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HomeMy WebLinkAboutPZ - Narrative RHEES 499 Main Street RUBY Boise,ID 83702 PUiMAX (208)343-2931 www.taoidaho.com THE ARCHITECTS OFFICE Date: October 24,2025 To: City of Meridian Community Development Department Planning Division 33 E. Broadway,Ave. Meridian,Idaho 83642 Project: Rolling Hill Mixed-Use Flats Job No. 25-608 Subject: Annexation and Rezone Application Narrative v2 From: David Ruby,AIA Dear Staff, The following is an updated project narrative in response to the City's initial comments on our original application for the Rolling Hill development. This report will begin by addressing the staff concerns directly. Following that,the previous narrative has been revised to reflect the significant changes made to better align the project with the City's goals. Staff Concerns: 1. Connectivity with the future collector roadway and surrounding area for both vehicle and pedestrian circulation. It is clear from discussions with the City and ACHD that the future east-west collector road is a high priority for both agencies. However, since this roadway is currently planned entirely outside of our project's property, we are reliant on those agencies to determine the schedule. Despite this, we strongly believe that our project can be successful in the interim. To support this,we have provided a new Mobility Plan illustrating the various connections available both now and in the future. It is also important to note that this development borders Overland Road for nearly 650 linear feet. With only 184 living units, we remain well below the International Fire Code threshold of 201 units, which would otherwise require a second point of access for multi-family developments. Additionally, this mixed-use development features a direct pedestrian and bicycle connection to the Eagle View development to the north, providing easy access to jobs, entertainment,and restaurants. 2. Increase in living units compared to the previous application. The previous development application, which included 154 living units across both vertically integrated and multi-family buildings, was supported by the City staff. That proposal did not include the central 1.08-acre parcel, but our new application now includes it. Our initial application proposed 200 units, however, in response to staff feedback, we have reduced that number to 184 units. The previous application was supported at a gross density of 26.1 dwelling units per acre. We are now requesting support for a similar density, 26.4 dwelling units per acre, reflecting a modest increase that accounts for the inclusion of the additional parcel. RHEES 499 Main Street RUBY Boise,ID 83702 PUiMAX (208)343-2931 www.taoidaho.com THE ARCHITECTS OFFICE 3. Integration with surrounding properties. The design of this vertically integrated development presents unique challenges that differ from those of a purely multi-family project. Mainly, it is imperative to distinguish between the residential and non-residential uses, while ensuring that both are designed for long-term success in their respective functions. Following discussions with the City staff, we reorganized the non-residential areas, moving them from the interior of the site to the outer corners. This shift allows for a large, centralized resident amenity, clearly separated from the non-residential areas. These corner areas have been redesigned to the structures, creating a distinctly commercial aesthetic that offers intuitive identification for the public. These commercial areas now benefit from the increased visibility, with frontage along Overland Road, View Circle, Rolling Hill Drive, and the future collector road planned along the northeast and east side of the site. 4. Parking allocation between residential and non-residential uses and having adequate parking for specific uses. With the reorganization of the non-residential components on the site, we have also developed a clear strategy for parking allocation. Non-residential parking will be located directly adjacent to the non-residential areas and will be signed with painted markings and/or signage as reserved. Extra parking spaces will be identified as flex spaces for use by either residential or non-residential users. A parking exhibit has been provided to illustrate the intended layout and locations. 5. Timing of the development relative to the collector roadway construction, and single point of access for 200 units and over 32,000 square feet of non-residential space. In response to City staff concerns, we have reduced the unit count and the amount of non- residential space to help address the potential traffic and access issues. The current proposal includes 184 residential units and 18,226 square feet of non-residential space. This is a reduction of 14 units and almost 14,000 square feet of non-residential space. We believe this scaled-back approach better aligns with the existing infrastructure conditions and eases concerns related to the timing of the future collector roadway. It also provides better alignment with the previous development application,which obtained staff approval. Project Summary Rolling Hill is a vertically integrated development spanning 6.97 acres, featuring 184 residential units (reduced from 200)across four multi-story,mixed-use buildings(previously five buildings). These buildings will combine residential and non-residential uses,thoughtfully integrated with open spaces to enhance livability,create buffers,and provide recreational opportunities. The proposed gross residential density is 26.4 dwelling units per acre(184 units/6.97 acres), down from the previously proposed 28.69 units per acre. The site layout includes common areas that create a transitional buffer to the adjacent neighborhoods,to mitigate sound from the nearby transit corridor while offering a variety of active and passive recreational amenities. Each residential unit will feature a private outdoor space of at least 50 square feet, such as a patio or a deck. RHEES 499 Main Street RUBY Boise,ID 83702 PUiMAX (208)343-2931 www.taoidaho.com THE AR(HITE(TS OFFICE Outdoor plazas will feature a pickleball court, a bocce ball court,a playground,a firepit, community pathways,two separate outdoor BBQs,a pergola, and seating areas. These elements will connect the development internally and to the surrounding properties, ensuring convenient pedestrian and bicycle access to Rolling Hill Drive and Overland Road. The project also provides an additional section of the Cities Five Mile Creek Pathway, an amazing community amenity that connects to the 10' wide bike path and links neighborhoods and open spaces in the city's western and central areas for over 8 miles currently. The development meets the dimensional standards of the C-C zone and complies with the Ada County Highway District(ACHD)requirements for traffic circulation and site access. To promote sustainable transportation and reduce reliance on cars,the new development will provide 90 bicycle parking spaces— far exceeding the required 13—encouraging residents to embrace cycling as an eco-friendly and healthy mode of transport. Our revised proposal also includes a new community building containing an indoor gathering space,management offices, a fitness room,central mail area, a dog wash, and a bike repair area. This is a vertically integrated project,with non-residential uses located on the ground floor. In response to staff feedback,these commercial areas have been moved from the site's interior to its corners,allowing the central portion of the project to be focused on residential amenities. The non-residential areas occur at consistent locations in all four large buildings and wrap the building footprints to create a more distinct commercial presence. This layout promotes a live-work environment that supports local employment opportunities,reduces commute times,and fosters walkability with interconnected pedestrian and vehicular networks. Few developments in the Treasure Valley offer such a high level of integrated land use. The shared open spaces align with Meridian's vision for vibrant,mixed-use communities. By integrating residential and commercial uses into a single structure,the project helps reduce the traffic impacts,as a resident can live, work, and access services without leaving the site. In the future,as the single-family sites between our project and the Eagle View project transition,the entire area will function as one of the region's best examples of how dynamic a successful mixed-use area can be. Our design team has carefully reviewed feedback from past proposals and concerns from neighbors, city staff,the Planning and Zoning Commissions,and the City Council. This current plan is a direct response to the feedback received and the key changes include: • securing the central parcel that was missing in the previous application. The site is now a full contiguous development with no county enclave, • lowering buildings heights near existing single-family neighborhoods,and • creating a single point of access at initial build-out to avoid the need to cross Five Mile Creek or use View Circle and,therefore,minimizing traffic impacts on our northern neighbors. This project supports the ongoing growth in the area,providing diverse housing options to meet demand and supporting commercial development along key corridors such as Overland Road. The project will create local job opportunities and help ensure residents have access to goods and services within walking distance. RHEES 499 Main Street RUBY Boise,ID 83702 PUiMAX (208)343-2931 www.taoidaho.com THE ARCHITECTS OFFICE Background The project site is located on the Northeast corner of Overland Drive and Rolling Hill Drive, east of Eagle Road in Meridian, Idaho. The project includes five parcels (Parcel No's R7555000032; R7555000041; R7555000050; R7555000015; R755500002) totaling approximately 6.97 acres. These properties are currently zoned R-1 (residential)in Ada County and lie within the City of Meridian's Area of Impact. The Comprehensive Plan Future Land Use Map designation is Mixed Use Regional (MU-R). The project will access existing public roadways, with public utilities (water and sewer) available adjacent to the site. The site is situated on Rolling Hill Drive and E. Overland Rd,between Eagle Road and S. Cloverdale. A meeting with the neighborhood was held on July 28th, 2025, at 6 PM MDT on the project site, and provided an opportunity for neighbors to engage with the project team and learn about the proposed development and associated applications. This meeting fostered meaningful dialogue and has already provided valuable insights. We have been and will continue maintaining open lines of communication with neighbors throughout this design and entitlement process, providing updates and soliciting input as the project evolves. We anticipate holding another meeting on site within the next few weeks to show the neighbors the latest iteration of the proposed design. 0 0 ° I• 0 Figure I—Aerial map showing highlighted subject site Annexation and Zoning The subject properties lie within the City of Meridian's Area of Impact,with pathways to annexation available from the west and south(Figure 2). The applicant proposes to annex and rezone the property to C-C (Community Business District), consistent with the Mixed-Use Regional(MU-R) designation, supporting orderly development and growth as outlined in the City's Comprehensive Plan. OL 499 Main Street RHEES RHRY Boise,ID 83702 'vu;hux (208)343-2931 www.taoidaho.com THE ARCH ITECTS0FFICE IEW C1R_-.-_,,,,' �- • rr....a w■—�. - - ------------ r r ` E 4YERLAND RD W5 Figure 2—Zoning Map Comprehensive Plan The Comprehensive Plan notes that future land use designations are not parcel-specific but focus on"key areas".When assessed alongside surrounding MU-R properties,Rolling Hill meets the goals of the Comprehensive Plan. The Plan encourages"innovative and flexible designs"in highly visible or transitioning areas like this site,which is surrounded by Commercial General(CG)zoning to the west,R- 40 residential to the north, and R-1 (County),R-15, and R-8 zoning to the south. The vertically integrated design aligns with the City's mixed-use development principles in the following ways: • The project provides residential and commercial land uses, in addition to public-accessible open spaces and multi-use plazas. • It offers functional integration through pathways connecting to adjacent commercial and residential areas. • It incorporates innovative design with vertical mixed-use buildings, balancing existing and future development patterns. • It features interconnected pedestrian networks, supporting walkability, and access to transit facilities,which are located within one-third of a mile east and west. • It utilizes Five Mile Creek as a natural buffer to transition from dissimilar land uses (single family residences). Mixed Use-General Uses The proposed development adheres to the City's mixed-use principles, creating a neighborhood sense of place through the following: • Land Uses: Residential(184 units)and non-residential(potential tenants listed below). Due to the site's 6.97-acre size, only two land uses are proposed,which are permissible on a case-by-case RHEES 499 Main Street RUBY Boise,ID 83702 PUiMAX (208)343-2931 www.taoidaho.com THE ARCHITECTS OFFICE basis per the Comprehensive Plan. Future development of adjacent parcels could incorporate additional uses, such as additional commercial and residential space. • Transitional Design: A linear landscaped buffer along the northern boundary,Five Mile Creek, provides visual and sound buffering from single-family residences. Building heights and locations are strategically designed to transition from adjacent low-density residences. • Public Spaces: The project includes 53,000 square feet of open space,with active areas including a pickleball court,a bocce ball court,a playground,a firepit,two outdoor BBQs,a pergola, seating areas, and passive spaces including a dog run and a linear green space along Five Mile Creek's Five Mile Creek Pathway, designed to enhance community engagement and promote vehicle free travel. In addition to the original amenities,the new design includes a standalone community building for the residents that includes a fitness center,community room, leasing office,bike repair station, centralized mail location, and dog wash station. The larger outdoor area is located north of the community building,fronting the Five Mile Creek greenspace and a smaller outdoor area is located between the two buildings along Overland Road. • Connectivity: Pedestrian pathways connect to surrounding commercial and residential uses,with vehicle access designed to minimize reliance on arterial streets. In addition to internal sidewalks and pathways,we have provided a loop around the entire perimeter of the development intended to be used as a walking path which totals nearly .5 mile per loop. Anew mobility plan has been provided which highlights how various modes of transportation function on this site and with the surrounding area. As the area develops beyond what is there today,these opportunities and connections will become exponentially larger. • Transit Access: The site is within one-third of a mile from the bus stops at Overland Road and Eagle Road, supporting alternative transportation modes. Mixed Use-Regional Designation Uses The purpose of this designation is to provide a mix of employment,retail,residential, and public uses near major arterial intersections. The subject properties lie within a much broader mixed-use development, and this small area complies with cities MU-R guidelines: • Residential uses in the broader area comprise between 10% and 30%of the development area. For the subject property,residential uses are provided at a gross density of 26.7 units/acre, balancing out the much lower densities in the much larger Top Golf development to the north. • Located less than one-third of a mile away from Idaho State Highway 55,the site offers exceptional connectivity,positioning it as a strategic hub for accessing key employment centers such as St. Lukes Regional Medical Center,The State of Idaho's Chinden Campus,the State Capital in downtown Boise,Micron,and Mountain Home Airforce Base. In addition,the site is located just 800 feet south of the Eagle View development,providing close access to employment, and entertainment options. • The vertically integrated design optimizes land use by combining mixed-use within a compact footprint. This directly supports the Comprehensive Plan's vision for higher-density development along major corridors like Overland Road. This approach not only enhances spatial efficiency but also fosters a more walkable,vibrant community. RHEES 499 Main Street RUBY Boise,ID 83702 PUiMAX (208)343-2931 www.taoidaho.com THE ARCHITECTS OFFICE Transitional Design with Building Heights and Locations To ensure compatibility with single-family residences to the north and west, Rolling Hill employs strategic building heights and location planning: • Northern Boundary(adjacent to Five Mile Creek and single-family residences): Buildings along the northern edge (Buildings A&B) are limited to 2-3 stories(approximately 25-35 feet)to minimize visual and physical impact on adjacent low-density homes. The building facade facing the neighboring single-family homes to the north is limited to two stories. These lower-height structures are set back approximately 35 feet from the northern property line, complemented by a landscaped buffer with native trees and shrubs to enhance privacy and reduce noise. The Five Mile Creek further amplifies this transition, acting as a natural barrier. • Southern Boundary: Buildings transition from 2-3 stories along the northern edge to 4 stories (approximately 50 feet tall)toward the southern portions of the site(Buildings C&D). This gradual height increase creates a stepped profile, softening the transition from lower-density residences to the higher-density core of the project near the busy roadway. The taller buildings are concentrated near Overland Road,where commercial activity and traffic are more prominent. This aligns with the MU-R designation's focus of higher-density development along major corridors. These buildings incorporate public spaces(e.g. ground floor plazas)with the community while maintaining a distinct urban character. • The height and location strategy ensures a gradual transition in scale,preserving the neighborhood feel of adjacent single-family areas while introducing a vibrant,mixed-use development. Site Plan The development features four(previously five)multi-story vertically integrated buildings with 184 (previously 200)multi-family units designed to foster a sense of community through design-forward, regionally inspired architecture. Vertically integrated projects require mixed-use non-residential spaces to help create vibrant developments that combine residential,commercial,and sometimes office spaces within a single site. They help create sustainable,walkable,and diverse micro-communities. While the four buildings are located around the perimeter of the site,the non-residential areas are all located on the outer corners of the site,maintaining the central zone of the entire site for the residents of the units above. This not only creates a logical commercial micro-zone,but it allows a mix of activity spaces for both residential and non-residential users. Building materials include high-quality,varied finishes with broken planes and fenestrations to create visual interest and complement the surrounding neighborhood. With the redesign,the buildings have been modified to further enhance the commercial nature of the corner zones at the ends of the site. Commercial style parapet walls along with smooth panel siding now contrast the residential scale materials used elsewhere on the buildings. The commercial styling not only exists on the ground floors where the non-residential uses exist but is reflected in the entire vertical facades of the buildings in those areas. See the exterior elevations and Figure 3 for reference. RHEES 499 Main Street RUBY Boise,ID 83702 PUiMAX (208)343-2931 www.taoidaho.com THE ARCHITECTS OFFICE ---------------------- FUTIR&COLLECTOPHIMOMY----------- ------------------- p: ----------- C C C UNIn --------------- its 9 F.9 ­1------------------ --- - -------- -- ---- ---- -- - - ---------------- ----------- --------- ------------ Figure 3—Site Plan highlighting non-residential areas Surrounding Properties The site is surrounded by R-1 (County),R-8,R-15,R-40, and CG zoning. Commercial properties including offices,restaurants, and a hotel lie to the west and southwest at Eagle Road and Overland Drive. The Silver Ridge Apartments is a high-density residential project(112 units)directly across Overland Drive to the south. A few single-family residences remain along Rolling Hill Drive,though restrictive covenants limiting development to single-family use were removed in 2005 for this site and adjacent properties. The long-term uses for this area are not single-family residential,and this development is geared to enhance and support the coming commercial,office,and residential uses in the region. Street Connectivity and Transportation The development will be accessed from Rolling Hill Drive,with future access through an extension of S. Movado Way via the adjacent eastern parcel(S 111643 8903), once developed. Public street frontage improvements will be constructed along Rolling Hill Drive and Overland Road. A traffic study was deemed to be unnecessary by ACHD. Bus stops are located within one-third of a mile at Overland Road and Eagle Road,and at Overland Road and S. Cloverdale. The revised site plan now shows an example of what the site could look like once the collector roadway is constructed on the north and east sides of the site. RHEES 499 Main Street RUBY Boise,ID 83702 PUiMAX (208)343-2931 www.taoidaho.com THE AR(HITE(TS OFFICE Parking The project provides 332 parking stalls, exceeding the City of Meridian's requirement of 281 stalls for a vertically integrated development by 51 spaces. The revised plan now also clearly identifies reserved parking for the non-residential spaces by utilizing painted markings and signage. Community building parking is all self-contained, directly in front of the building. The residential spaces will be identified as reserved,and the remaining spaces will be flex spaces to accommodate fluctuations in either residential visitors or non-residential customers. See Parking exhibit. Approximately 14 bike parking spaces are required for the development per the vertically integrated requirements.We are proposing 90 bike parking spaces,taking full advantage of the adjacent opportunities and connections to nearby work, entertainment, and leisure opportunities. --------------------------------- -------------- FFfTHfiEG06i{fiTOR-ROA9WAV--- --• _ ----------------- -.--------•-------•----- — — — — — — -------•—•-----..— �---------- -------------- 'i ' I L I a? a z s I ggg$ ------- i I I I I Ht ..-.-. ooav i i i a o o I o © a I �•� u o Cl 0 U - : I ' '' nm ,om f OVERLAND ROAD Figure 4—Site Plan depicting various classes of parking throughout the site Pathways The pedestrian network includes the following: • 5' attached sidewalk along Rolling Hill Drive and 10' detached sidewalk along Overland Road. RHEES 499 Main Street RUBY Boise,ID 83702 PUiMAX (208)343-2931 www.taoidaho.com THE AR(HITE(TS OFFICE • 5' to 7' internal sidewalks connecting buildings to common areas and external sidewalks, including a north south sidewalk that bisects the site in half approximately. This north-south connection has been widened to 10 feet and will be constructed of concrete to clearly prioritize the pedestrian circulation route making it safer for residents. • 10' meandering east-west pathway along Five Mile Creek, enhancing scenic access and connectivity to local commercial facilities and allowing ample access to the linear green space. Our revised drawings now include illustrations to show this path continuing to the west and across the future collector road to the east and along Five Mile Creek. EAGLE VIEW t M � � R 1 R rtX ' Figure 5—Site Plan highlighting onsite and offsite pedestrian and bicycle connectivity to the surrounding area • 5' pathway running along the eastern edge of the site,which allows a continuous nearly half-mile loop around the entire site. • An approximate 0.5-mile loop around the property,which is intended as a walking path. Common Areas,Open Space&Amenities While no common open space is technically required for vertically integrated projects,we propose to provide over 53,000 square feet of outdoor open space,featuring both active and passive outdoor areas. The project owner will maintain these common areas, ensuring long-term access for residents. Along with the goals of the vertically integrated use type,the non-residential components of Rolling Hill are envisioned as amenities for both onsite residents and the surrounding community. RHEES 499 Main Street RUBY Boise,ID 83702 PUiMAX (208)343-2931 www.taoidaho.com THE ARCHITECTS OFFICE Rather than relying on traditional high-visibility retail formats,the project will accommodate a vibrant mix of inward-facing or low-visibility commercial spaces. These businesses are well-suited for modern operating models that emphasize online bookings,referrals,and appointment-based services,rather than walk-in traffic or prominent signage. This approach supports emerging small business and entrepreneurial ventures. Potential non-residential uses may comprise uses such as: 1. Wellness& Personal Care Studios Massage therapy Esthetician and skincare services Acupuncture or chiropractic care Float tank or infrared sauna studios 2. Boutique Fitness& Coaching Spaces Private personal training studios Yoga,barre,or Pilates(by appointment) Online wellness brands with a local presence 3. Mental Health& Therapy Providers Licensed counselors and psychologists Parenting workshops or support groups 4. Private Salon Suites/Studio Rentals Hair stylists, lash artists,and estheticians Individual pods for independent professionals Ideal for repeat clients with minimal walk-in traffic 5. Pet Grooming or Wash Stations Groomers operating by appointment Optional: resident-accessible self-wash stations Availability of Services Public services,including water and sewer via Overland Road,are sufficient. A new pressurized irrigation system will serve the project and be managed by the property management company. The site is within the 100-year floodplain, so the site and building elevations will be designed accordingly. Stormwater will be collected,managed, and retained on-site. Conclusion The requested annexation and C-C zoning for the development aligns seamlessly with the City of Meridian's Comprehensive Plan and Unified Development Code. This project supports orderly development, integrates harmoniously with the Mixed-Use Regional designation,and ensures the provision of adequate public services. By preserving natural features like Five Mile Creek and incorporating innovative design and connectivity,Rolling Hill enhances community welfare and sets a precedent for thoughtful growth. This annexation presents a unique opportunity for the City to expand Meridian's boundaries with a contiguous parcel that strengthens the city's cohesive development and long-term vision. We deeply appreciate the opportunity to present this application to the City of Meridian Planning and Zoning Commission and City Council. RHEES 499 Main Street RUBY Boise,ID 83702 PUiMAX (208)343-2931 www.taoidaho.com THE AR(HITE(TS OFFICE Thank you for your consideration, and please feel free to call with any questions or concerns,208-639- 6406. Sincerely, r,,- David Ruby,AIA The Architects Office,PLLC