The Boise City Planning and Zoning Commission on Monday recommended the City Council rezone about 1.96 acres at 1907 West Jefferson Street to MX1, recommended approval of a preliminary plat to create 21 residential lots, one commercial lot and two common lots, and approved a variance to reduce the MX1 rear setback to allow consolidated vehicle access from an internal common lot.

The planning team told the commission the rezone, preliminary plat and variance (CAR-25-17 / CBA-25-34 / SUB-25-50 and CVA-25-34) would permit a mixed‑use subdivision of 21 townhome units, one neighborhood‑scale commercial space and two common lots while meeting the MX1 zone’s streetscape and landscaping standards. Planner Jesse said the proposed townhomes would be two to three stories, “the proposed rezone is appropriate” given proximity to activity centers, bus routes and bike facilities, and that the planning team “recommends approval.”

Commissioners heard from the applicant, Ben Semple of Rodney Evans and Partners, who said the team agreed with the staff report and agency comments and described project details including consolidated alley access, a small commercial “bodega” concept at the northeast corner, internal guest parking and a secured bicycle storage building on the common lot. Semple said the project would retain most existing street trees, add roughly 70 new trees of 13 species on site, and provide about 23% of the site as landscaped open area (0.25 acre on site, 0.43 acre including right‑of‑way landscaping).

Neighbors and other speakers urged denial or changes, focusing on height, privacy and parking. More than a dozen residents testified that Jefferson is narrow, often parked on both sides, and that rooftop decks or third‑story viewing areas would overlook existing single‑story homes. Concerns included construction impacts, the triangular lot shape, whether a small commercial use would generate more curb‑side parking, and whether the applicant had shown a hardship for the variance. Several speakers also noted multiple nearby retail and coffee options and questioned the need for an on‑site commercial use.

Staff and the applicant responded to the concerns. Jesse said current R2/R3 zoning could allow taller structures by right in some locations (R2 up to 45 feet, R3 up to 50 feet) and that MX1’s 45‑foot maximum would in practice result in the project featuring buildings with living space limited to about 35 feet at the parapet, with rooftop stair/overrun elements potentially higher. Semple said most units would measure about 35 feet to the top of the parapet, with rooftop pergolas and mechanical overruns of up to 8–10 feet above where necessary, and emphasized consolidated trash service, on‑site parking (one to two garage spaces per townhome), bicycle storage, on‑site stormwater retention and coordination with ACHD and other utilities.

The commission voted three times on the package. Commissioner Seha moved to recommend approval of the rezone to MX1; Commissioner Moore seconded and the commission voted unanimously in favor. Commissioner Seha then moved to recommend approval of the preliminary plat with a condition limiting living space heights to 35 feet; Commissioner Torres seconded and the commission voted unanimously in favor. Finally, Commissioner Doan moved to approve the variance to encroach into the rear setback (as described in the staff report); Commissioner Seha seconded and the commission voted unanimously to approve the variance.

Staff and the applicant noted follow‑up requirements and next steps: the rezone and preliminary plat recommendations proceed to the City Council (a public hearing at council will follow per city code), the variance was decided by the commission and is effective per the notice procedures in the staff report, and the applicant will continue coordination with ACHD on stop sign and street improvements, with Solid Waste on consolidated trash service, with the Fire Department and Veolia on water main connections and hydrant placement, and with utilities on burying overhead lines where feasible. The applicant also said he will work on design details through the administrative design review process and with the city on any required public access easement for the amenity area.

The commission’s actions change the local regulatory framework for the site pending final City Council action on the rezone and preliminary plat. The commission’s record shows that, while staff recommended approval and commissioners concluded the site is appropriate for infill MX‑1 development near transit and activity centers, neighbors remain concerned about height, setbacks, parking and the commercial corner. City Council will receive the commission’s recommendations when it takes up the rezone and subdivision applications.

Votes at a glance: Rezone (CAR-25-17): Motion to recommend approval to City Council by Commissioner Seha, second by Commissioner Moore; roll call unanimous (aye: Stanley; Moore; Seha; Torres; Doan; others noted as present). Preliminary Plat (SUB-25-50): Motion to recommend approval to City Council with a condition that living space heights not exceed 35 feet (condition proposed by Commissioner Seha), seconded by Commissioner Torres; roll call unanimous. Variance (CVA-25-34): Motion to approve the variance to encroach into the MX1 rear setback (to allow consolidated common lot access), moved by Commissioner Doan, seconded by Commissioner Seha; roll call unanimous.

Other administrative items from the meeting record: two agenda items were withdrawn at the start of the session (ZOA 25‑11, a city zoning code amendment; and CUP 25‑33 Adler Industrial at 2615 S. Liberty Street), and two consent items were approved as part of the consent agenda (PUD 21‑56 time extension for 3520 N. Jackie Lane; and CUP 25‑32 Turf Equipment, 2623 S. Fry Street); the consent agenda was moved by Commissioner Moore, seconded by Commissioner Doan and approved by roll call.

What happens next: because the rezone and preliminary plat are recommendations, the next public hearing will be at Boise City Council, where members of the public may present additional testimony. The variance, which the commission decided, is effective per the decision notice and may be subject to appeal under the city’s hearing and appeal rules.