal plan. 3.31 Owner shall submit a design review application showing at a minimum: 1) proposed development signage,2)planting details within the proposed and required landscape islands and all common areas throughout the development, 3) elevation plans for all proposed common area structures and irrigation pump house (if proposed), 4) landscape screening details of the irrigation pump house (if proposed), 5) useable amenities such as picnic tables, covered shelters, benches, gazebos, and/or similar amenities,6)all proposed fencing throughout the development,and 7)street lights.The design review application shall be reviewed and approved by the Eagle Design Review Board and Eagle City Council prior to the submittal of a final plat application. 3.32 Owner shall provide and construct all pathways and associated easements as identified in the Parks, Pathways, and Recreation Commission Action Letter, dated June 23, 2025 (Exhibit "I"). The pathways shall be constructed in accordance with City of Eagle standards. In lieu of immediate construction,the Owner may provide a surety in a form and amount determined in accordance with Eagle City Code Section 9-4-2-2,to guarantee completion of the pathway(s)prior to the City Clerk's signature on the final plat. The specific location and design of all pathways shall be approved by the Design Review Board and the City Council prior to the submittal of any final plat application. The instrument number(s)of the recorded easement or easements shall be referenced on the face of the final plat. 3.33 Owner shall work with the City to establish a Conservation and Education Program (CEP) Funding Plan associated with Sagehill Subdivision. The CEP Funding Plan shall be executed by the Owner and City prior to the City Clerk signing the final plat. 3.34 Owner shall place a 4' x 8' subdivision sign(s) containing information regarding the proposed development. The subdivision sign(s) shall be located along each roadway that is adjacent to the Property. The subdivision sign(s) shall be located on the Property outside of the public right-of-way and remain clearly visible from the roadway. Page 8 of 15 K:\Planning Dept\Eagle Applications\Subdivisions\Sagehill\03-Working Files\04-City Council\04-Development Agreement\Sagehill Subdivision-Development Agreement-Final.docx ARTICLE IV AFFIDAVIT OF PROPERTY OWNERS An affidavit of the owner(s)of the Property is attached hereto and incorporated by reference herein agrees to subject the Property to this Development Agreement(Exhibit B)and be bound thereby,and comply with and be bound by the provisions set forth in Idaho Code Section 67-6511A and Eagle City Code Section 8- 10-1 shall be provided and is incorporated herein by reference. ARTICLE V DEFAULT 5.1 In the event the Owners fail to comply with the commitments set forth herein,within thirty(30)days of written notice of such failure from City, City shall have the right, without prejudice to any other rights or remedies, to cure such default or enjoin such violation and otherwise enforce the requirements contained in this Development Agreement or to terminate the Development Agreement following the process established in Eagle City Code Section 8-10-1. 5.2 If required to proceed in a court of law or equity to enforce any provision of this Development Agreement,City shall be entitled to recover all direct out-of-pocket costs so incurred to cure or enjoin such default and to enforce the commitments contained in this Development Agreement, including attorneys' fees and court costs. 5.3 If the terms of this Development Agreement expires prior to completion of the Conditions of Development or without an amendment to this Agreement for its extension being in process in accordance with the notice and hearing provisions of Idaho Code Section 67-6509, as required by Eagle City Code Section 8-10-1,use of the property shall be limited to those uses allowed within an A-R (Agricultural-Residential) zoning designation until City enacts and records an ordinance changing the property to the A-R(Agricultural-Residential)zoning designation. ARTICLE VI UNENFORCEABLE PROVISIONS Subject to terms of Section 5.3 above,if any term,provision,commitment,or restriction of this Agreement or the application thereof to any party or circumstances shall,to any extent,be held invalid or unenforceable, the remainder of this instrument shall nevertheless remain in full force and effect and that portion determined to be invalid or unenforceable shall be re-negotiated in good faith between Owner(s) (or other appropriate party) and City. Page 9 of 15 K:\Planning Dept\Eagle Applications\Subdivisions\Sagehill\03-Working Files\04-City Council\04-Development Agreement\Sagehill Subdivision-Development Agreement-FinaLdocx ARTICLE VII ASSIGNMENT AND TRANSFER After its execution,the Development Agreement shall be recorded in the office of the County Recorder at the expense of the Owner. Each commitment and restriction on the development shall be a burden on the Property,shall be appurtenant to and for the benefit of the Property,adjacent property,and other residential property near the Property and shall run with the land. This Development Agreement shall be binding on Owner, and its respective heirs, administrators, executors, agents, legal representatives, successors, and assigns;provided,however,that if all or any portion of the development is sold,the sellers shall thereupon be released and discharged from any and all obligations in connection with the property sold arising under this Agreement. The new owner of the Property or any portion thereof(including,without limitation,any owner who acquires its interest by foreclosure,trustee's sale or otherwise)shall be bound by and liable for all commitments and other obligations arising under this Agreement with respect to the Property or portion thereof. ARTICLE VIII GENERAL MATTERS 8.1 Amendments. If the Property subject to this Development Agreement consists of multiple parcels or is subsequently divided and any parcel(s)which are a portion of the original subject property are sold to different parties then this Development Agreement may be amended in whole or in part or terminated as to a specific parcel or parcels upon compliance with the notice and public hearing requirements specified in this Development Agreement, Eagle City Code Section 8-10-1 and Idaho Code Section 67-6509 without the requirement that the owner(s) of any of the other parcels which were part of the original Property agree to or be party to such amendment or termination of this Development Agreement. 8.2 Paragraph Headings. This Development Agreement shall be construed according to its fair meaning and as if prepared by both parties hereto. Titles and captions are for convenience only and shall not constitute a portion of this Development Agreement. As used in this Development Agreement, masculine, feminine or neuter gender and the singular or plural number shall each be deemed to include the others wherever and whenever the context so dictates. 8.3 Choice of Law. This Development Agreement shall be construed in accordance with the laws of the State of Idaho in effect at the time of the execution of this Development Agreement. Any action brought in connection with this Development Agreement shall be brought in a court of competent jurisdiction located in Ada County, Idaho. 8.4 Legal Representation. Both the Owner and City acknowledge that they each have been represented by legal counsel in negotiating this Development Agreement and that neither party shall have been deemed to have been the draftor of this agreement. Page 10 of 15 K:\Planning Dept\Eagle Applications\Subdivisions\Sagehill\03-Working Files\04-City Council\04-Development Agreement\Sagehill Subdivision-Development Agreement-Final.docx 8.5 Notices. Any notice which a party may desire to give to another party must be in writing and may be given by personal delivery, by mailing the same by registered or certified mail, return receipt requested postage prepaid,or by Federal Express or other reputable overnight delivery service,to the party to whom the notice is directed at the address of such party set forth below: City: City of Eagle 660 E. Civic Lane Eagle,ID 83616 Owner: Sage Investments,LLC 9171 West State Street Garden City,Idaho 83714 Or such other address and to such other persons as the parties may hereafter designate. Any such • notice shall be deemed given upon receipt if by personal delivery,forty-eight(48)hours after deposit in the United States mail, if sent by mail pursuant to the foregoing, or twenty-four (24) hours after timely deposit with a reputable overnight delivery service. 8.6 Financial Assurance. In addition to the other remedies afforded City herein,Owner agrees to provide adequate financial assurance to City,to secure the payment of any deferred balance of the attorney fees and the engineering fees, together with interest accrued thereon. City shall provide to the Owner an estimate for the anticipated attorney fees and engineering fees associated with this Agreement. The Owner shall provide a cash deposit,letter of credit or a bond in the amount of the estimated fees associated with the work undertaken pursuant to the terms of this Agreement. Thereafter,City shall bill Owner for such fees, adjusting the estimates as appropriate. The Owner shall make payments for such fees as incurred by City and as invoiced to the Owner or,if Owner has made a cash deposit with City,City may draw on the deposit to pay its invoice. If the financial assurance deposited by Owner is in the form of a letter of credit,and if the Owner fails to make payment for such fees when actually incurred by City and invoiced,then following thirty(30)days of written notice of such failure from City,City may draw upon the financial assurance provided by the Owner. Thereafter,if the then current estimated fees still to be paid exceeds the amount of the then current balance of the financial assurance(whether it be in the form of a cash deposit or a letter of credit),the Owner shall replenish the financial assurance and shall become current as to all outstanding fees owed. Upon payment in full of all attorney fees and engineering fees, City shall release to the Owner the unused portion of the cash deposit or the letter of credit,as applicable. City's draw upon the fmancial assurance under this Section shall not preclude it from exercising any of the other rights and remedies afforded it in Article V or in Section 8.7. 8.7 Default: In the event Owner fails to comply with the terms and conditions hereof in any material respect,the City may,without further notice to Owner, exercise any or all of the following remedies. A. Withhold the issuance of any building permit or certificate of occupancy of any structure located within the Project; B. Withhold the connection of water, sewer or electric service to any property located within the Project; C. Refuse to accept public ownership and maintenance of public improvements within the Project and record a notice of such action with the Ada County Recorder's Office; D. Issue a stop work order for any building under construction within the Project; Page 11 of 15 K:\Planning Dept\Eagle Applications\Subdivisions\Sagehill\03-Working Files\04-City Council\04-Development Agreement\Sagehill Subdivision-Development Agreement-Final.docx E. Withhold reimbursement of Project surety/financial guarantee of performance collected pursuant to Section 9-4-2-2 of the City Code; F. Bring an action for damages, injunctive relief, specific performance or any other remedy available at law or in equity; All of the above remedies are cumulative and to the extent not wholly inconsistent with each other, may be enforced simultaneously or separately, at the sole discretion of the City. 8.8 Attorney: The prevailing party in any claims or disputes arising out of this Agreement shall be entitled to recover reasonable attorney's fees in addition to other relief which a court of competent jurisdiction may award. 8.9 Effective Date: This Development Agreement shall be effective upon the signing and execution of this agreement by both parties. 8.10 Authority to Enter Into Agreement: By the execution and delivery of this Agreement by the parties, and the performance of their covenants and obligations therein,the parties acknowledge such action has been duly authorized by all necessary corporate (or LLC) action, and necessary corporate (or LLC) resolution(s) have been executed for the undersigned representatives to sign this Agreement and so bind their respective parties. 8.11 Termination: If the Property is not developed as conditioned herein, this agreement shall terminate 10-years after the Effective Date. Page 12 of 15 K.\Planning Dept\Eagle Applications\Subdivisions\Sagehill\03-Working Files\04-City Council\04-Development Agreement\Sagehill Subdivision-Development Agreement-Final.docx COUNTERPART SIGNATURE PAGE IN WITNESS WHEREOF, the parties have executed this Development Agreement. DATED this ' day of TM401 , 2026. CITY OF EAGLE, a municipal corporation organized and existing under the laws the State of Idaho By: Bra ike,Mayor ATT T: CITY • CODA ••:Ct Tracy E. Os ity Clerk ?� 0 D •� STATE OF IDAHO) p •."%;, County of Ada ) ''•,�,N�OI����,,,`� On this V"I day of IN \V(n(\ , in the year 'UVo,before me,the undersigned, a Notary Public in and for said State,personally appeared BRAD PIKE, known to me to be the MAYOR of said municipal corporation that executed this instrument and the persons who executed the said instrument on behalf of said corporation, and acknowledged to me that such corporation executed the same. In witness whereof, I have hereunto set my hand and affixed my official seal the day and year first written. ,.`'vV •M S E1�C'31.,,.,, Notary Public •��,�olARy ,al : Residing at: EG'''`/ • • G i = My Commission Expires: 2. (z(013 I pUBL1hI. Page 13 of 15 K:\Planning Dept\Eagle Applications\Subdivisions\Sagehill\03-Working Files\04-City Council\04-Development Agreement\Sagehill Subdivision-Development Agreement-Final.docx COUNTERPART SIGNATURE PAGE IN WITNESS WHEREOF,the parties have executed this Development Agreement. DATED this day of -Act Kki12026. OWNER: By: Tyl: Craig,M- 4b STATE OF IDAHO ) : ss. County of Ada ) On this t trIday of RA NA a r , 2026, before the undersigned notary public in and for the said state,personally appeared TYLER CRAIG,known and identified to me to be the Manager of SAGE INVESTMENTS, LLC, known or identified to me to be the owners of the property referenced herein and the persons who executed the foregoing instrument. IN WITNESS WHEREOF, I have hereunto set my hand and seal the day and year first above written. AAAjr ::::74"4 Notary Public for Idaho Residing at: M er►d IQ t1 1 1 (' My Commission Expires: 03 I 0 a I 2-0 3C) MARY ORTIZ COMMISSION#20240884 NOTARY PUBLIC STATE OF IDAHO MY COMMISSION EXPIRES 03/08/2030 Page 14 of 15 C:\Users\1ocal_mary.ortizlUNetCache\Content.Outlook\USD3E2YMSagehill Subdivision-Development Agreement.docx INDEX OF EXHIBITS A - Legal Description B - Affidavit of Owner C - Concept Plan D - Building Elevations E - Phasing Plan F - Sagehill Wildfire Safety Plan G - Sagehill Grading Guidelines and Hillside Development Standards H - Sagehill Vegetation Management Plan I - Pathway and Trail Exhibit J - Fencing Exhibit Page 15 of 15 K:\Planning Dept\Eagle Applications\Subdivisions\Sagehill\03-Working Files\04-City Council\04-Development Agreement\Sagehill Subdivision-Development Agreement-Final.docx RECEIVED&FILED CITY OF EAGLE EXHIBIT A APR 14 2025 File: Route to: Description for Sagehill Subdivision March 14, 2025 A parcel of land located in Section 10, Section 11 and the North 1/2 of the North 1/2 of Section 14, Township 5 North, Range 1 East, Boise Meridian, Ada County, Idaho, more particularly described as follows: Commencing at the Section corner common to Sections 1, 2, 11 and 12, T.5N., R.1E., B.M., from which the Section corner common to Sections 2, 3, 10 and 11, T.5N., R.1E., B.M., bears South 89°02'20" West, 5,260.49 feet; thence South 00°10'05" East, 1,317.65 feet to the North 1/16 corner common to said Sections 11 and 12 and the POINT OF BEGINNING; thence continuing South 00°10'05" East, 1,317.65 feet to the 1/4 corner common to said Sections 11 and 12; thence continuing South 00°10'05" East, 2,635.31 feet to Section corner common to Sections 11, 12, 13 and 14, T.5N., R.1E., B.M.; thence South 00°31'27" East, 1,315.46 feet to the North 1/16 corner common to said Sections 13 and 14; thence South 89°24'39" West, 2,654.10 feet to the Center-North 1/16 corner of said Section 14; thence South 89°22'34" West, 2,653.19 feet to the North 1/16 corner common to Sections 14 and 15, T.5N., R.1E., B.M.; thence North 00°19'20" West, 1,293.24 feet to Section corner common to Sections 10, 11, 14, and 15, T.5N., R.1E., B.M.; thence North 88°08'47"West, 2,620.72 feet to the 1/4 corner common to said Sections 10 and 15; thence North 00°02'25" East, 2,644.57 feet to the Center 1/4 corner of said Section 10; thence North 87°54'07"West, 2,603.03 feet to the 1/4 corner common to said Sections 9 and 10, T.5N., R.1E., B.M.; thence on the west boundary line of said Section 10, North 00°51'55" West, 420.00 feet; S\r,NPL LAND 5 \GE NSAog, -- thence leaving said west boundary line, South 81°49'26" �,,,• f't East, 3961.43 feet to the Center-East 1/16 corner of said Section 11779 931 10; 0,,,3/„//tg.t5 : thence South 87°54'07" East, 1,314.42 feet to the 1/4 corner 0O: F OF V° common to said Sections 10 and 11; YM McCP j Page 1 of 2 thence North 89°07'36" East, 2,644.53 feet to the Center 1/4 corner of said Section 11; thence North 00°04'03" East, 1,315.72 feet to the Center-North 1/16 corner of said Section 11; thence North 89°04'58" East, 2,635.63 feet to the POINT OF BEGINNING. Containing 736.442 acres, more or less. End of Description. S0NPENLSN°s ., F, r 11779 Si u),?1,/141402, ,P 0 TF OF \QP pT yM McCPM� Page 2 of 2 EXHIBIT B Affidavit of Tyler Craig on behalf of Sage Investments,LLC AFFIDAVIT OF LEGAL INTEREST STATE OF IDAHO ) ) ss. County of Ada ) Tyler Craig, who being first duly sworn under oath,deposes and says: 1. I am Tyler Craig, who is a member of Sage Investments, LLC whose mailing address is 9171 W State Street, Garden City,Idaho, 83/14("Sage Investments, LLC"). 2. Sage Investments, LLC is the fee simple owner of the parcel of real property described on Exhibit A,attached hereto(the"Property"). 3. Sage Investments, LLC authorizes the submission of the Property to certain Development Agreement dated the / ' day of T2''<- t' , 2025, pursuant to the provisions set forth in Idaho Code Section 67-651 lA and Eagle City Code Section 8-10-1, by and between the City of Eagle, a municipal corporation in the State of Idaho, and Tyler Craig, Sage Investments, LLC (the "Agreement"). DATED this /° day of I)2c c t i1 &V ,2025. By: Sage Investments, LLC By: Member SUBSCRIBED AND SWORN to before me this IC day of pecevnl�y,2025. -1;<1 JENNIFER THOMAS Notary ub is for Idaho COMMISSION NUMBER 63227 Residing at EtJt ,Idaho State of Idaho My Commission expires 3/I0/7 u1 M Commission Ex Tres 03/102028 Page I of 1 1Jscrs/davidvorgason/Desklop/AFFIDAVIT OF LEGAL INTEREST development agreement-Sagehill.docx EXHIBIT C - CONCEPT PLAN SAGE HILL _ Park Space Enlargement Pond,3 ptckleball courts,shelter.and playground • • •rii. AlIlk .-t \- Id •I • / S{i..te- • t) .a I as • et Ab i er. — .�.�.- • ••`L , r' 1 A. r t wits,. • • • ••. • lik illi • 1111hi �" I I WSr 1 '-, ..40 1 • iii, . .. s1 b Layout Key I 'r• ...� : ,. Off 4•11.dm WY • Cr••bb lba•w,l Ipt•Mr Ir / \ l� .7": • Pond..Air ire f t (tr.....r+,rnn.r m„ro,a 1 - - ♦ .�• t. tp tt. / i i ! •pk .uv i,p.n wi nP . lab bro.,Al IIern-nlr• -- --•• � d - -•It•�1 �J•r 1 ' • •__-__-__-__-__-__ mil. INGVO r cu■rILcu EXHIBIT D - CONCEPTUAL ELEVATIONS CITY OF EAGLE APR 14 2025 Sagehill Subdivision Conceptual Homes: File: Route toA6, __..\\ ../ Ir. \L. .:, •. i.--. _ AN Minna . Et \ '- ": _._ - - t aBM• ;� nH ;: i -4/4" ."."1"."4161 ith /pia& _ w,5', '1ptl?' ": ..nto-DIn,EIts., _—,. _1l,,,..":V.-4,-^:Fa.4A-,_;4ll_rrt- .&„1•T0';_51.,i.:...-.1 ri1I-.:--1 4i..l„1,..=l.-,2 i_•.-i,.- ��. — 7,l — ■ = ,, �ff fer_04i t_...\..- iH•i-ti-nii_ ,t.:.4s . `i. °.. ,r ,mil 'Inni ii1 . m . jn iuI =am ttrf u4:::..zzio _. ,.�• am- t I--- \ AY? 1 AL ill.141 .. oil __Iii. s . . • I. .iiiri► 1 A.. .fir ` 'I at Is al !. ,T t: -IR �, . , t ©COPYRIGHT 2024 RNERIDGE ENGINEERING CO.THIS INSTRUMENT IS THE PROPERTY OF RIVERIDGE ENGINEERING CO.ANY REPRODUCTION.REUSE OR MODIFICATION OF THIS INSTRUMENT OR ITS CONTENTS WITHOUT WRITTEN PERMISSION OF RIVERIOGE ENGINEERING CO.IS STRICTLY PROHIBITED EXHIBIT E - PHASING PLAN f I o° I I I i Ii� I 6 I I li , 1 I © O�p � �0O I ® � I C jam'— may � O --�7O 0o N _____- O �OG ® I® I ©p0 i°° o I 1 OD qI® 1 I S p® p OO/ p 1 11 1 ® G © v -)'o iF 1 ; 1 ® J 1 Q I O 1/,p i0o © ® J pp 0 ® IP '‘ . 1 ti,®E, in O.Or O \ Oti f�\� ®/ !ON, !�TIo1,,O 4L O ® i _ I p { Cv /00 0 �i ®� Qp® I ,O �Cp °O i x I I 1 a1 SAGEHILL SUBDIVISION '9 `"` Idaho�` Soo 2.75. Awl. A II' J1 , »ns R t ("'",'"."" AVIMO o� �e PHASE MAP RiveRidge ,,,,,,,,,,,y.�„ ,„,,,,„,,,,, RECEIVED&FILED EXHIBIT F CITY OF EAGLE 06/13/2025 File: Route to: 4 ► I L ire LLC Sage Hill Subdivision Wildfire Safety Plan 11614\\ Prepared by MC Fire, LLC ©MC FIRE,LLC.ALL RIGHTS RESERVED. SAGE HILL SUBDIVISION WILDFIRE SAFETY PLAN-JUNE 2025 TABLE OF CONTENTS SECTION PAGE(S) Preface 3 Plan Intent 3 - 4 Project Description 4 - 5 Area Ecology and Fuel Model 5 - 6 Topography 6 Fire History and Fire Weather 6 - 7 Utilities 8 Access Roads and Turnarounds 8 Water Supply for Fire Suppression 8 - 9 Ignition-Resistant Landscaping and Maintenance 9 - 10 Structure Ignition Zones 10 - 12 Setbacks 13 Ignition-Resistant Construction 13 - 14 Ignition Source Control 15 Perpetual Funding Requirement 15 - 16 Firewise Certification 16 Disclaimer and Assumption of the Risk 16 - 17 APPENDIX A - Resources 18 APPENDIX B - Class 1 Ignition-Resistant Construction (IRO) 19 - 22 ©MC FIRE,LLC.ALL RIGHTS RESERVED. SAGE HILL SUBDIVISION WILDFIRE SAFETY PLAN-JUNE 2025 PREFACE While this plan is intended to meet best-practices for wildfire-prone areas, there are no guarantees that homes and other structures will survive a wildfire event, as there are always extraneous factors that can lead to loss. The requirements of this plan can help make the subdivision safer from the threat of nearby wildfires. PLAN INTENT The intent of the Sage Hill Subdivision Wildfire Safety Plan is to minimize the spread of fire from wildland areas to structures, and from structures to wildland areas, as well as to minimize ignition vulnerabilities of structures and landscaping within this development.The overall goal is to reduce the possibility of loss of life and property from wildfire, and to protect other highly valued resources and assets (HVRAs). A copy of this plan shall be provided to the City of Eagle, the Eagle Fire Department, the developer(s), sub developer(s), Sage Hill Subdivision Design Review Committee, builders, architects,landscape architects, homeowners,Sage Hill Subdivision Homeowners'Association, and owners'association Board of Directors,to ensure compliance and long-term maintenance with the provisions of this plan, keeping the protection of the subdivision in mind. The Sage Hill Subdivision Wildfire Safety Plan shall be incorporated as a reference document into the CC&Rs for the subdivision and shall cover all phases of the development. Long-term adherence to the provisions of this plan shall be the responsibility of the individual owners, owners'association Board of Directors,and Architectural or Design Review Committee(s). Any lots or parcels that are added to this development after the writing of this plan shall meet the requirements in this plan. The Sage Hill Subdivision Homeowners'Association and/or Sage Hill Subdivision Design Review Committee shall compile an electronic database of all detailed landscaping plans for the development, which shall be legible/readable and used as a baseline for future audits/inspections. Upon completion of initial landscaping on any lot, the Sage Hill Subdivision Homeowners' Association or Sage Hill Subdivision Design Review Committee shall have an HOA member or a third-party "Special Expert" of the HOAs choosing (e.g., NFPA Certified Wildfire Mitigation Specialist(CWMS) or landscape professional certified by Idaho Firewise) inspect each property to ensure initial landscaping meets the requirements of this plan. The subsequent inspection report shall remain on file with the Sage Hill Subdivision Homeowners' Association to be used as a reference document for future audits/inspections. ©MC FIRE,LLC.ALL RIGHTS RESERVED. SAGE HILL SUBDIVISION WILDFIRE SAFETY PLAN-JUNE 2025 Owners, tenants, or persons in control of each property, shall allow access onto the property for wildfire safety evaluations/audits upon the completion of initial landscaping, and at least every five (5) years thereafter, to assure compliance with the requirements and intent of the Sage Hill Subdivision Wildfire Safety Plan. This plan does not require owners, tenants, or persons in control of a property to maintain adjacent properties that they do not have control over, or that fall outside of the Sage Hill Subdivision development. It is also the intent that the Sage Hill Subdivision Wildfire Safety Plan incorporates requirements to ensure that Sage Hill Subdivision has a similar aesthetic and appearance as the Avimor development. This plan should be adhered to separate from the provisions in the Avimor Fire and Vegetation Management Plan; if there are any specific provision in this plan that differ materially from similar specific provisions in the Avimor Fire and Vegetation Management Plan, then the provisions of this plan shall apply. If any part of this plan conflicts with any required code provision or legal requirement,the more restrictive shall apply. If there is a conflict between a general requirement and a specific requirement, the specific requirement shall apply. Any compliance alternatives shall be reviewed and approved at the discretion of the City of Eagle and the Eagle Fire Department. PROJECT DESCRIPTION The Sage Hill Subdivision development is located in a portion of Section 10, Section 11, and Section 14, of Township 5 North, Range 1 East, B.M., Ada County, Idaho. The proposed development is approximately 736 acres, currently located within the Ada County Wildland- Urban Fire Interface (WUFI) Overlay District. The development lies to the west of Highway 55, and to the east of Eagle Rd, in Eagle, Idaho. There are numerous open-space areas nearby, including lands managed by the State of Idaho,and lands managed by the Bureau of Land Management (BLM).These lands,and many of the surrounding private properties, consist of natural open-space areas with extremely flammable vegetative fuels common to the Great Basin Region. Sage Hill Subdivision will consist of approximately 200 single-family residential lots, in addition to many common and open-space areas.All structures for this development will conform with ordinances and requirements of the City of Eagle,the Eagle Fire Department,and the provisions of the Sage Hill Subdivision Wildfire Safety Plan,as well as all other relevant codes,ordinances, and standards; the more restrictive shall apply. ©MC FIRE,LLC.ALL RIGHTS RESERVED. SAGE HILL SUBDIVISION WILDFIRE SAFETY PLAN-JUNE 2025 SAGE HILL • •• ;i r 0 ''''4*‘s,, • '''''''7 4 'Z''.''S.4-. I-4.\<:::....it . . ),, ,,,,. ... „ ... r• ___ iir i , ek imir,• , Figure 1-Sage Hill Subdivision Color Conceptual,by BAER Design Group,LLC. AREA ECOLOGY AND FUEL MODEL This proposed development is in a historic shrub steppe ecosystem, surrounded by natural open-space areas.The predominant vegetation in the nearby open-space areas is composed of light, flashy fuels (e.g., Cheatgrass) that are easily ignitable and able to spread fire quickly, in addition to highly combustible shrubs (e.g.,Sagebrush).The fuel model for the nearby open- space areas is predominately Fuel Model A per the 2024 International Wildland-Urban Interface Code® (2024 IWUIC), which includes sagebrush-grass types common in the Great Basin Region,characterized by shrubs that burn easily and are not dense enough to shade out native and invasive grasses and other herbaceous vegetation, and where shrubs occupy less than 1/3 of the site. 1' f ...,‘ 141 , ' j1.1 „, • Vi f ir INF Figure 2-Fuel Model A and T(2024 IWUIC). ©MC FIRE,LLC.ALL RIGHTS RESERVED. SAGE HILL SUBDIVISION WILDFIRE SAFETY PLAN-JUNE 2025 Portions of the site also include vegetation indicative of Fuel Model T (2024 IWUIC),with shrubs that burn easily and do not shade out grass and other herbaceous plants.Shrubs occupy more than one-third (1/3) of these Fuel Model T areas. This information was formulated through an onsite assessment, aerial imagery, and utilizing information from Appendix D (2024 IWUIC) as a general guide. The need to purposefully attempt to restore our ecosystems back to native and more fire-resistant plant communities is an important consideration in development within, and near, these areas. This will be especially important during post-disturbance restoration and revegetation. j TOPOGRAPHY This site ranges between approximately 3,000 - 3,640 feet in elevation, consisting of valleys with surrounding rolling hills and steep terrain,and gets ample sun from the south and west in the afternoon.Adjacent properties are similar in terrain and elevation. t_.__. \ --7__ \_ '\. _ Figure 3-Sage Hill Subdivision Aerial View. FIRE HISTORY AND FIRE WEATHER The 2018 RA7 Ada County Fire burned approximately 276 acres and occurred about 1 mile from the proposed development. In 2013,the Willow Fire burned roughly 247 acres approximately 1.7 miles away,followed by another Willow Fire in 2020 that burned about 135 acres approximately 3.2 miles away.More recently,the 2021 MM55 Highway 55 Fire occurred approximately 2.7 miles from the planned development and burned nearly 105 acres. Willow Fire Willow Fire (2013) (2020) > • • • • RA7 Ada Co Fire MM55 Hwy55 Fire (2018) (2021) Figure 4- Timeline of Historic Fires Near the Sage Hill Subdivision Proposed Development. t ©MC FIRE,LLC.ALL RIGHTS RESERVED. SAGE HILL SUBDIVISION WILDFIRE SAFETY PLAN-JUNE 2025 Fire protection for this development is provided by the Eagle Fire Department. As noted,the area has a historic wildfire regime and will continue to have wildfires in the future. Windblown fires in natural open-space areas near, and within, the proposed development could easily carry embers or firebrands throughout the development, igniting combustible materials on and around any structure. • i'r Figure 5-Historic Fires Near the Sage Hill Proposed Development x OS r ,r .'s' I VI MO NO x l • sew , + Figure 6-1 Mile Ember Zone from nearby lDL and BLM Lands. This site, located within Fire Weather Zone (FWZ) ID420, has positive red flag warning events annually, some of which are tied in with lighting strikes. In 2019 there were three (3) significant red flag events, all of which included lightning. In 2005 there were twelve (12) positive red flag events, ten (10) of which were wind events and two (2) of which were lightning events. This weather zone has a critical fire weather frequency of 2 - 7 days per year on average, with a history of high wind events and fire,which combined could lead to significant loss. ©MC FIRE,LLC.ALL RIGHTS RESERVED. SAGE HILL SUBDIVISION WILDFIRE SAFETY PLAN-JUNE 2025 UTILITIES All distribution utilities, including power, will be underground. Utility structures should be protected from surface fire where practicable, with a minimum of three feet (3') of gravel, concrete,brick,or other noncombustible material around all sides and maintained in this state with no vegetation. The utility owner, homeowner, and/or Homeowner's Association should regularly treat these areas with herbicide,or use similar preventative measures,to keep these areas free of vegetation. Potable water for each structure will come from the municipal water supply. Requirements for water supply for fire suppression will be determined by the City of Eagle and the Eagle Fire Department. Large residential propane tanks serving structures for heating, cooking, or backup power generation, shall be located at least ten feet (10') from structures, and shall be surrounded by a fuel-free, clear area of at least five feet (5') on all sides, utilizing gravel, concrete, brick, or other noncombustible material. This fuel-free area shall be maintained free of vegetation. Highly combustible vegetation (e.g., decorative grasses, conifers, etc.) shall not be allowed within ten feet (10') of any such propane tank. ACCESS ROADS AND TURNAROUNDS Fire apparatus access roads, alleys, conforming driveways, gates, aerial apparatus access points, emergency access protection, and "NO PARKING" signs/markings are subject to compliance with the current local and/or the State of Idaho's adoption of the International Fire Code and must be approved by the City of Eagle and the Eagle Fire Department. WATER SUPPLY FOR FIRE SUPPRESSION Conforming water supply is defined as meeting the minimum required fire hydrant spacing and the minimum required fire flow. A nonconforming water supply is any water system or source that does not comply with Section 404 of the 2024 IWUIC,including situations where there is no water supply for structure protection or fire suppression. All requirements for fire department water supply are subject to compliance with the current local and/or the State of Idaho's adoption of the International Fire Code and must be approved by the City of Eagle and the Eagle Fire Department. When the interior sprinklers are required by the Authority Having Jurisdiction (AHJ) in any single-family residence, NFPA 13D residential systems shall also incorporate a dedicated cistern or "home hydrant"which will include a minimum three hundred (300) gallon tank and ©MC FIRE,LLC.ALL RIGHTS RESERVED. SAGE HILL SUBDIVISION WILDFIRE SAFETY PLAN-JUNE 2025 :`' pump system.This tank and pump system shall be dedicated solely for the sprinkler system to be able to flow a minimum of thirty (30) gallons per minute for a minimum of ten (10) minutes. Additionally,the minimum three hundred (300) gallon tank will need to be designed to ensure that the tank always remains full, utilizing an auto-refill valve or similar appurtenance. In these cases, it is recommended that each structure be outfitted with a backup power supply that can activate the tank and pump system in the event of a power outage during a wildfire event. Exception:As an alternative to the NFPA 13D system for single-family residences,a listed NFPA 750 residential water mist fire protection system,with tank and pump,and able to provide a minimum of 10 minutes of flow, may be utilized with review and approval by the City of Eagle and Eagle Fire Department. When ponds are incorporated into the design of the development, ponds shall be improved, with a depth of at least ten feet (10'), to create a competent dip-site for aerial firefighting resources (e.g., helicopters) that may be called upon to fight wildfire in the general vicinity of the Sage Hill Subdivision. IGNITION-RESISTANT LANDSCAPING AND MAINTENANCE Landscaping designs for each property shall incorporate fire-resistant vegetation, with emphasis placed on the use of native plants. Vegetation shall be planted and maintained in accordance with the Sage Hill Subdivision Wildfire Safety Plan,City of Eagle Code,and the 2024 International Wildland-Urban Interface Code® (2024 IWUIC); the more restrictive shall apply. More specific requirements are provided in the"Structure Ignition Zones"section of this plan. This plan also intends to address ignition source control both to,and away from, structures in this development by implementing the following requirements: ✓ Common areas shall utilize fire-resistant plants, with an emphasis on short-stature native shrubs,grasses,and forbs.For specific examples,refer to the Idaho Firewise"Fire- Resistance of Plants Master Database," located on the Idaho Firewise website. ✓ Slash,snags,debris,and dead trees shall be removed from all properties. ✓ Pruning of all live trees shall include the removal of dead branches, as well as pruning the tree away from the ground to reduce the possibility of fire traveling from ground- based materials and vegetation (ladder-fuels), upward and into the tree canopies. ✓ Firewood and combustible materials shall not be stored in unenclosed spaces beneath structures, on decks, or under eaves, canopies, or other projections or overhangs. Firewood and combustible materials shall be located a minimum of thirty feet (30') from habitable structures and separated from the crown of trees by a minimum of fifteen feet (15').Exception: Firewood may be stored in a tightly sealed noncombustible box. ©MC FIRE,LLC.ALL RIGHTS RESERVED. SAGE HILL SUBDIVISION WILDFIRE SAFETY PLAN-JUNE 2025 3 .F, , ✓ Tree canopies at full maturity shall not be located within ten feet (10'), vertically or horizontally, of any structure or outlet of a chimney. Care should be taken with initial tree placement,considering the full maturity of the tree in relation to the location of the structure. Pruning of large deciduous trees to maintain this requirement is acceptable. Specific individual landscaping exceptions should be reviewed by a third-party"Special Expert" of the HOAs choosing (e.g., NFPA Certified Wildfire Mitigation Specialist (CWMS) or landscape professional certified by Idaho Firewise) for conformance with the intent of this plan. A signed letter written by the "Special Expert" should be provided to the City of Eagle in these circumstances. Plans for revegetation and restoration of disturbed areas shall be reviewed and approved by a shrub steppe restoration ecologist or similarly qualified individual, with an emphasis on native and low-stature grasses,forbs,and shrubs. STRUCTURE IGNITION ZONES Defensible space will be required to be designed and maintained for all properties in this development, which includes the use of structure ignition zones along with ignition-resistant landscaping designs. In essence, part of wildfire mitigation methodology is about breaking up fuel continuity around structures and reducing interconnected fuels. The zone concept is utilized to help reduce contiguous fuel loads and to minimize the potential for vegetative fuels to lead fire back to the structure. �� „t de *A f",,4 Figure 7-NFPA Home Ignition Zone(HIZ)graphic,by NFPA. ©MC FIRE,LLC.ALL RIGHTS RESERVED. SAGE HILL SUBDIVISION WILDFIRE SAFETY PLAN-JUNE 2025 0' - 5': A fuel-free area extending zero-to-five feet (0' - 5') from all structures and appendages/projections (e.g.,decks) is required. In other words,the area directly adjacent to structures and projections shall be fuel-free out to a minimum of five feet (5'). This area shall remain free of combustible storage, combustible vegetation, and combustible mulches, including bark mulch. This fuel-free area shall utilize rock mulch or hardscapes, and any plant materials within this area shall be especially fire-resistant. This precludes the use of decorative grasses, conifers, lavender, and other hazardous, combustible, oily or resinous plants Within this area. For specific examples, refer to "Zone 1 Species List" in the Idaho Firewise "Fire-Resistance of Plants Master Database",which can be found on the Idaho Firewise website (this database is not comprehensive).Additionally, plants within this area may not be planted in front of windows or foundation vents. Plants within this area shall be maintained lean, clean, and green and remain pruned of dead materials.This area shall also be maintained free of dead leaf litter and debris,with the idea of keeping any possible surface fire from touching any part of a structure. Planting pots used within this area shall be of a noncombustible material such as clay, terra cotta, ceramic, concrete, etc. Plastic planting containers are not permitted within this area. Additionally, plant materials inside of planters shall be low-stature, fire-resistant plant selections, pruned of dead material, and well-watered and maintained. 5' - 30': Moving into the transitional area, consisting of the space five-to-thirty feet (5' - 30') away from each structure, fire-resistant plants shall be utilized. See Idaho Firewise "Fire- Resistance of Plants Master Database - Zone 1 Species List" for examples (this list is not comprehensive).Where deciduous trees are utilized, canopies shall be a minimum of ten feet (10') from any point of a structure at full maturity.A minimum of eighteen feet (18') of spacing between tree canopies, at full maturity, shall be maintained within this area. Exceptions: 1. Individual, single-specimens of low-stature (e.g., dwarf) and open-canopy conifers or evergreens,may be utilized in this area,provided they are not planted in front of any window,and they are located so that tree canopies at full maturity are a minimum of fifteen feet (15') from any point of a structure. 2. When there is a specific conflict with requirements concerning plantings in common areas, vegetation selection and spacing in common areas five-to- thirty feet (5' - 30') from any structure shall emphasize the use of fire-resistant vegetation, with tree spacing per applicable code requirements of the City of Eagle. 30' - 60': Within the fuel modification area,which is comprised of the area thirty-to-sixty feet (30' - 60') away from any structure, landowners may begin to utilize conifers and evergreens, ©MC FIRE,LLC.ALL RIGHTS RESERVED. SAGE HILL SUBDIVISION WILDFIRE SAFETY PLAN-JUNE 2025 and other non-fire-resistant plant materials, keeping the reduction of fuel-continuity in mind, and with a minimum of twelve feet (12') of spacing between tree canopies at full maturity. Exception: When there is a specific conflict with requirements concerning plantings in common areas,vegetation selection and spacing in common areas thirty-to-sixty feet (30' - 60') from any structures shall conform to applicable code requirements of the City of Eagle. 60'-100': The extent of the fuel modification area,which lies sixty-to-one hundred feet (60' - 100')from any structures,shall have the same requirements as the area thirty-to-sixty feet (30' - 60') from structures. However, tree canopy spacing shall be allowed to be reduced to a minimum of six feet (6') of spacing between canopies at full maturity in this area. Exception: When there is a specific conflict with requirements concerning plantings in common areas, vegetation selection and spacing in common areas sixty-to-one- hundred feet (60' - 100') from any structures shall conform to applicable code requirements of the City of Eagle. Additional Requirements: All trees in this development shall have all limbs removed up to a minimum of six to ten feet (6' - 10') from the ground, or to one-third (1/3) the crown height for trees that are shorter in stature. Combustible vegetation, such as decorative grasses and evergreen shrubs, shall not be planted under trees due to the increased risk of a ladder-f uel- based fire situation. Common areas and common area fuel breaks (e.g.,paths,green strips,etc.)will be maintained by the Sage Hill Subdivision Homeowners'Association. TREE SPACING 1r • g • r/ #11.„12 nu f t: tep EXTENDED ZONE: EXTENDED ZONE'. 30 to 60 Not 60 to IOO toot hNfMumps el N•M MOM Novi• VroolMiltelslims wlfkIYRMM lies minimum of M bet UM.tom tops thole new*ra Warn shode howl•olNwA Ott bit ltUill t Mi test Mlmo Inie ups Mims Figure 8-NFPA Firewise tree spacing graphic,by NFPA. ©MC FIRE,LLC.ALL RIGHTS RESERVED. SAGE HILL SUBDIVISION WILDFIRE SAFETY PLAN-JUNE 2025 12 SETBACKS When a lot line abuts an internal or external natural open-space area,structures on these lots shall have a minimum setback from the respective lot line(s) to any point of a structure of no less than thirty feet (30'). This requirement also pertains to outbuildings and accessory structures over five hundred (500) square feet in area. This setback shall only be reduced if there is a perpetually maintained fuel break along the respective adjacent lot line, while still providing a minimum of thirty feet (30') of distance from the far edge of the fuel break to any point of the structure.These fuel breaks shall be maintained by the HOA through arrangements with contractors or adjacent homeowners. According to recent research from the National Institute of Standards and Technology (NIST) in the Hazard Mitigation Methodology (HMM) report, additional structural hardening methods should be utilized if the separation distance between structures is less than fifty feet (50').This plan includes IR1 construction requirements which incorporate additional structural hardening. • Fire Resistant Design • Remove Fuels c • Community Design • Reduce Fuels — HARDEN . Ignition/Fire Spread STRUCTURE • Relocate Fuels / Resistant Materials • Active Systems WUI FIRE HAZARD MITIGATION IS A BALANCE BETWEEN TWO INPUT DIALS: REDUCING EXPOSURE AND INCREASING STRUCTURE HARDENING Figure 9-HMM Dials Graphic,Maranghides et al.2022. IGNITION-RESISTANT CONSTRUCTION Based on fire weather, topography, and fuel type (2024 IWUIC, Table 502.1), this location is a moderate hazard area. In determining construction methodology for this development, defensible space and water supply (2024 IWUIC, Table 503.1) were also taken into consideration,along with a high-risk ember zone, and the overall density of the development. The 2024 IWUIC is being referenced as it does not materially differ from the 2018 or 2021 IWUIC and it provides clarity on specific points for builders and provides additional flexibility for vents, etc. The Fire Hazard Severity Form in the 2024 International Wildland-Urban Interface Code (2024 IWUIC) is not being utilized in determining the hazard for this area, as it does not depict an accurate picture of the inherent or actual hazard present. As stated in the 2024 IWUIC,the Fire Hazard Severity Form is meant to be an alternative methodology to using Table 502.1, when ©MC FIRE,LLC.ALL RIGHTS RESERVED. SAGE HILL SUBDIVISION WILDFIRE SAFETY PLAN-JUNE 2025 unable to determine the attributes necessary for Table 502.1. It does not account for historic fires and climatic conditions, and it simply provides a rough and incomplete impression as to the actual hazard or risk to properties in this area. Unfortunately, Table 502.1 does not account for high-density developments, like that seen in areas affected by recent urban wildfires, many of which were not previously considered to be at high hazard or risk from wildfires. Examples include: • Columbia Village in Boise, Idaho during the Oregon Trail Fire in 2008, • Talent and Phoenix,Oregon during the Almeda Fire in 2020, • Louisville and Superior,Colorado during the Marshall Fire in 2021,and • Altadena,California during the Eaton Fire in 2025. When a wind-driven wildfire reaches the built environment,the interconnected fuel sources in high-density developments can result in devastating loss (NIST HMM, 2022). When properly enforced and maintained,the components of this plan will minimize the potential for structures to ignite, while hardening structures during the building phase will help to slow the spread of fires when they do occur. Class 1 Ignition-Resistant(IR1)Construction For all lots, structure design and construction shall meet the requirements for Class 1 Ignition-Resistant (IR1) construction (Appendix B). Additional Requirements for Outbuildings and Accessory Structures Outbuildings and accessory structures over five hundred (500) square feet in area, which are located within fifty feet (50') of any habitable structure, shall meet the same IR1 construction requirements. Requirements for Fences and Gates In addition to the IR1 requirements, all fence and gate sections within ten feet (10') of any habitable structure, shall be constructed of noncombustible materials (e.g., wrought iron, steel, concrete, etc.); combustible fencing shall not be allowed within ten feet (10') of a habitable structure. As a reference for general construction recommendations for wildfire-prone areas, architects and builders might consider reviewing the Society of Fire Protection Engineers(SFPE) WUI Virtual Handbook for Property Fire Risk Assessment& Mitigation, which can be found on the SFPE website. Some of the SFPE recommendations may not exactly match the requirements of this plan, so the SFPE WUI Virtual Handbook should only be used as a reference document in that sense. ©MC FIRE,LLC.ALL RIGHTS RESERVED. SAGE HILL SUBDIVISION WILDFIRE SAFETY PLAN-JUNE 2025 Lit IGNITION SOURCE CONTROL Contractors and owners/tenants shall provide for ignition source control by the following means: • Contractors shall provide explicit verbal or written directive to employees to refrain from smoking within fifteen feet (15') of combustible materials or non-fire-resistant vegetation. • Contractors shall have means of extinguishment on site, available and ready to utilize, such as water, shovels,fire extinguishers,and/or heavy equipment. • Provide for clearance between ignition sources and grass, brush, or other combustible materials of at least thirty feet (30'). • The use of equipment and/or devices that might create heat, sparks, or open flames capable of igniting nearby combustibles (e.g., vegetation) is prohibited without prior approval by the Eagle Fire Department, unless a thirty-foot (30') separation from combustibles can be created and maintained during the use of the equipment or device,and all other relevant ignition source control measures are utilized. • Aerial and exploding fireworks are illegal to use in the State of Idaho without a permit, regardless of the location. Even with a valid legal permit, they are expressly prohibited in this Subdivision due to the high wildfire risk and adjacent open-space areas. Furthermore,the use of any fireworks during annual fire seasons (April 1 - October 31) is expressly prohibited. • All solid-fuel-burning (e.g., wood-burning) outdoor fireplaces, including portable outdoor fireplaces,are prohibited. • Portable outdoor fireplaces that are propane-fired shall have a minimum of fifteen feet (15') of separation from all combustible materials and non-fire-resistant vegetation. • Incinerators,outdoor fireplaces,permanent BBQs,and grills shall be maintained in good repair and safe. Openings in these appliances shall have a spark arrestor, screen, or door, unless the BBQ or grill needs unprotected openings for proper functioning. • Burn piles, burn barrels, field burning, bonfires, and other miscellaneous outdoor fires are prohibited on any lot within this development, due to the high wildfire risk and nearby natural open-space areas, unless otherwise specifically approved in writing by the Eagle Fire Department. PERPETUAL FUNDING REQUIREMENT A perpetual funding mechanism shall be created to ensure that maintenance requirements for individual lots and common areas are adhered to over time.At a minimum,this will include: • initial landscaping compliance checks by an HOA member or a third-party "Special Expert" of the HOAs choosing (e.g., NFPA Certified Wildfire Mitigation Specialist (CWMS) or landscape professional certified by Idaho Firewise) ©MC FIRE,LLC.ALL RIGHTS RESERVED. SAGE HILL SUBDIVISION WILDFIRE SAFETY PLAN—JUNE 2025 a F" • collection and maintenance of all landscaping plans to create a baseline database, • wildfire safety evaluations/audits of all lots every five (5) years by a third-party"Special Expert" of the HOAs choosing (e.g., NFPA Certified Wildfire Mitigation Specialist (CWMS) or landscape professional certified by Idaho Firewise), and • continual maintenance of common lot vegetation, pathways,trails,fuel-breaks,etc. This funding can also be utilized to maintain a Firewise landscaping demonstration area within the development,to purchase equipment for wildfire mitigation efforts,to purchase materials or supplies for wildfire education, training, and outreach, and to pay for future updates to this plan. It can also be used to hire a contractor to conduct wildfire training for the community. FIREWISE CERTIFICATION The developer for Sage Hill Subdivision shall initiate the application process to become a nationally recognized Firewise USA° site prior to the first home occupancy permit. The developer shall work in cooperation with Idaho Firewise to complete the application process, set up a Sage Hill Subdivision Firewise Committee,and subsequently enforce the requirements set forth in this plan. More information can be found at www.firewise.org and www.idahofirewise.org. DISCLAIMER AND ASSUMPTION OF THE RISK *DISCLAIMER*: MC FIRE, LLC CONSIDERS THE SAGE HILL SUBDIVISION DEVELOPMENT SITE TO BE AT HIGH RISK FOR WILDFIRES AND ADVISES THAT SAGE INVESTMENT PARTNERS, LLC STRICTLY ADHERE TO REQUIREMENTS, ACTIONS, GUIDANCE, INSTRUCTIONS, INITIATIVES, DIRECTIVES, RECOMMENDATIONS,AND/OR OTHER DELINEATIONS OUTLINED IN THE DELIVERABLES.HOWEVER, THE DEVELOPER EXPRESSLY ACKNOWLEDGES THAT DELIVERABLES ARE BASED UPON BEST- AVAILABLE SCIENCE AND THERE IS NO GUARANTEE OR ABILITY TO RELY UPON "EXACT"SCIENCE. THIS MEANS THAT NO DELIVERABLES IN THIS SENSE ARE PERFECT, AND THE ABSOLUTE PREVENTION OF WILDFIRES OR LOSSES RESULTING THEREFROM CANNOT BE GUARANTEED OR PREVENTED WITH 100%CERTAINTY. THE DELIVERABLES ARE SOLELY INTENDED TO EDUCATE AND INFORM SAGE INVESTMENT PARTNERS, LLC ON THE VULNERABILITIES AND EXPOSURE TO WILDFIRES THE SAGE HILL SUBDIVISION MAY FACE. AS SUCH, ANY AND ALL REQUIREMENTS, ACTIONS, GUIDANCE, INSTRUCTION, INITIATIVES, DIRECTIVES, RECOMMENDATIONS,AND/OR OTHER DELINEATIONS PROVIDED IN DELIVERABLES ARE SOLELY INTENDED TO REDUCE OR OTHERWISE MITIGATE THE RISKS OF WILDFIRE IN THE SAGE HILL SUBDIVISION TO LIFE, PROPERTY, OR OTHER HIGHLY VALUED RESOURCES&ASSETS("HVRAs"). IN PROVIDING THE REQUIREMENTS, ACTIONS, GUIDANCE, INSTRUCTION, INITIATIVES, DIRECTIVES, RECOMMENDATIONS, AND/OR OTHER DELINEATIONS WITH THE DELIVERABLES, SAGE INVESTMENT PARTNERS, LLC IS ADVISED THAT MC FIRE, LLC MAY RELY UPON A WIDE VARIETY OF THIRD-PARTY INFORMATION, WHICH MAY BE PROVIDED THROUGH LOCAL WORKING GROUPS, GOVERNMENTAL AGENCIES, QUASI-AGENCIES, OR OTHER THIRD-PARTIES. MC FIRE, LLC BELIEVES AND TRUSTS THAT THE INFORMATION PROVIDED TO IT BY THESE THIRD-PARTY GROUPS IS PEER-REVIEWED AND BASED UPON BEST-SCIENTIFIC PRACTICES CURRENTLY UTILIZED IN THE WILDFIRE PREVENTION AND MITIGATION INDUSTRY. HOWEVER, MC FIRE, LLC CANNOT VERIFY THE ACCURACY OR RELIABILITY OF ALL THIRD-PARTY INFORMATION WITH ANY DEGREE OF CERTAINTY. MC FIRE, LLC THEREBY DISCLAIMS ANY AND ALL LIABILITY FOR DAMAGES,LOSS,OR INJURY THAT MAY ARISE OUT OF OR RELATE TO UNVERIFIED THIRD-PARTY INFORMATION, INCLUDING, BUT NOT LIMITED TO, MC FIRE, LLC OR SAGE INVESTMENT PARTNERS,LLC RELIANCE UPON THE SAME. *ASSUMPTION OF THE RISK*: IN CONJUNCTION WITH THE FOREGOING, THE DEVELOPER EXPRESSLY ACKNOWLEDGES THAT EVEN IF ALL REQUIREMENTS,ACTIONS, GUIDANCE, INSTRUCTIONS, INITIATIVES, DIRECTIVES, RECOMMENDATIONS, AND/OR OTHER DELINEATIONS PROVIDED WITH DELIVERABLES ARE FOLLOWED TO THE LETTER, WILDFIRES(AND LOSSES ©MC FIRE,LLC.ALL RIGHTS RESERVED. SAGE HILL SUBDIVISION WILDFIRE SAFETY PLAN—JUNE 2025 RESULTING THEREFROM)ARE STILL POSSIBLE.SAGE INVESTMENT PARTNERS, LLC EXPRESSLY ASSUMES THAT THE NATURE OF DEVELOPOMENT CARRIES SIGNIFICANT RISK-SPECIFICALLY, THE RISK OF DEVELOPING IN A WILDFIRE-PRONE AREA. SAGE INVESTMENT PARTNERS, LLC EXPRESSLY ASSUMES THIS RISK AND AGREES FURTHER TO HOLD MC FIRE, LLC HARMLESS FOR ANY AND ALL LOSSES SUFFERED AS A RESULT OF WILDFIRE, WHETHER THE DELIVERABLES ARE STRICTLY ADHERED TO OR NOT. HOWEVER, IN THE EVENT THAT ANY REQUIREMENTS, ACTIONS, GUIDANCE, INSTRUCTION, INITIATIVES, DIRECTIVES, RECOMMENDATIONS, AND/OR OTHER DELINEATIONS ARE TAKEN BY SAGE INVESTMENT PARTNERS, LLC THAT ARE CONTRARY TO THOSE PROVIDED IN THE DELIVERABLES SAGE INVESTMENT PARTNERS, LLC EXPRESSLY ASSUMES THE RISK OF DOING SO AND FURTHER EXPRESSLY AGREES TO INDEMNIFY AND HOLD MC FIRE, LLC HARMLESS FOR ANY AND ALL LIABILITY OR LOSSES SUFFERED AS A RESULT.SAGE INVESTMENT PARTNERS, LLC EXPRESSLY AGREES TO INDEMNIFY MC FIRE, LLC FROM ANY RELATED LEGAL CLAIMS OR LIABILITIES THAT MAY ARISE OUT OF OR RELATE TO ACTIONS TAKEN BY SAGE INVESTMENT PARTNERS, LLC THAT ARE CONTRARY TO THOSE REQUIRED OR RECOMMENDED IN THE DELIVERABLES.IN SUMMARY,EVEN IF SAGE INVESTMENT PARTNERS, LLC STRICTLY FOLLOWS THE DELIVERABLES AS DELINEATED BY MC FIRE, LLC,SAGE INVESTMENT PARTNERS,LLC EXPRESSLY AGREES TO HOLD MC FIRE, LLC HARMLESS FOR ANY AND ALL DAMAGES, LOSS, OR INJURY THAT MAY ARISE OUT OF A WILDFIRE INCIDENT. IF SAGE INVESTMENT PARTNERS, LLC TAKES ANY ACTION CONTRARY TO THOSE PROVIDED FOR IN THE DELIVERABLES, SAGE INVESTMENT PARTNERS, LLC EXPRESSLY ASSUMES THE RISK AND AGREES TO INDEMNIFY MC FIRE, LLC FOR ALL LEGAL CLAIMS,AND ASSOCIATED EXPENSES INCURRED THEREWITH THAT MAY ARISE OUT OF OR RELATE TO SAGE INVESTMENT PARTNERS,LLC ACTIONS.SAGE INVESTMENT PARTNERS,LLC ADDITIONALLY AGREES TO INDEMNIFY MC FIRE,LLC FOR ANY LIABILITIES IT MAY HAVE LEVIED OR CHARGED AGAINST IT FOR LOSSES,DAMAGE,OR INJURY ARISING OUT OF OR RELATING TO WILDFIRE INCIDENTS AND/OR SAGE INVESTMENT PARTNERS, LLC ACTIONS CONTRARY TO THOSE DELINEATED IN THE DELIVERABLES. ©MC FIRE,LLC.ALL RIGHTS RESERVED. SAGE HILL SUBDIVISION WILDFIRE SAFETY PLAN-JUNE 2025 APPENDIX A RESOURCES • 2018 International Building Code° (2018 IBC) - https://codes.iccsafe.org/content/IBC2018P6 • 2018 International Fire Code° (2018 IFC) - codes.iccsafe.org/content/IFC2018P6 • 2022 Ada County Multi-Hazard Mitigation Plan - https://adacounty.id.gov/emergencymanagement/Mitigation • 2024 International Wildland-Urban Interface Code° (2024 IWUIC) - https://codes.iccsafe.org/content]IWUIC2024P1 • FEMA Emergency Preparedness - www.ready.gov • IBHS Residential Wildfire - www.ibhs.org/residential • Idaho Firewise"Fire-Resistance of Plants Master Database" - www.idahofirewise.org • International Association of Fire Chiefs (IAFC) Wildfire Programs - https://www.iafc.org/topics-and-tools/wildland/fire-adapted • Living with Fire Program - www.livingwithfire.org • MC Fire, LLC Consulting - www.mcfirellc.com • NFPA Firewise USA Site Program - https://www.nfpa.org/education-and-research/wildfire/firewise-usa • National Institute for Standards and Technology (NIST) Hazard Mitigation Methodology (HMM) - https://www.nist.gov/el/fire-research-division-73300f wildland-urban-interface-fire- 73305/hazard-mitigation-methodology-2 • Society of Fire Protection Engineers (SFPE) WUI Virtual Handbook - https://www.sfpe.org/wuihandbook/home ©MC FIRE,LLC.ALL RIGHTS RESERVED. SAGE HILL SUBDIVISION WILDFIRE SAFETY PLAN-JUNE 2025 APPENDIX B SECTION 504 CLASS 1 IGNITION-RESISTANT CONSTRUCTION 504.1 General. Class 1 ignition-resistant construction shall be in accordance with Sections 504.2 through 504.11. 504.2 Roof assembly. Roofs shall have a roof assembly that complies with a Class A rating when tested in accordance with ASTM E108 or UL 790. For roof assemblies where the profile allows a space between the roof covering and roof deck, the space at the eave ends shall be firestopped to preclude entry of flames or embers or have one layer of 72-pound (32.4 kg) mineral-surfaced, nonperforated cap sheet complying with ASTM D3909 installed over the combustible roof deck. Exceptions: 1. Class A roof assemblies include those with coverings of brick, masonry or an exposed concrete roof deck. 2. Class A roof assemblies also include ferrous or copper shingles or sheets, metal sheets and shingles, clay or concrete roof tile or slate installed on noncombustible decks or ferrous, copper or metal sheets installed without a roof deck on noncombustible framing. 3. Class A roof assemblies include minimum 16 oz/sq ft (0.0416 kg/m2) copper sheets installed over combustible roof decks. 504.2.1 Roof valleys.Where provided,valley flashings shall be not less than 0.019 inch (0.48 mm) (No. 26 galvanized sheet gage) corrosion-resistant metal installed over a minimum 36-inch-wide (914 mm) underlayment consisting of one layer of 72-pound (32.4 kg) mineral-surfaced, nonperforated cap sheet complying with ASTM D3909 running the full length of the valley. 504.3 Protection of eaves. Eaves and soffits shall be protected on the exposed underside by ignition-resistant materials or by materials approved for not less than 1-hour fire-resistance- rated construction,2-inch (51 mm) nominal dimension lumber,or 1-inch (25 mm) nominal fire- retardant-treated lumber or 3/4-inch (19.1 mm) nominal fire-retardant-treated plywood, identified for exterior use and meeting the requirements of Section 2303.2 of the International Building Code. Fascias are required and shall be protected on the backside by ignition- resistant materials or by materials approved for not less than 1-hour fire-resistance-rated construction or 2-inch (51 mm) nominal dimension lumber. 2024 INTERNATIONAL WILDLAND-URBAN INTERFACE CODE® COPYRIGHT© 2023 INTERNATIONAL CODE COUNCIL, INC. .19 504.4 Gutters and downspouts. Gutters and downspouts shall be constructed of noncombustible material. Gutters shall be provided with an approved means to prevent the accumulation of leaves and debris in the gutter. 504.5 Exterior walls. Exterior walls of buildings or structures shall be constructed with one of the following methods: 1. Materials approved for not less than 1-hour fire-resistance-rated construction on the exterior side. 2. Approved noncombustible materials. 3. Heavy timber or log wall construction. 4. Fire-retardant-treated wood on the exterior side.The fire-retardant-treated wood shall be labeled for exterior use and meet the requirements of Section 2303.2 of the International Building Code. 5. Ignition-resistant materials complying with Section 503.2 on the exterior side. Such material shall extend from the top of the foundation to the underside of the roof sheathing. 504.5.1 Flashing. A minimum of 6 inches (152 mm) of metal flashing or noncombustible material applied vertically on the exterior of the wall shall be installed at the ground, decking and roof intersections. 504.6 Underfloor enclosure.Buildings or structures shall have underfloor areas enclosed to the ground with exterior walls in accordance with Section 504.5. Exception:Complete enclosure shall not be required where the underside of exposed floors and exposed structural columns, beams and supporting walls are protected as required for exterior 1-hour fire-resistance-rated construction or heavy timber construction or fire- retardant-treated wood. The fire-retardant-treated wood shall be labeled for exterior use and meet the requirements of Section 2303.2 of the International Building Code. 504.7 Appendages and projections. Unenclosed accessory structures attached to buildings with habitable spaces and projections, such as decks, shall be not less than 1-hour fire- resistance-rated construction, heavy timber construction or constructed of one of the following: 1. Approved noncombustible materials. 2. Fire-retardant-treated wood identified for exterior use and meeting the requirements of Section 2303.2 of the International Building Code. 3. Ignition-resistant building materials in accordance with Section 503.2. Exception:Coated materials shall not be used as the walking surface of decks. 2024 INTERNATIONAL WILDLAND-URBAN INTERFACE CODE® COPYRIGHT© 2023 INTERNATIONAL CODE COUNCIL, INC. 504.7.1 Underfloor areas.Where the attached structure is located and constructed so that the structure or any portion thereof projects over a descending slope surface greater than 10 percent, the area below the structure shall have underfloor areas enclosed to within 6 inches (152 mm) of the ground, with exterior wall construction in accordance with Section 504.5. 504.8 Exterior glazing. Exterior windows, window walls and glazed doors, windows within exterior doors, and skylights shall be tempered glass, multilayered glazed panels, glass block or have a fire protection rating of not less than 20 minutes. 504.9 Exterior doors. Exterior doors shall be approved noncombustible construction, solid- core wood not less than 13/4 inches thick (44 mm), or have a fire protection rating of not less than 20 minutes. Windows within doors and glazed doors shall be in accordance with Section 504.8. Exception:Vehicle access doors. 504.10 Vents.Where provided,ventilation openings for enclosed attics,gable ends,ridge ends, under eaves and cornices, enclosed eave soffit spaces, enclosed rafter spaces formed where ceilings are applied directly to the underside of roof rafters, underfloor ventilation,foundations and crawl spaces, or any other opening intended to permit ventilation, either in a horizontal or vertical surface, shall be in accordance with Section 504.10.1 or Section 504.10.2 to resist building ignition from the intrusion of burning embers and flame through the ventilation openings. 504.10.1 Performance requirements.Ventilation openings shall be fully covered with listed vents, tested in accordance with ASTM E2886, to demonstrate compliance with all the following requirements: 1. There shall be no flaming ignition of the cotton material during the Ember Intrusion Test. 2. There shall be no flaming ignition during the Integrity Test portion of the Flame Intrusion Test. 3. The maximum temperature of the unexposed side of the vent shall not exceed 662°F (350°C). 504.10.2 Prescriptive requirements.Where provided,attic ventilation openings,foundation or underfloor vents,or other ventilation openings in vertical or horizontal surfaces and vents through roofs shall not exceed 144 square inches (0.0929 m2) each. Such vents shall be covered with noncombustible corrosion-resistant mesh with openings not to exceed Is inch (3.2 mm) or shall be designed and approved to prevent flame or ember penetration into the structure. 504.10.3 Vent locations. Attic ventilation openings shall not be located in soffits, in eave overhangs, between rafters at eaves or in other overhang areas. Gable-end and dormer 2024 INTERNATIONAL WILDLAND-URBAN INTERFACE CODE® COPYRIGHT© 2023 INTERNATIONAL CODE COUNCIL, INC. vents shall be located not less than 10 feet (3048 mm) from lot lines. Underfloor ventilation openings shall be located as close to grade as practical. 504.11 Detached accessory structures. Detached accessory structures located less than 50 feet (15 240 mm) from a building containing habitable space shall have exterior walls constructed with materials approved for not less than 1-hour fire-resistance-rated construction, heavy timber, log wall construction, or constructed with approved noncombustible materials or fire-retardant-treated wood on the exterior side. The fire- retardant-treated wood shall be labeled for exterior use and meet the requirements of Section 2303.2 of the International Building Code. 504.11.1 Underfloor areas.Where the detached structure is located and constructed so that the structure or any portion thereof projects over a descending slope surface greater than 10 percent, the area below the structure shall have underfloor areas enclosed to within 6 inches (152 mm) of the ground, with exterior wall construction in accordance with Section 504.5 or underfloor protection in accordance with Section 504.6. Exception: The enclosure shall not be required where the underside of exposed floors and exposed structural columns, beams and supporting walls are protected as required for exterior 1-hour fire-resistance-rated construction or heavy timber construction or fire-retardant-treated wood on the exterior side. The fire-retardant- treated wood shall be labeled for exterior use and meet the requirements of Section 2303.2 of the International Building Code. 2024 INTERNATIONAL WILDLAND-URBAN INTERFACE CODE® COPYRIGHT© 2023 INTERNATIONAL CODE COUNCIL, INC. f< EXHIBIT G - GRADING GUIDELINES RECEIVED&FILED CITY OF EAGLE 08/08/2025 File: Route to: SAGEHILL SUBDIVSION GRADING GUIDELINES AND HILLSIDE DEVELOPMENT STANDARDS JULY 17, 2025 RECEIVED&FILED CITY OF EAGLE 08/08/2025 File: Table of Contents Route to: INTRODUCTION Page 3 GRADING AND DEVELOPMENT CRITERIA Page 3 GENERAL GRADING PRICIPALS AND GUIDELILNES Page 4 SPECIFIC GRADING AND SITING GUIDELINES Page 6 WASHES AND DRAINGAES Page 8 RETAINING WALLS Page 9 OPEN SPACE Page 9 DEVELOPMENT PADS/LOTS Page 10 FOOTHILLS RESIDENTIAL Page 14 VILLAGE RESIDENTIAL Page 16 GRADING PLAN REQUIREMENTS, REVIEW,AND APPROVAL Page 16 2 RECEIVED& FILED CITY OF EAGLE 08/08/2025 INTRODUCTION File: Route to: The following grading guidelines and hillside development standards for the Sagehill Subdivision primarily follow from the Avimor grading guidelines and hillside development standards. Specific sections from the Avimor standards that did not apply to Sagehill, such as Village Center/Mixed Use/Commercial, were deleted. Other adjustments were minor and/or immaterial. Due to the size, nature and unique conditions of the Sagehill property the City of Eagle has requested the submission and approval of"grading guidelines and hillside development standards" prior to development on such lands in order to establish the appropriate grading techniques and mitigation actions that will help minimize development impacts on existing topography. Once these standards are adopted, they will serve as the guide for preparing and reviewing engineering reports, development proposals, and grading plans for the property. This document replaces the City of Eagle Code on Hillside Subdivisions and establishes a set of principles and specific techniques that will guide grading, improvement design, and site development on hillsides and other areas within the Sagehill Development. It also describes the reports and plans that will be required of the developer for review and approval by the City prior to grading. These criteria include and exceed the standards from existing City of Eagle Code and provide more site- specific restrictions and additional grading criteria. Ultimately, they will reduce the impact of development on the land and provide for a harmonious blending of development with landform while establishing clear and measurable standards for the developer and the City to work from. 1. GRADING AND DEVELOPMENT CRITERIA A. The following site development guidelines deal with issues of siting, grading, excavation, retaining walls, and drainage. Each lot has unique features of topography, slope,views, drainage, vegetation, and access, and it is important that each Owner be sensitive to the natural characteristics of his or her own lot. Given this requirement to be site-specific, it is important to realize that designs that are suitable for one lot may not be suitable for another lot. The natural landscape is fragile and may take years to naturally mitigate impacts of disturbance; therefore, Sagehill has developed these guidelines to provide protection for some of the natural areas. Special attention should be given to the following considerations: i. View orientation ii. Natural vegetation iii. Natural drainage patterns 3 RECEIVED&FILED CITY OF EAGLE 08/08/2025 Additionally, grading will vary in scope and intensity depending on locatip existing topography and development patterns. Each area will be reviewed for, lil : moderate or standard grading as described below. 2. GENERAL GRADING PRINCIPLES AND GUIDELINES A. General shapes of landforms in nature are fairly consistent. Ridges erode creating a "U" like form. Valleys and drainage courses are cut in the land and create a steeper "V" like form. This understanding and incorporation into grading design naturalizes and blends graded areas into existing ground. Mass grading, like detailed grading, should be an artful process. Planning and design should consider both vertical and horizontal movement. Existing landforms and site characteristics should drive grading concepts and placement of built elements. Landform grading should be used instead of conventional grading whenever possible. See Exhibits C & D below. i. The basic landforms of the site should be maintained, if possible. Existing landforms may be re-graded as necessary for development so long as the overall site character is retained. ii. Manufactured slopes should resemble natural landforms and blend in with the existing topography. Harsh angular lines should be avoided,where practicable, in favor of slope rounding techniques to create a seamless transition between existing and altered terrain. E *lt C•Slope Rounding Eouo�co coca vG+en E.CRATE la , CA ELOPE®OE ;A MAIN T GAWPED CRATE A tub:E. //T�/.AMlARS SM1ANgN NE MIND net.--- ..MEAlAN[[AND RED \\ I I r I I I I //1// LANDSCAPE fDEVI P.A. 11 CT!, Viet AIN;4111 , 'PlA6 Ii \ I //// —4WD cIP PACInwood Conventional Grading Landform Grath ins] 4 RECEIVED& FILED CITY OF EAGLE 08/08/2025 iii. Variation and combination of slopes, i.e. 2:1, 3:1, and 4:1 (50%1e33%, 25%), etc. should be used to create a more natural character, withirRgp> i rl araa where soil conditions and ability to landscape allow. Large, graded slopes with a constant gradient are discouraged. Exhibit D-Slope Variation v AR1ETY IN UNWIATION AHD RNCEC CONTOURS GRAO16viS CREASE A NAIU Al C)v EMIRATE EL,STING TFRRAN - APPEARANCE ANC PLEASING rk Ilk / - LANOM-APE EN oRoNmENT I NNE 41111 STRA/GNT CONTOURS \N \ \ AND COE6TANI GRADENTS APPEAR ENG.NEEPEC AND---� \N`�y 1, 1 II ,\ 111 � ` rtyf jAl4� Conventional Grading Landform Grading iv. The maximum gradient of any manufactured slope should not exceed 2:1 (50%). Slopes as steep as 1:1 (100%) and as high as ten feet without offsets or benches may be permitted under certain circumstances and on a case- by-case basis; where geologic or aesthetic conditions allow or best management practices warrant and is certified by a professional geotechnical engineer in the applicable geotechnical report. v. Grading necessary for roadways, public facilities, drainage improvements, open space recreational facilities and their supportive uses should be sensitive to the existing topography. Grading techniques should restore these areas to a natural appearing state as much as possible. 5 RECEIVED& FILED CITY OF EAGLE 08/08/2025 vi. Significant natural features such as visually sensitive ridgelinweshould be preserved or reinforced to the greatest extent possible and int36pOdcateri intn the development design. vii. Grading on sites next to regional open space and property boundaries adjacent to undeveloped lands should blend with the characteristics of the existing landforms as much as possible. viii. Grading for agricultural uses such as ranch roads,fire access roads, private pathways and nature trails, and pump houses do not require a grading permit and shall be allowed. ix. Mass grading can be permitted outside of the platting process and can facilitate cut/fill between phases. 3. SPECIFIC GRADING AND SITING GUIDELINES A. Streets and Roadways i. Street alignments should be designed to relate to natural or manufactured topography. Roads running perpendicular to existing contours on steeper slopes should be avoided, when possible, as determined by the City and Developer engineer. f.hip@ I Fond Grath,-, il:]R]r,, 1 '' '2,1t- - -'I ' . I/- ;I-.-1 ' -i- -- ( - ate--- 2` Conventional Road Grading I andfonn Road Grading ii. Streets should move creatively on and around ridge forms. Ridgelines and ridge tops should be visible occasionally above adjacent roadways. Exhibit F illustrates how roads should integrate into the existing topography. 6 RECEIVED&FILED CITY OF EAGLE 08/08/2025 Exhibit F•Road Integration File: Route to: \- ti. Y1 - � _ l ` FLA1 AREA CE iAt aJTERSEt'TInREATNS D I f -PROPOSED ROUNDED �`� p/ \ CONTOURSEMJLATE ';_ , THE EXISTING TERRARN &SHOULD RESTORE THESE AREAS TO A NATURA'. APPEARANCE i • PROPOSED ROADWAY CONTOURS FOLLOW STREETS ARE I OCATED ALONG EXISTING IOPOC RAPHY RIDGES 8 VAI l EYS.IF Pp55181T • TO MINIMIZE DISTURBANCE y B. All grading within roadway prisms shall be built to the local highway departments standards unless alternate street standards are approved by the City.Variations from dimensional standards, alternative cross sections, alternative intersection spacing, multi-tiered divided streets with sloping medians, reduced radius criteria, and increased street gradients, and other alternative designs may be used to preserve existing topography and minimize impacts of grading if approved by the local highway department, the city, and the applicable emergency service districts. C. The width of the graded section shall extend three feet (3') beyond the back of curb or edge of pavement on both the cut and fill sides of the roadway to provide an adequate shoulder for health and safety. If a sidewalk is attached to the curb, the graded section shall be increased by the width of the sidewalk plus one foot(1') beyond the back of curb. Detached sidewalks may be grade- separated from curbs so long as a three-foot (3') shoulder is maintained, otherwise, approval from the City Engineer will be required. D. All asphalt roads shall include an edge treatment such as, but not limited to, vertical curb, modified vertical curb, rolled curb or ribbon curb or compacted gravel shoulder. 7 RECEIVED&FILED CITY OF EAGLE 08/08/2025 4.WASHES AND DRAINAGES File: Route to: A. Natural and constructed drainage channels occur throughout Sagehill and should not be obstructed. These channels may present themselves as obvious incised channels or constructed drainage ways. Additionally, less obvious natural drainage ways exist, and they may flow water only during the Spring or intermittently in years of heavy precipitation. All structures and improvements should be properly set back from natural and constructed drainage ways. Provisions for drainage away from structures and improvements shall be incorporated into all site designs. Improvements within a drainage way should be designed and constructed to convey the 1%annual chance flow event. Such cases may be subject to review and approval by the City. i. Site Drainage in Rural Residential areas only: The lot Owner is responsible for developing and presenting a grading and drainage plan, if it is amended from the originally approved grading and drainage plan that has been approved by City. Site drainage and grading must be done with minimum disruption to the lot. Structures, roads, driveways and any other Improvement should be designed to fit the existing contours of the site, thereby minimizing excavation and avoiding alterations. Surface drainage shall not flow to adjacent lots or open spaces except as historically established by natural drainage patterns. In other words, no change in natural or existing drainage patterns for surface waters shall be made upon any lot that could adversely affect another lot or adjacent property. Additionally, surface drainage should not cause or contribute to off-site soil erosion. Designs should carefully evaluate the erosion potential and safety of the site drainage based upon the percentage and direction of slope, soil type, and vegetation cover.When a change in the natural drainage within a given lot is absolutely necessary, avoid right angle diversions and create positive drainage in a logical and natural manner. Minimize soil erosion in disturbed areas through the use of native rock and plant materials. Any changes in drainage shall require contour grading and mature landscape to return the drainage to a natural looking appearance. If rip rap or other rock-type erosion control is proposed for significant drainages, it should be naturally contoured. This method may provide the necessary engineered erosion control and create a more natural looking drainage area. In cases of rip rap or other rock-type erosion control for minor surface drainage, the rip rap should be hand-placed with flat faces placed to create a surface plane. Spaces or voids between rocks should be provided to accommodate small plants and shrubs. ii. Grading should not be done outside the Building Envelope unless such grading is proven to be the only means of providing necessary flood protection. Properly engineered piping and physical barriers are considered available means of flood protection. 8 RECEIVED&FILED CITY OF EAGLE 08/08/2025 r :mow: o: ,< - 6`, • f 5. RETAINING WALLS A. Retaining walls shall include any wall that retain or hold back earth more than four feet (4') in depth. If the wall must be broken into multiple walls, they must be set apart by a minimum of one (1') foot horizontally for every one (1')foot vertically. Materials used to build the retaining wall is subject to review and approval by the Sagehill Design Review Committee. The material must be complementary to the style of the home and other improvements on the lot. Open railings up to an additional four-foot (4') height may be allowed on top of a maximum six foot (6')tall retaining wall, subject to approval by the Sagehill Design Review Committee and the City Design Review, where applicable. The design of these walls must be in compliance with Chapter 3 of Title 11 B. t r;' 1 . IIIII Iuu1.f' _ I B. Sagehill encourages methods to soften the appearance of retaining walls. Such methods are landscaping with mature trees or large shrub and/or utilizing a different texture and/or material such as stone for a portion of the wall. 6. OPEN SPACE A. If there are any regional open spaces in the area, grading operations will be restricted. Grading will be mainly limited to roadways, trails and public facilities related to any park improvements or trailheads to preserve existing habitat and open space values. Restricted grading operations will comply with the following criteria: 9 RECEIVED&FILED CITY OF EAGLE 08/08/2025 i. Grading necessary for roadways, trails, public facilities, draingto improvements, open space, recreational amenities, and theirlimpliortivp uses is permitted. Grading will be minimized and sensitive to the existing topography and landscape. Areas disturbed by grading will be restored to a natural appearing state as much as possible. ii. Grading associated with habitat restoration and enhancement is permitted. iii. Retaining walls may be used to limit grading. 7. DEVELOPMENT PADS/LOTS A. Lot lines shall be set at the top of a slope unless the down slope is a common lot in which case the lot line may be set at the bottom or along the slope when a drainage easement is in place on the down slope common lot. B. When set at the top of a slope, property lines should generally be set back a minimum of two feet (2')from the rounded hinge point at the top of any manufactured slope unless grade-adaptive design techniques are incorporated. See Exhibit G for an illustration of this concept. f xhibit G -Lot Line at Top of Slope } F- tY w aW tYZ IL J 2' 1 TYP.r 1 �� HINGE POINT--.., PAD ..........Z... 10 RECEIVED&FILED CITY OF EAGLE 08/08/2025 C. Sloping Site -Terraced Floor Levels - In cases where the building envEtimpe slopes generally in one direction and the residence and improvements are ditPlOtittiplPfInnr levels that step down or up with the terrain, the cut and fill conditions shall generally be as shown below: O \ v6 612AD= ' G..'Z D. Sloping Site -Single Floor Level- In cases where the building envelope slopes generally in one direction and the residence and improvements are primarily on a single floor level,the cut and fill conditions shall generally be as shown below: GUT HOUSE f -1 : N !XIS-IN& GRADE RETAIN VG NAL.. E. Low Center-Terraced Floor Levels - In cases where the building envelope is generally located in the low area of a lot, in a low minor drainage, or in other similar depressed areas, and the residence and improvements are on multiple floor levels that step with the terrain, the cut and fill conditions shall generally be as shown below: GJT\ --OUSE F.�. RE-AINING NALL EX SING GRADE- STEN NA__ 11 RECEIVED&FILED CITY OF EAGLE 08/08/2025 File: F. Low Center-Single Floor Level- In cases where the building envelop@eNtiViiefeRy located in the low area of the lot, in a low minor drainage, or in other similar depressed areas and the residence and improvements are primarily on a single floor level, the cut and fill conditions shall generally be as shown below: HO..SE F.F 1 _ _ - IL_- GJR3 RE-AININ& WAL_ .•,.EX ST `6 &RAVE G. Cut and fill Slopes may not remain exposed following completion of construction. Cut slopes may be re-graded and naturally contoured to match existing terrain if all grading is contained within the building envelope and if, in the opinion of the Sagehill Design Review Committee, the re-graded slope will have a natural appearance upon completion.As shown below: _O2E ++p.sE RE JEGETATEO A\C REGON-OURE:. C G y _\ = SI.06*E O BE QE'IE6ETATE:" AN:,. _\5T NG GRA^E REGO\-O.RE:; GJRE H. Structures shall be set back a minimum of five feet (5')from any property line adjacent to a slope or as set forth in section 1805.3 of the International Building Code,whichever is greater.Alternate setbacks are permitted as determined by the recommendation of a geotechnical engineer in an approved soils report and with approval of the City Engineer.The designated building envelopes may dictate greater setbacks than the minimum standards required by Title 11 B.Any submitted design must comply with the building envelope indicated unless the Sagehill Design 12 RECEIVED&FILED CITY OF EAGLE 08/08/2025 Review Committee and the City has approved a modification or variange. For an illustration of this concept, see Exhibit I. The IBC states that the setBe>dktof a structure at the top of a slope should be at least H/3, where H=the height of the slope, and the setback at the toe of the slope should be H/2. In the example shown below the height of the slope is thirty feet (H=30'), thus, the setback at the top of the slope is ten feet(H/3) and the setback at the bottom of the slope is fifteen feet(H/2). Exhibit I-Minimum Slope Setback Example ,.!'. ► t} j. i TOE cif Sitj E I. Lot design should provide a pad with contoured transitional edges that blend into existing topography Exhibits J, K and L show examples of landform grading for lots with flat pads, grade adaptive pads, and a building envelope Exhibit J-Building Envelope Example NA'JRAL AREA iat --.� L= --„�,.Y- I.. RAN4 Esna,AREA j' I .7W BUILDING '4 w` t+ ENVELOPE LINE •- PRDPERY LINE 1 -� -,T ii= I1 I p tii, i SITE WALL ma II PRNATE AREA X \ aosti re 4� / / BEY V 13 RECEIVED&FILED CITY OF EAGLE 08/08/2025 File: Route to: Exhibit K-Flat Pad Design PROPOSED ROUNDED CONTOURS EMULATETHE EXISTING TERRAIN 1- - �___ — -- \ \ i- , i 1 f i ,/lj } ( -\ I/Y T-- L•T FLAT BUILDING PAD WITH SITE WALLS I NEEDED- EDGES TNAT TRANSITION INTO EXISTING TOPOGRAPHY 2.I MAXIMUM SCE YARD SLOPES EXISTING TOPOGRAPHY Exhibit t.-Grade Adaptive Pad Design PROPOSED ROUNDED CONTOURS EMIRATE .-__ - _x _ THEG EXISTIN TERRAIN -•�,- -" -- - -----fir--""_.�-- _ - IWIA Ok-- _ F TIUE.o 1,, 1. SITE wAIUS TE NEEDED- -t SPOT PAD TAXES UP GRADE THROUGH TIE STRUOURE AND 2 I MAXIMUM _ REM' AND MOOS THE FAME SIDE PAID SLOPES INTO EXISTING TOPOGRAPHY F YIS tyt r.G•',HY The following land use designations will be designed with additional grading principles to ensure to retain the unique nature of this development. 8. FOOTHILLS RESIDENTIAL A. Grading necessary for roadways, trails, public facilities, drainage improvements, open space, recreational amenities and their supportive uses is permitted. Grading 14 RECEIVED& FILED CITY OF EAGLE 08/08/2025 will be minimized and sensitive to the existing topography and landsglice. Areas disturbed by grading will be restored to a natural appearing state as r4fwc possible. B. The Building Envelope is the portion of each lot within which the residence must be constructed, and the area outside the building envelope must remain undisturbed and in a natural state. A building envelope will be identified for each Lot based on the natural features of the lot, views, relationship to building envelopes on adjacent lots, drainage, and topography. Modifications to building envelopes are discouraged, although modifications may be allowed upon an owner's application to the Sagehill Design Review Committee and the City. The Sagehill Design Review Committee may, in their sole discretion, approve modifications of the building envelope when considerations such as views, privacy, and the overall character of the development justify the modification. Actual increases in the size of a building envelope are discouraged and may only be allowed in exceptional circumstances. C. Rural Residential is limited grading operations are planned for neighborhoods, many of which may be comprised of custom lots, on which limits of development will be defined by building envelopes and building pad elevations. Homes will generally, be located along flat to moderate slopes while steeper, non-graded slopes will remain as open space. i. Grading associated with public utilities, lakes, storage ponds, and detention basins are allowed. Grading associated with agricultural uses is also allowed, this may include hillside terraced grading for vineyards. See Exhibit M for examples of a building envelope within Rural Residential Areas Exhibit M— Rural Residential UNDISTURBED AREA BUILDING ENVELOPE -LIMIT or DISTURBANCE . GRADED AREA -^ ' j LOT LINE • 'r 15 RECEIVED& FILED CITY OF EAGLE 08/08/2025 9. VILLAGE RESIDENTIAL File: Route to: A. Moderate grading operations will generally occur on gentle to steep slopes that will undergo a moderate amount of landform alteration to accommodate development. Homes will be clustered and located on flat areas moderate slopes, and ridge tops with many steeper, nongraded slopes left as open space. B. Grading operations will comply with the following criteria: i. All grading criteria associated with limited grading operations will apply. ii. Grading associated with all land uses is allowed. iii. Some existing landforms will be modified and re-contoured, but the overall effect will be to emulate the general character of the planning area. iv. Retaining walls may be used to minimize grading. 10. GRADING PLAN REQUIREMENTS, REVIEW, and APPROVAL A. This section 11, Reports and Plans, shall apply to all slopes over 10%grade. B. A grading plan shall be submitted for review and approval prior to grading on the site. This plan shall be prepared by a licensed professional engineer in the State of Idaho and shall include: C. Engineering Reports i. The following reports and plans shall be submitted to the City for review and approval with or prior to the grading plan and approval prior to commencing any grading activities: ii. The developer shall retain a professional engineer(s)to provide the following information 1. Geotechnical Report For any proposed hillside development, a soils engineering report shall be submitted with the grading plan or preliminary plat, whichever comes first. This report shall include data regarding the nature, distribution and strength of existing soils, conclusions and recommendations for grading procedures and requirements for cut and fill slopes, slope stability analysis, design criteria for corrective measures and opinions and recommendations covering the adequacy of sites to be developed. If areas are found to have soils hazards, the soils report shall make a recommendation to mitigate those hazards. If no mitigation is recommended, that area should be deemed unbuildable. The report will also contain a 16 RECEIVED& FILED CITY OF EAGLE 08/08/2025 recommendation that a geotechnical engineer shall review the gradipgeplans, with reference to the specific plans being reviewed and certification that eta and fill slopes shown on the plans are stable, and to minimize any conflicts between the plans and recommendations presented in the report. A geotechnical engineer shall conduct periodic inspections, or as recommended in the geotechnical report, during and after construction in order to verify actual conditions and substantiate initial recommendations. The final graded conditions shall then be certified by a professional engineer. If conditions during construction are found to be substantially different from those stated in the report, the geotechnical engineer shall provide a summary of findings to the City along with appropriate remediation measures and timing of such measures. 2. Geology Report For any proposed hillside development, a geology report shall be submitted with the grading plan or preliminary plat, whichever comes first.This report shall include an adequate description of site geology and an evaluation of the relationship between the proposed development and the underlying geology and recommendations for remedial measures. If areas are found to have geologic hazards, the geology report shall make a recommendation to mitigate those hazards. If no mitigation is recommended, that area should be deemed unbuildable.The report will also contain a recommendation that a geotechnical engineer will review the final grading plan in order to minimize any conflicts between the plans and recommendations presented in the report. A geotechnical professional shall conduct periodic inspections, or as recommended in the geotechnical report, during and after construction in order to verify actual conditions and substantiate initial recommendations. The final graded conditions shall then be certified by a professional engineer. If conditions during construction are found to be substantially different from those stated in the report, the project engineer shall provide a summary of findings to the City along with appropriate remediation measures and timing of such measures. 3. Drainage Report For any proposed hillside development, a hydrology report shall be submitted with the grading plan or preliminary plat, whichever comes first. This report shall include an adequate description of the hydrology, conclusions and recommendations regarding the effect of hydrologic conditions on the proposed development, and opinions and recommendations covering the adequacy of sites to be developed. If areas are found to have hydrology hazards, the hydrology report shall make a recommendation to mitigate those hazards. If no mitigation is recommended, that area should be deemed unbuildable. 17 RECEIVED&FILED CITY OF EAGLE 08/08/2025 4. Grading Plans File: Route to: Mass Grading Plan A. The purpose of the mass grading plan is to allow mass grading to occur prior to preparation of detailed plans and submittal of a preliminary plat. Due to the topography of the site and scale of the project, there will be significant grading operations that involve moving large volumes of material. Although these plans are generated with the best soil and design information available, there can be many factors during grading operations that can significantly alter the final grades. This initial step allows for adjustments such as earthwork balancing, pad grade refinements and retaining wall locations, to the final plans without significant redesign after detailed plan approvals. i. A mass grading plan may be submitted and approved prior to submittal of a preliminary plat and shall include the following information: ii. Contour lines, shown at five-foot(5') intervals where land slope is greater than ten percent (10%), referenced to an established benchmark, including location and elevation. iii. Proposed elevations and contours to be achieved by the grading, identification of cut and fill slopes and overall earthwork quantities. iv. Approximate locations of all roads, surface and subsurface drainage devices, walls, sediment basins, storage reservoirs and other pertinent structures to be constructed if sufficient detail is available at the time of submittal. v. Approximate grading of lots intended to be further subdivided, otherwise known as superpads. vi. An erosion and sediment control plan which meets the minimum requirements of the State and Federal Permit. vii. A slope stabilization and revegetation plan to be approved by City viii. Phasing and estimated timing of each construction phase, if applicable. 5. Mass Grading Permit A. A mass grading permit is an approval given by the City of Eagle of the mass grading plan application and shall serve as consent to begin mass grading. A mass grading permit shall be in the form of a letter.The following criteria shall apply to the mass grading permit: i. A mass grading permit is required prior to any on-or off-site grading activity associated with the development prior to 18 RECEIVED& FILED CITY OF EAGLE 08/08/2025 preliminary plat, except for uses called out in sectivie2 in this report. Route to: ii. Mass grading permits shall be issued by City staff only after the City Engineer has approved a mass grading plan. iii. There are no size or quantity restrictions that would limit the applicability of a mass grading permit, however, the City will have the right to limit development based on compliance with the phasing and estimated timing described in the mass grading plan application. iv. No plat or improvement plan approvals are necessary prior to issuance of Mass Grading permit. v. An approved mass grading plan application or a finished mass grading operation does not constitute and is independent of plat approval and improvement plan approvals. vi. Mass grading permit will include a requirement that inspection by the PE for compliance with plans take place at the time of completion and a letter be submitted to the City of Eagle confirming that improvements were constructed in substantial conformance with approved plans. vii. After receipt of a confirmation letter from the professional engineer and if necessary, an additional inspection by the City, the City will then issue a letter of compliance stating that the grading work has been completed in substantial conformance with approved plan. B. Wasting of excess material on open spaces and common areas, as identified on the final plan, and the associated grading shall not be considered a substantial modification requiring a resubmittal of the grading plans provided that the recommendations of the applicable geotechnical report are followed and there are no significant modifications to the cut and fill slopes as determined by the geotechnical engineer. These modifications shall be shown on the record drawings and certified by the project engineer. C. In the event that the City determines that the developer is in violation of the provisions of the mass grading permit, or the improvements shown in the grading plan, including but not limited to: grading beyond a permitted phase, expiration of the financial assurances, grading outside of the limits of permitted construction, or is in violation of the provisions of its state or federal permit relating to the grading operation, the City shall notify the developer in writing of the specific violations.The City and the developer shall meet as soon as practicable after the notice of violation is given to the developer to discuss a remedy and to determine a timeline within which to effectuate such a remedy. In the event the noticed violation cannot reasonably be remediated within ten (10) business days, and is an imminent 19 RECEIVED&FILED CITY OF EAGLE 08/08/2025 threat to public health and safety, or as otherwise required byrOte law, the City may: (i) suspend grading activities until such time as a wrRQto: agreement for remediation is reached with the developer or a new grading plan and permit are approved, and/or(ii) notify the state or federal agencies that have issued a permit related to such grading activity of such violations. Upon reaching an agreement on the correction of the violation with the City, or obtaining approval from the applicable state and federal agencies if required, the developer may resume grading activities. D. If the City believes that the developer is in violation of its permit(s) related to the grading operation or its grading plan for a portion of the work, or a substantial modification to approved plans is necessary for that portion of work, grading operations may continue on the remainder of the work so long as such operations are still in compliance with the approved grading plan and permit(s), unless the City determines continued grading may jeopardize public health and safety i.e. slope instability. E. A violation of an approved grading permit/plan will not have an effect on other existing grading permits/plans being conducted by the developer in violation. Violations of an approved grading permit/plan will not have an effect on existing or future grading permit/plans of other developers operating within Sagehill Development. F. To ensure property will be stabilized and properly revegetated in the event permitted mass grading work is unable to be completed, prior to beginning of mass grading operations the developer shall provide the City with an infrastructure assurance, i.e. a bond or a letter of credit, in the amount one hundred and fifty percent (150%) of the project engineer's estimate to carry out the slope stabilization and revegetation plan approved by the City under Section 11(C)(4)(a)(vii) above.The project engineer's estimate will be generated assuming the permitted mass grading work is stopped during the portion of the mass grading work where stabilization and revegetation would be most significant and shall take into account all costs for: (i) earthwork to repair all vertical cuts and abrupt interfaces within the permitted area to make the site slopes safe; (ii) revegetation; (iii) SWPPP compliance; and (iv) temporary piping (if any). Prior to the City's approval of the project engineer's estimate, the City may review the calculations and costs that form the basis of the project engineer's estimate to confirm adequacy and conformance with the approved slope stabilization and revegetation plan and this section G. The developer shall deliver a confirmation letter from the project engineer stating that all construction is complete. The City may conduct an additional inspection to verify the project engineer's findings.The developer shall also submit record drawings of the mass grading plans to the City that comply 20 RECEIVED&FILED CITY OF EAGLE 08/08/2025 with the standards listed below. Record drawings shall be sultted within two (2)weeks of the submittal of the confirmation letter. Afterov of the confirmation letter and record drawings by the City, the City Engineer shall issue a letter describing whether the grading work is substantially complete in accordance with the approved plan(s) and the balance of the slope stabilization and revegetation monetary assurance shall be released. H. The record drawings package, certified by the project engineer, should consist of the following items: a copy of the inspection logs, a copy of the digital photographs, three (3) copies of readable record drawings in hard copy, one digital copy in AutoCAD format and one digital copy in pdf format, and all test results certified by the testing company. 6. Final Grading Plan A. A final grading plan shall be submitted after submittal of a preliminary plat and prior to or concurrently with improvement plans. A mass grading plan is not required prior to final grading plan approval. A final grading plan shall contain the following information: i. Limiting dimensions, residential and commercial building lot pad elevations (if applicable), proposed street and slope grades, retaining wall details and cross sections, finished contours for open space areas, pathways, etc, if applicable. ii. Detailed plans and locations of all surface and subsurface drainage devices, including walls, dams, sediment basins, storage reservoirs and other protective devices to be constructed. iii. Phasing, if applicable, and a schedule showing when each phase of the work will be completed, including a plan that indicates areas to be disturbed during each stage together with estimated starting and completion dates. In no event shall the existing natural vegetative ground cover be destroyed, removed or disturbed more than fifteen (15) days prior to grading iv. An erosion and sediment control plan which meets the minimum requirements of State and Federal Permit. v. A slope stabilization and re-vegetation plan. 7. Final Grading Permit A. A final grading permit is an approval of the final grading plan application by the City and serves as consent to begin final grading. A final grading permit shall be in the form of a letter. Final grading operations are subject to the following criteria: 21 RECEIVED&FILED CITY OF EAGLE 08/08/2025 i. A grading permit is required prior to any on or off-site gp1ing activity associated with development of the property except fditceitti9ptinn called out in Section 2 A viii of this plan. ii. A final grading permit may be issued any time after preliminary plat submittal. iii. A final grading plan approval is required prior to recordation of a final plat for individual buildable lots regardless of whether a mass grading plan has been approved. A final grading plan approval is not required prior to recordation of a final plat for a lot or parcel that is intended to be further subdivided. iv. Final grading plan approval is required prior to the issuance of any building permits. v. If a substantial modification to approved plans is necessary the plans shall be submitted to the City for review and approval. Grading operations may continue on the remainder of the work so long as such operations are in compliance with the approved grading plan and permit, unless the City determines continued grading operations may jeopardize public health and safety or otherwise violates existing state law. vi. A final grading permit shall include a requirement that the project engineer inspect the completed work for compliance with the final grading plan and submit a confirmation letter to the City stating that all construction is complete.The City may conduct an additional inspection to verify the project engineer's findings. The developer shall also submit record drawings of the final grading plans to the City. Record Drawings of grading plans shall be submitted to the City within two (2)weeks of the submittal of the letter of compliance. vii. The record drawings package, certified by the project engineer, should consist of the following items: a copy of the inspection log, a copy of the digital photographs, three (3) copies of readable record drawings in hard copy, one digital copy in AutoCAD format and one digital copy in pdf format, and all test results certified by the testing company. 8. Grading Plan Review Process A. Developer shall file with the city zoning administrator an application and grading plan for review that includes the following: i. A written application requesting the approval of the grading plan. ii. Three (3) copies of the grading plan drawn in accordance with the requirements herein. Each copy of the grading plan shall be on good quality paper, shall have the dimensions of not less than twenty-four inches by thirty-six inches (24"x 36"), shall be drawn to a scale of not less than one inch to one hundred feet (1" = 100'), 22 RECEIVED&FILED CITY OF EAGLE 08/08/2025 shall show the drafting date, and shall indicate themn, by arrow, the generally northerly direction. Route to: iii. An electronic copy(pdf) of the grading plan. B. The administrator shall notify the developer within thirty(30) days after initial review from the date of receipt of the application as to the general conformance of the grading plan to these standards and if necessary, supply comments describing any concerns and desired modifications. C. In the event that comments are provided by the administrator, upon request by the City or developer, a meeting with the city, city engineer, and developer will be held within fourteen (14) days in order to discuss comments and possible modifications. D. Developer agrees to resubmit an updated grading plan within sixty(60) days after the receipt of comments or the comment review meeting, whichever comes later. E. Timing of subsequent submittals and reviews shall follow the timing outlined above or as otherwise agreed to by both the City and the developer. F. Upon approval, the city will send a letter of approval that will serve as the grading permit. 23 EXHIBIT H - VEGETATION MANAGEMENT PLAN RECEIVED&FILED CITY OF EAGLE 08/08/2025 File: July 24, 2025 Route to: To: City of Eagle Re: Sagehill Vegetation Management Plan The following is the vegetation management plan for the open foothills areas of the Sagehill Subdivision and is to be considered a supplement to the Sagehill Wildfire Safety Plan and the application for the Sagehill subdivision. The following vegetation management standards were created in consultation with 1)the current contractor hired to re-vegetate grading areas within Avimor and Valnova, 2)the author of the Sagehill Wildfire Safety Plan, and 3)the Sagehill landscape architect. Sagehill Re-vegetation Specifications &Conditions Prior to grading of the site, a storm water pollution prevention plan (SWPPP)will be created in conjunction with a qualified SWPPP plan designer. The SWPPPP will include the following as the recommended seed mix for the Sagehill area,which is the same seed mix being used in Avimor and Valnova according to the contractor applying the seed to those site. Mix 1: Revegetation and Stabilization With Shrubs/Forb (Hydroseeding requires 2x broadcast hydro-mulch rates) PLS/acre PLS/acre % (drill/hydro- PLS/acre Common Name Species (mono) mix mulch) (broadcast) Sandberg's bluegrass Poa secunda 8 25% 2 4 Sheep fescue Festuca ovina 4 70% 2.8 5.6 Pursia Bitterbrush tridentata 2 3% 0.06 0.12 Lupinus Silky Lupine sericeus 25 2% 0.5 1 Total 5.36 10.72 Please reference the Fuel Break Specifications and Conditions section below for additional standards that are applicable to lots and homesites that require a fuel break as identified in the Wildfire Safety Plan (ie adjacent to natural open space). RECEIVED&FILED CITY OF EAGLE 08/08/2025 Sagehill Fuel Break Specifications &Conditions File: Route to: Sagehill's fuel break is defined as: a strip of appropriately sized land on which the vegetation has been reduced and/or modified to control or diminish the spread of fire. Fuel breaks are typically located in Sagehill common open space, are maintained by the homeowners association, and will be subject to ongoing monitoring per the requirements of the Wildfire Safety Plan (WSP). Fuel break areas can be allowed within a residential lot as long as the monitoring and maintenance responsibilities are agreed in writing between the lot owner and the Sagehill HOA(ie defined in the CC&Rs and/or recorded plat). Fuel breaks will consist of the following: • A width necessary to accommodate the WSP required 30-foot setback from structure to natural open space on any lot, for example: o Rear setbacks-in areas with rear setbacks of 20 feet, the fuel break outside titled property line shall be 10 feet, but may include a 30-foot area entirely within the common lot adjacent to the building lot, o Side setbacks-in areas with side setbacks of 10 feet, where side property line is adjacent to natural open space, fuel break outside titled property line shall be 20 feet, but may include a 30-foot area adjacent entirely within the common lot adjacent to the building lot • Cleared area planted with the following: Mix 2: Fire Break, Stabilization Only(Hydroseeding requires 2x broadcast or hydro mulch rates) PLS/acre PLS/acre % (drill/hydro- PLS/acre Common Name Species (mono) mix mulch) (broadcast) Sandberg's bluegrass Poa secunda 8 20% 1.6 3.2 Festuca Sheep fescue ovina 4 80% 3.2 6.4 Total 6 12 Sagehill Fuel Break Monitoring& Maintenance Fuel Breaks will be maintained and monitored by the Sagehill HOA. • Monthly inspections will be conducted May through October to identify and address issues such as: o Invasive weed growth o Debris accumulation o Erosion RECEIVED&FILED CITY OF EAGLE 08/08/2025 • If grasses within the fuel break area become dry(indicated by tan/yeikow coloring in more than 75% of the coverage area) and/or are taller than 18 incheg? tWfli be mown, cut, mechanically thinned, or grazed. Sagehill Common Area Landscape Monitoring& Maintenance • Planted and irrigated common area landscape and buffer areas maintained by the Sagehill HOA will be subject to ongoing monitoring and auditing per the requirements of the WSP and the Sagehill Development Agreement. • All Interior landscape, including common areas and privately owned yards are subject to review and approval by the Sagehill HOA, and subsequent ongoing monitoring and auditing per the requirements of the WSP and the Sagehill Development Agreement. Perpetual Maintenance Arrangement • The Sagehill Wildfire Safety plan requires a "perpetual arrangement"to be in place for fuel break areas that are 1) directly adjacent to any dwelling product and 2) being utilized to reduce the 30-foot minimum setback for a fire break area adjacent to a natural open space area. • The Sagehill HOAwill include in its CC&Rs a description of areas required to have a "perpetual arrangement" for fuel break area maintenance adjacent to residential structures, including the maintenance obligation of the HOA and/or homeowner. • The Sagehill HOAwill enforce this "perpetual arrangement" to ensure that no structures or fuel materials are introduced within the fuel break area and that the area is monitored and maintained as described above. Continued Communication The Sagehill HOA will continue to coordinate with City of Eagle Building and Planning Departments as required through the Sagehill Development Agreement or conditions of approval. Please notify us if there are any additional items or questions Sincerely, Dave Yorgason a I- 'CC aCO I m ---;--- 71 1 1 xZ Hfir maa O rw•rw1 1 ..J 111 voillifot II 14160# • 1 Po EGEND .," ,,.., ... , WUCANT PROPOSAL �► 0 i`� ...' ./ S Aith 5'W C:ONCHtIt SIDEWALK ,-, loss.'-' -' , •• • �1 �( 4 I D'1'l NAIUHAL {'AIRWAY f1tAIL ( _ Pim_ �' �... ''.i � 0 1 •.Y IIAIUNAL MAIL ,'j ' •,•, ` 0 N. ' 0 �. 1 TY STAFF RECOMMENDATIONS L • ... 1 'VS/•,•Di, -. '^^«,� -• . - 10.W CONCRETE SIDEWALK , ',� • ,, •♦ ADDITIONAL S•W CONCRETE O+ , • ♦ • MDT WALK ' 0 00" /11111. $itt .' �,♦. . n•••••n n .. ADDITIONAL 10'W PATHWAY TRAIL I ' 'iiii, . _ 1jJ �I� ,,.,� AMENDED SECTION OF NA uHAI SURFACE TRAIL ACCESSIBLE BY EFD L_- • ` \ "Wiannilallic ADDITIONAL PATHWAY I HAn a Ai reili � 6 O AOJACENI �� ' PHOPERTIES , Pit 11,1 tipp ME wua 411111; n 0 I Afar 110 1 r- A 0 X 0 AROUCNI IRCN K. 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