Subdivision · Planning application
Three-lot townhome subdivision heads to Planning and Zoning Commission
The plan would split a 0.16-acre lot with two existing homes into three lots for attached single-family townhomes. Staff recommended denial over setbacks, sidewalks and landscaping. A public hearing is set for Oct. 21.
From the filing
The application's description as it appears in City of Garden City's record. See the official record
The applicant proposes to split a 0.16-acre lot at 216 E. 43rd Street into three lots for attached townhomes, replacing the existing manufactured home park use and removing the existing homes. The plan shows about 9 parking spaces (6 in garages) and a density of 18.75 homes per acre, with garage access from Ray Street.
Julie Miller with Studio H. Architects is requesting a Combined Preliminary Plat/Final Plat consisting of 3 residential lots. The property is currently located at 216 E. 43rd St.; Ada County Parcels #R2734500818 in the R-3 Zoning District.
Project name on file: Siberian Elm
Timeline
Nov. 9, 2026
Public hearing: Garden City City Council
Oct. 21, 2026
Public hearing: Garden City Planning and Zoning Commission
July 13, 2026
Public hearing continued to November 9, 2026
Garden City City Council: the July 13, 2026 hearing was moved to November 9, 2026.
June 17, 2026
Public hearing continued to October 21, 2026
Garden City Planning and Zoning Commission: the June 17, 2026 hearing was moved to October 21, 2026.
Documents
Plans
- Download Design revision narrative for townhome project
Studio H Architects cover letter summarizing setback, dimension, landscaping and facade changes made after the Aug. 17 design review meeting, with updated schematic drawings attached.
Aug. 18, 2026 · 6 pages · 3.4 MB · Revised plans
- Download Design review response letter
Architect's July 27, 2026 response to design review comments, arguing the original three-unit townhome design is code compliant and requesting approval with added amenities.
July 27, 2026 · 92 pages · 20.7 MB · Revised plans
- Download Response to plan review comments (resubmittal)
Studio H Architects' June 25, 2026 responses to planning and zoning review comments, covering setbacks, stormwater, amenities, entrances, sidewalks, landscaping and open space.
June 24, 2026 · 14 pages · 6.8 MB · Revised plans
- Download Revised cover sheet and general information for three townhomes
Resubmitted architectural cover sheet with sheet index, zoning and setback data, parking calculations, and unit area breakdowns for a three-unit townhome subdivision.
June 21, 2026 · 79 pages · 19.3 MB · Revised plans
- Download Arborist report on trees, 43rd St townhomes
Arborist assessment of five trees on the site, finding poor to fair condition and recommending removal of three and corrective pruning of two.
May 14, 2026 · 19 pages · 8.2 MB · Revised plans
Staff reports
- Download Sidewalk waiver request letter from applicant's counsel
Letter from the applicant's attorneys requesting a waiver of curb, gutter, and sidewalk requirements on the N Ray Street frontage for a three-lot residential subdivision plat, citing the City's Sidewalk Policy and…
Oct. 5, 2026 · 5 pages · 699 KB
- Download Staff report for the Aug. 19 Planning and Zoning hearing
City staff report on a 3-lot townhome subdivision plat, covering review history, late submittals not yet reviewed, and agency comments on stormwater and Ray Street right-of-way.
Aug. 18, 2026 · 12 pages · 229 KB · Staff Report
- Download Staff report for design review and Planning & Zoning hearings
Garden City staff report on the combined preliminary and final plat for a 3-lot residential subdivision, covering the Aug. 17 design review and Aug. 19 Planning & Zoning hearings.
Aug. 16, 2026 · 27 pages · 1.1 MB · Staff Report
- Download Staff report for Design Review, July 6 2026
City of Garden City staff report on a combined preliminary and final plat for a three-lot residential subdivision, with recommendation summary, discussion, and agency and public comments.
July 5, 2026 · 25 pages · 1.1 MB · Staff Report
- Download Staff report for combined preliminary and final plat
City of Garden City staff report on a three-lot townhome subdivision plat, covering project information, discussion, decision process, and agency and public comments.
May 31, 2026 · 20 pages · 1.1 MB · Staff Report
- Download Staff report for combined preliminary and final plat
City of Garden City staff report recommending action on a 3-lot residential subdivision plat, with project information, discussion, agency comments and code review.
Yesterday · 31 pages · 1.3 MB · Staff Report
Notices
- Download Affidavit of property posting for subdivision plat hearing
Notarized affidavit certifying the property was posted at least 17 days before the public hearing, with a companion page for posting photos.
June 23, 2026 · 2 pages · 2.7 MB · Notice
Application
- Download Combined initial submittals packet for subdivision plat
Land division application for a three-lot townhome subdivision at 43rd St Townhomes, with applicant and owner contact information and property use details.
Yesterday · 149 pages · 36.5 MB · Application packet
Correspondence
- Download ACHD email on permeable pavers and Ray Street improvements
Ada County Highway District staff say the proposed permeable pavers would not be accepted for development review and ask whether the city wants updated ACHD comment.
Aug. 16, 2026 · 12 pages · 594 KB · Agency comment
- Download City engineer review comments on subdivision plat
Centurion Engineers' high-level review for Garden City covering the subdivision name, restricted build agreement, water and sewer service, and unit addressing.
June 2, 2026 · 5 pages · 243 KB · Agency comment
- Download Fire district comments on subdivision plat
North Ada County Fire & Rescue District lists code requirements for hydrants, fire apparatus access roads, turning radii, road loads and parking restrictions, and states it can approve subject to compliance.
June 1, 2026 · 3 pages · 223 KB · Agency comment
- Download ACHD email on Ray Street classification
ACHD planner clarifies that the segment of Ray Street north of 43rd Street abutting the site is a local street, while the segment south of 43rd is best described as a named alley for now.
May 27, 2026 · 7 pages · 347 KB · Agency comment
- Download Idaho Transportation Department comments
The Idaho Transportation Department's District 3 office reports no comments or concerns on the townhome subdivision plat transmittal, dated May 21, 2026.
May 20, 2026 · 4 pages · 322 KB · Agency comment
- Download Ada County Highway District comments on preliminary plat
ACHD approves the preliminary plat without conditions, finding no adjacent street improvements needed and fewer than 10 new daily trips, and lists standard conditions of approval.
May 19, 2026 · 4 pages · 467 KB · Agency comment
- Download DEQ agency comment on air quality and sewer service
Idaho DEQ's general comments on a subdivision plat, covering construction fugitive dust rules, open burning prohibitions, and verifying sewer capacity before approval.
May 17, 2026 · 4 pages · 709 KB · Agency comment
