HomeMy WebLinkAboutSilvas First Subdivision SHP-2025-0007 CITY OF MERIDIAN
FINDINGS OF FACT,CONCLUSIONS OF LAW
AND DECISION& ORDER
In the Matter of the Request for Short plat to subdivide an existing parcel consisting of 0.20-acre
lot,into two(2)building lots in the R-15 zoning district,by Tamee Crawford.
Case No(s). SHP-2025-0007
For the City Council Hearing Date of: February IOt',2026 (Findings on February 17', 2026)
A. Findings of Fact
1. Hearing Facts(see attached Staff Report for the hearing date of February 10',2026, incorporated
by reference)
2. Process Facts(see attached Staff Report for the hearing date of February 10", 2026, incorporated
by reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of February 10',
2026, incorporated by reference)
4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing
date of February 10t1i, 2026, incorporated by reference)
B. Conclusions of Law
1. 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.
7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the
hearing date of February 10',2026, incorporated by reference. The conditions are concluded to
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Silvas First Subdivision—SHP-2025-0007) - 1 -
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 § 11-5A 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 a Short Plat is hereby approved per the conditions of approval in the
Staff Report for the hearing date of February 10',2026, attached as Exhibit A.
D. Notice of Applicable Time Limits
Notice of Preliminary Plat Duration
Please take notice that approval of a preliminary plat,combined preliminary and final plat, or
short plat shall become null and void if the applicant fails to obtain the city engineer's signature
on the final plat within two(2)years of the approval of the preliminary plat or the combined
preliminary and final plat or short plat(UDC 11-6B-7A).
In the event that the development of the preliminary plat is made in successive phases in an
orderly and reasonable manner,and conforms substantially to the approved preliminary plat,
such segments, if submitted within successive intervals of two(2)years,may be considered for
final approval without resubmission for preliminary plat approval(UDC 11-6B-7B).
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11-6B-7.A,the Director may authorize a single extension of time to obtain the City
Engineer's signature on the final plat not to exceed two(2)years.Additional time extensions up
to two(2)years as determined and approved by the City Council may be granted. With all
extensions,the Director or City Council may require the preliminary plat, combined
preliminary and final plat or short plat to comply with the current provisions of Meridian City
Code Title 11. If the above timetable is not met and the applicant does not receive a time
extension,the property shall be required to go through the platting procedure again(UDC 11-
6B-7C).
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
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Silvas First Subdivision—SHP-2025-0007) -2-
period.
E. Judicial Review
Pursuant to Idaho Code § 67-6521(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 §§ 67-6521(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 February 10',2026.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Silvas First Subdivision—SHP-2025-0007) -3-
By action of the City Council at its regular meeting held on the 17th day of February
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 2-17-2026
Attest:
Chris Johnson 2-17-2026
City Clerk
Copy served upon Applicant, Community Development Department,Public Works Department and City
Attorney.
By: Dated: 2-17-2026
City Clerk's Office
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Silvas First Subdivision—SHP-2025-0007) -4-
Exhibit A
COMMUNITY DEVELOPMENT C��fEPIDIAN*,--DEPARTMENT REPORT !D A H O
HEARING 2/10/2026 ` V
Legend
DATE:
Project Location
TO: Mayor&City Council Area of Impact
= City Limits
FROM: Nick Napoli,Associate Planner O Analysis
208-884-5533 m17
nnapoli@meridiancity.org m _ �
APPLICANT: Tammee Crawford I'
SUBJECT: SHP-2025-0007 � �
Silvas First Subdivision -
_ F=
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 1/4 of _ i3
T.3N.,R.1 W.
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
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Silvan First Subdivision—SHP-2025-0007) -5-
II. 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 IILC
• 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 3ra 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 III.13
Concerns:None
See City/Agency Comments and Conditions Section for all department/agency comments received or see
public record:
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Silvas First Subdivision—SHP-2025-0007) -6-
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: Project 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 I 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 I I-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
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Silvas First Subdivision—SHP-2025-0007) -7-
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.
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-IOC.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 Pine Avenue, an existing arterial street for Lot 1 and
NW 3'Street for Lot 2.
E. Services Analysis
I. 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 I1-3A-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 Ito be 10 feet in width. .
- Graphically depict the 3-foot interior and 10-foot perimeter public utility,
drainage, and irrigation easements.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Silvas First Subdivision—SHP-2025-0007) -8-
- 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.
- 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 H-
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.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Silvas First Subdivision—SHP-2025-0007) -9-
B. Meridian Public Works
Wa•Stimmif
bksBl.Pto5ewer -ewerava•able
senwas
Sewer shed
• F;hmatrri Prorct See a pplitat,on
sewer ERLJ's
+ WHM Iledurrg
Halaace
f PrC1t Yes
VAth Ww!.&aster
p1wa3my flan
Yltpacts/aofroenrs •
See hkbLr.Woft 5lbe Spff fK tnndibam
illl�ef
+ OlS alrme to Vhrber watermibmeatske
#x�
Premffe kifre
• FsLmatedProlect Seeapplitat,on
water mrs
• waterQuaYgr None
• Projeaceduk5tem Yes
SMth Watef plaster
Plan
Ilripactsicrincerns None-water main in N w 3rd street needs to be hrausht up to crrleet
stawAards-Install a nerve a"n)3 in 31C%Nw 3rd frm w Pvre st to the
southem boundary of the properizy.
%ITF RI'ECFFIC f_0HDrr10tti S:
1. 1Valer Tmai•in NW.lTd street needs w be bmughl up to current standards.lnmall a new 8'main
along NW 3fd Fran W Pine RI to The suuihe boundary aFthe property.
Z. %latu liFm fine hydF&r&and-crvicas up Lhc mdtr requifa 20'eaaomarN,P lo CxtLiY I Q'
beyomL fire hydramL,water meters is terminaliim itf Lhe main.
3. No pefmamemLstrucLmmAall be alkmed wiLhma€.lily ulilityeammrnl including Gees,deep TOLNed
shmbst fences,trash enrlrYurem,carports,sheds,buddmtigs,etc.
d- 'erriae lines sbLall COL he imslalled arn•ss pnvate prttpefty other than that beimg semmi,with Lhe
asaeplion of appmpriale commim Weas-
GGNGRAL CONDIT10LYS=
1- '. milary sewer semice in this developmenl is available via extension of e•isLing mains adjacent to
thr.developmenl.Hater sefvice to this site is available via exiensi•Ln IFF a KMmg maims m4muml to
die development.
2. All improvements Telated Nr rMblic life,mfet.y and health shall be unrrpleied pna MF4 o Kmncy uF
the slnrctures.Where appmved by Lhe City Ung n r,an timer may post a perFinToancr surety For
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Silvas First Subdivision—SHP-2025-0007) - 10-
such improremenu in oraler to obtain Cal Engineer sigealure om the foal plat as sel forlh m UDC
1 I sr Sfi.
3. Upon irLvWLalion of the Landscaping and prides dr mspeclirm by Manning Depart eML staff,Lhe
applicanLshall proride a wlium cerlilicate ofamiplMim as wet fords in Iln['11 313 I-IA.
A. A Ieuer drF LTedit or cash maety in dte axrm mt of 1 I D%will he required For all mctmlplete fenrrng,
lmdwcaping,ammities,pre%Nurindl i rigalim,priiw to signature on the final plat
5. The€'ill of Maidran requires that the dnrmer poNL with the City a perFmrnance sweiy m Lhe amouN
of 125%of the Total LUMAMclinn mNL forall inanoplete Newer,water infraslrorture prior dr final
plat wignalwe.This wuretywill be veriFiedhy a lice item coal eslimate pruvrded by the uwnerto The
Vity. The applicant shall be required to mmr iota a Development 3ureLy hgmemenl wiLh the City
or Meridian.The surety cant be p nvwd im the farm ofm inerucable letier of credil,cash depttsrt or
howl Apphranl mrut file an applicalimm Fiw surely, which can be found das The {'ummunlLy
Develgwnent Depunmeni web%ile_Please cdurtacL Land Deve lopmrenL Servroe fire non:MRm alion
alU7 2211_
A. The Oily of Meridian mqumes that Ole owner pteit to Lhe Cily a warranly surely in the Lun urtl of
20%a due total consimLIMm cult fyrr all compkLCd Newer,and water infraslrorture Gfr a duratimn
oftwo years.This swety anuxanLwill be weriFiedhy a line item Final rnNL inroiL:m&Tm vMLedhy Ibe
amoer Lo the Orly.The Ninety can he prided in the form of an irrewrcahle IeLter of reedit,cash
dgrosil des bond. Applicant muNL file an application fin surety, which can be found dm die
{'twnmMsity Development Ikparlmenl webs,ile. Please ctmLact Land DevchgwnenL Service For
nMwe irlE=abo at RV 2211.
7. in the event thaL an appli�L andlAdw owner carnuL aimplele non life.am saFety and nun health
impmremmLS,Pm ur['ity IEngineersrgyature inn die final plat md4W priorto occupancy,a surety
apeementmay he approved as WL forth in TJDC 11 5C 3€:_
K. It shall be the respoatibiliLy ol'the applicant to ensure LhaL all development Fealuies comply with
the American%with Disabi lilies/Lit a,Ml the Fair Tlousing Act.
$. Applicant shall be yes, ihle For applicalirm and c4 1plumee with any Section MW Permitugg Ihal
may he required by Lhe Army€oirprs drf(Engineers.
10. Developershall coordinale mailbox locatirms with the Meridian Post€lFFiae.
11.All grading drf the Nile shall be perFmrmed in mmFormame with MC{'I I I AD.
12.['dwtgractidm te%L results shall he submittal to the MeridixL 1Lui Wing Department Au all building
padx receivimg engineered hackfll,where footing wdwdd sit atnp fill malerial.
13_The applicants deign engineer shall be re%pim%ihk for imlieciNm ofall irrigation arsdlor drainage
Facility wrdhm thrN project Out do noL fall under the junmLiLIMm drFaa nripL3vn drilmt or A{WD.
The design engineer shall prdrvMLe rertifioalMm Thal The facrhties have been imtalled m accordance
with the approved design plans.This certifrralxrn will he required before a cenifrcare ofmcup=Ly
is issued Fiw amy suucllrres widtim the project.
1-1_Al Lhe completim drrdle pwojecl,the applicant%hall he respurMble to submit record dmwirngy per
the Cky of Meridian Aube[.'AD AandaffdN. These record draw Lngs musihe received and a]lpmx�d
pwiorto dle issuance oFaceruficatidm ofo«upamcy For any structures within the prmaect.
15_Sueet IighL plan requimrneots air IiNLed in sec Lion 6 7 of the Emprovememl Standardx liu 4treel
Lighting [lLup:l.+wwwmeridiancily.orglpublir wmL&jslr'.id-272). All street hghls shall be
imNtalkd al d vd W's r.wnw- Final design shall be suhtrtitllyd as pawl of the d 1cwalc lmmid plain
net for apff wal,wroth immi include Ac locmuun of any exiling%W RA&. Tltc aims-adix's
work and materials shall rmmFw= to the ISM(' and Lhe f:tLy of Meridian Supplemenul
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Silvas First Subdivision—SHP-2025-0007)
SToecrficatiom Lo Ilse ESPWC.Coniact the City of Meridian Tr Kjmrrlalxm and ULlity Cam dinalm
aL&99 SSM for mFiwToatxm eo dw Iocalirm5 oferriStiog SLreet lighting.
lfi.The apryllcmt shall providr eamcwriL(s)fan all publx waterfsewer minx amsede ofpoblir right of
way(include all water services and hydrants). The easement widths Shall he 20 Feel wxLe fan•a
single uldiLy,m 30 feel wide Tan Lwo. The easrmenLs shall mA be dedicated via the plat,buLmtle
dedicated ouLsidc&c pLaL ISfoem usillgthe{'.Cty of Meridian's AmdaFdfanr&The m1:mmi.s1w]
he graphically depicted oa the plat for rL kTeocr purposes.Suhmrl an executed easemenL(Ian the
Fnrm available Fnrm Public Wmk5),a legal des riplino prepmedhy ar Idaho L.ic urn d Pmfesxxmal
ImtdSurcynr,whichmealiFrdudo the area ofOIcaPxnoYL{nlark(AEXE BFTA)andaa8 T'A
L]"mays with hearings and digbriem(wkmkcal B}LHIMT B)fix rcyiew. PA Ali cxhilkx mLcgt be
sealed,signed amddated by a Profesmiv al Lind Surveytn.DO NOT RIECORD. Add ano4c Lodm
plat reFerenc3ng Ilia dt¢umenL All eaxemenix must be xubmitled,reviewed,and approved prim to
s3gnatore of the final plat by the CF y Lingineer.
1 7_APPHcmt Shall be respmrsMhle fan application and cirmplunce with and NPI]IES permitLiog Lhat
may be requimdby the ffiivrrunmental Pmtcakm Agency.
IJi_The City of Meridian TequiPes that presxmved ilrigaliun syxtemx be supplied by a}ear Tuund
source of water(17W 11 313 d.)_The applicant Should be Tequiml to use any existing surface or
well water Fur the primary source. If a surface m well xnurce is not available,a single pomt
amnectmn to the cubrmy water System shall be reyuued.Ifa siogle pwint amnectvm is uLMY)Ed,
the develrvp�will be respmsihle Fan the payment of assessments Em the cmnmun areas parer to
development pLan approval_
19'_All Frigalion ditches, rmals, IaLerah. or drains, exrluxive of natural waterways, inlemecligg
messing a laying adjacent and mmiguous to lhe anra being xubdivxled Shm1l be addressed per UFX'
11 3h 6. Im perfmmiog such work,Lhr applicant shall comply wnh Idaho Code 42 12M and any
olber appllrable law orregldalinn_
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Silvas First Subdivision—SHP-2025-0007) - 12-
C. Ada County Highway District(ACHD)
d a Cold,Pretident
Alexis.Pleh 111n%vce-Pres1dLmt
Kent GQIdthore ACHD
11);Am McKinnoy.[ommissionmr
Patricia Nilsson.Gorrwnlssloner
November 21,2025
Toe Tamee Crawford,via email:
Centurion Engineers Inc.
2323 S Vista Avenue
Boise- 10 83705
Subject: MPP2&00251 SHP-2025-0007
303 VV Pine Avenue
Sitvas First Subdivisioni
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 streegs)-
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 plaiting and review fees prior to final plat approval-
If you have any questions, please contact me at(208)387-6391.
5incereily,
Karat-eig h Troyer
Planner
Development Services
cc: City of Meridian(Nick Napoli),via email
c-c)nn ecting you to more
AAa CnuNry HiohwW detuitt,MOON Mmkibr&*mud, ND AMU MU.PM 26d.3e7.6=. X 346-71690,wwwudidideho arg
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Silvas First Subdivision—SHP-2025-0007) - 13-
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-15. The City Council finds 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 II-
2A-7.
2. Public services are available or can be made available ad are adequate to accommodate the
proposed development;
The City Council finds 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;
The City Council finds 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;
The City Council finds 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
The City Council finds 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.
The City Council 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:
The Meridian City Council heard these items on February 1 Ot", 2026. At the public hearing the
Council moved to approve the subject short plat request.
I. Summary of the City Council public hearing:
a. In favor: Zach Matson
b. In opposition:None
C. Commenting:None
d. Written testimony: None
e. Staff presenting application:Nick Napoli
f. Other Staff commenting on application: None
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Silvas First Subdivision—SHP-2025-0007) - 14-
2. Key issue(s)of public testimony:
a. None
3. Key issue(s)of discussion by City Council:
a. None
4. City Council change(s)to Commission recommendation.
a. Council granted the waiver for the existing access off of Pine Avenue.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Silvas First Subdivision—SHP-2025-0007) - 15-
V. EXHIBITS
A. Project Area Maps
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Legend
1. Aerial
Project Location
op.%Area of Impact
0 Analysis
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
p 'may p.
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FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Silvas First Subdivision—SHP-2025-0007)
B. Subject Site Photos
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FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Silvas First Subdivision—SHP-2025-0007) - 19-
C. Service Accessibility Report
PARCEL R932375OS65 SERVICE ACCESSIBILITY
overall Score: 37 87th Percentile
Criteria Descriptfon .
Location In City Limits "RE
Extension Sewer Trunkshed mains < 500 ft.from parcel GREEP
Floodplain Either not within the 100 yr floodpla'n o• ;, 2 acr-es GREEN
Emergency Services Fire Response time < 5 min. GREEN
Emergency Services Police Reporting District meets response time goals most of GREEN
the time
Pathways ','within 114 mile of current path- ays GREEN
Transit Vy'ithin 114 mile of current transit route GREEN
Arterial Road Buildout Status i, timate configuration(#of lanes in master s° Le_s GREEN
plan) matcher,existing (#of lanes)
School Walking Proximity Vyithin 112 mile walking NOREEN
=ither a High School or Collegewithin 2 miles ORa
School Drivability Middle or Elementary School within 1 mile driving GREEN
(existing or future)
Park Walkability No park within walking distance by park type RED
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Silvas First Subdivision—SHP-2025-0007) -20-
D. Short Plat(date: 12/17/2025)
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FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Silvas First Subdivision—SHP-2025-0007) -21 -
Silas First Subdivision
Notes Cenif re fOvr3lersv
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FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Silvas First Subdivision—SHP-2025-0007) -22-
Silas First Subdivision
Certificate of Owners Signature Certificate of.9Lgw yor CCrtl Frcate oFL.'vunty SunC}'or
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FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Silvas First Subdivision—SHP-2025-0007) -23-
E. Landscape Plan (date: 1/12/2026)
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FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Silvas First Subdivision—SHP-2025-0007) -24-