[{"_1":2,"_88":-5,"_89":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,76],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},"mediaId",6687785,"mediaKeyId","2109269-6b1468a1ffd24c37f1b6cf5cef432b12","parentId",2109269,"title","Planning and Zoning Commission backs rezone for 1519 S. Londoner, advancing 189‑unit mixed‑use proposal to City Council","audioSeconds",4106,"startMs",1867000,"endMs",5973000,"viewUrl","/Search/View?dp=1&key=2109269-6b1468a1ffd24c37f1b6cf5cef432b12&start=1867&end=5973","thumbnailUrl","https://assets.pipeline.soar.com/2109269-6b1468a1ffd24c37f1b6cf5cef432b12/thumbnail_1867000.jpg","articleUrl","/articles/6687785/Idaho/Planning-and-Zoning-Commission-backs-rezone-for-1519-S-Londoner-advancing-189unit-mixeduse-proposal-to-City-Council","mediaUrl","https://secure.pipeline.soar.com/6687785-06337415addc74ace669ec0af0886d5d/orig.mp4?Expires=1775228867&Signature=b4h00bSg5VwTmdTCwRcpRyMvkeHXRuBDCoiABlbSqvvaCWQ~3eYTOkV1vQQay-0nj~53gV0nYLI5TyGNcqFy9PBJpgJxVsaoS3pcOxTp5gzsAp6bZpv76o6eyabsmk2hmVTHgdU-Vsr2aVAMJ3Enpf1O3i5NNpEjf4DwFXeHySM4q-pMVRBF3hSlw~1tP35COL-AKOtw5nlnc642WspjPN9qV3VJKctkGxtuyXqTDdj9mhtHq2cTsHgMwMPCFkCl8zM8k4KtizFi2lQI6S0LiLaPbmjlUkgev9-h2fdopM4onZAoGs2z78areX0xhguyo9sgc7lLOh5Z~FFS2jOTYg__&Key-Pair-Id=KUT5TJCACFTXG","author","Boise","date","2025-01-14T04:08:03.13Z","article","The Boise City Planning and Zoning Commission voted to recommend approval to City Council of a rezone for 1519 South Londoner Avenue that would allow an approximately 189‑unit, three‑story mixed‑use apartment and retail project on about 5.7 acres.

Planning staff and the applicant told commissioners the proposal replaces underused parcels and two industrial uses with multi‑family housing and ground‑floor retail. Staff recommended the rezone to an R2 (Residential Compact) zone as consistent with Blueprint Boise and the city’s modern zoning code; the commission’s recommendation will go to City Council for final action.

The rezone matters, staff said, because the site is in a “level 2” infill area and adjacent to arterial corridors and transit routes. The applicant, Doug Russell of The Land Group, said the plan responds to prior direction from the commission by consolidating parcels to create a single, cohesive block redevelopment and by increasing density compared with an earlier 2021 single‑family subdivision proposal.

Staff presentation and project details

City planner Matt Dennis told commissioners the site is roughly 5.7 acres and spans the north half of the block bounded by Highland Street, Division Avenue and South Londoner Avenue. The applicant proposes two three‑story multifamily buildings with ground‑floor retail, four “urban flat” two‑story buildings facing the homes to the south, and a combined building footprint of roughly 80,000 square feet. Russell told the commission the project would provide about 189 dwelling units, roughly 232 vehicle parking stalls on site, 250 bicycle stalls (about 230 of which the applicant said would be secured), and about 34% of the site dedicated to parking. The buildings would be limited to three stories but would request a 45‑foot height allowance to permit higher interior floor‑to‑ceiling heights and mechanical screening.

Applicant and neighborhood positions

Russell said the design team reworked the plan after the commission’s 2021 denial of a lower‑density subdivision, acquired additional parcels to consolidate the northern half of the block, and submitted a project that the team says better aligns with Blueprint Boise’s intent to direct infill to activity centers and major corridors.

Eric Berg, representing the Southeast Neighborhood Association (CENA), said the neighborhood board voted to oppose the rezone. “R2 zoning should not be considered compact zoning but rather high density,” Berg told the commission, warning that because R2 has no specific density cap under the modern code, an R2 rezoning can lead to very different outcomes than the illustrative site plan.

Multiple nearby residents told commissioners the neighborhood already experiences speeding and heavy cut‑through traffic, limited sidewalks on some streets, constrained on‑street parking and a loss of privacy for single‑story homes adjacent to the site. Several speakers urged lower heights and a development tied to the submitted site plan; others requested traffic calming, speed bumps or other measures before large‑scale occupancy.

Commission questions and agency involvement

Commissioners pressed staff and the applicant on affordability, water capacity and traffic. Russell said the developer has not committed to any below‑market or regulatory “affordable” units and that the proposed units would be market rate.

Staff explained that utility concerns would be addressed at design review and permitting—Veolia must issue a will‑serve letter for water and the Public Works Department must approve sewer and drainage. On traffic, Ada County Highway District (ACHD) expressed concern about bulb‑out curb extensions on Highland because they might interfere with future bike lanes; staff recommended the applicant coordinate with ACHD to explore alternatives prior to submitting the design‑review application. Commissioners and speakers discussed options including curb extensions that allow bike lanes, other traffic‑calming measures, and an ACHD‑driven citizen request process for studying neighborhood traffic.

Design review, development agreements and next steps

Staff told the commission the modern, form‑based code intentionally leaves density uncapped in some zones while relying on design standards, transition requirements, parking and landscaping rules to limit feasible intensity; staff said that is why a development agreement was not recommended. The applicant will next submit a design‑review application that must meet neighborhood transition standards and other development standards; council makes the final zoning decision.

Decision and vote

After deliberation, the commission voted to recommend approval of the rezone and related findings to City Council. The roll call recorded affirmative votes by commissioners Stanley, Moore, Mooney, Deha, Torres and Doan (motion carried). Staff said the recommendation includes the planning team’s standard conditions and the commission’s expectation that the applicant coordinate with ACHD on traffic‑calming alternatives.

Why it matters and what’s next

If City Council adopts the rezone, the project will move to design review where building massing, landscaping, parking layout, pedestrian frontage and detailed traffic mitigation will be addressed. Opponents may appeal council action under the city’s procedures. The discussion highlights two tensions in Boise’s current land‑use debates: adding infill housing to ease housing shortages while managing localized traffic and preserving neighborhood character.","mediaType","Video","parentTitle","Planning and Zoning Commission","oneSentenceSummary","The Boise City Planning and Zoning Commission voted to recommend approval to City Council of a rezone for 1519 South Londoner Avenue that would allow an approximately 189‑unit, three‑story mixed‑use apartment and retail project on about 5.7 acres.","taxTitle","Boise City, Boise, Ada County, Idaho","taxId",8706,"location","Idaho","headline","","shortSummary",{"_33":77,"_35":36,"_37":38,"_39":78,"_41":79,"_43":80,"_45":81,"_47":82,"_49":83,"_51":84,"_53":85,"_55":56,"_57":58,"_59":86,"_61":62,"_63":64,"_65":87,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6687779,"Planning and Zoning Commission elects Danley as chair, Moore as co‑chair; approves consent agenda and retail use change",6397,350000,6747000,"/Search/View?dp=1&key=2109269-6b1468a1ffd24c37f1b6cf5cef432b12&start=350&end=6747","https://assets.pipeline.soar.com/2109269-6b1468a1ffd24c37f1b6cf5cef432b12/thumbnail_350000.jpg","/articles/6687779/Idaho/Planning-and-Zoning-Commission-elects-Danley-as-chair-Moore-as-cochair-approves-consent-agenda-and-retail-use-change","https://secure.pipeline.soar.com/6687779-d29fc28e4b6ca1d01d7830c220739547/orig.mp4?Expires=1775228867&Signature=TssqjkNWk9mTI3wreXsBRPpbQQkRwvo59UXGOPflulObcQI9xjA5ZKeHlhvgfaAu9A3Au1AKxBCk2w6F0pg8NO~~PmdzDnEDtXx5DdgMxf1Ztze9tU2E2tLvJilfCWMwM9nJKmkR7~iVDO~4cTzviENMvYZFjnO6ORjNQfoyM7M~IPaZej9ifzi7GJWyqdS33ZBryM30SP9vEqrV0PdUHRhIOkOK-er-u~O9h7sloSOB3L3r6~uLpOpEFv3EvB-N809eWXKwfypOKQqk9EdbNHcMvoAjsHStW7cfl-iNhC5-MR8GgazKor0VsRuHfSgo~L9pHNp51In1iXJ15JNoog__&Key-Pair-Id=KUT5TJCACFTXG","The Boise City Planning and Zoning Commission elected Commissioner Chris Danley as chair and Commissioner Jennifer Moore as co‑chair for 2025, then approved the consent agenda and a conditional use modification to allow retail in five suites of an existing building at 1675 North Pineview Lane (CUP 24‑39).

Danley’s nomination for chair was made from the dais and accepted; the commission conducted a roll‑call vote and the motion carried. Jennifer Moore was nominated and elected co‑chair in a subsequent roll call.

Consent agenda

The commission approved a consent agenda of three items by a single motion. The items placed on consent and approved with staff conditions were:

- PUD 22‑28 (Kimberly Horn): a one‑year time extension for a planned residential development at 6776 East Warm Springs Avenue (33 attached single‑family townhomes on about 3.2 acres).
- CUP 24‑42 (DRA Architects): a modification of a conditional use permit to expand an existing religious institution at 270 East Pennsylvania Street; the applicant acknowledged agreement with staff conditions.
- CUP 24‑37 (Nick Ulrich): a conditional use permit to expand a legal nonconforming use beyond 20% at 3007 West Bella Street; the applicant agreed with staff conditions and no opposition was present.

The consent agenda motion was made by Commissioner Danley and seconded by Commissioner Moore; the clerk called the roll and the motion carried.

CUP 24‑39 (1675 North Pineview Lane) — modification to allow retail

The commission also considered CUP 24‑39, a modification to a 2021 conditional use permit for a self‑service storage building at 1675 North Pineview Lane. The applicant, Travis Burrows, requested a change of use to permit retail in five existing suites. The building exterior and parking layout would not change.

Madison (staff) explained the proposal and noted the site was originally permitted and operated as self‑service storage under legacy code; retail is an allowed use in the MX‑3 zone if the CUP is modified. Staff reported the overall subdivision parking was sufficient under city code and recommended approval. Heather Scott, representing adjacent Idaho Self Storage, told commissioners she and other neighbors had concerns about parking and about electrical capacity for EV charging in proximity to large storage buildings. The applicant said the tenant using the suites is an audio‑visual integration firm that uses client appointments and does not expect regular high customer turnover; the applicant also said the project meets code parking requirements and is prepared to provide required conduit for future EV charging infrastructure.

After brief discussion, the commission approved CUP 24‑39 with staff conditions. The motion was made by Commissioner Moore, seconded by Commissioner Torres, and passed by roll call.

What the votes mean

The chair and co‑chair elections set internal commission leadership for 2025. Approvals on the consent agenda were final actions by the commission; the rezone discussed in the earlier hearing (CAR 24‑6) was recommended to City Council and will be considered by council for final action. The retail change approved in CUP 24‑39 allows the existing building to be used by retail tenants subject to the conditions set out in the staff report.

Next steps and participant guidance

Items advanced on consent are final at the commission level unless appealed as allowed by city code; the rezone at 1519 South Londoner advances to City Council. Members of the public with standing may appeal final decisions to City Council following published procedures and deadlines.","At its public hearing the Boise City Planning and Zoning Commission elected Chris Danley chair and Jennifer Moore co‑chair for 2025, approved a three‑item consent agenda including a one‑year time extension for a PUD and modifications to two CUPs, and approved a modification to CUP 2439 to permit retail use in five suites of an existing building.","actionData","errors"]

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Planning and Zoning Commission backs rezone for 1519 S. Londoner, advancing 189‑unit mixed‑use proposal to City Council

Planning and Zoning Commission elects Danley as chair, Moore as co‑chair; approves consent agenda and retail use change