CC - Staff Report
STAFF REPORT
HEARING DATE: July 18, 2017
(Continued from: July 5, 2017)
TO: Mayor and City Council
FROM: Sonya Allen, Associate Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Healthy Living Condominiums – SHP (H-2017-0075)
I. APPLICATION SUMMARY
The applicant, The Boise Family YMCA, has applied for a short plat (SHP) to condominiumize a
structure to accommodate separate ownership for the YMCA and St. Luke’s.
II. STAFF RECOMMENDATION
Based on the criteria listed 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
After considering all staff, applicant and public testimony, I move to approve File Number H-2017-
0075 as presented in the staff report for the hearing date of July 18, 2017, with the following
modifications: (Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to deny File Number H-2017-0075,
as presented during the hearing on July 18, 2017, for the following reasons: (You should state specific
reasons for denial.)
Continuance
I move to continue File Number H-2017-0075 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 notification published on: June 16, 2017
c. Radius notices mailed to properties within 300 feet on: June 8, 2017
V. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The site is located at 5175 S. Howry Lane, in the NW ¼ of Section 33, Township 3N., Range 1E.
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B. Applicant/Owner(s):
The Boise Family YMCA
1177 W. State Street
Boise, ID 83702
C. History: A Certificate of Zoning Compliance and Design Review application was approved for
the construction of a 61, 552 square foot structure on this site in 2016 (A-2016-0299).
VI. STAFF ANALYSIS
The purpose of this subdivision is to condominiumize the building that is currently under construction
on the YMCA property to accommodate separate ownership of air space between the YMCA and St.
Luke’s. The proposed short plat depicts subdivision of air space for 2 units.
Staff has reviewed the proposed short plat for substantial compliance with the criteria set forth in
UDC 11-6B-5 and deems the short plat to be in substantial compliance with said requirements to
recommend approval as proposed.
VII. EXHIBITS
A. Drawings
1. Vicinity/Zoning Map
2. Short Plat (dated: 7/13/17)
B. Agency Comments/Conditions of Approval
C. Required Findings from Unified Development Code
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Exhibit A.1 – Vicinity/Zoning Map
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Exhibit A.2 – Short Plat (dated: 7/13/2017)
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Exhibit B. Conditions of Approval
SITE SPECIFIC CONDITIONS
1. Applicant shall meet all terms of the annexation & zoning and development agreement (H-2015-
0024, Inst. #2016-106278) approved for this property.
2. The final plat prepared by KM Engineering, stamped on 5/11/2017 by Kelly S. Kehrer, shall be
revised as follows:
a. Note #1: Include the recorded instrument number of the development agreements.
b. Note #6: Include the recorded instrument number.
c. Complete the Reference notes shown at the bottom of Sheet 1.
3. 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.
4. Prior to submittal for the City Engineer’s signature, have the Certificate of Owners and the
accompanying acknowledgement signed and notarized, as well as the signatures of the Ada
County Highway District and the Central District Health Department.
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.
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 -
Neighborhood. The current zoning district of the site is C-N. The proposed short plat complies with
the Comprehensive Plan and the dimensional standards in the UDC for the C-N 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;
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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.
E. The development will not be detrimental to the public health, safety or general welfare; and
Staff recognizes the fact that traffic and noise will increase with the approval of this subdivision and
subsequent development; however, staff does not believe that it 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.
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