Design Review Commission - Commission Meeting

Summary

The Design Review Commission is considering approval for DRH25-00335, a new approximately 6,400 square foot multi-tenant commercial building at 3206 E Barber Valley Dr in the SP-02 (Barber Valley Specific Plan) zone. The single-story building, proposed by BRS Architects, will feature 3-4 commercial suites, including a Great Harvest Bread Co. bakery/restaurant with an outdoor patio and a full-service fitness center. The project includes 22 parking spaces (5 EV capable) and enhanced bicycle parking (8 long-term, 10 short-term), with a public hearing scheduled for November 12, 2025.

Citizen Impact

This development will bring new retail and wellness services (like a bakery and fitness center) to the Barber Valley area, potentially increasing local amenities and job opportunities, while also adding to local traffic and construction activity (with limited hours).

Confidence

high

Summary

The Design Review Commission will consider approval for DRH25-00355 on November 12, 2025, to construct a new 5,798 square foot single-story commercial building at 3191 E Barber Valley Dr. Located in an SP-02 (Barber Valley Specific Plan) zone, the building will initially house Robert & Wallace, a home store expanding from across the street, and is designed for future multi-tenant flexibility. The project includes 22 parking spaces (5 EV-capable) and 12 bicycle spaces, with cross-access agreements for vehicles and shared trash enclosures with adjacent properties.

Citizen Impact

This project will bring a new, larger home store to the Barber Valley area, expanding local retail options and potentially increasing pedestrian, bicycle, and vehicular traffic in the immediate vicinity, with construction noise limited to specific hours.

Confidence

high

Summary

The Design Review Commission is recommended to defer application DRH25-00323 for a new 4,000 square foot single-story office building at 1944 W Judith Ln. in an MX-3 (Mixed Use: Active) zone. The deferral, requested by Associate Design Review Planner Catherine Bai on November 12, 2025, is due to the applicant, Hatch Design Architecture, failing to comply with public hearing noticing requirements. The hearing is recommended to be rescheduled to December 14, 2025.

Citizen Impact

This deferral ensures residents will have proper notice and opportunity to comment on the proposed 4,000 sq ft office building at 1944 W Judith Ln. before a decision is made.

Confidence

high

Summary

The DRH25-00365 application seeks Design Review approval for a new five-story hotel building with 126 guest rooms at 3150 W Main St, Boise, ID 83702. This hotel, approximately 87,695 square feet in total and 65 feet high, is a component of the larger 10.3-acre CWI Whitewater Village mixed-use development, owned by the College of Western Idaho and planned by Kimley-Horn and Ahlquist. The property is zoned MX-5 (Mixed Use: Downtown) and is situated at the northwest corner of Main Street and Whitewater Park Boulevard, adjacent to the Boise River and Greenbelt.

Key features include an outdoor patio with a whirlpool and plunge pools, and a pedestrian-friendly design incorporating high-quality exterior materials such as masonry, engineered wood board and batten, thermo fluted slat cladding, and EIFS. The project emphasizes connectivity, with proposed links to the Boise Greenbelt and internal pedestrian walkways. While no vehicular parking is required in the MX-5 zone, the development will utilize a shared parking garage (approved under DRH25-00270) and on-street parking, with specific requirements for EV charging and bicycle parking. Public Works comments highlight the need for a stormwater management plan, connection to central sanitary sewer, and a detailed solid waste transport plan to a centralized compactor. Ada County Highway District (ACHD) notes that Main Street currently operates at a Level of Service "F" and will not meet planning thresholds even with planned improvements, but requires specific frontage improvements including planter strips, bike lanes, and detached sidewalks, along with the potential installation of a Pedestrian Hybrid Beacon (PHB) at Whitewater Park Boulevard/Idaho Street. Construction activities will be limited to specific hours to mitigate noise impacts on nearby residential properties.

Citizen Impact

This project will increase economic activity and vibrancy in Boise's West End neighborhood by adding a new hotel and contributing to the larger mixed-use CWI Whitewater Village. Residents and visitors will benefit from enhanced pedestrian and bicycle connections to the Boise Greenbelt and improved street lighting. However, the development is projected to exacerbate existing traffic congestion on Main Street, which already operates at a failing level of service. Nearby residents may experience temporary noise and activity from construction, limited to specific daytime hours.

Confidence

high

Summary

This agenda item, DRH25-00202, concerns the proposed construction of a new six-story multi-family residential building with 268 units by Pivot North Architecture at 12565 W Fairview Ave, Boise, ID 83713. The project is located on a 4.6-acre vacant property zoned MX-3 (Mixed Use: Active), aligning with Boise's Comprehensive Plan for high-density infill development in a mixed-use activity center. The building will feature 125 one-bedroom, 117 two-bedroom, and 26 three-bedroom units, ranging from 690 sq ft to 1,390 sq ft, with a maximum height of 70 feet.

Key project details include 338 vehicular parking stalls (including 8 ADA, 34 EV charging, and 34 EV-ready spaces) and ample bicycle parking (353 long-term, 27 short-term). The design incorporates 40,665 sq ft of usable open space, significantly exceeding the required 32,766 sq ft, with a central podium-level courtyard offering amenities like picnic areas, outdoor workout spaces, and a dog wash. 60% of the ground floor along Fairview Avenue will feature active uses such as a lobby, resident gathering spaces, and a bike room.

In response to neighborhood feedback from a May 13, 2025 meeting, the project includes a substantial 80’-4” rear setback (exceeding the 40’ requirement) and has removed all south-facing balconies to address privacy concerns from the adjacent single-family subdivision. Exterior materials will be high-quality brick, metal panel, and EIFS/stucco. Agency reviews noted that while the project exceeds regional growth forecasts by 200 households, it has a 1-year net fiscal breakeven point for local agencies. Conditions of approval include revising the landscape plan to remove Ash and Pear trees, ensuring specific lighting levels, and complying with various city department requirements. The applicant has requested a modification to Condition 39, seeking to bond for amenities and landscaping prior to the issuance of the final Certificate of Occupancy rather than the building permit.

Citizen Impact

This development will increase housing options in the area by adding 268 new residential units. Residents in the vicinity may experience increased traffic on Fairview Avenue, a principal arterial already carrying 29,900 average daily traffic, as the project exceeds growth forecasts. However, the design includes significant setbacks and no south-facing balconies to mitigate privacy impacts on adjacent single-family homes, and construction noise will be limited to specific hours. The project is expected to cover its costs to public services within one year.

Confidence

high