General Property

Hesperia’s Tapestry Master-Planned Community will be a Jewel of the High Desert

By the Tapestry Development Team

Nearly 25 years after first being set into the plans at the founding of the City of Hesperia, a master-planned community is finally going to be a re­ality. The former Rancho Las Flores Specific Plan is now the Tapestry mas­ter-planned community. The project is being developed by Terra Verde Group, which has a successful history of build­ing master-planned communities in Southern California and throughout the United States.

Even though the property is already entitled for over 15,000 homes and is part of the City’s General Plan, the project will face additional review due to updates in its plans. In the next few months, Tapestry will go before the Hesperia Planning Commission and City Council for approval of a new En­vironmental Impact Report (EIR), Spe­cific Plan, and Phase I Tentative Tract Map. The project team has already held several public meetings and informa­tional sessions and expects to do more in the lead-up to approval.

The Tapestry master-planned communi­ty is located at the heart of what Hespe­ria Mayor Eric Schmidt and others dub the “Mojave River Basin”. The project lies north of the 138 and 173 Highways, east of Arrowhead Lake Rd, south of Ranchero Road, and extends west to the Hesperia city limits, about 2 miles short of Summit Valley Rd. When it is built out, in the next few decades, the Tap­estry community will feature 19,311 homes located on 9,365.5 acres, 4,000 acres (42%) of which will be preserved for open space and conservation.

Tapestry Site

Tapestry will be a very high quality community that will enhance the qual­ity of life in Hesperia. It is our hope that as this project moves forward, Hes­peria residents will come to see it as an asset to the community as they enjoy the open space and parks that will be an essential part of life in Tapestry.

Designed for Quality Living

Tapestry will provide a premier living experience by promoting upscale archi­tectural design and a special emphasis on quality living. The goal is to appeal to younger families looking to purchase their first homes. Tapestry will be built with active families in mind. Walkabil­ity is a major feature of the Tapestry Specific Plan, with 161 miles of trails and paths built throughout the commu­nity.

Master Planned Community

In addition to walkability, parks and open space will be a major component of living in this community. Not only will there be a mix of neighborhood and pocket parks placed throughout each neighborhood, but a major sports park is planned in the 6th phase of develop­ment. Utilizing their experience in pro­viding excellent amenities in master-planned communities throughout the United States, the development team plans to include recreational opportuni­ties for all the residents of Tapestry.

At the center of the project will be a premier town center to feature upscale restaurants, retail, grocery stores and other amenities. The Tapestry town center will exist not only as a benefit to Tapestry, but will be built as a destina­tion center for the entire Mojave River Basin.

Respecting and Protecting the Local Environment

One hallmark of life in Hesperia is liv­ing in a beautiful natural environment, and Tapestry will be designed to pro­tect that special quality of life. Tapestry preserves the Victor Valley’s unique desert environment in its plans and de­sign guidelines. Hesperia residents will be able to enjoy thousands of acres of new parks, pedestrian and equestrian trails, paths and open spaces. The proj­ect team has also worked with the San Manuel Band of Mission Indians to help preserve areas of importance to Native Americans, and also has plans for an interpretive center to honor the history and culture of this wonderful valley.

Master Planned Community 1

Tapestry is a state-of-the-art commu­nity. It is implementing energy and wa­ter saving techniques that could not be done on a smaller project. Water-wise planting techniques and state-of-the-art xeriscaping will be employed through­out the community. In addition to xeriscaping, recycled water will be used for irrigation purposes throughout the project to help reduce water consump­tion. Every home within Tapestry will be required to provide rooftop solar ca­pability, making it the first community of its kind in the High Desert to achieve the level of sustainability that is so im­portant for future generations.

Enough Water for 20 Years

In 2011, the city ap­proved an Urban Wa­ter Management Plan (UWMP) that detailed the city’s water needs, uses, and supply & demand, including its estimated popula­tion growth and water needs for the next 25 years. A Water Sup­ply Assessment was prepared in 2014 for the Tapestry project, by the same team who compiled that 2011 UWMP, which demonstrated wa­ter availability exists today for nearly 20 years. Tapestry will build all of the water supply and storage systems and give these improve­ments to the City.

Improving Mobil­ity for Residents

Traffic has been a concern among resi­dents adjacent to the project. Tapestry, in its planning is de­signed to help alle­viate problems that currently exist. Tap­estry will include multiple access points, especially to the north, that will help reduce conges­tion by providing millions of dollars in vital road expansions, new signals and other improvements. The developers have been in talks with both the City of Hesperia and Caltrans to find solu­tions to congestion on Ranchero Rd and Highway 138, respectively.

Master Planned Community 2

All of the costs of developing the Tap­estry project area will be carried by the project developer. The City of Hespe­ria is developing a phasing schedule for this work, which will be specifically ar­ticulated in the Tapestry Development Agreement between the city and the project developers.

Benefits of Long Term Land Use Planning

The project will be built in 10 phases, with the first phase of approximately 2,300 homes beginning in 2016. Since Tapestry is a master-planned communi­ty, it provides the City of Hesperia with an opportunity to plan long-term and create a community that will sustain it­self and serve as a catalyst for solutions to regional issues. Individual develop­ment projects cannot address traffic, water supply, wastewater treatment or other such improvements. They pay their development impact fees, but it is some time before enough fees are accu­mulated to actually construct improve­ments.

The Specific Plan process allows other public use issues, such as parks, schools and public safety, to be adequately an­ticipated and addressed. The parks dis­trict can identify their future park and recreation needs and identify specific parcels where these improvements can be constructed and can enter into financ­ing plans for these improvements. The same holds true for schools and public safety. The process also allows the city to exert more direct control over design than it can on individual projects.

Master Planned Community 3

The Tapestry Specific Plan includes plans for two mixed-use town centers, eight elementary schools, two middle schools, and two high schools. The project also includes multiple public and civic facilities (like a post office, library branch, fire and police station, etc). These vital parts of infrastructure could only be done within the scope of a master-planned community like Tap­estry.

Why Now is the Time for Tapestry to Succeed

Why now? Because the market is right for development in the High Desert. Prices in the LA basin and in the ar­eas down the hill have reached levels that put home owner­ship out of reach for young families. The population continues to grow and the High Desert is the logical place to go to find a high-quality, afford­able place to live. We firmly believe that if we can build Tapes­try, Hesperia will become a preferred location for the continued job growth that is taking place in Southern Califor­nia and that Tapestry will be a vibrant community for many years to come.

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