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PZ - Narrative 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: 1 | Page 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: Page | 2 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: Page | 3 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: Page | 4 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. Page | 5 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 Page | 6 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 Page | 7 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. 1 | Page 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. Page | 2 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 ½ acre executive lots along the western and southern portion of the project. In addition to the ½ 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 ½ lots. Then we transition to a medium density R-8 zone of lots ranging from 40’-60’ in width. Page | 3 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: Page | 4 Residential Single Family: Tessera Ranch includes ½ 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. 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: Page | 5 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: Page | 6 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. Page | 7 Page | 8 Page | 9 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: Page | 10 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. Page | 11 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. Page | 12 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 Page | 13 PROVIDENCE 1' F',0 PE RTI E S LAIL C 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. 'g d '6f"" ty 1 P a g e 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. Medium Density Residential Low Density Residential" NeighborhoodMixed Use y. y U � { 2` `•tt ils �i5. � l � i r§ s t � s 4 Reach Rd:i t Page 2 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. 4 � y � 0 f h} wa �m� 1 +� N. `. � 6 wb R 7ONNO X p tick# 7K + S N' 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/z acre executive lots along the western and southern portion of the project. In addition to the 1/z 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. Page ( 3 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: �' l xa s a x dr s ca a ea e xna tt r¢ f0 � e s na s x x a x.aiara�a eY x it �Ejj,,a a x z m r#x io't�n^� x� am xx s a s c r y a Ynx+at sa x<ntrc x�`wo:m ra>n BfQd�k � �ya � 4#OUyl'x#ARMpif pii%"{Yt�ry"�x. ftf SKYCS �.� y i9 E F&Y8x46P SX➢13d 84� 25 SIX %'&iS f2d d9 S6'!�i k5 ti SJ 1R 3i M53P YB YYd:.x99 9°`+ 4 p4 M1ITf Yb$F XR NOCKY """"""'" _ 4Y tb"At:61k1F,FP...•.m,.. E C I E !T7 17 3 xa E I� � 3 'x as as sn.�Caa�xx �sz��.n rr xn c am Yz s c cz�ssaassaxsm xcas�raE a, sa � zr --.—^^•� Ydsraccer t0arissare .�axain"wxsE�. @ �� cx # w�aEsrcentaa�,a5r � � ��,a �aYxrx u� 'xx ax ax�aa�aa�ar ae �Ca.�1#Aa as an F:z cx,,u I t ra +»—svcaa�«cw.es --°-"'•---,1 � r, xa xs x;�4..E ploaY ! as I +� ME 3t �cx!3 as '" ar a xr+.auxser x as sa ,�' WAY yl� 00 a •,y +� �p`��ticx rx ' �� � rx ar ro�a as nvasvar+ceaa ma ax sr eu I /,/'• 35 3% w. F' i cY BAY 1W6 xi 1 � 4 pt4F&a F✓�:f � � ^+,-.....9A roYd!'RV PN.....y� / YACwS�rt}fi R � �3 �tGb`JC{5 "*6• �PE iY� y�'�� t'w, U. L';59 E 4 j Page 4 Residential Single Family: Tessera Ranch includes '/z 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. P 100'112 Acre Lots , � 4 5� -fir f r T OW LOS IF3 } � �- e'Lots 6W and SO'Lots . a A. _w 501.Lots W fff \ F ...l Ao'.Lots rTTTT ji EAlley Lois "�'"� # ' Townhome Lots F j H I �r ( Creonspsce t Common Area . I ...i....L..�....» S � o o- i6 f t 6 k � r 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: Page 15 i fi�}�• `�� y C; u }r: �t a# f� ra �.zi £nt v3,1�as.,ezdl 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: ff � s t 5 r � zip Page 6 { Y v tit`t ��zt�ttx ntwbr��,,, an 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: u I Y: a; titl { t �z� a U { ka tsi z ttt a. s l'Ott t1�tl} E{.t 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. Page ( 7 a U Z Z � t� YY ����»>�� '�3���>)�����?y�»111,tit a};r?;r�ulc�?`isustS�it5�Stt}sn?1}}'¢t} rt i y tit :':: ., " t.�. r Ifi�I+11j��a�` ll f b Page 8 yt�S �kl }3}T} �h O L i� M ti Page 9 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: i 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: s t t ; 1 i z x e a � \ Page 10 r x r t� \ ttr< 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. m r " d� w� t t r�pra» i 4 r� W I3" Ft� _ _'. . w, Page 11 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 FEATURE ,. 77, OPEN SPADE LEGEND IL ct MM � $ a E t 11P N SIAgIL E.111@IT Page 12 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 pconnora hubblehomes.com 701 S. Allen St#104, Meridian, ID 83642 Page 113