Commission recommends removing three East Lewis Street parcels from Warm Springs Historic District

The Boise City Historic Preservation Commission voted to recommend that the Boise City Council remove three parcels — 1312, 1328 and 1334 East Lewis Street — from the Warm Springs Historic District.

Staff told the commission the three vacant parcels were created by a minor land division in October 2024 and now front Lewis Street rather than Warm Springs Avenue, so they “no longer meet the criteria for inclusion” in the district. Richard Jarvis, planning staff, recommended the commission forward approval to the city council.

The move matters to nearby residents because removal would end design review under the historic overlay and subject the parcels to the base zoning code. Carrie Ellen Elliott, who lives at 1309 East Lewis Street, told the commission she and others worry that removal would eliminate historic-design protections for future development and asked how tree preservation, curb cuts and garage orientation would be handled under the new zoning process. Elliott noted she had provided written testimony to the commission.

Dan Gibbons, who identified himself as the applicant and gave his address as 1220 East Bannock Street, said the application covers three R-1 lots only and “does not” trigger additional development beyond those lots. Gibbons said the trees on the site would not be affected by the removal application and that future building-permit details would be addressed by any new property owners. He said the lots have no historic structures or cultural significance.

Commissioner Malloy asked whether an archaeological survey had been completed; Gibbons said no. Jarvis reiterated that, if removed, the parcels would follow the dimensional standards and use rules in the city’s zoning code (base zone R-1C indicated in the hearing), including setbacks, heights and driveway allowances. Jarvis told the commission staff had concluded the parcels no longer met the district’s designation criteria because they do not front Warm Springs Avenue and are not visible from it.

Several neighbors spoke. Patrick Stoll (1365 East Lewis) asked whether the applicant still maintained that detached garages would be required if the property remained in the district; Jarvis explained the design guidelines prefer detached garages in the Warm Springs district but exceptions exist and site-specific constraints can change how garages are accessed. Martha Daltoso (1225 Warm Springs) spoke in support of the application, saying her adjacent property would not be harmed by development outside the historic overlay.

Commissioner Parks moved to approve application DRH25-00158; Commissioner Otter seconded. The clerk called the roll; the motion carried on recorded aye votes from Malloy, Otter, Parks, Owens, Sales and Moore.

The commission’s recommendation will be transmitted to the Boise City Council; Jarvis reminded the public that any appeal of a council decision must be filed within 10 days of that hearing and requires the appellant to have given oral or written testimony at the commission hearing.

Clarifying details provided during the hearing included that the three lots were created by a minor land division in October 2024, that the surrounding neighborhood contains roughly 170 newer homes outside the historic district, and that the parcels contain no standing historic structures. The commission’s action was limited to the question of designation removal; future design and permitting would be governed by the zoning code if the council approves removal.

The commission’s recorded motion and roll-call vote appear in the record.