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CC - Commission Recommendation and Department Report for 4-28
COMMUNITY DEVELOPMENT C��fEPIDIAN*,, DEPARTMENT REPORT HEARING 4/28/2026 legend DATE: Project Locationw; TO: Mayor& City Council Area of Impact = City Limits FROM: Nick Napoli,Associate Planner O Analysis 208-884-5533 ' nnapoli@meridiancity.org APPLICANT: David Ruby - SUBJECT: H-2025-0040 Rolling Hills LOCATION: 1560 Rolling Hill Drive(Parcel# R7555000032) 1520 Rolling Hill Drive ® ��` (Parcel#R7555000041) 1480 Rolling "w Hill Drive(Parcel#R7555000050),4270 L� 1+R E. Overland Drive(Parcel #R7555000015)and Parcel #R7555000025,4240 E. Overland Road (Parcel#R7555000022) I. PROJECT OVERVIEW A. Summary Annexation of 8.16 acres of land with the C-C zoning to construct 184 vertically integrated residential units and 18,226 square feet of commercial space across four(4)buildings. B. Issues/Waivers - While staff supports the proposed land uses within the broader mixed-use regional area, concerns remain regarding project timing and integration. The primary issue is that the collector roadway has not yet been constructed,and no timeline or contribution for its completion has been provided.As a result, all traffic would be routed onto Rolling Hill Drive,a local street lacking curbs,gutters, sidewalks,and a signalized intersection at Overland Road. The Planning and Zoning Commission and City Council should carefully consider whether the project's timing is appropriate in the absence of the collector roadway. - The applicant has attempted to address the transition to the northern county residences; however,staff has concerns that the proposed transition does not change the massing of the buildings.The applicant has proposed elevations for buildings A and B that are three(3) stories facing the interior of the site and two(2)stories facing the north.However,the roof height for the buildings remains the same from both perspectives,which is approximately forty-three(43) feet in height. The previous application had buildings that were four(4)stories in height with an approximate height of forty-five(45)feet. The Planning and Zoning Commission and City Council City of Meridian I Department Report I. Project Overview should carefully consider whether the applicant proposal to address the transition to the north is adequate. - The MU-R designation emphasizes community building and enhanced functionality throughout the area.However,the current design raises concerns about its lack of connection to the adjacent property to the east.Instead of fostering continuity,the proposed layout appears to create a physical and functional barrier between this development and the future collector that could hinder the integration with surrounding property and collector roadway in the future. Staff met with the applicant on multiple occasions to discuss potential solutions to the concerns outlined above.Despite these efforts,staff and the applicant were unable to reach a resolution that would positively impact the project and the surrounding area. However,the applicant did make significant revisions to address staffs concerns regarding the lack of open space and amenities by substantially enhancing the project's quality-of-life elements. C. Recommendation Staff. Denial Commission: Denial D. Decision City Council: Pending City of Meridian I Department Report I. Project Overview I1. COMMUNITY METRICS Table 1: Land Use Description Details Map Ref. Existing Land Use(s) Single-family Residential and Vacant land - Proposed Land Use(s) Vertically Integrated Residential - Existing Zoning Estate Residential(Rl) VII.A.2 Proposed Zoning Community Business District(C-C) Adopted FLUM Designation Mixed Use-Regional(MU-R) VII.A.3 Table 2: Process Facts Description Details Preapplication Meeting date 7/15/2025 Neighborhood Meeting 7/21/2025 Site posting date 3/26/2026 Table 3: Community Metrics Agency/Element Description/Issue Reference Ada County Highway District IV.E • Comments Received Yes; Staff Report - • Commission Action Required No - • Access One access is proposed via S.Rolling Hill Drive/Local - (existing)via Overland Road from the west;One access is proposed via the future collector to be built(extension of Movado Way)from the east. • Traffic Level of Service Overland Road(Arterial):Better than"E" - ITD Comments Received Yes;No comment Meridian Public Works Wastewater • Distance to Mainline Available at Site • Impacts or Concerns See Public Works Site Specific Conditions Meridian Public Works Water IV.B • Distance to Mainline Available at Site • Impacts or Concerns None School District(s) West Ada School District IV.D • Capacity of Schools Pepper Ridge Elementary: 575 - Lewis and Clark Middle: 1000 Centennial High: 1900 • Number of Students Enrolled Pepper Ridge Elementary:482 - Lewis and Clark Middle: 863 Centennial High: 1704 Note: See section IV. City/Agency Comments&Conditions for comments received or see the public record. Paste this link into the browser for access: https://weblink.meridiancity.org/WebLinkBrowse.aspx?id=413060&dbid=0&repo=MeridianCity City of Meridian I Department Report II. Community Metrics Figure 1: One-Mile Radius Existing Condition Metrics Reference Parcel:R7555000050 Date Retrieved:2026/2/26 Parcel Count Parcel Acreage Infiii Indicator: 133 Surrounding Area 191 1O 7 ,p Notcty ® City Limits 1,486 932.2 ■ Not City Household Household& Population Growth Households 02020 Population Change:21.5°I° Population ■Growth (Household and Population Change since 2010 Decennial) 5,000 10,000 15,000 Use Types Residential Addresses All Addresses ■ Single-family 18% 3496 ii Multi-family 66 ® Commercial Preliminary Plats (last 5-years) Conditional Use Permit(last 5-years) Proposed Proposed Pending Pending Approved Approved 0 400000 800000 0 50000 100000 150000 ■ Single-family ® Multi-family City of Meridian I Department Report II. Community Metrics 2.00 500 Single-family h Residential a 1.50 �.a Parcel Diversity y 1.00 U 0 Parcel Count En 0.50 L 46 � �10.24. GA a Average Acres 0.00 0:00 0 R-2 R-4 R-8 R-15 Average Single-family Density by Zoning Average 15.00 i Residential Net Density Q 10.00 9.70 p 5.00 04.23 05.97 6.12 0.00a.aa Dwelling Units I Acre R-2 R-4 R-8 R-15 Figure 2:ACHD Summary Metrics 0 Overland Existing Lanes © Planned Lanes Existing Level of S)�e:r:v:ic:e::jE_ Notable • Comments V/ Q (Primary roadway impact Programmed IFYP Programmed CIP Notes: See Error! Reference source not found.. Error!Reference source not found.. Figure 3: Service Impact Summary ImpactService • • 0 0 0 0 0 0 Marginal 0 0 Caution 0 0 0 lb C:p �'eC.0 °°\ °o\O ate Q City of Meridian I Department Report II. Community Metrics III. STAFF ANALYSIS Comprehensive Plan and Unified Development Code(UDC) A. General Overview The Future Land Use Map(FLUM)contained in the Comprehensive Plan designates this property as Mixed Use—Regional(MU-R). The purpose of the MU-R designation is to provide a mix of employment,retail,and residential dwellings and public uses near major arterial intersections. The intent is to integrate a variety of uses together,including residential, and to avoid predominantly single-use developments such as a regional retail center with only restaurants and other commercial uses. Developments should be anchored by uses that have a regional draw with the appropriate supporting uses. The developments are encouraged to be designed consistently with the conceptual MU-R plan. The site is currently surrounded by R1 and RUT residential county properties to the north,east,and west,with a single-family residents remaining along Rolling Hill Drive&E.View Circle. Additionally, commercial space is located at the north end of Rolling Hill Drive, including a Top Golf facility, offices,restaurants, and Eagle View Apartments comprising 396 units. To the south, directly across Overland Road are Silverstone Apartments consisting of 112 residential units, and Movado Village Apartments consisting of 60 residential units. Furthermore,the property on the northwest corner of Rolling Hill Drive and Overland(abutting this project)is an active commercial roofing company located in the C-G zoning district. The Applicant proposes to develop the site with four(4)vertically integrated residential buildings,which include 18,226 square feet of non-residential space and 184 dwelling units. The proposed non-residential space exceeds the 10%required in the UDC and is designed to offer employment and service opportunities for residents in the development and surrounding area.According to the applicant's narrative, future tenants in the non-residential spaces include gyms,personal and professional services, and offices. To comply with the MU-R designation the project should demonstrate thoughtful integration with surrounding properties by providing a balanced mix of residential, commercial,and recreational uses that align with the region's broader development goals. The MU-R designation emphasizes community building and enhanced functionality throughout the area.However,the current design raises concerns about its lack of connection to the adjacent property to the east.Instead of fostering continuity,the proposed layout appears to create a physical and functional barrier between this development and the future collector that could hinder the integration with surrounding property and collector. This limited connectivity may disrupt infrastructure coordination,constrain cohesive land use planning, and further isolate the nearby county enclave from the region's overall growth. Additionally, staff has concerns regarding the timing of this project relative to the planned collector roadway.As proposed,the collector roadway would be constructed almost entirely on the neighboring property to the east,potentially shifting the full cost burden onto that developer. Staff has talked with the applicant about helping be part of the solution by building a portion of the collector but was ultimately unsuccessful in this effort. Staff is also concerned that,if this project proceeds before the collector roadway is in place,traffic will be diverted onto Rolling Hill Drive,a local street that does not have curb, gutter,sidewalk, and a signalized intersection at Overland Road. While staff supports the overall concept plan,the timing of development in City of Meridian I Department Report III. Staff Analysis relation to the collector roadway remains a significant issue. Additionally,with approximately 560 multi-family units already in the vicinity, the Commission and Council should assess whether more high-density housing is truly needed in this location. Comprehensive Plan Policies: •"A mixed-use project should include at least three types of land uses. Exceptions may be granted for smaller sites on a case-by-case basis. This land use is not intended for high density residential development alone." The proposed development includes a vertically integrated residential project which will add to the variety of uses in the larger MU-R designated area to the north and south consisting of office, retail, entertainment, restaurants, hotel uses, and multi- family residential. As this area, continues to redevelop, staff will monitor the land uses and plan accordingly to ensure the Mixed-Use Regional vision is upheld. It is also important to note that the immediate area has approximately 560 multi family units already constructed in the area. •"In developments where multiple commercial and/or office buildings are proposed, the buildings should be arranged to create some form of common,usable area, such as a plaza green space." The site plan depicts a common open space area and plaza area adjacent to Buildings A, B, C, and D. Several of the plazas are standalone for that building while there is a central open space that can be used by both residential and commercial users. -"The site plan should depict a transitional use and/or landscaped buffering between commercial and existing low-or medium-density residential development." There are vertically integrated uses proposed on this site, which is adjacent to existing Ada County residential properties. The applicant tried to address the transition from Buildings A and B to the county residences by making the fa(ade facing the single family residential two (2)stories instead of three (3). However, staff has concerns with the approach proposed due to the roof line remaining the same height as the three (3)story building facing inwards on the site. This provides a steep roof pitch that does not limit the roofline to the adjacent residential. •"Supportive and proportional public and/or quasi-public spaces and places including but not limited to parks,plazas, outdoor gathering areas,open space, libraries, and schools are expected; outdoor seating areas at restaurants do not count." An outdoor plaza/gathering area and common grass area are depicted on the conceptual development plan between Buildings A and B with ancillary plazas around buildings C and D. •"All mixed-use projects should be directly accessible to neighborhoods within the section by both vehicles and pedestrians." The proposed development would be accessible by vehicle via Overland Road. However, since the planned collector roadway has not yet been constructed and there is no connection to the northern portion of Rolling Hill Drive, this remains the sole access point, creating a concern for staff. Additionally, while pedestrian connectivity is encouraged within this portion of the broader MU-R area,pedestrian access outside the development is currently limited to an attached sidewalk along Overland Road. This limited network does not fully support the level of connectivity and walkability envisioned under the MU-R designation. City of Meridian I Department Report III. Staff Analysis However, Staff notes that approval of this development could initiate the broader redevelopment of the area, ultimately improving connectivity; however, the timing of these improvements remains uncertain. •"Consider incomplete and underserved roadways and timing of necessary roadway improvements in all land use decisions." The timing of the future collector roadway connection with Overland Road and future signal is a major concern from staff. Overland Road has an ultimate buildout to seven (7) lanes which will make the access off of Rolling Hill Drive restricted to a right in right out. Without the collector roadway construction this creates an additional 184 units coming off a local street that has not curb,gutter, sidewalk, and signal. •"Consider ACHD's Master Street Map(MSM), Complete Streets Policy and the Transportation and Land Use Integration Plan in all land use decisions." The future collector roadway in this area is identified on the MSM, and staff worked with the applicant to explore potential solutions to enhance connectivity and circulation. However, the applicant indicated that certain options presented challenges, while others were determined to be financially infeasible for the project. As a result, staff concerns regarding traffic and connectivity in the area were not adequately addressed. Table 4: Proiect Overview Description Details History H-2023-0070 was Denied Phasing Plan One(1)Phase Residential Units 184 Vertically Integrated Residential Units Open Space 53,000 Square Feet Amenities Playground,Pickleball Court,Outdoor Kitchen,Bocce Ball Court,Pergola, and Fire Pit. Physical Features Five Mile Creek Acreage 8.16 acres Lots One(1)Lot Density 26.4 units per acre B. History In 2023, an application was submitted for five(5)of the subject six(6)parcels with this application. The applicant was requesting annexation and a conditional use permit for a mix of vertically integrated units and multi-family. In total,they proposed 154 dwelling units across 5.89 acres of land. The application was denied by City Council due to the creation of a county enclave, inadequate transition to surrounding areas, and insufficient integration,particularly with the property to the east. That layout also created a narrow,underutilized strip of land between the future road and the edge of the development. In addition,the City Council discussed vehicular connectivity and traffic. This was a large concern for several members of the City Council. C. Site Development and Use Analysis 1. Existing Structures/Site Improvements (UDC 11-1): The proposed site currently consists of six(6)parcels with five (5) single family homes and several accessory structures. If approved,the applicant shall remove all structures within ninety(90)days of the annexation ordinance being recorded. 2. Proposed Use Analysis (UDC 11-2): The proposed development includes four(4)vertically integrated residential buildings totaling 18,226 square feet of commercial space featuring 184 dwelling units. The vertically City of Meridian I Department Report III. Staff Analysis integrated residential project is a principally permitted use in the C-C(Community Business district)zoning district,in accordance with the Allowed Uses listed in the Commercial Districts Table 11-2A-2. A vertically integrated residential project is subject to the specific use standards in UDC 11-4-3-41. 3. Dimensional Standards (UDC 11-2): The proposed development is required to comply with the dimensional standards listed in UDC Table 11-2B-3 or the C-C zoning district. The proposed development complies with the dimensional standards for the district. 4. Specific Use Standards (UDC 11-4-3): A. A vertically integrated residential project shall be a structure that contains at least two (2) stories. The proposed vertically integrated structures are between two (2) and four(4)stories. B. A minimum of twenty-five(25)percent of the gross floor area of a vertically integrated project shall be residential dwelling units,outdoor patio space on the same floor as a residential unit may count towards this requirement. The proposed vertically integrated residential project exceeds the required twenty-five (25)percent of the gross floor area for each building. C. A minimum of ten(10)percent of the gross floor area of a vertically integrated project shall be used for nonresidential uses as specified in subsection E below. The proposed vertically integrated residential project exceeds the required ten (10) percent of the gross floor area for non-residential in each building. D. The minimum building footprint for a detached vertically integrated residential project shall be two thousand four hundred(2,400) square feet. The proposed vertically integrated residential project exceeds the required 2,400 square feet for each building. E. The allowed nonresidential uses in a vertically integrated project include: arts, entertainment or recreation facility; artist studio; civic, social or fraternal organizations; daycare facility; drinking establishment; education institution; financial institution; healthcare or social assistance; industry, craftsman; laundromat;nursing or residential care facility;personal or professional service;public or quasi-public use; restaurant; retail; or other uses that may be considered through the conditional use permit process. The applicant has indicated the anticipated tenants are personal and professional services, indoor recreation facilities, and other retail businesses. F. None of the required parking shall be located in the front of the structure. None of the required parking is along the Overland frontage. G. A minimum of fifty(50) square feet of private,usable open space shall be provided for each residential dwelling unit. This requirement can be satisfied through porches,patios, decks, and/or enclosed yards. Landscaping,entryway and other accessways shall not count toward this requirement. The Director may consider an alternative design proposal through the alternative compliance provisions as set forth in Section 11-5B-5 of this title. The applicant is meeting the fifty (50)square feet of private usable open space. D. Design Standards Analysis 1. Structure and Site Design Standards (Comp Plan, UDC 11-3A-19): 1. Encourage site design that provides an interconnected network of walkways,pathways, streets, and/or drive aisles that combined promote pedestrian and vehicular mobility within the development and connect to adjacent developments. See analysis below. City of Meridian I Department Report III. Staff Analysis 2. To facilitate the efficient movement of traffic into, out of, and through a site,protect pedestrian and bicycle users, establish an aesthetically consistent street presence and limit the visual impacts of large parking areas on a site. See analysis below. The proposed vertically integrated residential project incorporates an internal network of walkways and micro pathways to connect the buildings with the ten foot multi-use pathways along Overland Road and Five Mile Creek. While these connections do not complete the pathway at this time,future redevelopment of the area will promote enhance mobility and connectivity within the large MU-R area. However, it is important to note that we do not have a timeline for the pathways to be connected to the larger network. The site layout includes a single access point and drive aisles that will provide smooth vehicular movement once the future collector roadway is constructed. In the interim the flow of traffic will be through the single access point that may back up at certain hours of the day. This is a major concern for staff. Parking areas are strategically placed to minimize visual impact, incorporating landscape buffers, trees, and planters that maintain an attractive street presence. Additionally, the Applicant has provided a central pedestrian connection to get all residents to the main clubhouse and amenities. 2. Qualified Open Space &Amenities (Comp Plan, UDC 11-3G): No open space and amenities are required. However, staff had several meetings with the applicant in which they provided approximately 53,000 square feet of open space and amenities in the form of a pickleball court,bocce ball court,playground,firepit,pathways, two barbeque areas, and a pergola with outdoor seating. Staff is supportive of the changes made,however,the timing of the development in relation to the future collector roadway and signal remains a significant concern. 3. Landscaping (UDC 11-3B): i. Landscape buffers along streets A thirty-five(35) foot wide street buffer is required along Overland Road, an entry way corridor. The landscaping within this buffer is required to be installed per UDC 11-3B. The proposed landscape plan meets this requirement. However, the vegetation coverage appears to be below the 70%required at maturity.If approved, these calculations shall be submitted with the certificate ofzoning compliance application. ii. Parking lot landscaping Landscaping is required to be provided along all parking areas per the standards listed in UDC 11-3B-8. The proposed landscape appears to meet the minimum requirements. However, the applicant did not dimension specific sidewalk and planters to confirm compliance with overhang requirements. iii. Tree preservation Mitigation shall be required for all existing trees four-inch caliper or greater that are removed from the site with equal replacement of the total calipers lost on site up to an amount of one hundred(100)percent replacement(Example: Two(2)ten-inch caliper trees removed may be mitigated with four 5-inch caliper trees, five(5)four-inch caliper trees, or seven(7)three-inch caliper trees).Deciduous specimen trees four-inch caliper or greater may count double towards total calipers lost,when planted at entryways,within common open space, and when used as focal elements in landscape design. iv. Storm integration City of Meridian I Department Report III. Staff Analysis An adequate storm drainage system is required in all developments in accord with the City's adopted standards, specifications and ordinances. Design and construction shall follow best management practice as adopted by the City as set forth in UDC 11-3A-18. In addition,any drainage swales shall meet the requirements listed in UDC 11-313-11. v. Pathway landscaping Landscaping is required to be provided along all pathways per the standards listed in UDC 11-313-12C. The applicant does not meet the pathway landscaping requirements and shall revise their site and landscape plan to reflect compliance with the vegetation coverage standards. 4. Parking (UDC 11-3C): i. Parking analysis Based on the number of bedrooms per unit, a minimum of 225 off-street parking spaces are required for the residential portions of the site. The applicant has provided 228 parking stalls that are reserved for residents,which meets the minimum requirements for parking. In addition to this,the applicant has provided 57 parking spaces that can be used for both residential visitors and commercial customers. The applicant has also designated 10 parking spaces for the community building in the center of the complex. Based on the square footage of the non-residential portion of the site,the applicant has provided 37 parking stalls which meets minimum requirements. In addition to this,the applicant has provided 57 parking spaces that can be used for both residential visitors and commercial customers. The total number of stalls required is 272 spaces and the applicant provided 332 stalls exceeding UDC standards. ii. Bicycle parking analysis A minimum of one(1)bicycle parking space must be provided for every 25 vehicle spaces or portion thereof per UDC 11-3C-6G;bicycle parking facilities are required to comply with the location and design standards listed in UDC 11-3C-5C. The applicant is required to install 13 bicycle parking spaces and is proposing to install 90 bicycle parking spaces, exceeding the UDC requirements. 5. Building Elevations (Comp Plan,Architectural Standards Manual): Goals 5.01.02D and 5.01.02A of the Comprehensive Plan emphasize the importance of building design and landscaping in buffering, screening,beautifying, and integrating commercial,multifamily, and parking areas with existing neighborhoods. The applicant has submitted elevations for the five (5) buildings which do not meet the city of meridian architectural standards. A reason the previous application on this property was denied was due to an inadequate transition to the existing county residences to the north of the development. To address this, the applicant proposed elevations for buildings A and B that are three (3)stories facing the interior of the site and two (2)stories facing the north.However, the roof height for the buildings remains the same from both perspectives, which is approximately forty-three(43) feet in height. The previous application had buildings that were four(4)stories in height with an approximate height offorty-five (45)feet. While staff understands the intent behind the applicant's proposed transition, the overall height of the building has only been lowered two (2)feet in height. The Planning and Zoning Commission and City Council should carefully consider whether the proposed transition is adequate. City of Meridian I Department Report III. Staff Analysis The final design of all buildings must comply with the standards outlined in the Architectural Standards Manual. 6. Fencing (UDC 11-3A-6, 11-3A-7): All fencing is required to comply with the standards listed in UDC 11-3A-7. The applicant did not depict any fencing with this application. E. Transportation Analysis 1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4): Goals 6.01.01 H and 6.01.02B of the Comprehensive Plan emphasize reducing the number of access points onto arterial streets through methods such as cross-access agreements,access management,and frontage or backage roads. These goals also stress the importance of enhancing local and collector street connectivity and incorporating pedestrian access connectors to link subdivisions and promote neighborhood connectivity within the community pathway system. In addition, Goal 6.01.02D emphasizes analyzing incomplete and underserved roadways and timing of necessary roadway improvements will all land use decisions. One full-access driveway is proposed via S. Rolling Hill Drive(local street) off E. Overland Road(arterial roadway). According to ACHD's Staff Report,the Applicant should construct Rolling Hill Drive as 'h of a 36-foot wide local roadway with curb, gutter, and 5-foot wide concrete sidewalk abutting the site. No access is proposed on E. View Circle(future collector roadway). According to ACHD's Staff Report,the Applicant should construct View Circle as '/z of a 36-foot wide residential collector roadway with curb, gutter, and a 10-foot wide pathway as required by the Meridian Pathway Master Plan. One full-access driveway is proposed via the future collector Street(Movado Way). According to ACHD's Staff Report,the Applicant should dedicate right-of way abutting the site's northeast property line to accommodate the future construction of a planned collector roadway. The current proposal provides a single access point to the proposed development via Rolling Hill Drive. This arrangement raises significant concerns for staff, as Overland is planned to be widened to seven(7)lanes,which would limit access on Rolling Hill Drive to right- in/right-out movements only. In addition,there is no established timeline for construction of the future collector roadway. Staff has had multiple discussions with the applicant regarding this concern and has encouraged coordination with adjacent developers to pursue a solution that would help establish a timeline for construction of the collector roadway and a signalized intersection at Overland. The applicant has indicated that they have reached out to the neighboring developer but were unable to engage in substantive discussions regarding coordination efforts or potential property acquisition. In addition, staff explored several potential solutions with the applicant in an effort to address this concern;however,the applicant was either unsuccessful or chose not to pursue certain options due to it not being financially feasible. While staff acknowledge that this presents a challenging situation for the applicant,the collector roadway is critical to providing adequate connectivity for both this development and City of Meridian I Department Report III. Staff Analysis the anticipated redevelopment of the surrounding area. Without clearer information regarding the timing and construction of the collector roadway,there is a risk that it may never be constructed,which would be detrimental to access for this development as well as future developments in the area. As a result, staff finds that the due to timing of the proposed development it is not in the best interest of the city. This concern is the primary basis for the recommendation for denial. 2. Multiuse Pathways (UDC 11-3A-5): Comprehensive Plan policy 4.04.01A ensures that new development and subdivisions connect to the pathway system. UDC 11-3G-5 emphasizes the importance of common open space and amenities being located in areas that maximize pedestrian and bicycle connectivity. The Applicant is proposing to construct an 8-foot wide planter strip with a 10-foot wide multi-use pathway abutting the site on Overland Road consistent with the City's Comprehensive Plan and Ada County Highway Districts Master Street Map and Roadways to Bikeways Master Plan. 3. Sidewalks (UDC 11-3A-17): All sidewalks around buildings and serving public streets shall be a minimum of five(5) feet in width, except if detached sidewalks are provided on local public streets in residential subdivisions,the minimum sidewalk width may be reduced to four(4)feet. All internal sidewalks within the development appear to meet this requirement; however, the Applicant has not included the dimensions of all the sidewalks on the site plan submitted.In addition, the applicant shall depict a five (5)foot sidewalk on the north side of Five Mile Creek. 4. Waterways (Comp Plan, UDC 11-3A-6): Goal 4.05.01D and Goal 6.01.04B of the Comprehensive Plan emphasize the importance of improving and protecting creeks and other natural waterways throughout commercial, industrial and residential areas. Develop and implement agreements with irrigation districts and the Union Pacific Railroad to allow for bike/pedestrian pathways. The Five Mile Creek runs along the north boundary of the site and is proposed to be preserved as a natural amenity in accordance with UDC 11-3A-6. The Applicant prioritizes the preservation of the existing creek by incorporating the creek into the site design as a natural amenity. The Applicant is proposing to protect and enhance Five Mile Creek by adding planters with trees and shrubs, on the southside of the creek.Additionally, the multi- use pathway is proposed to run parallel to the Creek. The Applicant should coordinate with Nampa Meridian Irrigation District(NMID) to ensure that the development adheres to best practices for waterway protection. 5. Pressurized Irrigation(UDC 11-3A-15): Underground pressurized irrigation water is required to be provided as set forth in UDC 11- 3A-15. 6. Storm Drainage (UDC 11-3A-18): The Five Mile Creek bisects the north boundary of this site and is proposed to be left open as an amenity for the development in accord with UDC 11-3A-6. The design and construction shall follow Best Management Practice as adopted by the city. City of Meridian I Department Report 11I. Staff Analysis 7. Utilities (Comp Plan, UDC 11-3A-21): Goal 3.01.01 F of the Comprehensive Plan emphasizes the importance of permitting new development only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City. Connection to City water and sewer services is required in accord with UDC It-3 A-21 and the Comprehensive Plan. IV. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division No conditions of approval, as City staff is recommending denial of the application. City of Meridian I Department Report IV. City/Agency Comments &Conditions B. Meridian Public Works wastewater Dlstartict to Se-wL�r Available at Site Services Sewer Shed • Estimated Project Seeappll{atlon Sewer ERU's • UWERF Deelining Ballalrare + Project Consistent Yes with WW Master PI an/Facility Plan impatts{torraerrtis + See Pubtle Works Slte S cfic Conditions Water + Distance to Water Water Available at Site Services • Pressure Zone + Estimated Project See application Water ERU's UWaterQuality gone Project Consistent Yes with Water Master Plan IrnPactsfC ,terns None- NON-PLAT CO DITFONS PUBLIC.WO RKSDEPn1tTMEN."r 5iie Specific Conditions of Approval I- Any welly thgt will n9t cgntinur Lab,u$ed must l L:pwpe rly abanduned according to ldahu Wcll C'onstniction StandaTds Rulcsadministerod by tht:Idaho Departtncntof;h`atcrRcsourccs (IDWR)-'the Developer,O<wncr.or project Engineer shall provide a staicmcnl addressing whether there arc any existing wells in ilm de%leloponenC and if so,how they will continue to be used,or prawide record of their abandomment.If walls are to bti abandoned,the project ownar or their rrpresrntafive must oontut the IDWR Gt-rundwairr Protrr6on S"tion(Aaron Skinnur, Hydrogcologist 2M-287-1972)BEFORF any work is done w dccorntnissian an existing well (trvcn i f it is believed that the wel l i s less than I R R deep).Proof of communication uritlt IDWR must be submitted to the City prior to any work-being done io decNnmission she well.FuiWN to commnmicate with IDWR may result in additional work and expense io decommission the w411. 2- Ensure no sewer services pass thragh iniiliration irenches- 3. Ptpvide 2U'Rsrmrnts for mains,hydrant laLcnds and water services. Easements$hou3d cx1cnd up W the cod of main4hydran1+'watcr m eter and I U bcyond it. City of Meridian Department Report IV. City/Agency Comments &Conditions S_ No permanent siruciares(trees,bushes,bui€dings.carports,wash receptacle walls,fences. infiltration Crunches,light pales,etc_)10 be built within the utility easement_Any covered parking must be showih on Civil plans and canMl eucroacit an City Easements_ General Conditions of Approval l_ .'applicant shill coardinsic wattK and sewer main size and muting with the Public W(irk 9 Dcpartmcni, 2_ Per Meridian City Cock�MC'C'),the applicant shall be responsible to install sewer and woior mains to and through this development. Applicant may be eligible for a reimbursemeni agreement for infrastructure enhancement per MCC 8-6-5. 3_ The applicant Shall provide easernent(s)for all puhlie wawrlscwer mains ouesidC(if public riSht#F way(include all water scrsitrrs and hydrants). Smer(wutcr casement varies depending on sewer depth.Scwcr 0-20 ft deep require a 30 ft cascmcnt,20-25 ft a 40 ft cascmcnt,and 25-30 fl a 0 R easement. Ensure no permanent structures(trees,busbes_buildings,carports,trash MX—,U e walls, fences,infiltration trenches,light poles,etc.)are built within the utility easement. Submit an executed easement(on the form available front Public Works),a legal descriptio3h prepared by ftn ldnho Lieensed Preifr5sional Land$urvcyiw,which must includt the Areri of the easement (monied FXHIBTT Al and m 81/X'x t i"map with bearings and distances(marked EXHIBIT R) for Tcvicw. B4ih exhibits rnusi be scaled,5igncd and dated by a Pmftssional sand SuTvuyar,DO NOT RECORD- 4- The Ciiy of Meridian requires that pressurized irrigation systems bE supplied by a year.round so-urce oFwater{TJDC 1 1-3B-6).The appliQ�ne Should�e required ep usC any Qxi4lin#Surface or wdl waCr for the primary source. If su% o orwell source is ndt.Yvsilable,a single-point connection to the culinary water system shall be rcquircdr if a si nglc-point connection in ut i I toed, the developer will be responsible for the payment ofassessments for the common areas linor to prior ID receiving development plats approval. S_ Any structures that are allowed to remain shall be subject to oval uation and possible reASMg hment of!itrcee addn;$sing to bu in compliance wi th MW- 6_ A]I irrigation ditches,canals,Irk-rals,ar drains,eacclusive of natural waterways,interW ling. crossing or laying a,dja=1 and conliguom to the arcs being subdivided shall be addre9md per UDC 11-3A4_ In performing such work,the applicant shall comply with Idaho Code A2-I 207 and any oilier applicable law or rcgotanon_ 7_ Any wells that will not comiuue to be used must be properly abandoned acoaAing to Idaho W-011 ConstnutiQR Standards Ruics administcrrd by the Idaho department ol`Wmer RL!wuriLes. The Dcveloper's EngincrT steal t provide a siwemcnt addressing-whether there are any existing wells in the dcvckvmcnt,and if sv,how they will continue to be used,or pFwidc record of their abandonment_ K Any existing septic systems within this projecl shall be removed from service per City Ordinance S,mion 9-1-4 and 9 4 8, C{ontact Centro] District Health for abandonment pmccdum.9 and insp"tions(208).375-521 I. 9, All impravcments related to public life,safety and health shrill be completed prior to occup acy of the stnrcium. 10_ Applicant shall be required to pity Public Works development plash review,and oonstMCii(nh inspection fees,as determined during the plan review process,prior to the isskmce of a plan approval letter. 11_ It shall be the Te"n%ibility ofthe mpplictmt to"sure that all development features MrIlply with the Americans with Disabilities Act and the Fair housing Act. 12_ Applicant shall be responsible for application mud compliance witb any Section 404 Permitting that may be required by ilho prosy Carps of)ngineers_ 13_ Developer shall coordinate mailbox locaiions with the Meridian Post O}ff;cc_ City of Meridian I Department Report IV. City/Agency Comments &Conditions 14_ Compaction lest results shall he submitted to the[Meridian Building Department for all building pads receiving engineered haahl1,where footing would sit amp ql1 material_ 15_ The design engineer shall bc�required to certify that the Street t[nwrlinC elevatims am 9Ct a minimum of 3-Fort above the highest cslablished peak groundwater elevation. This is to=Urc that the battom elevation of the crawl spaces of homes is at least 1-foot above_ Ib_ The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction ofan irrigatioan diat~iel oe ACHD_The design engineersholl ptrn+idC eertiTiratkm that the f4cilitirs have been instulled in accordance with the approved design plans.This oMifWation will lac required before a CCr1"l'C;L of occupancy is issued for any structures within the project. 17_ At the completion of the project,the appl i cant shall be responsible to submit r000rd drawittps per the City of Meridian AWCAD standards. These record drawings must be received and approved prior to the issuance of a ceni fi tion ofoccupancy far any structures within the project. 18_ A street light plan will need in k included in the eiviI opnstruction plans.Street light p!M requirements am listed in section 6-5 of the ZmpTewcinot Standards for Siren Lighting,A copy of the standards can bcfound at h up.1-wwu ic works.a5px?id=272. 19_ The City of Meridian requires that the owu�r post to the City a performance surety in the amount of 125%ofthe total construction cost for all incomplete sewer_water and reuse in Gastructure prior to final plat signature-This surety will be verified by a line item cast estimaie provided by the owner to the City_The surely can hL!pnstL!d in the form of an irmvorahlc letter of r kkd I t,rash deposit or bond.Applicant must file an application for suwiy.which can bt:Found on the Community Devulopmcm Departmentwcbsile. Please contact Land DevclopmcntScTvic-o for more information at S87-221 1. 20_ The Ciiy of Meridian requires that the owner post io the City a warranty surety in the ailtouni Of 2CrA of the taWl rwir ructiim Bost for all completed seiner,u-awr a nd reuse infrastructure fort duraticm of two yvam.This%mmty wi It be vurlf cd by rl line iWM cost uslimate provided by Lk owner to the City.The sway can be posted in the form of an irmwocable Ictterof credit,cash deposit or bond.Applicant must file ant application fioT surety,which can be found on the Community Developrueut Department website. Plem contact Land Development Scvi€e for mare information at 8U-221 l_ City of Meridian I Department Report IV. City/Agency Comments &Conditions C. Meridian Park's Department �E IDIA Parks A n d Fterreal ion Review*r, Kim Warren{Pathways Project Manager PlarwwAsftmd: Nick Napoli Prapecl Name: Rolling Hills File No:H-2025.OW—AZ Date: 9.22.2025 The following will be required for development of the proposed project; CONDITIONS OF APPROVAL-PATHWAYS 1. The project developer shell design and construct muld•use pathways consistent with the iotatlort and speclflcatlons set forth In the Merldlan Pathways Master Plan Map and Master Pathways Plan Document Chapter 3). Any proposed adjustments to pathway alignment shall be coordinated through the Pathways Project Manager. See interactive Pathways Map 2. Priartofinal approval the applicant shall dedicakeapublica€cesseasemen(fora10'widemuIU-usepathway parallel to and south of the Fivemi Ie Creek(drain)on the narth edge of the property. This pathway will also double as maintenance aoeess to the Fivemile Drain far Nampa and Meridian Irrigation distrid. Ensure that no fences are proposed that would black irrigation district maintenance a€cess. Easements shalL be a minirnum of 14'wide i10' pathway+2' shoulder each side)- All pathF+aws shall b@ located out5ideof irrigation district easements unless permis5ion ibspecifirally obtainecifromih•ooveming irrigation di5tript-Easemerrt need only be dedicated for multi-use pathways that lie ovt5ide the public FLOW. Use starrdord aty tempkrte jar paWrc access eosemerrt Submit alrr easerrrenfs or�ih�#e ti4roe+Qh CitJren's Auess Portal. 3. Construct multiuse pathways per paving sectlon based on existing site conditions as recommended by project civil englneer In accord with UDC 11.3A•8 and 114B-12. Prior to flnal approval tdt apoleanes anoneer shall provide written doairrwntation that the pathway se%ment was constructed per *A recommended speclflcations. 4. The owner(or representative association)of the property affected by each public acruss easement shall have an ongoing obligation to maintain tha multi-use pathway. 5. fi'high open vision fencing shall be installed between pathways and(live)water irrigation canals and laterals as detailed in the Meridian Pathways Master Planr Chapter 3,page 3-5. All otherfence details per UDC 11- 3A-7. The Fiwemile Pathway is NOT live water,so this condition does wt apply. G. Project developer shall be responsible for obtalnleig Maense agreement and other perenisslon(sI as regUirad for constructing within Irrigation dlstrkt easements. 7. $huuId any di5crepancyr exist between these oonditians of approval and the requirements of the Irrigatlon district,the developer shall work with Pathways Project Manager to achieve a pathway design that meets bpth City and irrig tign district 4bjeoti+e5.City rENWiremen#a5 stated shall not{rwr are they intended to) cnmrride those of the irrigation di5trirt having jurisdiction over the project area. City of Meridian I Department Report IV. City/Agency Comments &Conditions D. West Ada School District(WASD) or Other District/School vA West Ada SCHOOL DISTRICT February 11,2026 RE:Rolling Hill A2 H-2025-0040 Dear Meridian City Planners: West Ada School District has experienced sign if cant and sustained growth in student enrollment dciir.g the last ten years. Based on current enrollment data specific to the area surrounding this proposed development, we estimate a development consisting of 0 single-family units and i84 multi-family units could house approximately 23 school aged children.Approval of this application will affect enrollments at the following schools in West Ada School District. Enrollment Ca aci Pepper Ridge Elementary 475 575* Lewis and Clark Middle School 073 1000 Centennial High School 1741 1900 *Program Capacity West Ada School District supports economic growth; however, growth fasters the need for additional school capacity. Future developments will continue to have an impact on the district's capacity,Should a school exceed capacity,to meet the need for additional school capacity in this area one or more of the fallowing may need to be implemented: • Transporting students to an alternate school with available classrooms. • Attendance area adjustments if there is availability in a nearby school.The Long Range Planning Committee will reconvene in September 2026 to consider needed adjustments. • Passage of a bond may be needed in the next 5-8 years to build new schools and fit the enrollment needs. • Portable classrooms placed on the property at the Middle or High School. West Ada School District requests developers' consideration for providing safe walkways, bike paths, and pedestrian access for our students to schools and community resources. Sincerely, Miranda Carson, Director of Planning and Transportation City of Meridian I Department Report IV. City/Agency Comments &Conditions E. Ada County Highway District(ACHD) Miranda 0a4d,PrasidwnI AACHD Alexis Pickering,Vice-President F[rn!Goltl[hnrpe,Cdnmissioner oner Om McKinney, rnmissioner Patricia Niksan,Commissioner Date: August 27,202S To: David Ruby Staff Contact: KaraLeighTroyer, Planner Project Description: Rolling Mills Rezone Trip Generation: Trip generation will be determined as part of a future development application, based on the Institute of Transportation Engineers Trip Generation Manual,111"edition- Development impact Meats All ACHD Policies IL required Area Roadway Level of F Planned Service Do area roadways ee ACHD'sin Threshulds� Yes Livable Street roadsPerformance Measures Area -- ■ t 7 h resh olds ■ r t i le 7 ■ Comments: The tables above list the existing conditions of the surrounding roadways without the proposed development as this application is for annexation and rezone only-With a future development application-this summary will be updated to reflect the developm ent and its irnpact- conne ting you to more Ada County Highway Divrict•NOO N Meeker Avenue•Bu:w.ID-83711,0"20S%M7.6XC•FK346-76N•WAW.arhdidaho�wg City of Meridian I Department Report IV. City/Agency Comments &Conditions V. FINDINGS A. Annexation(UDC 11-5B-3E) Upon recommendation from the commission,the council shall make a full investigation and shall, at the public hearing,review the application. In order to grant an annexation and/or rezone,the council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; The Planning and Zoning Commission finds the applicants proposal to annex 8.19 acres of land with the C-C zoning district for the development of 184 vertically integrated residential units, and 18,226 square feet of commercial space is consistent with the Mixed-Use Regional FL UM designation for this property. However, comprehensive plan policy 6.01.02E emphasizes the importance of roadway improvements necessary with new development. Overland Road has an ultimate buildout to seven (7) lanes which will make the access off of Rolling Hill Drive restricted to a right in/right out. Without the collector roadway construction this creates an additional 184 units coming off a local street that has not curb, gutter, sidewalk, and signal. This raises substantial concerns among staff and is a large reason for the recommendation for denial. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; The Planning and Zoning Commission finds that the proposed map amendment to C-C and the associated conceptual development plan generally comply with the purpose of the C-C zoning district by contributing neighborhood-serving uses and commercial space, along with a mix of housing consistent with the Comprehensive Plan. However, the C-C purpose statement emphasizes meeting the retail and service needs of the community in a manner consistent with the Meridian Comprehensive Plan. While the proposal addresses some Comprehensive Plan objectives, it does not adequately incorporate key elements of vehicular and pedestrian connectivity or integration with surrounding properties. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; The comprehensive plan asks for consideration of incomplete and underserved roadways and timing of necessary roadway improvements in all land use decisions.As a result, the Planning and Zoning Commission finds the proposed map amendment will be materially detrimental to the public health, safety, and welfare due to a single access point being provided for a development that will have 184 units and 18,226 square feet of commercial space. Rolling Hill Drive currently serves an additional 11 properties,further compounding access limitations. In the absence of a signalized intersection and with no established timeline for construction of the future collector roadway and signal to the east, access to the development would be limited solely to Rolling Hill Drive, with no certainty as to when improved connectivity would occur.As a result, staff has significant concerns regarding traffic safety for nearby residents and for motorists traveling along Overland Road. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including,but not limited to, school districts; and The Planning and Zoning Commission finds that the map amendment will not result in adverse impacts as City services are available to be provided to this development. 5. The annexation(as applicable)is in the best interest of city. The Planning and Zoning Commission finds the proposed annexation is not in the best interest of the city due to safety concerns regarding access, a lack of transition to the county City of Meridian I Department Report V. Findings residences, a lack of integration with the eastern property and future collector and not having a clear timeline for when the collector and intersection at Overland will be constructed. VI. ACTION A. Staff: Staff recommends denial of the proposed Annexation as discussed above in Section III,per the Findings in Section V. B. Commission: The Meridian Planning&Zoning Commission heard these items on March 5", 2026. At the public hearing,the Commission moved to recommend approval of the subject annexation request. 1. Summary of Commission public hearing_ a. In favor: Chris Todd,Kim Boyack,Rick Boyack, Gary Rainey b. In opposition: Chris Mayoka,Alicia Eastman c. Commenting: David Mleczko,Michael Blowers,Amy Waddles d. Written testimony:None e. Staff presenting application: f Other Staff commenting on application: None 2. Key issue(s)of public testimony a. -Kim and Rick Boyack: Both in support of the project and are ready to sell their property and move on from the busy corridor that is no longer rural. They both iterated that they are tired of being put in the middle when trying to sell their land. In addition, They had concerns about the placement of the signal on Overland Road and believe it should have been required by the Movado development. -Chris Mayoka: In opposition to the project due to concerns about traffic,transition to his home to the north, He noted that five of the letters in support of the project are from landowners selling to the applicant. He would like to see a developer purchase the entire area so it can develop as a cohesive plan. -Alicia Eastman: In opposition of the project due to concerns with traffic and the transition to her home on the west side of Rolling Hill Drive. In addition, she discussed traffic on Overland Road and expressed continued concern about safety,particularly when trying to turn left at peak hours. -David Mleczko: Commentingon n the project as he is in support of certain elements and against others. He also mentioned that the FEMA maps need to be redone in the area because they are inaccurate as it currently, is mU ed. -Michael Blowers: Commentingon n the project as he is in support of some elements of the project and against others. He discussed the transition to the existing home is not adequate but also would like to see his property and the whole area redevelop in the future. He is tired of coming back to hearingsry 2 years to find a resolution to this area. In addition,he has concerns with traffic and does not understand why the traffic lijzht has to align with Movado and not Rolling Hill. He wants a definitive action to set the bar for the area. -Amy Waddles: Commenting on the project and is in support of some elements and aizainst others. She said the overall project is great but is greatly concerned about an increase in traffic and parking. As it currently exists,Rolling Hill is used for parking for the apartments to the north and a delivery corridor for delivery drivers. She is also tired of the stalemate that the homeowners that are trying to sell are in. Gary Rainey: In sLipport of the project due to concerns that if they are not bought now, they won't get fair market for their properties. He believes it is a good opportunity for Meridian to have more housing. 3. Ke, ids)of discussion by Commission: City of Meridian I Department Report VI. Action a. Traffic/Lack of Collector: The commission was significantly concerned about traffic and the timing of the future collector. Without the collector,this project is pushed entirely onto a single access point with no timeline for better circulation. They acknowledge the traffic on Overland Road and the challenge of turning right or left at peak hours of the day. Design: Some commissioners were not in favor of the design due to a large sea of asphalt in the middle of the project and the elevations do not integrate with the design of the larger area. Decision: Commission was on the fence on this one but ultimately unanimously voted in denial of the application due to lack of information of traffic impacts on the surrounding area. 4. Commission change(s)to Staff recommendation: a. None 5. Outstandingissue(s)ssue(s)for City Council: a. -Whether the annexation is in the best interest of the city. -Whether the absence of the collector roadway is sufficient considering there is a single access proposed onto a county local street. -Whether the transition to the existing residences is sufficient. -Whether the traffic impacts are sufficient given the current conditions. C. City Council: Pending City of Meridian I Department Report VI. Action ' � 1 84 Ir .OVERLAND •�ow"I LL! woff +r ' A%UJ - ' jlllllll� - - �/IIIIIIIIIII\�� 84 M 1 ■ai■■aii ..soy �.1�.■■■►, '•`,:: • �• - OVERL--AND fr SO r.f .:.�� _ •�. �u f11111 11g1alloy 111 all�i. �q��� • 1 I •� _E\IIk1Hr�II/IH� ii la���■■ i • '- - Neff •a i��� a_�.i q��i .r•��M i J •,a , .••is■• .� ?uumn nu � :�4•�ii� � — - �• .�•„ � 3. Future Land Use Legend Project Location Area of Impact mu- 0 Analysis ■ _ Ciuic FFM fn y MU-RG Medlum ® 'Density Residential 4. Planned Development Map Legend t C7; Project Location 'T= City Limits Planned Parcels Area of Impact Analysis , o � - - - 1 y RFB fp City of Meridian Department Report VII. Exhibits B. Subject Site Photos n UT;44 _ �yt r City of Meridian Department Report VII. Exhibits 4 " i ,r �t 1 4 �" 11 1 City of Meridian Department Report VII. Exhibits f y '$4 N e - yuw S _ i F City of MeridianDepartment Re 11Exhibits C. Concept Plan (date: 10/22/2025) (Collector is not a part of this application and only represents how this project may integrate in the future.) PROJECT SITE SUMMARY TAO �. WNRE COLLKTOR ROA➢WAr... ,.,•• """•""'•"••,�•: . ... -'ry f 3r-µ — mvn+ywa an � � ......... MIXED-USE FLAB MERID"Is .......,...wmn -r a••� �O'YEPLF\J 113AD RRIAlk ApEwuElEwnlnr -----_' Asna�: ray -----0MI Inn an —---- --'- 1,ITE►1AM ® TAO, A1.0 City of Meridian Department Report VII. Exhibits D. Landscape Plan (date: 10/22/2025) o, _ CF --- _ ar III F?F ----+ — -------- }'�- -------- -------- ----1� 47 IS ¢2 I 010 mW� I I I ovE,uu I I ,u.�cwE I I l m L------------------------------ -------- — J L700 'LAHf Rl1EIXRE TIT I I LAN08PW E IUTEitlKB LEGEND I �} I uNo�ue NEounaENre I i i �� - ............,.,.. ------------- I P City of Meridian Department Report VII. Exhibits T--------------------------------------------1 I I 1 ([J5LpM.j] I ' I II I I I � LAN08PVE1NTE LEAML C�END __��..�__ I I x I uwosuE aeour�xre � - I W I I I.I �.,,..,•.........�.�, EaEpErcEro,Es ycxEunE 4�Pt�5°I f1 vI .•., ~L102 E Ic,clJ' il I _ Y i UN ml 10. I I a __________________________________________- _ �....• .ram.. -- L103 t City of Meridian Department Report VII. Exhibits ------------- ------- _ rI _ I :;ry I^r��4�al�lai�l�l. ci I - - I ---_ _— I I i.w wnr rn: -. I I ' I - L104 It L750 t City of Meridian Department Report VII. Exhibits E. Parking Plan(date: 10/22/2025) ------- SAX o ■ o 0 o a ■ t ■ ■ _ .. — .. .._. - R■W■S HILL ..-.. __ ....�-.. MIXED-■SE RATS MEW, MEaIOIu,Io dui _... . . .. `. 0 ■ i' ■ ■ PAWING LEGEND —u. E -T SIT EK M-F■Itl7r6 EXHINi P City of Meridian Department Report VII. 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"'---II■II'�II■II--- 'III_ Ilil IfiEll-:-:■-_=%-r-=i=lll:illlll'irlll ■: :r r: W1.•■ Il�iilllllfirlll •■ r r: •■ 111E�11 Ilil IfiEll=:=:■==% r-=:�=llilllll'iElll ■; :r r: r ■ Ililllllfi:lll ■ 1 r: ■ IIIE�I 5 1,: - -:■==:r =r==i=ll: ll�:lli i: :r 1: 1`1121141��1�■LII==10,1l 1111: ■ • - I=-.1 Ilr: -°_:■__"_ 111 �I " II 11 U, II II I I 111111111 I I II IIIIII ----------- . �-"■.............. L� ....utlll ll..... .....m Ifrallrllr �I�al �'lllill'llral ■: r: ■: Ilfrlllllial :■—■: Ilfrllllfial :., ifral II:IIIaI*IIIraII;l'Illillllfislll_■:__r: ■:=11i1111 A :■—■: II 1111%11 p%_ -Af�sll : ----11'd '110:1111,1111:rP r: = :-=.:__._ii 11 11 al_:■—.: MWIT1 al :i -=-41 1 ..,11 !=ll dill I1i:111_rt-■:_ Iliil II%II ;■ TA"'-)) KOLUNG MILL u� MI%t W St L•L I'� — r.n 3 I t=_t•;.M1 I I M1 4 SIDE ELEVATH N A5.3 17 J!' 4 4 4 g (P 4 T i n i RRLUNs xlLcs 1 IS�xFx� Z"oE xm"ON iEun MIXED-USE FLATS MERIDIAN.IY T Y Y Y Y Q i I i i I i i MIRA EI 3 NEY urm Plum 4SwEmT=mESR — •� I15.4 City of Meridian Department Report VII. Exhibits G. Annexation Legal Description& Exhibit Map I= r NCI N r!rlhlfi August E,.W25 PfAeLl No.:25-151 Rulk,gf Hi15ubdiv6iurl anreratim Legal 7esmptlan Fxfrihdt A Aparcel of tart bar annexation be Ire Dots 1through 5,6bck i of polLm kill knlidivisnn I6vok 16,Pagfes iZ02-1203]sikuoted In the Southwest 114 al the Southeast V4 of Seitioik I8,Towminiv 3 Sw1h,Range 1 Fast&M Adr County,l0al`p Wrlg more p$rticulWy descrdsd Ps Fpllowj� ComnccncinA AL a!Hass cap marking the Sovifk ViS tornerof said Section 15,which hears M'89'13'15'w a diste nce of 2,675.88%21 from an Ownin urn cop rr prking khg{i4u7fiq apt nPrnCr of$ai,d 5eiLiun 2C the-ice fblbWYlg the southerl4line of said Southwest 1J4 of the Sautheast V4,S8,Y13'15"Ea distance of 315.76fek 1.5 thecenrerllne intersaciion of S.Rolling Hill Dr.and E.Dverland Rd-and tieing the POINT OF BEGLNNING, TFlersoe ks-.ing said lout"line and following cm centerline of said 5.Rolling H,II Dr.NDU'05'OB'W a dlstanoe of 535.40(W tP the i;Wmr'ilne inkrwdi4n of mid S.Rolling Hil Dr.and E Vieux Circle; Thenloe koving the renterine of saki 5-Rolling Hill Dr.and fdbwlng the centerllne of said E.View Grcv the fdllowir)g two(Zf iwurlek 1, N65'21'OS'[:adi�torlosof�6b.�$feGt; 2. 73A5 feet along toe ex of a curve to She left,said€wr ,E siaaing a rad IL+s of 1W.00 feet,a drRa angle df 32'11'41",a elided b melrlg of*73'14'4Q'E,and*chord dlslaoce of 72 A9 feet; Thy Iq;•ring uid srrhterfim.ic)G 21 ' 7'E a dist2nce 47F 45.00 Peek to the Northwest Gorner OF said LOL 2; Thence following the souLflerlyboundery of Lot 6,&ck 1 afsald Faol"HIII kkhdIwLtlarL N99'Z1'95"Ea dimancx oF333.36 Ftxk lvthr mstorl�boundary of said Rolling H7 Suhdioision; Thence leaning said southerly bamndary and forfrnwng said easterly bourdery,Somr37"W a d.sbnce erf 527.05 feel io thtr southerly line of said Southwest 114 of the Southeast 44 and the aenterione of sold E.Q 11FLond Rd.; Thence leaning said easterly boundary and following said soutl- r line and said cenkerlir.er N8B']3'iS W a Eistence of 56g0�Feet to the POR[F OF 13EGIMNM. ]aid parcel conta,ns a total of 8 16 iKres,more or ie$p,and ip sk7 m to all e4itirg cawrnQnLs arWW cots- -way of?&cord orImphed. Al s Z*mions,deeds,recor4s of wrveys,mid oilier inshvrnents of remrzl refvrwmd hprgfrr am recorded dowrnenrs of the couiscv In which these described lands are srumte�l Attached hemtoisLnhO?&.0Rridbythlsneferelxeisrnade;xsmrthereof. 'La VLFLLANO 0 662 5725 North alsnaMrryY:ay+6olse.ldahc a013.M8.0s?.0f9.hrnengllp.cnm City of Meridian I Department Report VII. Exhibits i C 4 ru o 4f5 � ioh a,Bratk 1 — N$9' 1'OS"E au1�6 Hill$ub4Nd r+n T' f° 25 -28' SO4'3S'37"E ----- irw i, N89`29'05"E 333,35' ,xCgxsfs seecc41 _ Block uuv x O Rollinj Hill 5ubdWISIcm 2mc-• iw r x C X a Al7nexatia i Area;9,I6t Acres Lots 1.5.Block i M m c .n Rdlirlg Hill Subd ivisian .� APN=R7555WWI5,R7555DOOD25, t R755500D022.R755500M2, unplat a R7555000041&R75SSOWDSO Current ZonIN-.RI rowr CF CDWWFvr.Frirur SOM 1 0317ND7 SECMN ir, 90UMEAS7 OXN R J FOUND 9RJ1;9 rJ? J K-:TXN 76-� 33576' rI.INT CIF WINWlkr �'� Sr€€T: 1573.t�' .................. E Overland Rtl- — — — S OF S aA55 OF iiEwmr CURVE WLE km 150 300 a5D mpw RIMS LENGTH DELTA cHanD9RG CH8R6 F I in Sc�=�'_�Q' E H@ I N E E X k N G CI 3 acr 73 a5' 2n`4 i' N73'i V4o F 77.:A' sr��xnnx p;(n.�r7.yy n416vr�r YwTw i:� City of Meridian I Department Report VII. Exhibits