CC - Staff Report
Gurney Office Condominium – SHP H-2018-0080 PAGE 1
STAFF REPORT
HEARING DATE: September 4, 2018
TO: Mayor and City Council
FROM: Sonya Allen, Associate Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Gurney Office Condos – SHP (H-2018-0080)
I. APPLICATION SUMMARY
The applicant, Horrocks Engineers, has applied for a short plat (SHP) to condominiumize an existing
11,160 square-foot commercial building into three (3) tenant spaces and common area.
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-2018-
0080 as presented in the staff report for the hearing date of September 4, 2018, with the following
modifications: (Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to deny File Number H-2018-0080,
as presented during the hearing on September 4, 2018, for the following reasons: (You should state
specific reasons for denial.)
Continuance
I move to continue File Number H-2018-0080 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: August 17, 2018
c. Radius notices mailed to properties within 300 feet on: August 10, 2018
d. Posted to Next Door: August 14, 2018
Gurney Office Condominium – SHP H-2018-0080 PAGE 2
V. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The site is located at 1803 & 1831 S. Topaz Way, in the NW ¼ of Section 21, Township 3N.,
Range 1E.
B. Applicant:
Horrocks Engineers
5700 E. Franklin Rd. Ste. 160
Nampa, ID 83687
C. Owner(s):
BP Real Estate Meridian LLC.
1000 N Curtis Rd. Ste. 203
Boise, ID 83706
D. History: In 2017, a Certificate of Zoning Compliance and Design Review application was
approved for the construction of an 11,442 square foot structure on this site (A-2017-0058). In
2018, a Property Boundary Adjustment was tentatively approved to consolidate two parcels into
one (A-2018-0193). The Record of Survey has been recorded for the property consolidation (ROS
#11396); however final Property Boundary Adjustment approval has not yet been granted
approval by the Director.
VI. STAFF ANALYSIS
The proposed short plat depicts subdivision of air space in an existing 11,160 square foot building to
create three separate units and common area for ownership purposes.
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: June 4, 2018)
B. Agency Comments/Conditions of Approval
C. Required Findings from Unified Development Code
Gurney Office Condominium – SHP H-2018-0080 PAGE 3
Exhibit A.1 – Vicinity/Zoning Map
Gurney Office Condominium – SHP H-2018-0080 PAGE 4
Exhibit A.2 – Short Plat (dated: June 4, 2018)
Gurney Office Condominium – SHP H-2018-0080 PAGE 5
Gurney Office Condominium – SHP H-2018-0080 PAGE 6
Gurney Office Condominium – SHP H-2018-0080 PAGE 7
Exhibit B. Conditions of Approval
SITE SPECIFIC CONDITIONS
1. Applicant shall meet all terms of the previous approval for this property (AZ-03-016, Inst. #2003-
103184140; PP-03-018; FP-03-002; A-2017-0058) approved for this property.
2. The final plat prepared by Horrocks Engineers, dated June 4, 2018 by Fritz Brownell, shall be
revised as follows:
a. Note #11: Include the recorded instrument number.
b. Add Professional Land Surveyor signature and date to stamp at bottom of plat.
c. Include a note stating ownership and maintenance responsibilities for the common areas.
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.
5. Obtain final approval of the property boundary adjustment application (A-2018-0193).
6. Applicant shall ensure that the responsibility for payment of the sanitary sewer and water billing
is addressed in the Condominium Declarations. Since the existing building is currently being
served by a single water meter and sewer service line, the responsibility shall be with the business
owners association.
Gurney Office Condominium – SHP H-2018-0080 PAGE 8
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 - Regional. The
current zoning district of the site is C-G. The proposed short plat complies with the Comprehensive
Plan and is developed in accord with UDC standards.
B. Public services are available or can be made available and are adequate to accommodate the
proposed development;
Staff finds that public services have been provided to this building and 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 were 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
as services are already being provided to the property.
E. The development will not be detrimental to the public health, safety or general welfare; and
Staff finds the proposed short plat to condominiumize the existing structure will not 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 short platting
the structure on this site.