Variance · Planning application

Approved: garage addition with apartment sought into rear setback on Boise lot

The city approved a variance letting a garage and 554-square-foot accessory dwelling unit encroach up to 10 feet from the rear property line, with conditions requiring separate ADU permit approval and one on-site parking space. The hearing was held March 2, 2026.

ApprovedCVA25-00074Filed Dec. 10, 2025South Boise Village · 1614 W Highland St+5 related filings

Site plan for Approved: garage addition with apartment sought into rear setback on Boise lot — 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

The applicant proposes to tear down the existing detached garage at 1614 W Highland Street and build a new attached garage with a 554-square-foot accessory dwelling unit. Because the new structure would sit closer to the rear property line than zoning allows, the applicant is asking for a variance, and the planning staff recommends approval.
ADU and Variance to rear setback
Project name on file: ADU and Variance to rear setback

Timeline

March 2, 2026
Decision: Approved
Hearing marked “Approved” on 2026-03-02.
March 2, 2026
Hearing: Approved
Feb. 21, 2026
Review Complete: Completed
Feb. 21, 2026
Current Planning: Complete
Jan. 16, 2026
Current Planning: In Review
Jan. 16, 2026
Assign Reviewers: Completed
Jan. 8, 2026
Fee Payment: Payment Received
Dec. 23, 2025
Prescreen Review: Passed
Dec. 23, 2025
Prescreen Review: In Progress
Dec. 18, 2025
Prescreen Review: Corrections Required
Dec. 17, 2025
Prescreen Review: In Progress
Dec. 17, 2025
Prescreen Review: Corrections Required
Dec. 15, 2025
Prescreen Review: In Progress
Dec. 10, 2025
Application Submittal: ePlanReview
Dec. 10, 2025
Application filed

Documents

Site plans

One-page site plan drawing for an accessory dwelling unit, submitted with a variance application; much of the text is garbled from the scan.
Jan. 20, 2026 · 1 page · 151 KB · PDS-Maps and Drawings
Download Site plan for accessory dwelling unit

Plans

Elevation drawings for an accessory dwelling unit, showing existing and proposed views.
Jan. 20, 2026 · 1 page · 176 KB · PDS-Maps and Drawings
Download Building elevations
Proposed floor plans for an accessory dwelling unit, sheet #8, as shown on a single page; the text is largely garbled from OCR.
Jan. 20, 2026 · 1 page · 233 KB · PDS-Maps and Drawings
Download Accessory dwelling unit floor plans

Project narrative

Project description proposing an accessory dwelling unit with a garage on the existing patio and garage/shed location, with a site plan and drawings attached.
Jan. 20, 2026 · 2 pages · 170 KB · PDS-Letter of Intent
Download Letter of intent for ADU with garage

Staff reports

Planning staff report recommending approval of a rear-setback variance for an attached garage with an accessory dwelling unit, covering parcel data, analysis, approval criteria and conditions.
Feb. 23, 2026 · 31 pages · 26.1 MB · PDS-Project Report/Memo
Download Staff report for the March 2 variance hearing

Decisions

Letter from the Boise City Hearing Examiner approving a rear setback encroachment variance, with reasons for the decision and conditions of approval.
March 5, 2026 · 7 pages · 207 KB · PDS-Action Letter
Download Variance approval letter and decision

Notices

Mailed notice of a 3 p.m. March 2, 2026 public hearing on a variance to encroach the rear setback in an R-2 zone, with instructions for in-person, online and written testimony.
Feb. 11, 2026 · 2 pages · 1.2 MB · PDS-Legal Notice
Download Notice of the March 2, 2026 Hearing Examiner public hearing

Application

Application for a variance to the rear setback in connection with an accessory dwelling unit (ADU) in an R-2 zoning district.
Dec. 10, 2025 · 3 pages · 208 KB · PDS-Application
Download Variance application for ADU and rear setback

Photos

A set of seven photographs submitted with the variance application; the extracted text is mostly illegible, so the subjects cannot be confirmed.
Jan. 20, 2026 · 7 pages · 22.5 MB · PDS-Photos
Download Site photos dated Jan. 2, 2026

Correspondence

Letter to the applicant scheduling a Variance hearing before the Boise City Hearing Examiner, with site posting, proof-of-posting and agency comment instructions.
Feb. 12, 2026 · 1 page · 96 KB · PDS-Correspondence
Download Notification of the March 2 hearing before the hearing examiner
The Boise Fire Department reports no comments on the variance application and notes that IBC, IFC and Boise City Code construction requirements will apply at building permit stage.
Feb. 10, 2026 · 1 page · 151 KB · PDS-Agency Comments
Download Boise Fire Department comments
Parks and Recreation, with Community Forestry, reports no comments or recommendations because the proposal will not affect existing landscape or mature trees.
Feb. 10, 2026 · 1 page · 58 KB · PDS-Agency Comments
Download Boise Parks and Recreation comments
Public Works states no objection to the variance, requires sewer connection upon development, and notes possible sewer capacity fees at building permit issuance.
Feb. 10, 2026 · 1 page · 65 KB · PDS-Agency Comments
Download Public Works sewer comments
Applicant requests a rear setback variance for a 554-square-foot accessory dwelling unit, citing an irregular lot shape and stating that neighbors raised no objections.
Jan. 20, 2026 · 1 page · 236 KB · PDS-Other Small Docs
Download Applicant's variance hardship letter
Water company letter reporting system pressure and flow available for fire sprinkler design, based on maximum-day conditions at a hydrant near the site.
Jan. 20, 2026 · 1 page · 132 KB · PDS-Other Small Docs
Download Veolia fire flow information

Approved: garage addition with apartment sought into rear setback on Boise lot

From the filing

Timeline