HomeMy WebLinkAboutTessera Application Narrative V11 | Page
February 28, 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 acre site is located at the northwest intersection of Linder Rd and Amity Rd in
southwest Meridian and is zoned XXX in Ada County.
The site borders City Limits along its eastern boundary across Linder Rd. The property north,
west and south of the site is presently zoned XXX in Ada County. The property to the east of the
site is zoned XXX within the City of Meridian.
ZONING MAP OF ADJACENT PROPERTIES
Background Information
We chose this site because of the premier 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. 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 in an effort to
coordinate utility connectivity, a cohesive transition of housing product types between
subdivisions and access points.
Comprehensive Plan:
Per the Kuna Future Land Use Map, the subject parcel is demarked as Mixed-Use. Through
conversations with the City, they said that a suitable use within the comp plat would be
community commercial along the Kuna Rd frontage and then medium density for the remainder
of the site. The corresponding map is shown:
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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
west of the site along Locust Grove. The
project will take water from the existing line in
Kuna Rd and connect to sewer services in
Kuna Rd as well.
We are also requesting to zone the parcel to R-
8 and C-2 designations. The zoning categories
allow for a traditional single-family
community. The commercial C-2 designation
is intended to be for retail and office use.
Preliminary Plat:
The preliminary plat for the project is
comprised of 210 lots including 182 single
family lots, 4 commercial lots, 23 common lots
and 1 common access lot. The project
transitions from C-2 commercial zoning at the southern end to smaller 40’ wide lots and then to
larger 50’ and 60’ lots at the northern end of the property. There is a total amount 4.04 acres of
qualified open space, which accounts for 11.6% of the residential portion of the project.
The gross density of the project is 5.37 dwelling units per acre and 7.14 units per net acre
(excluding ROW and common areas). This density is within the current Kuna zoning standards
for R-8 zone, which allows up to 8 units per net acre. The Preliminary plat is shown in the
following exhibit:
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Single Family:
Riverton includes 40’, 50’ and 60’ wide lots. 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.
Housing Product:
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The 40’ wide lots accommodate our 30’ wide housing product. These best-sellers provide a
variety of options, configurations and finishes. The home 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:
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:
Our largest plans are the 50’ wide plans that fit on 60’ 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:
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Commercial Use:
The project consists of 3.58 acres of commercial use. We are asking for a zoning of C-2 which
would allow of general commercial use along Kuna Rd. An ideal user would be a medical office,
retail, or neighborhood restaurant. Working with the City’s Economic Development office, this
was suitable arrangement of commercial and residential to comply with the “mixed use”
designation on the Future Land Use map. The goal to have more commercial use in this area is to
lower the drive-time for Kuna residents to neighboring cities and keep the economic activity and
tax revenue within Kuna. In providing opportunities for businesses to locate in Kuna supports the
health of a city as a live-work-play community.
Access and Connectivity:
Riverton will have points of access to Kuna Road to the south and Locust Grove to the West.
There will also be two stub roads to the east of the site and one to the out parcel southwest of the
site. Within the project there are numerous pedestrian pathways through the green spaces to help
with pedestrian connectivity within the community.
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Landscaping, Open
Space and
Amenities:
Overall, the project
has 4.04 acres of
qualified open space.
This qualified open
space is found in the
residential portion of
the project and
accounts for 11.6% of
the area that is
residential use. There
will be a City
pathway and
greenbelt behind the
single-family lots
along the northern
boundary and
between the Kuna
Canal. This will have
an asphalt pathway
and provide a space
for walking and
recreation. The
project will have 3
pocket parks on the
north, central and
south end of the
property. There will
be a tot lot located in
the northern park area
and a dog park in the
central park area. The
single family will
pathways that run through the blocks and landscaped common areas.
Conclusion:
Thank you for your consideration of Riverton Submission. In the process of submitting this
application, we have held multiple meetings with the Planning and Zoning department and all
other City agencies to build the best version of this community. We held two neighborhood
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meetings to discuss the project and update the neighbors of improvements made with the help of
their feedback.
We are complying with the city code and not requesting any variances. We are looking forward
to working with the City to build this exciting community.
Sincerely,
Patrick Connor
Director of Planning and Design
(208) 695-2001
pconnor@hubblehomes.com
701 S. Allen St #104, Meridian, ID 83642