[{"_1":2,"_99":-5,"_100":-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",[32,76,88],{"_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",6643233,"mediaKeyId","2532548-500a87374ddf30bca693a1df73955c65","parentId",2532548,"title","Commission approves neighborhood cafe at 1504 W. Lemp St.; grants sidewalk variance and parking reduction","audioSeconds",2974,"startMs",2720000,"endMs",5694000,"viewUrl","/Search/View?dp=1&key=2532548-500a87374ddf30bca693a1df73955c65&start=2720&end=5694","thumbnailUrl","https://assets.pipeline.soar.com/2532548-500a87374ddf30bca693a1df73955c65/thumbnail_2720000.jpg","articleUrl","/articles/6643233/Idaho/Commission-approves-neighborhood-cafe-at-1504-W-Lemp-St-grants-sidewalk-variance-and-parking-reduction","mediaUrl","https://secure.pipeline.soar.com/6643233-18e9959cd0f97a98766e55fa9956c8b6/orig.mp4?Expires=1771140531&Signature=m~YjoJ5KQFM5w81aqLenu4IfGeERtV115axZF~0JXKdz90T3SPw5TEU8LTEXYnBqoWRUXHHKW8n635n8dLD5Mw2RMESsn6O1305oYPmM4nNMfVIAVFPckeOqV9QA319YGsTpoYoRzk9geTYRVT8yMRDjoRvZ5zIEyTbfHwv-qVzSh3LTrC~fqAH-eCKtK3nVtmNU6nhALXV~ieaxTsLlus8EFlIV5XGl3ga9T0gSDu8qnPbMBRzox6zpcyCllf~DuBIduNfpn9PcE~CRgWhUyVdnmoDQciIrxuXT6eY2pcrmjUlw5AoDy6Bn1XsRJmEOWHTfFBTHT4QB5j8kaAuiIg__&Key-Pair-Id=KUT5TJCACFTXG","author","Boise","date","2025-03-11T02:08:45.54Z","article","The Boise City Planning and Zoning Commission approved two related land-use requests for a neighborhood cafe at 1504 West Lemp Street: CUP 24-34, a conditional use permit for a reduced parking requirement, and CVA 24-24, a variance to maintain the existing 5-foot detached sidewalk rather than installing the city’s typical 10-foot detached sidewalk.

Planning staff summarized the proposal, saying the site is a 0.15-acre corner parcel in the R-1C residential traditional zone within a Historic Design Overlay. The applicant proposes to retain the existing early-20th-century single-family house on the lot and construct a new, single-story, 1,200-square-foot neighborhood cafe oriented to Fifteenth Street. Staff said the neighborhood-cafe use is allowed in R-1C with design standards, and that the conditional use permit before the commission covered the parking reduction only; the cafe’s building design is under administrative review for code compliance and will be subject to historic and design review.

The code would normally require two off-street spaces for the proposed use; the applicant requested a reduction to zero on-site parking. Staff recommended the commission approve the parking reduction because the site is adjacent to a Level 2 bikeway on Fifteenth Street, a Level 1 bikeway one block north on Heron, and a bus stop for Valley Regional Transit routes 10 and 16 near the corner. Staff recommended a condition obligating the applicant to post adjacent bus-route schedules and bike-route information on the property to encourage transit and bicycle access.

The applicant team — Christina and Brandon Turpin — described their 12-year neighborhood residency, the project goals to build a small community-oriented cafe, and the decision to preserve the existing 5-foot sidewalk to protect the North End’s historic streetscape and mature trees. Brandon Turpin said installing a new driveway to serve two on-site spaces would require a curb cut that would remove public on-street parking and could present safety issues near the school drop-off area.

Public testimony was mixed. Eric Hagen, president of the North End Neighborhood Association, said the association had concerns about approving projects that eliminate on-site parking entirely and referenced a prior approval that the neighborhood had been told would not set a precedent. Neighbor Krista Bridal urged the commission to decline the variance, saying on-street parking in the area is already “horrible” during school drop-off and pick-up times. Two nearby residents, Joe Perkins and Lars Lundberg, testified in support of the project, saying they expect many neighborhood customers will walk or bike and describing the Turpins as long-term, invested neighbors.

Commissioners debated the balance between preserving the historic streetscape and addressing neighborhood parking concerns. Several commissioners said the small scale of the cafe (1,200 square feet) and nearby transit and bikeways supported the parking reduction request. The commission also discussed long-term bicycle parking: the proposal locates long-term bike parking in an existing shed on the same parcel and a concrete path from the cafe to that shed; staff said the shed’s dimensions can accommodate the required long-term bicycle storage and that a gate or path would provide employee access.

Commissioner Torres moved to approve the conditional use permit and the variance as recommended in the staff report; Commissioner Schafer seconded. The motion passed on a unanimous roll call vote.

Conditions included posting bus-route schedules and bike-route information on the property and providing secure, long-term bicycle parking with access from the cafe to the on-site shed. The historic-design review required for the building’s appearance will proceed after the commission decision. The commission record notes the 10-day appeal window for parties who testified.

","mediaType","Video","parentTitle","Planning and Zoning Commission","oneSentenceSummary","The Planning and Zoning Commission approved CUP 24-34 (parking reduction) and CVA 24-24 (variance to keep a 5-foot detached sidewalk) for a proposed 1,200 sq. ft. neighborhood cafe at 1504 West Lemp Street in the North End, citing proximity to transit, bikeways and the small scale of the use.","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},6643238,"Commission approves comprehensive plan amendment at 12504 W. Amity Road on consent agenda",101,830000,931000,"/Search/View?dp=1&key=2532548-500a87374ddf30bca693a1df73955c65&start=830&end=931","https://assets.pipeline.soar.com/2532548-500a87374ddf30bca693a1df73955c65/thumbnail_830000.jpg","/articles/6643238/Idaho/Commission-approves-comprehensive-plan-amendment-at-12504-W-Amity-Road-on-consent-agenda","https://secure.pipeline.soar.com/6643238-f9bbf00cc0cea503ee5f8f55cca49d28/orig.mp4?Expires=1771140531&Signature=YtMoXkxoKTPagBq~Rl4xbRhhKGY6PuZURtobvw5M6~qhDQVztUb6QFa5CoQvcVo0P0KHHtc7QS9xHKmwgbYxZnGulA0GVUZgkazyof5orrDMB5A4hxDQfi3NNMNWrU20WgdHOjI-kqjkvppHFn6goJDqCzAXPKdXkanytCUXMgQ7B4Yr46X26iNO0Af~4HQZm6P7WqLFBmT~WcnI6z8j4oixZ3q8OO-E-kQCTXZWOUCbOcwW62crMBOi3-rpp5wVmS-xZ5-FHPG-3I~iZIx0EfAT7GGyq8IMOTMqIWhy5pTRjMunp0x2Icy0hJTVQv9-xsTlOx3YDEpwfB47EV6kUw__&Key-Pair-Id=KUT5TJCACFTXG","The Boise City Planning and Zoning Commission approved CPA 25-1, a comprehensive plan amendment for property at 12504 West Amity Road, by consent during the meeting. Staff recommended approval of the amendment, which would remove 5.06 acres from the Boise City area of impact, and the applicant indicated agreement with the terms and conditions in the staff report.

No members of the public testified in opposition and the commission placed the item on the consent agenda. Commissioner Moore moved to approve the consent agenda as constructed; Commissioner Torres seconded the motion and a unanimous roll call vote approved the consent agenda and thereby approved CPA 25-1.

Because the item was placed on the consent agenda and approved without further public hearing, the record consists of the staff report, the applicant’s concurrence with staff conditions, and the commission’s roll-call approval. Per the city’s appeal rules, any party who provided written or oral testimony at the hearing may file an appeal to the Boise City Council within 10 days.

","The Planning and Zoning Commission placed CPA 25-1, a comprehensive land use amendment at 12504 West Amity Road to remove 5.06 acres from Boise City's area of impact, on the consent agenda and approved it unanimously.",{"_33":89,"_35":36,"_37":38,"_39":90,"_41":91,"_43":92,"_45":44,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6643243,"Planning commission approves commercial pad at 2351 S. Apple St., asks applicant to explore more pedestrian access",1702,1018000,"/Search/View?dp=1&key=2532548-500a87374ddf30bca693a1df73955c65&start=1018&end=2720","https://assets.pipeline.soar.com/2532548-500a87374ddf30bca693a1df73955c65/thumbnail_1018000.jpg","/articles/6643243/Idaho/Planning-commission-approves-commercial-pad-at-2351-S-Apple-St-asks-applicant-to-explore-more-pedestrian-access","https://secure.pipeline.soar.com/6643243-023d32fc20a9aa9cabf3ef208f98e6fe/orig.mp4?Expires=1771140531&Signature=YUOvQVoy8MZ4-fXwzjx5dBQXoNlFnpLaKOCbFDjAfz1lS4gOOyNeklbu4QUYyIOJKG-nHJTL7mTY2RGM73IvjStpxE6yP2ZDlTSvnMem6m3zirfPzCjyVzx731a7xOuOYvnkFx6fKc-82jVT4u1G2DvAptwuQwrF6xFaYfq4TrMWDra9k832uc33C7TBCrC7iEP4W5E8YAH29X9rJKBvj1BWqr0qyV-vNZx79gZiZS4sZnTkATZOH4U0hygNXcYLtsQQhtAmw9kc6nyeAa3P5SXHiKJt0kDOfKxEhtV2gl3GQxPzS-Gc4CY9vQ60K-x2FGWCG05ZqSbOIS38lsvWcQ__&Key-Pair-Id=KUT5TJCACFTXG","The Boise City Planning and Zoning Commission on Tuesday approved CUP 24-50, a conditional use permit allowing construction of a commercial building on 0.66 acres at 2351 South Apple Street in an R-2 zone, and added a direction that the applicant and the design review process explore additional pedestrian access from Apple Street.

Staff told the commission the proposal is the final commercial pad of a previously approved mixed-use project (CU 65-89) and is consistent with the Boise comprehensive plan and activity-center expectations for the site. Planning staff noted the project provides required parking, uses shared access to the north and south, and proposes a detached walkway that reconnects to existing pedestrian crossings on Apple Street. Staff also said overhead utilities and subterranean infrastructure constrained the typical landscape and street-tree placement along Apple Street, and that the applicant plans to preserve two mature on-site trees.

Ryan Hart of Hatch Design Architecture described the site layout, noting the building would be centered on the pad with parking to the north and west, a patio facing Apple Street, short- and long-term bicycle parking, and a trash enclosure at the southeast corner. He said the proposed commercial tenant mix includes a taekwondo studio occupying roughly half the building, and that nearby commercial uses to the west typically close at 6 p.m., which informed the parking analysis.

Commissioners pressed the applicant and staff about building orientation and pedestrian access. Commissioner Danley and others noted the building’s primary retail entrance faces inward toward the parking field while Apple Street-facing elevations include a single entrance and a broad, flat wall in one elevation image in the packet. Commissioners described the orientation as at odds with the goal of an activated streetscape and asked whether additional entrances or design solutions could be required or recommended prior to design review. Applicant representatives said those topics are generally addressed through the design-review process and said they would coordinate with staff and the design-review committee.

Commissioner Moore moved to approve the conditional use permit with the terms and conditions in the staff report. During deliberations the commission amended the motion to add direction that the applicant “explore adding additional pedestrian access on Apple in design review.” The amended motion was seconded and approved by a unanimous roll call vote.

The conditional use permit approval allows the applicant to proceed to the city’s design-review stage, where building entrances, façade treatments and streetscape details will be reviewed. No additional variance or parking reduction was granted as part of this decision.

Action and next steps: the approval is final for the Planning and Zoning Commission stage; decisions may be appealed to the Boise City Council within 10 days per the city’s appeal process. Design-review comments and any required changes to address street activation will be resolved in subsequent administrative review and the design-review hearing process.

","The Boise City Planning and Zoning Commission approved CUP 24-50 to construct a commercial building on a 0.66-acre pad at 2351 South Apple Street, adding a direction that the applicant and design review explore additional pedestrian access from Apple Street.","actionData","errors"]

Article not found

Commission approves neighborhood cafe at 1504 W. Lemp St.; grants sidewalk variance and parking reduction

Commission approves comprehensive plan amendment at 12504 W. Amity Road on consent agenda

Planning commission approves commercial pad at 2351 S. Apple St., asks applicant to explore more pedestrian access