Zoning certificate · Planning application

Old house to be replaced by new home and 700-square-foot accessory unit, approved

The city approved the zoning certificate on Dec. 30. The plan calls for a new single-family home and a one-bedroom, two-story accessory unit of about 700 square feet, with conditions including a paved path to the street.

ApprovedCZC25-00234Filed Nov. 6, 2025West End · 895 N 31st St+2 related filings

Site plan for Old house to be replaced by new home and 700-square-foot accessory unit, approved — Site plan from the application documents.

Pin at the reported location; the shaded outline is the primary parcel (Ada County).

From the filing

The application's description as it appears in City of Boise's record. See the official record

Coco Krumme proposes to demolish the existing house at 895 N 31st Street in Boise and build a new single-family home along with a two-story accessory dwelling unit with a one-car garage on the 0.14-acre lot. The accessory unit has one bedroom and is about 700 square feet across two floors. The city approved the zoning certificate in December 2025.
ADU Application
Project name on file: 895 N. 31st - CZC

Timeline

Dec. 31, 2025
Appeal Period: Completed
Dec. 30, 2025
Review Complete: Completed
Dec. 30, 2025
Current Planning: Complete
Dec. 5, 2025
Current Planning: In Review
Dec. 5, 2025
Assign Reviewers: Completed
Dec. 2, 2025
Review Complete: Corrections Required
Dec. 2, 2025
Current Planning: Corrections Required
Nov. 24, 2025
Current Planning: In Review
Nov. 24, 2025
Assign Reviewers: Completed
Nov. 15, 2025
Fee Payment: Payment Received
Nov. 14, 2025
Prescreen Review: Passed
Resent per IvyJBUM 111422025
Nov. 13, 2025
Prescreen Review: Passed
Nov. 13, 2025
Prescreen Review: Notes
Reset WF to Prescreen as Fees were not assessed before passing prescreen previously. Reset in order for Fees Due email to be triggered.
Nov. 11, 2025
Prescreen Review: In Progress
Nov. 10, 2025
Prescreen Review: Corrections Required
Nov. 10, 2025
Prescreen Review: In Progress
Nov. 7, 2025
Prescreen Review: Corrections Required
Nov. 6, 2025
Prescreen Review: In Progress
Nov. 6, 2025
Application Submittal: ePlanReview
Nov. 6, 2025
Application filed

Documents

Site plans

Dec. 18, 2025 · 1 page · 880 KB · PDS-Maps and Drawings
Download Site plan

Plans

Floor plan and elevation drawings for an accessory dwelling unit, as shown in the scanned sheets; the extracted text is mostly garbled, so details are unclear.
Dec. 18, 2025 · 2 pages · 1.7 MB · PDS-Maps and Drawings
Download ADU floor plan and elevations
Single-page drawing set of proposed plans for the primary home, with no readable dimensions or notes in the extracted text.
Dec. 18, 2025 · 1 page · 879 KB · PDS-Maps and Drawings
Download Proposed primary home plans
Revised elevation drawings for the zoning certificate application, with a deck and an accessory dwelling unit (ADU) shown; the OCR text is fragmentary.
Dec. 18, 2025 · 2 pages · 1.5 MB · PDS-Maps and Drawings
Download Revised elevations

Project narrative

Applicant describes plans to demolish the partially remodeled house and build a single-story single-family home with detached garage and accessory dwelling unit, using green materials.
Dec. 18, 2025 · 1 page · 20 KB · PDS-Letter of Intent
Download Letter of intent for single-family home and ADU

Decisions

Approval letter finding the proposed two-story accessory dwelling unit compliant with Boise City Code ADU standards, subject to conditions such as concurrent primary home permits.
Dec. 30, 2025 · 8 pages · 212 KB · PDS-Action Letter
Download Zoning certificate decision letter for accessory dwelling unit

Notices

Planning staff notice that an accessory dwelling unit tied to a new single-family home was approved under the zoning ordinance, with appeals due by January 9, 2026.
Dec. 24, 2025 · 2 pages · 871 KB · PDS-Legal Notice
Download Notice of approval for accessory dwelling unit

Application

Zoning certificate application for a 700 sq ft accessory dwelling unit, with project narrative noting demolition of a single-family dwelling, and a submittal checklist.
Dec. 18, 2025 · 3 pages · 208 KB · PDS-Application
Download Zoning certificate application for accessory dwelling unit
Application for a zoning certificate for a 700 sq ft accessory dwelling unit, with a project proposal to demolish a single-family dwelling, in the R-2 zoning district.
Nov. 6, 2025 · 3 pages · 206 KB · PDS-Application
Download Zoning certificate application for accessory dwelling unit

Correspondence

The Boise Fire Department reports no comments on the zoning certificate review, noting that International Building Code and Fire Code requirements apply and are best addressed at building permit stage.
Dec. 30, 2025 · 1 page · 151 KB · PDS-Agency Comments
Download Boise Fire Department comments
Public Works states the property must connect to the central sanitary sewer, which is available in the adjacent alley, and notes possible sewer capacity fees at building permit issuance.
Dec. 30, 2025 · 1 page · 41 KB · PDS-Agency Comments
Download Public Works sewer comments
Veolia requires a separate water service line and meter for the new ADU, and a site plan submitted for review before installation.
Dec. 30, 2025 · 1 page · 298 KB · PDS-Agency Comments
Download Veolia Water Idaho comments on water service

Old house to be replaced by new home and 700-square-foot accessory unit, approved

From the filing

Timeline