Planning commission denies Highland Heights PUD modification to convert townhome lots to detached single-family

Boise — The Boise City Planning and Zoning Commission voted to deny CUP 25-16, a request to modify a previously approved planned unit development at 655 West Parkside View Lane (Highland Heights) that would have reduced overall project density by converting townhome lots into detached single-family lots.

Staff presentation and recommendation Planning staff presented the application and recommended denial, citing the legacy PUD approvals and the original intent of the PUD to grant waivers that enabled a creative project with multiple housing types. Planning staff said the proposed modification would convert the project into an exclusively detached single-family development and would conflict with the comprehensive plan goals that promote housing variety and higher densities along arterial and collector roadways. Planning staff also corrected a report error about the percentage density reduction, noting the correct density reduction from the original 17 units is 35 percent.

Applicant case Tamara Thompson, representing The Land Group, and Brian Scott of Al Scott Real Estate said the market has not supported the townhome product for more than four years and that converting four vacant townhouse lots into two buildable detached lots would allow construction to proceed. Thompson said the lots comply with R1B zone lot-size standards and that the project would still provide two housing types (patio homes and larger estate lots). Owner Brian Scott said: "We simply wish to see this project be fulfilled with new homes being built in this location and providing new housing that is compatible with the rest of the subdivision and surrounding area."

Commission discussion and decision Commissioners questioned whether economic feasibility is an appropriate basis for approval. Planning staff noted economic considerations are not among the required findings for a CUP modification. Commissioner Seja said the commission should not approve applications based on a developer’s economic circumstances and expressed particular concern that approving the modification could open the door to similar requests by other projects approved under prior codes. Commissioners offered that accessory dwelling units (ADUs) attached to detached homes could achieve similar density while preserving housing mix, but the applicant indicated they preferred incentives rather than a requirement.

The commission voted to deny CUP 25-16 (Moore: yes; Mooney: yes; Deha: yes; Torres: yes; Doan: yes). The denial stands at the commission level; applicants may seek further review through the process described in the code if available.