Planning project · Planning application
Single-family home on 1.3-acre hillside lot approved
City staff approved a hillside review for one single-family home on about 1.3 acres on June 12. The review covers grading, retaining walls and erosion control because of steep slopes and unstable soils.
From the filing
The application's description as it appears in City of Boise's record. See the official record
Hillside application
Project name on file: 363 N PANORAMA PL
Timeline
June 12, 2026
Planning Applications: Project Entitled
April 3, 2026
Pending Application Submittal: Planning Applications in Review
April 3, 2026
Concept Review Complete: CR Complete - Type 2
April 2, 2026
Concept Review Complete: Engineering Preview Complete
A determination has been made that this project will be a Category II Hillside project due to slope, erosion-prone soils, unstable soils, earth movement, and other geologic and hydrologic hazards. In addition to the already submitted documents, additional documents may be required during the CFH Review process.Additional documents that you can expect to provide will be a site-specific geotechnical report with the possibility of a global slope stability analysis (please see the Agency Comment for Hillside Retaining Wall Permitting within this PLN); and structural calculations for any retaining wall that is greater than four feet of height, more than one retaining wall when the horizontal interior distance between the retaining walls is less than 10 feet and the total of all retaining walls exceeds four feet in height, a retaining wall having a surcharge, having a backslope greater than three feet horizontal to one foot vertical, or that has structural components (these requirements will be assessed again at the time of occupancy).A subgrade inspection by a geotechnical firm will be required at the time of construction once the subgrade is exposed and prior to placement of foundation materials or forms/rebar. A report of the inspection will need to be submitted and accepted by PW Hillside (HillsideDrainage@cityofboise.org) before scheduling your inspection with the Building Department and receiving final occupancy.NOTE: The hazards of developing and building on a property, especially in the Boise foothills, are well known. It is the responsibility of the applicant/owner’s design, geological, and engineering professionals, not the City, to identify, address, and mitigate any hazards to the site. Satisfying these Conditions of Approval is for limited [City purpose] only and should not be relied on for design, geological or engineering purposes. Developer will comply with all requirements of Boise City Hillside Development Code Sections or submit evidence satisfactory to the Boise City Engineer that the proposed development is exempt from the requirements therein stated due to location, topography and/or the absence of adverse conditions associated with slope stability, ground water, erosion and sedimentation.If you would like to discuss this determination, please contact us at HillsideDrainage@cityofboise.org or we can set up a meeting if you prefer.
April 1, 2026
Concept Review Complete: Engineering Preview
March 25, 2026
Application Submittal: Online
March 25, 2026
Application filed
Documents
Site plans
- Download Hillside retaining wall permitting guidance
City guidance on when retaining walls in hillside zones need Public Works determinations, slope stability analysis, and related permitting, plus setback limits from the planning code.
April 2, 2026 · 5 pages · 804 KB · PDS-Other Small Docs
- Download Enlarged architectural site plan of project area
Enlarged site plan for a new 5,142 SF residence, showing setbacks, driveway, patio, walkway, and retaining walls for hillside development review.
March 25, 2026 · 1 page · 1.1 MB · PDS-Other Small Docs
- Download Overall architectural site plan of entire property
Architectural site plan sheet A101 for a hillside development review set dated March 25, 2026, showing lot information, setbacks, and the existing and new residences on the parcel.
March 25, 2026 · 1 page · 697 KB · PDS-Other Small Docs
Plans
- Download Building elevations with material percentages
Elevation drawings for the residence showing north, south, east and west facades with stone, stucco, metal cladding and window/door material percentages, plus roof and finish notes.
March 25, 2026 · 1 page · 1.5 MB · PDS-Other Small Docs
- Download Building elevations with materials
Elevation sheets for the east, north, west and south sides showing percentage breakdowns of stone, stucco, metal cladding and windows/doors, with notes on roofing and color selections still to be determined.
March 25, 2026 · 1 page · 1.7 MB · PDS-Other Small Docs
- Download Building elevations with material percentages
Elevation drawings for four sides of the building, with stone, stucco, metal cladding and window/door percentages and notes on roof, flashing and color selections still to be finalized.
March 25, 2026 · 1 page · 1.6 MB · PDS-Other Small Docs
- Download Erosion and sediment control plan, sheet 2 of 2
Single-sheet erosion and sediment control plan signed by the civil engineer, with notes referring to the design report for best management practices.
March 25, 2026 · 1 page · 1.8 MB · PDS-Other Small Docs
- Download Proposed main floor plan
Architectural floor plan of the proposed main level, with room dimensions, window and door schedules, and area schedules for living space and garage.
March 25, 2026 · 1 page · 1.4 MB · PDS-Other Small Docs
- Download Basement floor plan showing storage and mechanical crawlspace
Architectural floor plan of the basement level, labeled with storage, mechanical and crawlspace areas, dated for a March 25, 2026 hillside development review set.
March 25, 2026 · 1 page · 178 KB · PDS-Other Small Docs
- Download Upper level floor plan
Architectural floor plan of the upper level for a residence, from a Pivot North Architecture set dated March 25, 2026, with an area schedule and sheet A202 marked as the upper-level plan.
March 25, 2026 · 1 page · 3.5 MB · PDS-Other Small Docs
- Download Grading and drainage plan, signed by civil engineer
Sheet 1 of 2 of the grading and drainage plan, including an infiltration bed cross section, grading notes and a legend, prepared by RiveRidge Engineering Co.
March 25, 2026 · 1 page · 1.3 MB · PDS-Other Small Docs
- Download Retaining wall plan signed by civil engineer
Single-sheet retaining wall plan with grading notes and legend, prepared by Riveridge Engineering Co. and bearing the civil engineer's signature.
March 25, 2026 · 1 page · 493 KB · PDS-Other Small Docs
Project narrative
- Download Concept review summary
Planner's advisory summary for a single-family home in the Hillside Overlay, listing a Category II Hillside application, geotechnical report and retaining wall requirements.
April 3, 2026 · 2 pages · 462 KB · PDS-Concept Review Summary Report
Application
- Download Planning project application form
Application form for a new single-family residence on R-1B zoned land, with applicant contact details, owner information, and a Hillside Questionnaire requirement.
March 25, 2026 · 2 pages · 158 KB · PDS-Other Small Docs
- Download Completed hillside project questionnaire
Public Works questionnaire answering whether the project involves a new dwelling, grading over 12 inches deep, and retaining walls, with no new parcels, additions, or access road.
March 25, 2026 · 1 page · 672 KB · PDS-Other Small Docs
Studies and reports
- Download Erosion and sediment control design report
Design report by a civil engineer covering site soils, drainage, construction activities, and best management practices for erosion and sediment control at the new residence.
March 25, 2026 · 24 pages · 3.7 MB · PDS-Other Small Docs
- Download Geotechnical investigation report
Soils exploration and foundation evaluation by Atlas Technical Consultants for a proposed residence, dated January 28, 2026, with site geology, seismic evaluation and recommendations.
March 25, 2026 · 32 pages · 2.9 MB · PDS-Other Small Docs
- Download Veolia fire flow report
Veolia Water Idaho reports water pressure and flow available at a nearby hydrant under maximum-day conditions, for fire sprinkler design.
March 25, 2026 · 1 page · 111 KB · PDS-Other Small Docs
Photos
- Download Existing site photos showing current property conditions
Six photos of the existing home, patio, yard and retaining walls from front, rear, north and south sides, included in a hillside development review set dated March 25, 2026.
March 25, 2026 · 1 page · 10.1 MB · PDS-Other Small Docs
Correspondence
- Download Letter of explanation of project intent
Applicant's letter describing the design intent for a replacement single-family home, retaining wall replacement, and landscaping in the Boise foothills.
March 25, 2026 · 2 pages · 80 KB · PDS-Other Small Docs
Other documents
- Completed hillside checklist
March 25, 2026 · 801 KB · PDS-Other Small Docs
- Statement of legal interest signed by owner
March 25, 2026 · 272 KB · PDS-Other Small Docs
