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Commission defers 1616 N. 20th Fifth application for redesign over massing and lot coverage concerns
Summary
The commission deferred DRH25-00351 (1616 N. 20 Fifth St.) so applicants may revise building massing, reduce lot coverage and resolve discrepancies; staff had recommended denial citing excessive height and incongruity with one‑story historic block faces.
The Boise City Historic Preservation Commission voted to defer application DRH25-00351 for 1616 North 20 Fifth Street to the next meeting so the applicants can address staff concerns about massing, height and lot coverage.
Staff analyst Richard Jarvis recommended denial, stating the proposed primary residence (proposed height 31 feet 5 inches) and the accessory parking structure’s second-floor area produced massing that is not congruous with the block face. Jarvis noted that the houses across the street are predominantly small one‑story residences and that 5.3 (massing/form) policies call for new construction to be similar in scale and height to the established block face. Staff also flagged a potential discrepancy in lot coverage calculations (staff reported 39% in the analysis; the applicant stated 36.3%) and questioned whether the garage/storage area exceeded the 1,000-square-foot threshold that allows reduced setbacks.
Applicants Andrew and Tara Lundt described a family-oriented design goal of having the primary bedroom and two other bedrooms on the same floor for safety and practicality, said they had revised plans with staff and neighborhood input, and stated a willingness to adjust the garage (applicants indicated openness to reducing a three-car garage to two bays). The applicants also said they plan perimeter landscaping and permeable surfaces where feasible.
Neighborhood representatives and the Prichard Booth subdivision association urged stricter adherence to the 35% lot coverage guideline and said earlier Booth Block approvals had set precedents they found disappointing. Several commissioners expressed frustration about inconsistent precedent and urged applicants to prioritize reducing massing and lot coverage while preserving compatible design elements. Commissioner Malloy moved to defer to allow the applicant to redesign the project to address staff concerns; the motion carried 4–1 with one nay recorded.
Next steps: applicants must return with revised plans addressing the staff-identified issues (massing/height, lot coverage calculations and garage size) before the commission will take a final vote.
