Boise council approves 13‑lot Curtis Road subdivision, conditions require curb, sidewalk work before occupancy

Boise City Council approved a preliminary plat for a 13‑lot residential subdivision at 2311 South Curtis Road, with conditions that require prioritized completion of streetscape improvements and homeowner notification before construction in front of occupied homes.

The council approved Subdivision 24‑0004 after staff and the applicant described the project as a revival of a 2020 approval that expired in 2022. The Planning and Zoning Commission recommended approval; the council added two conditions aimed at addressing long‑standing neighborhood concerns about partial construction and drainage.

Madison Lockhorn, associate planner with Boise Planning and Zoning, told the council the site is in an R‑2 zone with an Airport Influence overlay and that the proposed public road would link Jeanine Street with Curtis Road. Lockhorn said sidewalks and street‑tree requirements are part of the project and that the Boise Airport requested an avigation easement but offered no objection to the plat.

The applicant, identified only as Caleb, said plans for curb, gutter and sidewalk along Curtis were approved by the Ada County Highway District and that previously installed curb and sidewalk along Curtis will be lowered to match the approved design. "The curb gutter sidewalk that's installed now will be lowered," Caleb said. "Runoff from Joyful Street will be within the gutter and down Curtis Road."

Neighbor Michael Johnson, who said he represents several nearby homeowners, told the council the property has been a source of disruptions for years. "It's been a nightmare for the neighborhood," Johnson said, describing tall weeds, unfinished work and what he said were incorrect utilities and pavement left by a prior developer. He also warned about water running downhill from higher finished grades on the development toward existing yards.

Council members said they supported the plat but wanted to reduce the chance of repeating prior partial construction that left homeowners with broken sidewalks and exposed trenches. Council members added two conditions: (1) require the developer to prioritize the roadway and landscape improvements along Curtis Road described in the staff report, and (2) require the developer to notify and coordinate with the owners of 2307 North Curtis and 5779 Boone Avenue before work immediately in front of those homes begins. The conditions were adopted as part of the approval.

The motion to approve the preliminary plat, with the two conditions, passed on a roll call vote. Clerk roll call recorded the vote as in favor; the motion "carries."

Staff said grading and drainage permits will be required and reviewed during the construction permit stage; those permits will address drainage measures such as on‑site grading and storm facilities. The council closed the public hearing before taking the final vote.

The applicant and staff indicated the new developer has resumed work on the project after a previous developer paused construction; staff said ACHD permit review for the Curtis Road curb/gutter/sidewalk has been completed and inspections will occur when construction starts.

The council adjourned after completing the evening's business.