Subdivision · Planning application
Six-lot townhome subdivision gets final plat approval with conditions
The City Council approved the final plat for The Strand on 0.34 acres, with six townhome lots and one common lot. The May 26, 2026 decision keeps the preliminary plat conditions and lets the required mural be art in general.
From the filing
The application's description as it appears in City of Garden City's record. See the official record
A developer proposes to split two vacant lots at 213 and 215 E. 35th Street in Garden City into seven lots: six three-story, three-bedroom townhomes and one shared open-space lot. The 0.34-acre site would be reached by a shared driveway off E. 35th Street and would include 15 parking spaces plus a common area with a pet park, fire pit and trellis.
Ian McLaughlin with Pivot North Architecture is requesting a Final Plat consisting of 6 residential lots and 1 common lot. The property is currently located at 213 & 215 E 35th St.; Ada County Parcels #R2734540790 and #R2734540770 in the C-2 zoning district.
Project name on file: The Strand
Timeline
May 26, 2026
Final plat hearing: Garden City City Council
Oct. 13, 2025
Approved
Garden City City Council: Approved. Decision signed May 26, 2026.
Oct. 13, 2025
Public hearing: Garden City City Council
Sept. 17, 2025
Public hearing: Garden City Planning and Zoning Commission
June 16, 2025
Application filed
Documents
Site plans
- Download Conceptual site and engineering plan for Shavasana Urban Living subdivision
Conceptual site and engineering plan sheet SP1.0 for a planned unit development subdivision plat, showing lots, blocks, streets and a private drive aisle.
Yesterday · 15 pages · 10.2 MB
Renderings
- Download Tree inventory and removal recommendations
Arborist assessment from Done Rite Tree Co recommending removal of elm suckers, two ash trees, and two silver maples on the site due to decline, decay, or invasiveness.
Aug. 13, 2025 · 2 pages · 281 KB
Plans
- Download Final plat application form
Garden City land division application form for the Strand condominium final plat, listing six residential lots, one common lot, and contact and project details.
April 20, 2026 · 153 pages · 36.1 MB
- Download Landscape plan notes and ACHD notes sheet
Landscape general notes and Ada County Highway District notes for the subdivision plat, covering utilities, planting, lawn installation and irrigation controllers.
Aug. 25, 2025 · 11 pages · 9.5 MB · Revised plans
- Download PUD compliance statement responding to additional information request
Applicant's July 18, 2025 response addressing architectural variety, housing variety, and how the project better meets the PUD purpose than standard regulations.
July 17, 2025 · 2 pages · 83 KB · Revised plans
Staff reports
- Download Staff report for final plat and planned unit development
City of Garden City staff report recommending City Council action on The Strand Subdivision final plat and planned unit development, a 7-lot residential subdivision, for the May 26, 2026 council meeting.
May 25, 2026 · 10 pages · 582 KB · Staff Report
- Download City Council staff report for Carre Sol Subdivision
Staff report to City Council on the 7-lot Carre Sol preliminary plat and planned unit development, covering project information, discussion, decision process and comments.
Oct. 12, 2025 · 26 pages · 988 KB · Staff Report
- Download Planning and Zoning staff report for Sept. 17 hearing
Staff report for the 7-lot residential subdivision preliminary plat and planned unit development, finding it generally consistent with the Comprehensive Plan and substantially compliant with city code.
Sept. 16, 2025 · 25 pages · 957 KB · Staff Report
- Download Staff report for design review consultation
City staff report for the preliminary plat and planned unit development for a 7-lot residential subdivision, with record documents, agency and public comment sections, and code review.
Aug. 17, 2025 · 21 pages · 702 KB · Staff Report
Decisions
- Download Findings of fact, conclusions of law, and decision on final plat
Garden City Council decision approving the final plat for a two-lot subdivision named The Strand, with findings on zoning, flood status and required application materials.
May 25, 2026 · 8 pages · 476 KB · Decision
- Download City Council decision and findings on preliminary plat
Garden City Council findings of fact, conclusions of law and decision on the preliminary plat for the Carre Sol Subdivision, formerly Shavasana Urban Living, processed as a PUD subdivision.
Oct. 13, 2025 · 22 pages · 1.2 MB · Decision
- Download Findings of fact, conclusions of law and recommendation on preliminary plat
Garden City Planning and Zoning Commission decision on the Shavasana Urban Living preliminary plat, covering findings of fact, conclusions of law and the commission's recommendation.
Sept. 16, 2025 · 22 pages · 255 KB · Decision
- Download Applicant rebuttal letter to proposed conditions of approval
Applicant's counsel-style letter opposing the proposed public access easement, trash collection easement, and public art conditions as disproportionate and unsupported by code.
Sept. 15, 2025 · 2 pages · 43 KB
- Download Request for reconsideration of approval timeline
Letter from the applicant asking the City Council to reconsider its May 26, 2026 approval timeline decision, citing the need for a longer completion window for the small infill project.
Yesterday · 3 pages · 188 KB
Notices
- Download Affidavit of property posting for City Council hearing notice
Affidavit attesting that the property was posted with public hearing notice signs for a final plat application, at least ten days before the May 26, 2026 hearing.
May 10, 2026 · 6 pages · 5.3 MB · Notice
- Download Notice of completeness review and hearing schedule
Letter to the applicant tentatively accepting the Preliminary Plat and PUD application, requesting narrative answers on architectural and housing variety, and setting Planning and Zoning Commission and City Council…
Yesterday · 11 pages · 1.8 MB · Notice
- Download Affidavit of property posting for public hearing notice
Sworn affidavit from Garden City confirming the subdivision plat hearing notice sign was posted at least ten days before the September 17, 2025 public hearing, with a notary attestation.
Yesterday · 4 pages · 3.1 MB · Notice
- Download Property posting notice and affidavit of posting
Notice of an Oct. 13, 2025 public hearing on a preliminary plat and planned unit development, with sign photos and a notarized affidavit that the property was posted.
Yesterday · 4 pages · 2.9 MB · Notice
Application
- Download Planning submittal form for minor land division
Application form for a minor land division and preliminary plat for the Shavasana Urban Living subdivision, with a PUD and design review also checked.
June 15, 2025 · 79 pages · 29.0 MB · Application packet
Correspondence
- Download Idaho Transportation Department no-comment response
The Idaho Transportation Department's D3 district reports no comments or concerns on the Shavasana Urban Living subdivision plat transmittal dated May 5, 2026.
May 20, 2026 · 4 pages · 352 KB · Agency comment
- Download Fire district comments on final plat
North Ada County Fire & Rescue District lists code requirements for hydrant spacing, fire apparatus access roads, turning radii and parking restrictions, and says it can approve subject to them.
May 17, 2026 · 3 pages · 226 KB · Agency comment
- Download Idaho DEQ agency comments
General DEQ comments on air quality permitting, fugitive dust and wastewater and recycled water rules, advising the city to verify sewer capacity before approval.
May 10, 2026 · 4 pages · 709 KB · Agency comment
- Download City engineer pre-review comments, construction plans, round one
Centurion Engineers' first pre-review of the Strand Subdivision construction plans for a six-unit townhouse project, noting comments are pending and a full review awaits missing information.
May 4, 2026 · 20 pages · 1.5 MB · Agency comment
- Download North Ada County Fire & Rescue District comments
Fire district's conditions for the 7-lot townhome subdivision plat, covering hydrant spacing, aerial access, road widths, turning radii and parking restrictions.
Aug. 7, 2025 · 3 pages · 164 KB · Agency comment
- Download Central District Health comments
Central District Health transmittal with checked responses on sewage, water and plan review requirements, including central sewage approval conditional on written approvals and IDEQ plan submittal.
July 22, 2025 · 1 page · 982 KB · Agency comment
- Download Idaho DEQ agency comments on subdivision plat
Idaho Department of Environmental Quality general comments on air quality (fugitive dust, open burning) and wastewater/sewer capacity for the project.
July 20, 2025 · 4 pages · 833 KB · Agency comment
- Download Idaho Transportation Department comments
ITD reviewed the transmittal for the subdivision plat application and reports no comments.
July 14, 2025 · 4 pages · 298 KB · Agency comment
- Download Republic Services comments on subdivision plat
Republic Services asks for a written easement to reach the lots for trash service, or carts placed out on Carr St. if no easement is granted.
July 14, 2025 · 2 pages · 271 KB · Agency comment
- Download City Engineer review comments
Centurion Engineers' review for the city engineer lists conditions on the subdivision name reservation, street name approval, Ada County Highway District approval, and an ability-to-serve waiver.
July 12, 2025 · 4 pages · 493 KB · Agency comment
Other documents
- Reconsideration request staff memo
June 21, 2026 · Staff Report