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HomeMy WebLinkAboutRolling Hills H-2025-0040 CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAWC��(IEFI AND DECISION& ORDER In the Matter of the Request for annexation of 8.16 acres of land with the C-C zoning to construct 200 vertically integrated residential units and 19,517 square feet of commercial space across four (4)buildings,by Assemble Management. Case No(s). H-2025-0040 For the City Council Hearing Date of: May 191'', 2026 (Findings on June 2"d, 2026) A. Findings of Fact I. Hearing Facts(see attached Staff Report for the hearing date of May 19', 2026, incorporated by reference) 2. Process Facts(see attached Staff Report for the hearing date of May 19t'',2026, incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of May 191,2026, incorporated by reference) 4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing date of May 19t'',2026,incorporated by reference) B. Conclusions of Law I. The City of Meridian shall exercise the powers conferred upon it by the"Local Land Use Planning Act of 1975,"codified at Chapter 65, Title 67, Idaho Code(I.C. §67-6503). 2. The Meridian City Council takes judicial notice of its Unified Development Code codified as Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has,by ordinance, established the Impact Area and the Comprehensive Plan of the City of Meridian, which was adopted December 17,2019,Resolution No. 19-2179 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A. 4. Due consideration has been given to the comment(s)received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. 6. That the City has granted an order of approval in accordance with this Decision,which shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant,the Community Development Department,the Public Works Department and any affected party requesting notice. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROLLING HILLS-H-2025-0040) - 1 - 7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the hearing date of May 19t'',2026, incorporated by reference. The conditions are concluded to be reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the City Council's authority as provided in Meridian City Code § I I-5A and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that: 1. The applicant's request for annexation is hereby approved per the conditions of approval in the Staff Report for the hearing date of May 19t'',2026, attached as Exhibit A. D. Notice of Applicable Time Limits Notice of Development Agreement Duration The city and/or an applicant may request a development agreement or a modification to a development agreement consistent with Idaho Code section 67-6511A. The development agreement may be initiated by the city or applicant as part of a request for annexation and/or rezone at any time prior to the adoption of findings for such request. A development agreement may be modified by the city or an affected party of the development agreement. Decision on the development agreement modification is made by the city council in accord with this chapter. When approved, said development agreement shall be signed by the property owner(s)and returned to the city within six(6)months of the city council granting the modification. A modification to the development agreement may be initiated prior to signature of the agreement by all parties and/or may be requested to extend the time allowed for the agreement to be signed and returned to the city if filed prior to the end of the six(6)month approval period. E. Judicial Review Pursuant to Idaho Code § 67-652 1(1)(d),if this final decision concerns a matter enumerated in Idaho Code § 67-6521(1)(a), an affected person aggrieved by this final decision may,within twenty-eight (28)days after all remedies have been exhausted, including requesting reconsideration of this final decision as provided by Meridian City Code § 1-7-10, seek judicial review of this final decision as provided by chapter 52,title 67, Idaho Code. This notice is provided as a courtesy; the City of Meridian does not admit by this notice that this decision is subject to judicial review under LLUPA. F. Notice of Right to Regulatory Takings Analysis Pursuant to Idaho Code §§ 67-652 1(1)(d) and 67-8003, an owner of private property that is the subject of a final decision may submit a written request with the Meridian City Clerk for a regulatory takings analysis. G. Attached: Staff Report for the hearing date of May 19',2026. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROLLING HILLS-H-2025-0040) -2- By action of the City Council at its regular meeting held on the 2nd day of June 2026. COUNCIL PRESIDENT JOHN OVERTON VOTED COUNCIL VICE PRESIDENT ANNE LITTLE ROBERTS VOTED COUNCIL MEMBER DOUG TAYLOR VOTED COUNCIL MEMBER LUKE CAVENER VOTED COUNCIL MEMBER LIZ STRADER VOTED COUNCIL MEMBER BRIAN WHITLOCK VOTED MAYOR ROBERT SIMISON VOTED (TIE BREAKER) Mayor Robert E. Simison 6-2-2026 Attest: Chris Johnson 6-2-2026 City Clerk Copy served upon Applicant, Community Development Department,Public Works Department and City Attorney. By: _ _Dated: 6-2-2026 City Clerk's Office FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROLLING HILLS-H-2025-0040) -3- Exhibit A COMMUNITY DEVELOPMENT DEPARTMENT REPORT HEARING 4/28/2026 legend DATE: Project Location TO: Mayor& City Council :Area of Impact = City Limits _ FROM: Nick Napoli,Associate Planner ®Analysis 208-884-5533 - nnapoli@meridiancity.org -----� APPLICANT: David Ruby SUBJECT: H-2025-0040 Rolling Hills - I LOCATION: 1560 Rolling Hill Drive (Parcel # R7555000032), 1520 Rolling Hill Drive (Parcel #R7555000041), 1480 Rolling Hill Drive(Parcel#R7555000050),4270 E. Overland Drive (Parcel#R7555000015) and Parcel#R7555000025,4240 E. Overland Road (Parcel#R7555000022) 1. 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 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROLLING HILLS—H-2025-0040) -4- 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 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 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROLLING HILLS-H-2025-0040) -5- 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 - I1. Existing Zoning Estate Residential (111) 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 No - Required • 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 IV.B 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 Pepper Ridge Elementary:482 - Enrolled 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/WebLink/Browse.aspx?id=413060&dbid=0&repo=MeridianCit Y FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROLLING HILLS-H-2025-0040) -6- FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROLLING HILLS-H-2025-0040) -7- Figure 1: One-Mile Radius Existing Condition Metrics Reference Parcel:R7555000050 Date Retrieved:2026/2/26 Parcel Count Parcel Acreage Infill Indicator: r 133 191 Surrounding Area O 17 to vot city ® City Limits 1,48fi 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% 34% 28% Multi-family ® Commercial t 54% 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 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROLLING HILLS—H-2025-0040) -8- 2.00 500 Single-family h Residential a 1.50 Parcel Diversity y 1.00 U O Parcel Count 0.50 L a.ia a �Ave rag e Acres 0.00 U OG 0 R-2 3 R-15 Average Single-family Density by Zoning Average 15.00 ResidentialDensity10.00 9.70 a 5.00 04.23 05.97 6,12 0.00o.00 Dwelling Units I Acre R-2 R-4 R-8 R-15 Figure 2: ACHD Summary Metrics 0 Overhand Existing Lanes © Planned Lanes Existing Level of S=ervice:@M6 Notable • Comments VA Q (Primary roadway impact) Programmed IFYP Programmed CIP q 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 Caution 0 0 0 F, oaa FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROLLING HILLS—H-2025-0040) -9- 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). lll. 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 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROLLING HILLS-H-2025-0040) - 10- 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 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 fagade 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 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROLLING HILLS-H-2025-0040) - 11 - the site. This provides a steep roof pitch that does not limit the roojline 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. 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. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROLLING HILLS-H-2025-0040) - 12- Table 4: Project 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 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. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROLLING HILLS-H-2025-0040) - 13- 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. 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 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROLLING HILLS-H-2025-0040) - 14- 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 of zoning compliance application. ii. Parking lot landscaping Landscaping is required to be provided along all parking areas per the standards listed in UDC 11-313-8. 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 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 11-3B-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. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROLLING HILLS-H-2025-0040) - 15- 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. 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. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROLLING HILLS-H-2025-0040) - 16- 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 1/2 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 %2 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 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. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROLLING HILLS-H-2025-0040) - 17- 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. 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. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROLLING HILLS-H-2025-0040) - 18- Connection to City water and sewer services is required in accord with UDC 11-3A-21 and the Comprehensive Plan. CITY/AGENCY COMMENTS & CONDITIONS A. Meridian Planning Division A Development Agreement(DA)is required as a provision of annexation of this property. Prior to approval of the annexation ordinance, a DA shall be entered into between the City of IV. Meridian,the property owner(s) at the time of annexation ordinance adoption,and the developer. A Certificate of Zoning Compliance and Design Review Application will not be accepted until the Ordinance and Development Agreement are recorded. Currently, a fee of$611.47 shall be paid by the Applicant to the Planning Division prior to commencement of the DA. The DA shall be signed by the property owner and returned to the Planning Division within six (6)months of the City Council approval of the annexation Findings. The DA shall, at minimum, incorporate the following provisions IF City Council determines annexation is in the best interest of the City: a. Future development of the site shall be substantially consistent with the site plan, landscape plan, qualified open space and amenities proposed with the application. This includes four(4) vertically integrated residential buildings with 200 units and 19,517 square feet of non-residential space; one(1) clubhouse; 46,000 square feet of open space. The building elevations are not approved as presented in the staff report and shall be revised to meet the City of Meridian Architectural Standards Manual for residential developments. b. The Development shall comply with the Specific Use Standards for a vertically integrated residential project as outlined in UDC 11-4-3-41. c. The five(5)existing structures and five(5)accessory structures shall be removed prior to issuance of the building permits. d. The Applicant shall modify the property boundaries by submitting a Property Boundary Adjustment(PBA) application to the Planning Division,to be processed concurrently with the future CZC application. e. The Applicant shall apply for a certificate of zoning compliance and design review application prior to submittal of the building permit. f. The applicant shall comply with all ACHD's conditions of approval. These shall all be completed prior to occupancy of any structure in the development. This includes the following: - The dedication of right-of-way to total 62 feet from the centerline of Overland Road. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROLLING HILLS-H-2025-0040) - 19- Improving E. View Circle as a collector roadway to ACHD's standards. Rolling Hill Drive shall be constructed as half of a 36-foot- wide local commercial roadway with vertical curb, gutter, and 5-foot-wide concrete sidewalk abutting the site with a right of way dedication to extend 2 feet behind the sidewalk. - The dedication of right-of-way at the site's northeast property line as shown in the Master Street Map. g. Landscaping on the north boundary of the site along the Five Mile Creek shall provide trees that touch within five (5)years of planting. If the pathway and trees are not allowed in the irrigation easement,the applicant shall revise their site plan to show a five (5) foot buffer outside of the irrigation easement to allow for trees and larger shrubs to be planted. h. The applicant shall provide cross access to the eastern property (Parcel#S 111643 8903)for future extension of the private drive to connect with the future collector roadway if the right way does not touch the property boundary. i. Provide a pedestrian circulation plan with the submittal of the certificate of zoning compliance. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROLLING HILLS-H-2025-0040) -20- B. Meridian Public Works wastewater + Dlstarmrt to Sewer AaailatAe at Site Services Sewer Shed • Estimated Project See applIcation Sewer ERU's • WERF Deelirlitig Balance + Project Corrsistent Yes with WW Master Plan/Facility Plan • Irttipacts{torraedr,s + + See Publlc Works Slte Specilfic Conditions Water + Distance to Water Water Avallable at Site Services • Pressure Zone + EstimatedProj= Seeappllcatlan Water ERU's • Water Quality Name • Project Consistent Yes with Water Master PI an + ImpactWCancer% NOW- ]inn-PLAT CO DITFONS Pum.w.WoRKs Dt_PAirr.1P1FNT 5iie Spetific Conditions of Approval I_ Any wells that will net cpntinW to-be u$ed must lee proptrly al andnned ac=Ming to ldahu Wcll Construction Standards Rules administered by the Idaho Deputm ent of Water Resourccs (IDWR).The Developer,Owner,orproject Engineer shall provide a statement addressing whether there arc any existing wells in the devie lopmeni,and if go,how they will continue to be used,or provide record of iheir abandottment.If wells arc to bti abandoated,the project owner or their representative must oontut the IDWR G-rundwalcr Prmtvmion Sectirm(Amnon Skinner, Hydrogcologist 20 -287-t972)BEFGRE any work is don¢w dccon,missian an existing wt:ll (trvcn ifit is believed that the well is less than IS ft deep)-PYoof of communication uritlt IDWR must be submitted to the City p-Tior to any work being done to decmmission she well.Failttrc W commLinicate with IDWR may result in additional work and expense io decommission the well. 2_ EELS ure no sewer services pass through irifikniion trenches- 3- Provide 29 Easements for mains,hydrant laterals and water SCrvices. FASemcnts shnuld 4xlcnd up to the cad of main4tydranVwatcr meter and l O'bcycmd it. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROLLING HILLS—H-2025-0040) -21 - 5_ No permanent siruciures(irees,bushes,bui€dings.carpons,trod,receptacle walls,fencuK infiltraticm traoclacs,light polrs,etc_)ro be built wiihin tho utiliiy easarnaoi_Any covemd parking must be sbowit on Civil plans and cannoi onewmlt on City Eam-wemts. General Conditions of Approval I_ Applicnni.sh all doordinsic watlK and sEwvtr main size and muting with the Public Work 9 Dcparimcat, 2_ Per Meridian City Codc MCC),the applicant shall be responsible to metal[sewer and Water mains to and through this development_ Applicant may be eligible for a reimbursement agtrement for infrastructure eathancemeni per MCC 8-6-5. 3. The applicant shall PMVide easernent(s)for all puhlit wawrlsewcr mains outside of public right-pf way(include all water services and hydrants). Sewer water cusemcnt varirs deprndiog on sewer depth.Scwcr 0-20 ft deep Tcquirc a 30 ft cmcmcnt,20-25 ft a 40 ft cawmcni,and 25-30 fl a 0 ft cowilient. Ensttre no permanent structures(trees,busbes_buildings,carports,trash reoeTM�-a-l!e walls, fences,infiltraticm trenches,light paps,etc.)are built within the utility easement. Submit an oxecuted easement(on the form available from Public Works],a legal description prepmd by an Idaho Lieen9Cd P'rofe&,sional Land Sururyor,which must include the area of the rasemcni (marked EXHIBIT Al and an R 112"x 11"map with bearings and distances(marked FXHIRIT R) fpT review.Bolh cxhi.bits muse br scale,siRncd and dated by a Ptofcmional sand SuTvey[rr.I]C} NOT RECORD- 4- The C iuy of Meridian requires that pressurized irrigation sysiems be supplied by a year.round saurre of wateri JDC I I-3Ii-6).The appliC:*nL%Lbouid be required w ust my eaiSung surface or wel l wMer for the omrry source. ]f a su fke or wt!ll s aim!is nttt available,a sinyle-poinl connection to the culinary water system shall be wgWTed. If a single-point wnncctiaa is ulillacd, the developer will be responsible for the payment ofassessmcnis for the common areas prior to prior to receiving development pl an approval. 5_ Any structures that are a]lowed to remain shall be subject to eval uation and possible reoslgnmpnl Of r,rrcet addressing to he in compliance with MCC- 6- A]1 irrigation ditches,canals,lawmis,aT drains,L!xr1usive of natural waterways,intersecting, crossi ng or laying adjacrnt and conliRuom to the arcs being subdi vidcd shall be address%%d per UDC I 1-3A-6_ In performing such work,the applicant shall comply with Idaho Code 42-1207 and any other applicable law or regularion_ 7_ Any veils than w i I I not coniirtne to be used musr be properly abandoned acoarding ra Idaho Well Construction Standards Rulcs administered by the Idaho Department oFWater Rrsoumvs- The Developer's l+ngincrr shal I provide a statement addressing wwhethcT there art:any exisling wells in the dcvckgrucat,and if so,how lhcy will continuc to be 115Cd,or providc Tccord of Ihcir abandonment_ R_ Any existing septic systems within this pfaieci shall be removed from service per City Ordinance Section 9-l-4 and 9 4 8, Ci ntat t C:tmira] District I lealth for abandonment prot:durxs and inspections(208)375-5211. 9, All improvements Tclatrd to public life,safety and hcaltb shall be completed prior to oocup acy of the structures. 10_ Applicant shall be required to pity Public Works developucrst p1mi review,and constnmCilon inspection fees,as determined daring the plan review process,prior to the issttamee of a plan spprdusl ICtLL-r. 11_ It shall be the responsibility nfthu mppliaaat to"sure that all devclopment featm"comply with the Americans with Disabilities Act and the Fair housing Act. 12_ Applicant shall be responsible for appl icadon and compliance with any Section 404"ittittg that may be required by the Army Carps of Ent meets_ 13_ Developor shall coordinate mailbox localions wish the Meridian Posi Office- FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROLLING HILLS—H-2025-0040) -22- 14_ Compaction test results shall be submitted to ffLo Meridian Building Department for all building pads receiving engineered bwkfiill_wkiety footing would sit atop fill material_ 15_ The design rngineer shall be required Lu ccrti Fy that the street LcmisTl ine 6waLions ate 9Ct a minimum of 3-Fort above the hig cst established peak groundwater elevation. This is to gnsurg that the bottom elevation of the crawi spaces of hots es is at last 1-foot above_ Ib_ The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within(Iris project that do not fall under the jurisdiction OEM irrigatioet digtlitl or.4CKD-Thu 4esign engineersholl pnnide ccrripicatifM that the facilities have been installed In accordance with the app¢pvv4 deli t pl=.TELLS Ct-ftific LLion Will br Rquiw 1 17ufuiC a ccrli ic;L of occupancy is issued for any structures within the project. 17_ At the completion of the project,the applieairt shall be responsible to submit record drawiW per the City of M6dian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a cerh fie ttion of occupancy far any sirucLures within the project. 18_ A Street light plan will ilred to be included in Lhe civil upnSLructim plans.Street light pl_m rctluiTmcnts six listed in section fir$of the Tmprovcmmt Standards for Stwct Lighting,A copy of the standards can br foutrd at hop:/Jwww nicridiancity.orgfpublic works.asp0id=272. 19_ The City of Meridian requires that the owner post to the City a performance surety in the amount of 125%of the total construction cost for all incomplete sewer_water and reuse in frastructum prior to final plat signaturo_This surety will Esc vehfiid by a line item cost estimate provided by the owner to the Pity_The surely can be pnsLed in Lhc form of as irrevocable letter of rr%,d i t,rash deposit or bond.Applicant must fi I r an applicuion for surety,which can be found on the Community Devulopmcnt Department websitc. please contact Land Developastcnt scviee for morn infomiation at 887-2211. 20_ The City of Meridian requires that the owner post to the City a warranty surety in the 2mouni Of 2CrA of the total cGnsmi,21icm cosL for all conepleted Sewer,u-awr and Kruse infrastructure for duraticm of two yearn.This surety wi11 he verified by Kl line item cost estimate provided by tat owner to the City.The surety can be pasted in the farm of an irmwocable Ictterof credit,cash deposit or bond.Applicant must file 313 application fioT surety,which can be found an the Community Develaptue13t Depanaxat website. Please contact Land Development Sevice for more information at 887-221 l_ FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROLLING HILLS—H-2025-0040) -23- C. Meridian Park's Department �E IDIAN Parks nn cl Reereni ion Reviewer: IUm Warren{Pathways Project Manager Plan nerAsslgned: Nick Napoli Prajad Name: Rolling Hills File No:H-20254X44—AZ Date: 9.22.2025 The following will be required for development of the proposed project; CONDITIONS OF APPROVAL- PATHWAYS 1. The project developer shall design, and construct multi-use pathways conalstert with the krcatlon and speciflcations set forth in the Merldian Pathways Master Plan Map and Master Pathways Plan Document Chapter 3). Any proposed adjustments to pathway allgnment shall be coordinated through the Pathways Project Manager- See Irrrerocrive Pathways Map 2. Priartofinal approval theappli€ant shall dedicate apublica€cesseasementfora20'wide muhi-use Pathway parallel to and south bf the Fivemi le Creek(Drairrl bn the north edge of the property. This pa0vwby will also double as ma intenance access to the Fivemile Dra in far Nampa and Meridian Irrigation District. Ensure that no fences are proposed that would black irrigation district maintenance a¢ess- Easements shall be a minimum of 14'wide 110'pathway+2' shoulder each side)- All pathways shall be Ioryated outside of irri8ation district easements unless permission is specifically obtained frpm the governing irrigation district-Easemerrt need only be dedicated for multi-use pathways that lie outside the public ROW. Use starrdar7d gty tempkrte for pultrlrc access easemertt Submit aff easements on fm through C NWN's Acaess Portal, 3, construct multi-use pathways per paving sectlon based on existing site conditions as recommended by project civil engineer In accord with UDC 11-3A-8 and 11.3E-12. Pricer to flnal approval tot iapPlieant's engineer shall prmuide written doaxnwtation that the pathway segment was constructed per the recommended speciflcations. a. The owner(or representative association)of the property affected by each public access easement shall have an ongoing obligation to maintain the multi-use pathway. 5. fi'high open vision fencing shall be installed bratween pathways and f Iive)water irrigation canals and laterals as detailed in the Meridian Pathways Master Plan,Chapter 3,page 3-5. All other fence details per UDC 11- 3A-7. The Fiv mile Pathway is NOT live water,so this condition does wt apply- 6. Protoet developer shall be mspanslble for obtalrring Iimnse agreement and other permisslon(sI as required for constructing within Irrigation district easements. 7. Should any discrepancy exist between these opnditiorrs of approval and the requirements of the Irrigatlon district,the developer shall work with Pathways Project Manager to achieve a pathway design that meets both City and irrigation district objectives.Uty requirements a5 stated shall nQt f nor are they Intended tD) override those of the irrigation district having juriWiction overthe project area. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROLLING HILLS—H-2025-0040) -24- D. West Ada School District(WASD) or Other District/School vA West Ada SCHOOL DISTRICT i February 11,2026 RE:Rolling Hill AZ H-2025-0040 Dear Meridian City Planners: West Ada School District has experienced significant and sustained growth in student enrollment during the last ten years. Based on current enrollment data specific to the area surrounding this proposed development, we estimate a development consisting of D single-family units and i84 multi-family units could house approximately 23 school aged children.Approval of this application w i I I 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 7900 *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 an the district's capacity.Should a school exceed capacity,to meet the need for additional school capacity in this area a n e 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 nea rby sch ool.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 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROLLING HILLS—H-2025-0040) -25- E. Ada County Highway District(ACHD) Miranda CiAd,Prasidwn4 AACHD Alexis Pickering,Vice President YCen!Goltl[Fwrpe,{ornmissioner Dave McKinney,Commissioner zioir PatriciaNik.on,{:arnmissioner Date: August 27r 2O2S To: David Ruby StaffContact: 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 Manua1,11111 edition. DevelopmentProposed MGMAS Al I ACHD Policies Require5 keviisions to meet No , is mitigation • ■ -. - required Area Roadway Level of r ACHD Plan= Do area roadways Improvemen in ee ing Yes roadsArea -- ■ t 6 7 h resh • ■ - the future with r , NEW • r is Transit Available? i =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,thissumrnarywiII be updated to reflect the development and its irnpact- connecting you to more Ada Court Highway district•MC*N Meeker Avem%•90irg,I D-837n•PH 208,W74XC•FX 346-7650•w.ww,athdidahoarg FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROLLING HILLS-H-2025-0040) -26- 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: V. 1. The map amendment complies with the applicable provisions of the comprehensive plan; The City Council finds the applicants proposal to annex 8.19 acres of land with the C-C zoning district for the development of 200 vertically integrated residential units, and 19,512 square feet of commercial space is consistent with the Mixed-Use Regional FL UM designation for this property. In addition, the City Council finds that there is adequate infrastructure for the subject development and that the subject area is in transition which will improve the circulation in the future. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; The City Council 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. The proposal addresses Comprehensive Plan objectives, incorporates key elements of vehicular and pedestrian connectivity or integration with surrounding properties and future roadways. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; The City Council finds that subject map amendment will not be materially detrimental to the public health, safety, and welfare. The City Council had substantial discussions about road infrastructure,pedestrian infrastructure, and timing in relation to improvements. The City Council ultimately determined the subject development has adequate access and will start the redevelopment of this area which will improve connectivity for the larger mixed use regional area. 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 City Council 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. v1. The City Council finds the proposed annexation is in the best interest of the city due to the development being consistent with the comprehensive plan, it being one of the first properties to start the redevelopment of the county enclave, and it resolving the issues from the previous application that was denied. ACTION A. Staff: Staff recommends denial of the proposed Annexation as discussed above in Section 111,per the Findings in Section V. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROLLING HILLS-H-2025-0040) -27- B. Commission: The Meridian Planning&Zoning Commission heard these items on March 5t'', 2026. At the public hearing,the Commission moved to recommend denial 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 presentinggpplication: f. Other Staff commenting on application:None 2. Key issue(s) 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 a 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: Commentingoproject as he is in support of certain elements and aizainst others. He also mentioned that the FEMA maps need to be redone in the area because they are inaccurate as it currently.upped. -Michael Blowers: Commentingoproject 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 hearingsKy2years to find a resolution to this area. In addition,he has concerns with traffic and does not understand why the traffic light has to align with Movado and not Rolling Hill. He wants a definitive action to set the bar for the area. -Amy Waddles: Commentingoproject and is in support of some elements and against 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 support of the project due to concerns that if they are not bought they won't get fair market for their properties. He believes it is a good opportune , for Meridian to have more housing. 3. Key issue(s)of discussion by Commission: 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. FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROLLING HILLS-H-2025-0040) -28- 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 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)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 since 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: The Meridian City Council heard these items on May 19',2026. At the public hearingthe Council moved to approve the subject annexation reauest. 1. Summary of the City Council public hearing: a. In favor: Kathryn Mason.Ian Mason. Kim Bovack.Rick Bovack.Bethany Urwin Angela Raney, Gary Raney b. In opposition:None c. Commenting: Alicia Eastman.Miachael Blowers,David Ellis,Amy Waddles,David Ellis d. Written testimony: Kathi Crowley e. Staff presenting application:Nick Napoli f. Other Staff commenting on application: Bill Parsons,Bill Nary 2. Key_ issue(s)of public testimony: -Kim and Rick Bovack: 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. -Kathryn and Ian Mason: In support of the project as she believes it will help revitalize the area. She mentioned she is frustrated with the decline of the neighborhood and would like to see it transition so the residents can sell their property. -Alicia Eastman: She is supportive of the change in the area but has concerns with traffic,access.timing. She is looking to sell her property and move out of the neighborhood. -Michael Blowers: He is in support of the redevelopment of the broader area but has concerns with timing on this development with the rest of the neighborhood. He was not in support of opening the north part of Rolling Hill Drive with Flat Iron as it would cause more traffic and safety concerns. -David Ellis: He mentioned a developer has contacted the property owners north of the subject development and is hopeful this will allow the neighborhood to transition to a more urban development at the same time. Timing of the development was a concern. -Bethany Urwin: In favor of the development as they are looking to move out of the neighborhood. -Angela and Gary Raney: They are looking to sell their property and are ready to move on as the area has changed significantly. They mentioned the neighborhood has FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROLLING HILLS-H-2025-0040) -29- declined as people are hesitant to nut money into their properties with development being close. 3. Key issue(s)of discussion by City Council: a. The City Council has substantial discussions about traffic,access, and timing. The City Council was supportive of the broader concept plan but were concerned that adding additional units off a single access could cause issues.Ultimately they determined that the neighborhood is transitioning and this was the first property to start the redevelopment in the area. They acknowledged that traffic may get worse before it gets better but as connectivity improves the area will function better. 4. City Council change(s)to Commission recommendation: a. The City Council approved the development after staff and the planning and zoning commission recommended denial. They had staff write a development agreement for approval which is shown above in section W. EXHIBITS A. Project Area Maps vu. (link to Project Overview) 1. Aerial Legend CJ Project Location Area of Impact nAnalysis d { FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROLLING HILLS—H-2025-0040) —30— 2. Zoning Map Legend R-2 (C Project Location Area of Impact -Q R-1C - 0 Analysis J � _ IL �R 1 - 9 D s C-C MXi 2 R-15 C-G R-1A T �R=1 B,fig RA WM rLrI& I 3. Future Land Use Legend L Project Location Area of Impact MU-C Analysis � ' • • r • CIVIC 9 B � _ r MU-RG Medal m Density Residential FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROLLING HILLS-H-2025-0040) -31 - 4. Planned Development Map Legend ' t�- (C Project Location 'T City Limits Planned Parcels Area of Impact ® Analysis 4 • FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROLLING HILLS-H-2025-0040) -32- B. Subject Site Photos - - 1 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROLLING HILLS-H-2025-0040) -33- 25 - Nis- i !A, _ _ FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROLLING HILLS-H-2025-0040) -34- iP� 0 1• - z _ L 9{ ref FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROLLING HILLS-H-2025-0040) -35- C. Concept Plan (date: 5/14/2026)(Collector is not a part of this application and only represents how this project may integrate in the future.) �. PROJECT SITE SRMMAR7 _:...._.._._.._.._.. .�iHNRE[,'ALLE6F➢FFR[31NVAY..........__..._, �___�__" ..�,® 1 .. � 0 1 ul�Ru a cr c d' a c •° M�EFLa<s MUMMAIN e9f ITTI 1 - 04II... ... � � A1.0 tlfE Pl/ll FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROLLING HILLS-H-2025-0040) -36- D. Landscape Plan (date: 5/14/2026) r- ------------ ------------T------------------------------� I I I I ii I I • . II �' , I T I 1 I = L I I I I I I ' — •— 3— I 1 I ver�mi P,IH 4-4 t L------------------------------ -------— J —..— :— _}----------- Ltaa FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROLLING HILLS—H-2025-0040) -37- »�SS �d������ .0.6!P_.4.4 6.fl:o'�iih9n o-�f��2!F=��"'i ifi•� '�/G�T r. rniat-• spa �I'�A � �, ,np]pl.s [flla�_ is�9 s IN i WE T7S"1T!1�'1!1 r�siiat�s�a was.—•--F-�a�a ��' �a+ vita.,-�•.,�.T�a�a - �ia�s�a�a roil... T—a�a r .maxO� �i1 -------------- r h--a Pi L---------------------------------------------L-. L103 -------- ------- d LL Q) L---------------------------------------- FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROLLING HILLS-H-2025-0040) -39- E. Parking Plan (date: 10/22/2025) 00WNG HILL �-1 �+"• 1 .... MIXED-USE Furs d v. -.. .. -.`. 1 IiRR` MEIIIOUJI.10 Irl R PAWING IE D — — — o•,ERl.wo Ronu TMC�!,) FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROLLING HILLS-H-2025-0040) -40- F. Building Elevations (date: 10/22/2025)NOT APPROVED AS PRESENTED F - -W III arw�w 4 ^.,•"••w ••••. .•••,••� "•••••p "•'•^ ,• FOT9ETAINN Rw1I�1 � P ihli� iG4L� _ iCFpr� �niF� �A7 - rdr 2TTElElA11Q"IEE, 3WESTE1E4aTlCl1(SIDE1 u. i i — I f i 49!„E ,o., A5.0 IFDFPoOR FiFIY.itl1B FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROLLING HILLS-H-2025-0040) -41 - �rww�w a.... ......... ............. I 'l Till I m m m� L.: o ®-m m m� ''x w N El 0111 m m ; ® [El MIRED-Ds PUTS MERIDlaM.ID f OTEIElE710r E31ml LEU5 +1 .W Fl 9 a a �,. f AFAREIEUBM IIIWW � �A 5.0 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROLLING HILLS-H-2025-0040) -42- v� KI)ILLIHG HILL Mu LD-UbL'B I i r MEIlII]Ihh.li MP �4 .arrr mar rr �.y SIDE ULVA NCM TSdE ELEVAiIOH A5.3 TAB nn nn �n FiA Q Q Q Y Y Q Y i I fl OLLIM G HILLS 7 ENONT exuATION(simml L 2T(gg{ tu&-q lYl%Etl-u5E FLATS EIIII0IA#IO Y Y Y Y Q Y Y i I i i I i i 3 NEY MVAYM nO.m 4s—w-BmT=�� A5.4 FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROLLING HILLS-H-2025-0040) -43- G. Annexation Legal Description& Exhibit Map I= r NCI N t!llhlfi +ulgusk E,W25 Pro)Kt No.:25-151 RpRi ig HiY Subdiyisiurl AnreKathm Leal Oesatptlart EKWPt A Avarre;of rand far annenaw m belreLots lthrouzn 5.Bk3ck 1 of poltrhe kill&Adivis�on[Book 16,?ages I7A2-1203j situated in file southwest V4 of the Southeast IJ4 of Seciloit I6,Township 3 Sank Range 1 East,d.#A,bde County,Idaliop tieing more portipol4 rly cicz; i4ed ps Fallay f lwnroenl.ir%at a Lruss tda Inarkirlg the Sbvt*V4 corm,f of said Section 16.which heart?M'13'15'W a diSt4-;Gv 9F 2:{76.8$F44S from on 7lwnlnvm r.+p nsprking khg SvutilgaR Wmg'rr cf said Liun 24, thetice I'Di"ing the southerlvline of said Southwest 1J4 Of the Sautheast 114,` "13'15"Ea distance of 335.76feet Lo the eenterline Intersecaean of 5.Rolling Hill Dr.and E.Dverland Rd-and lbeinRthe POINT OF BEISrNNING, Thersoe kavhi6 said iout"line and fallawlq tire[enterline of said 5.Rolling Hill Dr.NuWQ5'9®"W a distance of 535.40 feet iv the cL ninfllrle intgr-me-cipn 4f said 5.Rolling hilt Dr.and E.View Cirde;, Thenroe leaving the centerme of Bald 5,Rolling Hill fir.and fcilDvilpig the centerline of said E.View Orcle the folkiwlr)g two(Zf imur'lel: j Nd3"21'OS'E a distarmc cf 266.24 test; 2. 73A5 feet along ttie ax of a curie to the left,said€urea naaing a rad lus of 130,U0 feet,a delta angle ai 32'fi W,a ehar.d bmeirlg&N73'14'41xE,and a ehord distance of 72.09 feet; Thgih:4Iq;•,ing Said rprc6erline.iW3W37'E a distanceaf 45.00 Peek rn the NarrhwestCornerof said WL 2; Thence following the sncltllerlyhoundery of Lot 6,EkKk 1 afsald RoIRM HIII 5aihdIWIsI0rL M9121'05"ta d iFlanpe cf d 33.3G fcc'k 10 the Lvstcrly boundary of said Rolling Hi suhdrrision; Thence leaving said southerly boundary and fcrkm%in g said easter+y bourclary,50LYO2'37"W a 603mce erf=.05 retk to the iautherly ME of said 5ouehwest 114 of the Southeast 0 and the aenterone of sold E,Ovarland Rd.; Thence Iealmig said easterly boundary and following said soutl- r hne and said centeriipc, NS9'13'1SW a.distance of 66&.ib feet to llre PDIW OF BEG INNI HG, Said parcel contains.a tow lof91f.arras,mom orless,arKI15T. Mtoalle4itirg4?awmvnrsarWw filpil-of-ltray of fecorm or Implied. Ai eir6diL�ioris,deeds recardt of surveys,d+sd�#Ier Mshunl4rrts of rCW I!1 refarartacd trvmJn am r¢ccrdQd dowmentsofMecouncyIn which these nescrltedlarrm are situated Attiched hereto hUhibn49andbYt1mr,mfmuKe#ma.1e;xwthereof. NO i 5 rH5 ui2 k$* 41 IF Ct Y 4 5725 North Okivvvry Way+enlse.Jdahc a 3 M r Me.0eAM hmencllp.c FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROLLING HILLS—H-2025-0040) -44- C 4 � q � 'y — 'CS e o ioh a.Mkick 1 - U ro L2543-2V ltmg HMI Subf1w1 m *KL LAx Me5'2a'o5"� 333, 6' ,xc�wsrs as o rai � seecc } +, �}, Block 2 �i6 � � x O CLP Rollinj Hill 5ubdivisim N a x C x Annexation Area;9,16t Acres [ Lots 1.5.Block i t K m 0a RdtlingHillSubdivisian N .� APN-R7555DD0015,R75550RZ5, `04 R7555000022,R7555 J0[1032, 3- Unplat d z R7555000041&R75S5000050 Current Zoning;RI SOUTil Powrr oE• CSLIwF.Nr.FxiFN7� � +� `rf 8 a SEL"'!18N114 94UTHEAST CCRNO J FOUND 9faS8 G4 W.-nOw 16 _ FOUND ALLYIWM CAP cAn � 335,7d _ r-17ANT OF INUM +� — _ $G9-OU' —1573.t�' SFiEET: E Owerland Fid. 1 OF S +t111r 15'A 267#.rL�'........ WJ5 Of LiLmmc CURVETAOU Ira MID a. nFPYF RdD1115 LENGTH I 6ELTA 8i8R69RG CH8R6 Ikm hN P6h Scak_i'_15f, E N G I NE E R I N G IY FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER FOR(ROLLING HILLS—H-2025-0040) -45-