HomeMy WebLinkAboutPZ - Applicant Presentation for 3-5ROLLING HILL
City of Meridian Planning and Zoning
March 5, 2026
Professional Team:
TAO, The Architects Office –Architect (Boise, ID)
KM Engineering –Civil Engineer (Boise, ID)
Stack Rock Group –Landscape Architect (Boise, ID)
Wright Brothers Construction –General Contractor (Eagle, ID)
Commercial Northwest –Property Management (Boise, ID)
Green Mountain Resources and Planning –Planning (Star, ID)
2023
Process Began
2024
October 2024 Hearing
2025
Assess and Improve
2026
Application to Meridian
22
History of Rolling Hill Development
Rolling Hill Project Timeline
Area of Annexation
3
184 Units
18,226 SF Non-Residential (17,643 SF
required)
332 Parking Spaces (272 spaces required)
90 Bicycle Spaces (14 spaces required)
Community Building/Clubhouse
53,000 SF of Open Space (0 SF required)
Exterior Amenities: Pickleball Court,
Outdoor Seating, Pergola, Firepit,
Outdoor Kitchen, Lawn Areas,
Playground, Bike Repair Station, Dog Run,
Community Pathway
Promotes Live-Work Environment
Located within 1/3 of a mile from bus
stops at Overland Road and Eagle Road
Current Rolling Hill Development
Current Parking Plan: Red –Non-Residential; Green –
Residential; Yellow –Flexible; Blue –Operations/New Tenants
Denial of 2024 Rolling Hill Project
Primary reasons for the 2024
Planning and Zoning
recommendation of denial:
County Enclave in the Center
of the Site
Building Height Transition to
Surrounding Single Family
Homes
Previous Site Plan
Inclusion of County Enclave
Overview of Changes Since 2024
Updated Site Plan: Parcel IncludedPrevious Site Plan: Missing Parcel
Building Height Transitions
Overview of Changes Since 2024
Updated Site Plan: Building HeightsPrevious Site Plan: Building Heights
1-story
2-stories
3-stories
4-stories
Line of Sight Study conducted
for neighbors
270’ from front of home to edge
of building –nearly the length
of a football field
20’ height of roof from 270’
away
Sight Line Study
Building Height Transitions
Overview of Changes Since 2024
Northern single-family neighbors
requested more visual privacy between
them and the proposed building. In
response, additional fast-growing
evergreen trees were added at the
northern edge of property.
More open space was added for active
and passive recreation.
A Shade Study was completed for
neighbors which resolved concerns over
the proposed buildings shading
neighboring properties.
Overview of Changes Since 2024
Transitional Landscaping
Updated Area 1 Landscape Plan
9
Staff Concern #1 –Landscape Buffer East of Site
Movado’s extension onto
private property was an
oversight and should have
been planned for Rolling Hill
Drive.
Team has attempted to
engage with Corey Barton
Homes, which owns the parcel
to the east, regarding the
potential purchase or
partnership of the landscape
buffer; however, the Owner is
not interested in pursuing any
agreement.
The buffer is insignificant from
a planning perspective; width
decreases from approx. 40’ on
the south end to 5’ on the
north end. Additional open
space is not bad.Landscape Buffer Diagram
10
Staff Concern #2 –Movado Way
Collector road (Movado Way)
has not been constructed and
is on private property.
Applicant over years has
exhausted all efforts to
purchase, joint venture, or
work together with the
eastern neighbor for the
Movado Way extension.
The proposed subject
development is planned for
connection to Movado Way
once built.
ACHD and FD had/have no
issue with the 2024
Proposed Project nor this
2026 Proposed Project.
They find it acceptable to
ingress and egress off only
Rolling Hill Drive.
Future Movado Way Diagram
1111
A denial of this project limits the subject
property owners and numerous surrounding
property owners to effectively one buyer,
Corey Barton Homes.
A denial prevents a free and open market to
exist, which will, in principal, drive property
value downwards.
A denial consolidates control of access and
development timing to a single developer,
Corey Barton Homes.
Annexation is contiguous and within the
City’s designated path of growth:
Conforms to the Comprehensive Plan.
Provides a unified, coordinated plan
across multiple parcels.
Expands needed market-rate housing
near transit, commercial, and
employment centers.
Property Rights
City of Meridian Future Land Use Map
12
2026 Developments & Projects
Approved in the Area by P&Z
Revolution Concert House
(470 yards from site)
St. George (2 acres mixed-use
development)
Continued growth of Eagle View
Landing, Silverstone and El Dorado
+ more
2026 City of Meridian Approved Developments
Timing and Integration to Greater Plans
Market and Timing
13
Costar Meridian Market Report
Vacancy rate within 1-mile radius is
steady at <5%.
Meridian leads region in net absorption
with 819 units leased in 2025.
Decrease in project deliveries over
the last 18 months causing demand
to rise.
Number of units under construction
results in low future supply.
Summary + Conclusion
14
Our team firmly believes the time is right for
the Proposed Project to be approved. We have
invested significant effort into refining and
resubmitting a comprehensive plan and
development framework that supports a
successful, well-structured project in this
rapidly growing transitional area. This is a
thoughtful and good project for the City of
Meridian.
Thank you
Rolling Hill Project Team