The Boise City Planning and Zoning Commission recommended that City Council approve a rezone and recommended approval of a preliminary plat for the Bonny Brook development at 9744 State Street (CAR25-3 / SUB25-12).

Staff described the proposal as a rezone of about 8.65 acres from R-1A to R-2 and a preliminary plat for an 18.85-acre development including 78 buildable lots, 14 common lots and a multifamily component. The applicant described a mixed plan with 52 townhomes, 24 alley-loaded single-family lots and three multifamily blocks totaling 216 apartments; total units across the project were presented as about 292 dwellings, yielding roughly 15.49 dwelling units per acre.

Traffic impacts were central to the hearing. The applicant submitted a traffic impact study estimating the project would contribute roughly 2 percent of future traffic at a key intersection (the Ulmer/State location). ACHD and ITD reviewed the study and recommended mitigation including a right-turn lane onto Gardner and signalization/realignment of Omer/Ulmer and State Street in the long range plan. Staff recommended a condition tying some signalization or intersection improvements to building occupancy; the applicant objected that the signal sits on adjacent property (Westlock Village) and argued it was not within their direct control. The commission and staff discussed funding responsibilities; staff noted ACHD had agreed to fund 25 percent of that signal in the past, but the remainder would need negotiation between developers and ACHD.

Neighbors and the Northwest Neighborhood Association expressed concerns about increased cut-through traffic on unimproved neighborhood streets such as Utahana, Gardner and Mamie roads, the absence of sidewalks, and pedestrian safety for schoolchildren and seniors. The applicant said it would provide turn lanes on State Street, dedicate right-of-way, include a 12-foot multiuse pathway along State Street frontage and add traffic calming on internal streets per ACHD’s recommendations. The applicant also noted an impact-fee payment of approximately $712,000.

After discussion the commission voted unanimously to recommend the rezone to City Council and to recommend approval of the preliminary plat with staff conditions. Commissioners amended the plat recommendation to add language requiring the applicant to work with ACHD to develop traffic calming at the Layton Street connection to address neighborhood concerns.

Next steps: The rezone recommendation will go to City Council for final action; the preliminary plat will proceed with the conditions and will be subject to design review and coordination with ACHD and ITD.