Historic commission approves two new homes at North 9th with conditions to reduce height

The Boise City Historic Preservation Commission voted to approve an application to demolish a non-contributing building and build two single-family homes with detached garages at 1803 North 9th Street, imposing design conditions aimed at reducing the project's perceived height and improving compatibility with a largely single-story block.

Staff had recommended denial, arguing the proposed peak heights and massing were inconsistent with the North End Historic District guidelines. Olivia, a planning presenter, told commissioners the proposal "does not meet the findings for approval" because the primary concern was the buildings' height relative to neighboring one-story homes and the guidelines' emphasis on visual continuity.

During the hearing the applicant, David Benoy, said he had already trimmed the design from earlier plans and offered additional adjustments if required. "I can reduce the massing even more," Benoy said, and told the commission he could lower peak height by changing roof pitch and heel height and by reducing the number of steps to the front entries. Neighbors and the North End Neighborhood Association supported lower front steps and a flatter roof pitch, noting the adjacent house measured about "16 ft approximately 16 feet," a measurement the NA said contradicted the applicant's letter of intent.

After extended discussion about precedent for one-and-a-half-story solutions and the limits of using a non-contributing neighboring house as the controlling benchmark, the commission approved the project with conditions. The motion requires the applicant to work with staff to adopt a 9-over-12 roof pitch, provide a three-foot heel height on the primary roof, revise the front approach so the stairs better match the block, and reduce the number of front steps. The motion was made by Commissioner Malloy and seconded by Commissioner Owens and passed by voice vote with all members present voting in favor.

The decision resolves an application that staff had recommended denying but leaves several design details to be finalized through staff review and conditioned plan changes. Appeal rights and next procedural steps were reiterated: an appeal to City Council may be filed within 10 days by anyone who gave written or oral testimony at the hearing.