The Design Review Commission meeting held on July 10, 2025, in Boise, Ada County, Idaho, focused on a proposed development project that has sparked significant discussion among city planners, architects, and local residents. The project aims to construct a mixed-use building featuring office spaces and parking, with streetscape improvements that include landscaping and bike parking.

A key point of discussion was the building's design and materials. The planning team expressed concerns regarding the extensive use of Exterior Insulation and Finish System (EIFS) on the upper floors, recommending a cap of 20% EIFS on the south and west facades to align with downtown design standards. The applicant, Landmark Conroe Architects, acknowledged the challenges of meeting these standards while maximizing usable space, particularly for parking, which necessitated a second level.

The project is situated in an MX-3 zone, which typically requires a 10-foot rear yard setback. However, recent code updates allow for a reduced 5-foot setback along alleys, presenting the applicant with options to optimize the building's footprint. The planning team noted that while a variance could be requested for a zero setback, demonstrating a hardship would be challenging.

Another significant topic was the calculation of active frontage, which is crucial for compliance with zoning requirements. The applicant initially claimed to provide 76% active uses along the street frontages, but further scrutiny revealed that the actual figure might be closer to 61%. This discrepancy raised questions about the inclusion of features like bike parking and parking ramps in the active use calculations.

Public testimony highlighted concerns from local residents, particularly regarding the impact of the proposed building on the surrounding neighborhood. One resident, who owns property adjacent to the site, expressed frustration over the potential for increased traffic and the looming presence of a 70-foot wall obstructing views and light. This sentiment reflects broader community apprehensions about balancing development with the preservation of neighborhood character.

In conclusion, the Design Review Commission's discussions underscored the complexities of urban development in Boise, particularly as the city grapples with growth and the need for more housing and commercial spaces. The commission's recommendations and the applicant's responses will play a crucial role in shaping the final design of the project, which aims to enhance the vibrancy of the downtown area while addressing community concerns. The next steps will involve further evaluations of the design and compliance with city codes, ensuring that the project aligns with both regulatory standards and community expectations.