CC - Staff ReportKnighthill Center No. 2 Subdivision – H-2016-0121 PAGE 1
STAFF REPORT
HEARING DATE: November 22, 2016
TO: Mayor and City Council
FROM: Josh Beach, Associate Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Knighthill Center Subdivision No. 2 – H-2016-0121
I. APPLICATION SUMMARY
The applicant, James R. Wylie, has applied for short plat (SHP) approval of two (2) commercial lots
on 3.04 acres of land in the C-G zoning district.
II. STAFF RECOMMENDATION
Based on the criteria noted in UDC 11-6B-5, Staff finds the proposed plat is eligible to be processed
as a short plat. Therefore, Staff recommends approval of the proposed short plat with the conditions
and Findings stated in this report.
III. PROPOSED MOTION
Approval
I move to approve File Number H-2016-0121 as presented in the staff report for the hearing date of
November 22, 2016, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number H-2016-0121, as presented during the hearing on November 22, 2016,
for the following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number H-2016-0121 to the hearing date of (insert continued hearing date
here) for the following reason(s): (You should state specific reason(s) for continuance.)
IV. PROCESS FACTS
a. The subject application will in fact constitute a short plat as determined by City Ordinance. By
reason of the provisions of UDC 11-5B-3, a public hearing is required before the City Council on
this matter.
b. Newspaper notifications published on: October 31, and November 14, 2016
c. Radius notices mailed to properties within 300 feet on: October 28, 2016
V. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The site is located at 6241 N. Linder Road, in the NE ¼ of Section 26, Township 4N., Range 1W.
Knighthill Center No. 2 Subdivision – H-2016-0121 PAGE 2
B. Applicant/Agent(s):
James R. Wylie IV
1676 N. Claredon Way
Eagle, ID 83616
C. Owner:
Knighthill, LLC
1676 N. Claredon Way
Eagle, ID 83616
D. History:
In 2013, Council approved a variance (VAR-13-002) application granting a right-in/right-out
access to Chinden Boulevard. In 2013, the City Council approved a preliminary plat (PP-13-031)
consisting of five (5) commercial lots and one (1) common lot on approximately 9.11 acres of
land and a development agreement modification (MDA-13-019) to incorporate a new concept
plan and update certain provisions relevant to the proposed preliminary plat.
In 2014, the property received final plat approval (FP-14-020) for five commercial lots.
Also, in 2014, the property received Certificate of Zoning Compliance and Design Review for the
property (CZC-14-053 & DES-14-048) and conditional use permit approval for a drive-through
(CUP-14-004).
In 2016 the property received certificate of zoning compliance and Design Review approval for
Black Rock Coffee (A-2016-0088) and for a multi-tenant building called Knighthill Center Retail
Shell (A-2016-0142).
VI. STAFF ANALYSIS
The proposed short plat depicts two (2) commercial lots on 3.04 acres of land in a C-G zoning
district. The proposed plat is a re-subdivision of Lot 2, Block 1 of Knighthill Center Subdivision.
Access to the site is provided to W. Chinden Blvd. and N. Linder Road through a cross access
easement for access roads.
Staff has reviewed the proposed short plat for substantial compliance with the criteria set forth in
UDC 11-6B-5 and deems the final plat to be in substantial compliance with said requirements to
recommend approval as proposed.
VII. SITE SPECIFIC CONDITIONS
1. Applicant shall meet all terms of the approved preliminary plat and final plat and development
agreement (PP-13-031; FP-14-020; Instrument No.114014784) for this subdivision.
2. Except for the access points approved by the Knighthill Center Subdivision, direct access to W.
Chinden Blvd. and N. Linder Road is prohibited.
3. The final plat prepared by Mason and Stanfield, Inc., stamped on October 12, 2016 by Darin
Holzhey is approved as shown.
4. If the City Engineer’s signature has not been obtained within two (2) years of the City Council’s
approval of the short plat, the short plat shall become null and void unless a time extension is
obtained, per UDC 11-6B-7.
5. Prior to submittal for the City Engineer’s signature, have the Certificate of Owners and the
accompanying acknowledgement signed and notarized.
Knighthill Center No. 2 Subdivision – H-2016-0121 PAGE 3
6. Prior to applying for a building permit for Lots 1 and 2, Block 1, the applicant shall obtain the
Planning Division’s approval of a certificate of zoning compliance and design review application.
Future development shall be consistent with the design standards listed in UDC 11-3A-19 and the
guidelines contained in the City of Meridian Architectural Standards.
VIII. ONGOING CONDITIONS OF APPROVAL
1. The applicant and/or assigns shall have the continuing obligation to provide irrigation that meets
the standards as set forth in UDC 11-3B-6 and to install and maintain all landscaping as set forth
in UDC 11-3B-5, UDC 11-3B-13 and UDC 11-3B-14.
2. The applicant and/or property owner shall have an ongoing obligation to prune all trees to a
minimum height of six feet above the ground or sidewalk surface to afford greater visibility of the
area.
3. The applicant has a continuing obligation to comply with the outdoor lighting provisions as set
forth in UDC 11-3A-11.
4. The applicant and/or property owner shall have an ongoing obligation to maintain all landscaping
and constructed features within the clear vision triangle consistent with the standards in UDC 11-
3A-3.
IX. GENERAL REQUIREMENTS
1. A letter of credit or cash surety in the amount of 110% will be required for all incomplete
fencing, landscaping, amenities, pressurized irrigation, prior to signature on the final plat.
2. All development improvements, including but not limited to fencing, pressurized irrigation and
landscaping shall be installed and approved prior to obtaining certificates of occupancy, or as
otherwise allowed by UDC 11-5C-1.
3. It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
4. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
5. Developer shall coordinate mailbox locations with the Meridian Post Office.
6. All grading of the site shall be performed in conformance with MCC 11-12-3H.
7. Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
8. 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 of an irrigation district
or ACHD. The design engineer shall provide certification that the facilities have been installed in
accordance with the approved design plans. This certification will be required before a certificate
of occupancy is issued for any structures within the project.
9. Applicant shall be responsible for application and compliance with and NPDES permitting that
may be required by the Environmental Protection Agency.
10. Any existing domestic well system within this project shall be removed from domestic service per
City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering Department at
(208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic
purposes such as landscape irrigation if approved by Idaho Department of Water Resources
Contact Robert B. Whitney at (208)334-2190.
Knighthill Center No. 2 Subdivision – H-2016-0121 PAGE 4
11. Any existing septic systems within this project shall be removed from service per City Ordinance
Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and
inspections (208)375-5211.
X. EXHIBITS
A. Vicinity Map
B. Proposed Short Plat (dated: 10/12/2016)
C. Required Findings from the Unified Development Code
Knighthill Center No. 2 Subdivision – H-2016-0121 PAGE 5
Exhibit A – Vicinity Map
Knighthill Center No. 2 Subdivision – H-2016-0121 PAGE 6
Exhibit B – Proposed Short Plat (dated: 10/12/2016)
Knighthill Center No. 2 Subdivision – H-2016-0121 PAGE 7
Exhibit C – Required Findings from the Unified Development Code
In consideration of a short plat, the decision-making body shall make the following findings:
A. The plat is in conformance with the Comprehensive Plan and is consistent with the Unified
Development Code;
The Comprehensive Plan designates the future land use of this property as Mixed Use-Community
The current zoning district of the site is C-G. The proposed short plat complies with the
Comprehensive Plan and the dimensional standards in the UDC for the C-G district.
B. Public services are available or can be made available and are adequate to accommodate the
proposed development;
Staff finds that public services are adequate to serve the site.
C. The plat is in conformance with scheduled public improvements in accord with the City’s
capital improvements program;
Staff finds that the development will not require the expenditure of capital improvement funds. All
required utilities are being provided with the development of the property at the developer’s expense.
D. There is public financial capability of supporting services for the proposed development;
Staff finds that the development will not require major expenditures for providing supporting
services. The developer and/or future lot owner(s) will finance the extension of sewer, water, utilities
and pressurized irrigation to serve the project. The primary public costs to serve the future tenants
will be fire and police services.
E. The development will not be detrimental to the public health, safety or general welfare; and
Staff recognizes the fact that traffic and noise may increase with the approval of this subdivision;
however, staff does not believe that any additional amount generated will be detrimental to the
general welfare of the public in the surrounding area. Staff finds that the development of this site will
not involve uses that will create nuisances that would be detrimental to the public health, safety or
general welfare.
F. The development preserves significant natural, scenic or historic features.
Staff is not aware of any significant natural, scenic or historic features associated with the
development of this site.