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Hensley Station - Proposal Narrative January 7, 2021 City of Meridian Planning Division 33 E. Broadway Avenue, Suite 102 Meridian, ID 83642 RE: Proposal narrative for Hensley Station Dear Design Review Committee, Thank you for your time in reviewing our Hensley Station proposal. Below is our narrative regarding the architectural standards addressed through our proposal. This information might be very familiar as we worked closely with the Planning Department and used their guidance during the entitlement process where they reviewed and approved the type of product you’re looking to have built on this property. The property includes 65 multi-family townhouse units, a product we worked with the Planning Department to design, create a land plan, and create color packages. Currently, land improvements are nearing completion at the site with sales expected to begin in the first quarter of 2021. Property Overview The Hensley Station property is located on N Black Cat Road, north of Franklin Road, south of W Cherry Lane, just north of W Aviator Street, and south of the Union Pacific Railroad tracks in Meridian, Idaho. The site is currently farmed, occupied with a farm house and barn, and can be characterized with a flat topography and some tree growth. There was a thick line of scrub trees along N Black Cat Road which has been removed. The Purdam Gulch drain touches the northwest boundary of the property, but does not interfere with the proposed plan. The railroad lines to the north appear to be active, but cross N Black Cat Road with just a stop sign so we can assume this is not a very active train line. The property is nearing completion of land improvement for Phase 1, which has 37 units. Phase 2 will start in the summer. 1A. Cohesive Design The site plan shows a park with a playground and additional amenities, plus we have added a walking path around the perimeter of the property, which will help address concerns of pedestrian environme nts and the circuitous connections required by the city. The site plan also shows front yards and a pedestrian corridor weaving through the community. Rear yards will have some privacy along the perimeter of the community with fencing approved per the landscape plan. The front of the buildings will orientate towards Aviator Street. Mailboxes will be grouped with a structure covering them for inclement weather, including subdued architectural lighting. 1B. Building Scale Within the development, the scale of the open space areas and the size of the townhome buildings combined with the variations of building styles gives a very fluid yet balanced feeling throughout the community. 1C. Building Form We are introducing 2 separate two-story townhome plan series, one with an integral rear-load garage and one with an integral front-load garage. Each series will consist of two primary residential floors with a two-car garage accessible from the main level. The primary difference between the two series will be the garage orientation as it relates to the front door. As highlighted in the following table breaking down the two series, the Type 1 townhome (rear-load garages with the front door on the front of the building) will consist of 4 different plans with net square footages ranging from 1618 sq ft to 1656 sq ft (without garage). The Type 2 townhome (front-loading garages with the front door at the back side of the building) consists of 2 different plans with net square footages ranging from 1632 sq ft to 1710 sq ft. The range of building sizes (2 – 6 units) and product types (front load and rear load garages) allows us to create a variety of building forms which results in creat ing an assortment of masses, wall lengths, and roof lines - all scaled appropriately to modulate and contribute to the visual aesthetics of the overall site. Standard features and first levels will be comparable to single-family homes being built in the area. 1D. Architectural Elements The architecture is four-side in varying materials and colorful coordinated color palettes. Porches will include architectural accents and there will be attractive landscaping to define personal spaces. We’ll use a variety of techniques as well as feature a variety of rooflines and trims. 1E. Materials The materials and subtle but unique color selections create easily identified builders with a sense of place and improve way-finding with distinct characteristics per building. We will use a cross section of field colors, trim accents, and durable materials to create a pleasing look, although vinyl siding will not be featured in this community. 1F. Signs and/or Lighting There will be a site map which will help visitors identify b uildings. It will be similar to the site plan submitted in this package, but with color added and it will be framed and located near the entry of the community. Energy efficient pedestrian safety lighting will be found near the community entry points as well as along the rear walking path, with post lights attached to the fence. 2. Parking There are no carports included in this project as each individual unit has its own 2-car garage and drive area large enough for parking. Visitor parking will be available within the community. 3. Pedestrian Walkways and Facilities Walking paths will be found throughout the community, connecting the buildings to all amenities. In addition to the park and playground, community amenities also include a landscaped area, walking paths, a fire pit, and a tot lot, all which provide an attractive, accessible, and safe area for residents to use. Competition With a location at the far west end of Meridian, the property lies within an up-and-coming active residential area with single family homes in the immediate area and existing and new multi-family for-rent housing along the Franklin Road corridor. One newer community, Entrada Farms (located on Franklin Road near Blackhawk) built by T&M Holdings (actually is FIG), is a for-rent 3-bedroom townhome product with 1 car garages. They are building 43 units in the first phase. In addition, CBH is building for-rent multi-family homes west on Franklin Road in the Avondale subdivision . Located near the intersection of Ten Mile and Franklin is a relatively new (2016) multi-story 10 building job called The Franklin at Ten Mile. This 369 unit rental project consists of 1-, 2- and 3-bedroom units renting from $950 to 1,500 per month. We believe the area has proven to be a good location for rental property and should be able to absorb the influx of additional units. This project has been designed as for-sale property. As we are “pioneers” bringing relatively high-priced multi-family housing to the area, there is virtually no competition within 3 miles of the community for for-sale attached product.