HomeMy WebLinkAboutSilvas First Subdivision SHP-2025-0007 Staff Report COMMUNITY DEVELOPMENT C��fEPIDIAN*,,--,
DEPARTMENT REPORT
HEARING 2/10/2026 I ��
Legend
��DATE:
C: Project Location 0
TO: Mayor& City Council :::Area of Impact
City limits -
FROM: Nick Napoli,Associate Planner O analysis " `
208-884-5533 '
nnapoli@meridiancity.org MTH m
APPLICANT: Tammee Crawford
J I
SUBJECT: SHP-2025-0007
w�
Silvas First Subdivision - _ --
LOCATION: Located at 303 W. Pine Avenue in a -_ - -
portion of Lots 1 and 2 of West View -
Addition in the NE '/4 of the SE '/4 of
T.3N.,R.1W.
I. PROJECT OVERVIEW
A. Summary
Short plat to subdivide an existing parcel consisting of 0.20 acre lot, into two(2)building lots in
the R-15 zoning district.
B. Waivers
The existing home has access to W. Pine Avenue which requires a City Council waiver for it to
remain in place. This access leads to the garage for the existing home.
C. Recommendation
Staff: Approval with conditions
D. Decision
City Council: Pending
City of Meridian I Department Report 1. Project Overview
IL COMMUNITY METRICS
Table 1: Land Use
Description Details Map Ref.
Existing Land Use(s) Residential -
Proposed Land Use(s) Residential -
Existing/Proposed Zoning R-15/R-15 V.A.2
Future Land Use Designation Old Town(O-T) V.A.3
Table 2: Process Facts
Description Details
Preapplication Meeting date Monday,October 20,2025
Table 3: Community Metrics
Agency/Element Description/Issue Reference
Ada County Highway District III.0
• Comments Received Yes -
• Commission Action Required No -
• Access The existing home will retain access on W.Pine Avenue, -
the new lot will take access from NW 31 Street.
ITD Comments Received No -
Meridian Public Works Wastewater Distance to Mainline:Available;Impacts or Concerns: See III.B
Public Works Site Specific Conditions
Meridian Public Works Water Distance to Mainline:Available at site;Impacts or 111.13
Concerns:None
See City/Agency Comments and Conditions Section for all department/agency comments received or see
public record:
City of Meridian I Department Report II. Community Metrics
III. STAFF ANALYSIS
Comprehensive Plan and Unified Development Code(UDC)
A. General Overview
The short plat proposes to subdivide the 0.20-acre property into two(2)building lots in the R-15
zoning district.
Table 4:Proiect Overview
Description Details
History N/A
Residential Units 2 Single Family Homes
Acreage .200 acre
Lots 2 Buildable Lots
B. Site Development and Use Analysis
1. Existing Structures/Site Improvements (UDC 11-1):
There is an existing single-family home that will remain on Lot 1,Block 1 and will be
accessed via an existing driveway coming off W. Pine Avenue. The access off of Pine
Avenue will require a City Council waiver to remain in place.
In addition,there is an existing carport and shed that will need to be removed from the
property prior to the city engineer's signature on the plat.
2. Dimensional Standards (UDC 11-2):
Existing and future development of the proposed lots shall comply with the dimensional
standards set forth in UDC Table 11-2A-7 for the R-15 zoning district. The existing residence
will meet the required R-15 setbacks provided the carport on the south side of the site is
removed. Additionally,the applicant has shown a 10-foot public utility, drainage,and
irrigation easement along the east side of the site that appears to encroach into the footprint of
the existing residence. This easement must be revised to lie outside of the existing building
footprint. The future residence on Lot 2 shall also be required to comply with the applicable
dimensional standards.
C. Design Standards Analysis
1. Existing structure and Site Design Standards (Comp Plan, UDC 11-3A-19):
There is an existing home that is proposed to stay on Lot 1 complies with the setback
requirements listed in UDC 11-2A-7. However,there is an existing carport and shed that is on
the southern portion of the property that will need to be removed in order to conform to these
setbacks. The applicant agrees to remove the accessory structures. Both structures will need
to be removed before the City Engineer's Signature.
2. Landscaping (UDC 11-3B):
i. Landscape buffers along streets
A 25-foot wide street buffer is required adjacent to W. Pine Avenue, an arterial street.
This buffer should be landscaped per the standards listed in UDC 11-3B-7C. The
landscape plan shall be revised to include dimensions of the 25 foot landscape buffer and
include vegetation coverage calculations to ensure compliance with the standards.
City of Meridian I Department Report III. Staff Analysis
ii. Tree preservation
A Tree Mitigation Plan should be submitted with the final plat signature application
detailing all existing trees and methods of mitigation outlined by the City Arborist before
any trees are to be removed as set forth in UDC 11-3B-1OC.5.
3. Parking (UDC 11-3C):
i. Residential parking analysis
Off-street parking is required to be provided in accord with the standards listed in UDC Table
11-3C-6 for single-family dwellings based on the number of bedrooms per unit. The applicant
is proposing a new dwelling with a garage that will meet the required parking standards. Staff
will confirm compliance with these standards at the time of building permit submittal for
each residence.
D. Transportation Analysis
1. Access (Comp Plan, UDC 11-3A-3, UDC 11-3H-4):
Access to this property is provided via NW 8'Street, an existing collector street. There is a
cross access easement along the west portion of Lot 2 to allow Lot 1 access to the drive
serving the site.
E. Services Analysis
1. Pressurized Irrigation(UDC 11-3A-15):
Underground pressurized irrigation water is required to be provided to each lot within the
subdivision as set forth in UDC 11-3A-15.
2. Storm Drainage (UDC 11-3A-18):
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.
3. Utilities (Comp Plan, UDC 11-3A-21):
Connection to City water and sewer services is required and are available to be extended by
the developer with development in accord with UDC 11-3A-21 and Goals 3.03.03G&
3.03.03F.Urban sewer and water infrastructure and curb, gutter, and sidewalks are required
to be provided with development of the subdivision.
III. CITY/AGENCY COMMENTS & CONDITIONS
A. Meridian Planning Division
1. 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.
2. The short plat and landscape plan included in Section VI.A, shall be revised as follows:
- Revise the rear easement on Lot 2,Block 1 to be 10 feet in width. .
- Graphically depict the 3-foot interior and 10-foot perimeter public utility, drainage,
and irrigation easements.
- Modify the easement along NW 3rd Street to be outside of the existing buildings
footprint. The easement cannot be within the foundation of the existing home.
- Revise the landscape plan to provide vegetation coverage calculations for the buffer
along W. Pine Avenue.
City of Meridian I Department Report 111. City/Agency Comments &Conditions
- Revise the landscape plan to graphically depict the 25-foot landscape buffer along W.
Pine Avenue on the plat.
Add a plat note stating the landscaping within the 25-foot landscape buffer along W.
Pine Avenue will be maintained by Lot 1, Block 1 .
- Add a plat note that Lot 1 retains the existing access to W. Pine Avenue if approved
by the City Council.
- Revise the plat to change W. Pine Street to W. Pine Avenue.
3. Future development shall comply with the dimensional standards listed in UDC Table 11-
2A-7 for the R-15 zoning district.
4. Submit a Tree Mitigation Plan as part of your Landscape Plan with the final plat
signature application detailing all existing trees and methods of mitigation outlined by the
City Arborist before any trees are to be removed as set forth in UDC 11-313-10C.5.
5. Prior to City Engineer signature,the applicant shall remove the carport and shed on the
southern portion of the site.
6. 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.
7. Staff's failure to cite specific ordinance provisions or conditions from the previous
approvals noted above does not relieve the Applicant of responsibility for compliance.
City of Meridian I Department Report III. City/Agency Comments &Conditions
B. Meridian Public Works
waswomm
• blsu"Mmsemw 5ewwaualaw
SOWDES
Estimated Project See application
Sewer bRUrs
• WHM LIerJifmng
ealalr_e
+ Projed CeNSEEte1N YIES
%wLh wW Uastfr
PlwO wirty 19an
+ YIlpd�fmtYDef1Y5 +
Safi°lac tl oft UP Spedlk Ctllldbom
weer
+ Distance to water Water Avail ahleatSits
Services
Prau ra zoryf
• bsLmated Project See applicatian
Waterl:Rll's
• Waterquality None
+ Praou Gordastent Yes
wrth water Master
Plan
• Impacts concerns None-water main in NIX 3rd street needs to Ile hrcught up to rurrent
standards_Install anew a"main ADM NW 3rd from w Pine 51 Lad*
southern boundary of the propefty.
KTU RI'ECTIC CONDrT10N5:
1. WaLer main in NW.led sheet ucc4LN L5i be bmrghl rp to errrenl standards.lnsiall a new$'maim
along KW 3rd FrvNn W Pine 31 In Ibe sumthLm howWary aFF the property.
2. walo litm FmhydrawLsmwi4moiCL9 mptho mdar"mim 20'eau ffPmt9,f locxtuk 1Q'
I eyomd Sre hydran L,water meters ur lemi•abnm of Gle main.
3. No permanent smvcLmr shall be alk weed within a Oily utility eaxemrnl including Gees,deep T vied
shrubs,fences,trash emclr'•aM;carrmmu,sheds,buddhhp,etc.
4. Service lines xbull noL Tie inxialled arnLss pnuate property other than that Tiring served,with the
exception of appmpriaLe comrrrm areas_
GFK1:RALL{ONDITIOK9:
I. Samilary sewer service In thadevelupmrnl is available via extensinn nFCAMing mains Luij cCnl to
the developmenl.Hater service to LMN site is avai(able via exLensxtn or a KBsung mains ad}acenl In
The development.
2. All rmprmuementrTelated di public life,safely and health shall be campleled pnur GF414xuryarx•y4ii'
the sln•ctu s.Willem appmra by Lhe City tin eLnaer,an awrner may pasL a peTFimnance surety fur
City of Meridian I Department Report III. City/Agency Comments &Conditions
such improvemmLN in nrderto obtain City Engineer Nigmalure am the final phi ax Ne1 forth m
3. Upon imslallalioo of L'he LwKlsraping and prior to nrspeLTwm by Planning Depmlm ML Staff,the
applicamLifiall provide a Written oerlrFicate ofemrrplMiun m Nel forth in[JIV 113F1 14A.
4. A Ieuer of n B it or cash sorely i■LhA!:3mnunt of 1 I D%will he required for all maNwplete fencing,
lamdN pina,ammities,pressuriyxd origairm,pri3r tosigoatme am the final plat-
s. The my of Ma-idran requires that the owner poNL with the City a pe,Form ante swetyy in Lhe amount
Of 125%of the loLal ramstauLTmm WNL for all marroplete Newer,water infraslructure TKriir to final
plal sigmaltme.This zuretywill he venfiedhy a line ileor cost estimate provided by the ownerin The
City. The apphcmA shall be required to mLer into a Development SureLp hEmemenl wrLh the C'rty
of Meridiam.The 9reLy c;l be postedio The firm ofan irrevocable letlrr of cmdil,cazh depomt or
hood. Applicanl omul file am applicaimm Fir Nu3eLy, which can be found ire The C'oroorunrLy
Develqwmr m DgwwtuwW websile_Please nmtacL[mod Dr elopmeoL Servroe firmore 30Rr alion
aL K VY 2211_
fi. The Oily of Merwlian reymiex Thal Lhe owrsrrTwist to Lhe Cily a warrmnly surely in the amounl ref
20%rrf LILe total Lonsmucli3m CUM fin all compkLed sewer,and water infrastructure Fin a duration
odtwm}ears.This suety aarLuunL w ill he verified by a line item Final uxNL imvtirrgg TmwKLed by the
owner La the Cky.The Nuoety can he Twisted m the fora of am iuewrcahle letter of rtedit,caxh
dgmsil ur bond. Applioot MONL file an applm_atiim fen surety, whirl can be found rm Lke
C'rrmoruoity Development Fkpadorml websile. please crmtact [And DevelrgrrteoL Retire MT
mrrae mfurmationat 8g7 2211.
7. [n The even)tluL an applies L anX4n owneT LunnuL am3plele mom life,rem safety and moo healLh
iorprotiemmts,pram urCity ling3neer53grrature im Lhe foul plat amd4wlm-iorw occupancy,a surety
agreenrenLmay be approved ss WL forth in lJDC 11 W 3C:_
R. It xhalI be the responsibiMy rrFthe applicant lu mm3re dUL all development RmlureN comply with
the hmreriLMS with Di%abi hLieN/art and Lhe Fair[lousing ALL
$. Applicant Nhall be responsible for applicalino and mmn]lunee with any Section 4M R'eroritun Thal
may he raquiredhy Lhe Army CimTwof IingioccT.
10. Developersball connlinaie mailbox locatiimN with tie Meridian PoLaOFFice.
11.All grading irf the Nile shall he perFirmaed in Lonfmrmamra with MCC'I 1 1-013.
12.Compaction text TresulLs shall he subs iard tm thr Meridian Flui Iding I]epartarerLt for all building
pad"receiving engineered hackfill,where fmoliogwemld Nit atop fill Tmalerial.
13_The appliCWLN designeogioeerslrall he vesprmsible forimpeditm afall irrigation andlor draimage
6crhty within this project Out do COL fall under the jurisdiLTwm Oran n gaLion dalrrct or ACID.
The design engineerNball TxovwLe rertifiLaImm Lhal The faclhties have been installed in arartLmLe
will the approved design plmN.This anti f3L:INIn W31I he required hefircr a certificate of nccupam cy
iN issued For any Nuuclures within the projeLT.
I-1.Al Ore Lornpletion irf LJte projeLT,the applicant Nhall he respmn53blr Io submit record r3rawr kp per
the rely of Meridiem AuW'A D miamdm N. These record druwmgs mmt he received and approved
prior to One is MLe OF a ceniFcatiim ofo uTh mtiy For any sh ctu %within the jmUect
15_Smeel IiigbL plan requirements air Ii%Led in sec Lioo 6 7 of the [mlmm ecnml Standards Fro Street
Lighting [IWp:Uwwwmeridiancily.orgfNblir work ANjw'.id-277). All street tights shall be
inNtalkdatd depc scxp3nac_ Fir&LdiR lip!iIWI6egyl>rt'illbdaspadorOst&vdopwatIlAw
sccl fcr approval,wba&nrLLa include Oat keL den of any cxissrinp;mrou llj�m. The oentm"q
wort and mamrmis Nhall rrmfmin to Lhe IRPWC and the ('Ay rrF Meridian Supplemental
City of Meridian I Department Report III. City/Agency Comments &Conditions
9lreci6cations ut Lhe LS'WC.[.'oniact the CFLy of MeridsaL Trm%Tm la mm and[Jirlitlr{'_oordinalor
al IL9S 55110 fur 3rs rma mm im the IocaMms ofeaisting sheet lighting.
l fi_The applicant shal l I mvide easenwaL(s)for all public waleTlxewer mains ouLSLtle ofpublic right of
way(indwle all water serrices and hydrants). The easement widths shall he 20 Feel wxle for a
single ullbLy,ur.10 feet wide f4w Lwo. The easy ws shall not he detbcaied via the p1aL,but rather
ded,raled ouLske The plat proeeas Lising the['Lty of MLYiLJlan's;9mkiafi fixer&Trx eamcLmnL Rhall
be gaikwallg depwbed im the plal for mFerence purpuses.Suhmrl an eKecaled eas mi.(tm the
Fnrm available Faun l ublir Wmics),a legal dexHjiikm prepaaed by an LdahAt L.]censed['"Vr xNmal
land Sur cyrrr,which mLL.41 iFdLrdc the area of ik t37tS iuA(mmkv d EXWEIff A)and an 8 Ln"a
L I"LrW with bearings and di ilziri 3t{markral f_XHIRJT Ply for nwkw. Polk a hibit%mtL.4l be
sealed,signed and dated by a PnrdessiLmal E uLd I;wvrynr.DO NOT Etw.ORa. Add a Tm4e Lo the
plat rekTenciog Lha dtteumeaL All easements must be subumitled,reviewed,and approvim]pLier In
signature irFlhe fiml plaLhy the t.'LLy Lingineer.
1 7_Applicant shall be respo flvle fin applicaLinn and c mLpl ce with aLsd C;PDES Te itLing Lhai
may be requiretLby Lhe Lrvirrnumental ProteL'lltm Agency.
18_The City of Meridian requires That prmKwi ed irrigalitm systems be wpplied by a year round
sou of water{1 I][' 11 313 6.}_The applicant should be requiml to use any emistimg surface or
well water Ru the primary %-mrre. If a wrFace or well stturre is nal available,a single pant
ctmneriitm to the calirsary water system shall he requoed.Ifa single point atmnectitm Ls ulilimd�
the develtrper will be resprnsrble r4 a Lhe puym,ent of assessrnenls for the cmomtm areas pr w to
development pLm appruval.
19_All oTigatwn ditches, canals, laterals, ur drains, earlusive trf na Lural waterways, inlerzecting,
rn sing w layring odjaacni and com iguous to Ike area being suhdivKied shall be aAdres.sed per LIFH'
11 3A 6. In perl'i=Mg such work,Lhe appbranl shall wmpllr with Idaho{_ode 42 12,07 and any
nlrerapplLcable law orregulalLtm_
City of Meridian I Department Report III. City/Agency Comments &Conditions
C. Ada County Highway District(ACHD)
&ACHDlWdtlrhaog4rda
Cold,GreslonerZ,A,4
Alexis Pickenn%Vice-President
<antcQpe,corrw-r�lssianer
IMAM McKinnoy,Commissionor
Patricia Nilsson,Commissioner
November 21,2025
To: Tamee Crawford,via email
Centurion Engineers Inc.
2323 S Vista Avenue
Boise, Ia 83705
Subject: MPP25-00251 SHP-2025-0007
303 W Pine Avenue
Silvas First Subdivision
The Ada County Highway District has reviewed the submitted application for the preliminary plat
referenced above and has determined that there are no improvements required to the adjacent st-c"s).
The proposed preliminary plat is approved without conditions as the site is not anticipated to generate
many new trips.
The applicant will be required to pay all platting and review fees prior to final plat approval-
If you have any questions, please contact me at(208)387-6391.
Sincerely,
11-
Karat_eig h Troyer
Planner
Development Services
cc: City of Meridian(Nick Napoli),via email
connecting you to more
Ada Courtly HighvM dimrim-S904 N Mreker Avrnue.Baer,ID.ETM.Pm 20B-3974100-Fk 3"-7656-wwwLmdididiahaorU
City of Meridian I Department Report III. City/Agency Comments &Conditions
IV. FINDINGS
A. Short Plat
In consideration of a preliminary plat,combined preliminary and final plat,or short plat,the
decision-making body shall make the following findings:
1. The plat is in conformance with the comprehensive plan and is consistent with this unified
development code;
The Comprehensive Plan designates the future land use of this property as Old Town, the
current zoning district of the site is R-1 S. Stafffinds the proposed short plat complies with the
short plat standards listed in UDC 11-6B-5. The proposed development complies with the
dimensional standards of the R-15 zoning district listed in UDC Table 11-2A-7.
2. Public services are available or can be made available ad are adequate to accommodate the
proposed development;
Stafffinds that public services will be provided and are adequate to serve the proposed lots.
3. The plat is in conformance with scheduled public improvements in accord with the city's
capital improvement program;
Stafffinds all required utilities will be provided with lot development at the developer's
expense.
4. There is public financial capability of supporting services for the proposed development;
Stafffinds that the development will not require major expenditures for providing supporting
services as services are already being provided in this area.
5. The development will not be detrimental to the public health, safety or general welfare; and
Stafffinds the proposed development will not be detrimental to the public health, safety or
general welfare.
6. 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.
IV. ACTION
A. Staff:
Staff recommends approval of the proposed short plat with the conditions noted in Section VII of
this report and in accord with the findings in Section VIII.
B. City Council:
Action Pending.
City of Meridian I Department Report IV. Findings
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B. Subject Site Photos
• - - e r
a
A'Am
City of Meridian Department Report V. Exhibits
C. Service Accessibility Report
PARCEL R93 3750565 SERVICE ACCESSIBILITY
overall Score: 37 187th Percentile
DescriptionCriteria
Location In City Limits PREEN
or
Extension Sewer Ti unkshed mains < 500 ft.from parcel GREEN
Floodplain Either not within the 100 yrfloodpla-r = , ==~L_ GREEN
Emergency Services Fire Response time < 5 min. GREEN
Emergency Services Police Reporting District meets response time goals most of GREEN
the time
Pathways 1+lfrthin 1/4 mile of current pathways GREEN
Transit b' dhin 1/4 mile of current transit route GREEN
Arterial Road Buildout Status Ultimate configuration of lanes in mast r s '1y:: GREEN
plan) matches existing #of lanes)
School Walking Proximity 1+ dhin 1/2 mile walking GREEN
Either a High School or College within 2 miles OR a
School Drivability Middle or Elementary School within 1 mile driving GREEN
(existing or future)
Park Walkabillity No park within walking distance by park type RED
City of Meridian I Department Report V. Exhibits
D. Short Plat(date: 12/17/2025)
_ A'WY 6
I.0
City of Meridian Department Report V. Exhibits
E. Landscape Plan(date: 1/12/2026)
W.IdA..A—
City of Meridian Department Report V. Exhibits