HomeMy WebLinkAboutNarrative V1E E,aPROVIDENCE
PROPL.,�TIES LLC
March 11, 2022
Ms. Sonya Allen
City of Meridian, Planning Division
33 E. Broadway Ave, Ste 102
Meridian, ID 83642
Re: Tessera Subdivision, Annexation, Zoning and Preliminary Plat Application
Dear Ms. Allen,
As the applicant of Providence Properties, LLC, I am pleased to submit the attached application
and required supplements for annexation, zoning and preliminary plat for the Tessera
Subdivision.
Site Information:
The 123.39 acre site is located at the northwest intersection of S. Linder Rd and W. Amity Rd in
southwest Meridian and is zoned RUT in Ada County. This proposed subdivision is comprised
of 518 lots including 393 single family lots, 75 townhome lots, 45 common lots and 5 common
driveway lots. The overall gross residential density is 3.79 units per acre. The total qualified
open space is 26.77 acres or 21.69% of the overall site.
The site borders City Limits along its north eastern boundary across Linder Rd. The property
north, west and south of the site is presently zoned RUT in Ada County. The property to the
north east of the site is zoned R-4 within the City of Meridian.
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Background Information
We chose this site because of the prime location at the intersection of two major thoroughfares of
southwest Meridian. The site has close proximity to major roadways, schools and City services.
This application is in line with the comprehensive plan and will provide much needed diverse
housing options to this region of the City.
In the effort of designing this community, we held two pre -application meetings with the City of
Meridian staff and held three neighborhood meetings in October, November and December
2022. Each of the neighborhood meetings was productive in providing feedback and adjustments
to the plan to better accommodate neighbor concerns about the application. We also met with
neighboring developers to the north and east of the site to coordinate utility connectivity, a
cohesive transition of housing product types between subdivisions and access points.
Comprehensive Plan:
Per the Meridian Future Land Use Map and Comprehensive Plan, the area of Tessera Ranch is
demarked as Medium Density Residential. Per the comprehensive plan, this designation would
support three to eight residential units per acre. The density that we are proposing for Tessera
Ranch is 3.79 dwelling units per acre.
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W. Amity Rd
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Annexation and Zoning:
Given the subject parcel is outside of the City Limits, we are requesting annexation into the City.
The path of annexation is through the site east of the site along Linder Rd.
We are proposing to zone the parcel to R-2, R-4, R-8 and R-15 designations. The zoning
categories will transition from R-2 along the western boundary, to R-4 and R-8 for a majority of
the site. We are planning two areas of R-15 including once zone of attached townhouse lots in
the southeast corner and one area of alley -load lots in the north central region of the site.
The reasoning behind the separate zoning districts is to present a transition of lot sizes from the
existing residential properties adjacent to our western boundary. These county residential
properties are on 5 acre lots and we are providing a transition of large 1/2 acre executive lots
along the western and southern portion of the project. In addition to the 1/2 acre lots adjacent to
our neighbors in the county, we are also providing a common landscape greenbelt along the
western and southern property boundary (this will be described further in the open space and
amenities detail of this narrative). Then we have a band of R-4 lots which are on average 80' in
width across the street from the 1/2 lots. Then we transition to a medium density R-8 zone of lots
ranging from 40'-60' in width.
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Preliminary Plat:
The preliminary plat for the project is comprised of 518 lots including 393 single family lots, 75
townhome lots, 45 common lots and 5 common driveway lots. The project has phased density
from large (R-2) estate lots along the western boundary to adjacent R-4 large lots to medium
density (R-8) lots for the majority of the remaining property. There are two areas of R-18
residential lots including an alley load cluster in the north central area to a single family attached
townhome community in the southeast corner of the project.
There is a copious amount qualified open space throughout the project totaling 26.77 acres or
21.69% of the total site. The qualified open space is accounted for in a broad greenbelt along the
western boundary of the site with a pedestrian pathway, berm and landscaping. There is a central
park with a community pool, bathhouse, pickleball courts and a large playground for kids. There
are two other playgrounds for children located in the northeast quadrant of the project and a
dedicated playground for the townhome community in the southeast corner. In the alley load and
townhome areas, there are mews including pathways and shared central open spaces. In addition,
the central parkway (Farmyard Ave) that spans from the eastern to the northern boundary
includes an additional 20' of landscaping and detached pedestrian pathway.
The gross density of the project is 3.79 dwelling units per acre and 4.81 units per net acre
(excluding ROW). This density is within the current Meridian's medium density residential,
which allows 3-8 units per net acre. The Preliminary plat is shown in the following exhibit:
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Residential Single Family:
Tessera Ranch includes 1/2 acre (100' wide), 80', 60', 50', 36' alley load product and attached
townhomes. The inclusion of the different lot sizes supports a diversity of housing options and
opens the community to a number of market segments. A detail of these housing products is
outlined below.
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Housing Product:
The 40' wide lots accommodate our 30' wide housing product. These best-sellers provide a
variety of options, configurations and finishes. The homes range between 1070 and 1880 square
feet and include 4 single story plans and 4 two story plans. An example of the 30' product is
shown below:
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Our next set of plans are our 40' wide plans that fit on 50' wide lots. We offer 13 total plans in
this category with sizes ranging between 1,220 and 3,259 square feet. Six plans are single story
and 7 plans are two story. We offer bonus room options, third car and RV bays where the lot
width is suitable. An example of the 40' product is shown below:
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Our 50' wide plans fit on 60' and larger lots. These 8 plans range between 2010 and 3293 square
feet and feature increase ceiling heights and enlarged rooms. There are 5 single story and 3 two
story plans in this product set. When the lot width is available, a third car garage or RV bay may
be added as an option. An example of the 50' plans are shown below:
Reflection Series:
Our Reflection Series is our newest product line-up that builds on the existing 50' wide plans but
with a host of updated included features. These include higher ceilings, luxury finishes in the
kitchens and bathrooms, updated elevations and exterior color palates and many exterior options
that are only found in this luxury series. Plans range from 2,500 square feet to over 4,500 square
feet. Examples of the Reflection series are shown on the following pages.
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Townhomes and Alley -load Housing Product:
We understand that that all homeowners are looking for the same type of home. In fact, there is a
growing demand for low -maintenance and smaller housing for buyers across demographics. To
appeal to these buyers, we are offering our smaller -lot alley -load houses and our townhome
product.
The alley homes are rear -loaded, meaning the garages are in the rear of the homes. This allows
for an option of common green spaces between the front yards of the home and a more unique
street scape without garages facing the local streets. Our alley homes 1734 — 2028 square feet
and are shown below:
Our townhomes are also know as single-family attached. These attached homes allow for a
"lock -and -leave" option for a home for those who desire less yard maintenance and value shared
common space. Our townhomes have mews between the buildings with landscaping and
pathways. Each unit had a two -car garage and a 20' driveway. There are "front -load" and "rear -
load" options depending on the driveway locations. An example of the townhome product is
shown below:
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Access and Connectivity:
Tessera Ranch is bordered on two sides by major arterials, W. Amity Rd and S. Linder Rd. There
is one full access to S. Linder Rd via S. Farmyard Ave. planned along the eastern boundary and
then three points of access to the planned collector, W. Harris St., on the north boundary of the
property. We have an agreement to share the construction of the east -west collector with the
developer of Burnside Ridge. W. Harris St. and the full extent of S. Farmyard Ave. will be
constructed during the first phase of construction to ensure two access points to S. Linder Rd.
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Community Design, Open Space and Amenities:
In designing Tessera Ranch, we utilized a national urban design group (BSB) to help us design a
community focused on three principles: Diversity of housing product, appropriate transition
between neighbors and inter -community transitions, and usable, connected and equitable green
spaces and amenities.
In this community design effort, we started with our neighbors and working with them to achieve
a fair transition between our residential community and their existing 5-acre RUT subdivision.
The effort came over 3 official neighborhood meetings, starting in October 2021 through
December 2021. The end result was accommodating their concerns with the following: a
greenbelt buffer inside our western and southern property line. We agreed to a privacy fence
along the property line and then a berm with trees planted at the apex to provide visual screening.
Then the greenbelt will be landscape with a pathway serving the Tessera residents and provide a
buffer between backyards and our neighbor's property. The greenbelt pathway
The western/southern greenbelt connects to a network of other amenities in the community. The
largest area is the 4.88 acre park in the center of the project. This park is planned for a
community pool and bathhouse, pickleball courts and large tot lot. There are two other tot lots
planned in the project. The first is located in the southeast corner by the townhome lots. The
second is located in the northeast quadrant. There are also numerous pathway lots that divide
large blocks to assist in pedestrian connectivity and connectivity.
Overall, there are 26.77 acres of qualified open space in Tessera Ranch. This represents 21.69%
of the overall site. The exhibit below shows the open space locations.
SITE DEVELOPMENT FEATURES
OPEN SPACE LEGEND
/:�10PEN SPACE EXHIBIT
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Conclusion:
Thank you for your consideration of the Tessera Ranch Submission. In the process of submitting
this application, we have held two meetings with the Planning and Zoning department and all
other City agencies to build the best version of this community. We held three neighborhood
meetings to discuss the project and update the neighbors of improvements made with the help of
their feedback.
In addition to meeting with the City and neighbors, we have made real efforts in working with
neighboring developers of projects to coordinate utilities and road improvements. We understand
that in a growing City like Meridian, the cost of development is high and growing higher. The
impact of new development on existing infrastructure is high and there must be a coordinated
effort between private development and public needs. Issues like school capacity, road and
intersection improvements and utility upgrades are critical issues we are committed to confront.
We want to be a partner with the City, ACHD and West Ada Schools to bring the best housing
options in a safe and responsible manner.
We are looking forward to working with the City to build this exciting community and be part of
the dynamic community of Meridian.
Sincerely,
Patrick Connor
Director of Planning and Design
(208) 695-2001
pconnor@hubblehomes.com
701 S. Allen St #104, Meridian, ID 83642
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