Commission backs Tranquility preliminary plat, denies parking-setback variance and approves sidewalk variance with fence condition

Boise City Planning and Zoning commissioners voted to recommend approval of the Tranquility Subdivision preliminary plat and to approve a variance to waive a sidewalk on the west side of a proposed private street while denying a separate variance that would have reduced a parking setback on Lot 1.

Planning staff described the proposal (SUB24-9; CVA24-26) as a preliminary plat for 0.93 acres at 7729 West Settlers Avenue in an R-1C zone, creating seven buildable lots and three common lots. The staff report said the applicant proposed an attached five-foot sidewalk along Settlers Avenue (to match existing frontage) and detached sidewalk on the east side of the private street, and requested a variance to waive the sidewalk on the west side of the private road. Planning staff recommended approval of the subdivision and the sidewalk variance but recommended denial of the request to reduce the parking setback on Lot 1 from five feet to four feet because the parcel could accommodate the standard setback and required driveway length.

David Crawford, the applicant’s engineer, said the team had coordinated with staff and agreed to the required conditions and that the design retained irrigation conveyances and plan for on-site stormwater retention, likely via subsurface infiltration. The applicant’s representatives told commissioners they would work with neighbors to address fence repairs and privacy slats in existing chain-link fence where requested.

Multiple neighbors testified with concerns similar to other infill projects: privacy, headlights, construction duration, on-site drainage and the number of new homes in a small footprint. Lauren Shilly said the shared driveway and proximity to an existing two-story house would create privacy and safety concerns; another neighbor, Christie Randolph, said she was concerned about irrigation conveyances crossing the site and about construction timelines.

Commissioner Sejal moved to recommend approval of the preliminary plat to city council, to deny the parking-setback variance request and to approve the sidewalk variance (west side) with the staff-recommended conditions. During deliberation, Commissioners amended the preliminary-plat recommendation to add a condition requiring the applicant to work with adjacent residents to establish permanent perimeter fencing to address privacy concerns. The amended motion passed on a roll call with a majority in favor.

The commission’s action breaks the applicant’s variance requests into two outcomes: the sidewalk variance was approved based on the inability to extend the private street and existing site constraints, while the request to reduce the parking setback was denied because the staff found sufficient width to meet the standard setback and driveway length.

Next steps: The commission’s recommendation on the preliminary plat will be forwarded to city council for final action. The denied parking-setback variance will require the applicant to meet the R-1C setback and parking space requirements in subsequent submittals; the approved sidewalk variance and the additional perimeter fencing condition will be included among the conditions transmitted to council.

Speakers who presented sworn testimony included planning staff, the applicant’s engineer and multiple residents near the site.