Planning commission approves Sherwood mixed‑use supportive housing, allows frontage deviation

The Boise City Planning and Zoning Commission approved a conditional use permit for The Sherwood, a four‑story mixed‑use development that will include 90 dwelling units, on the site bounded by Island Avenue, Lusk Street and Sherwood Avenue.

Planning staff recommended the permit, citing the project’s location in the Lusk Street master plan and the applicant’s responses to neighborhood feedback. The staff presentation said the project includes a multifamily component intended for permanent supportive housing, a large childcare facility, and retail uses; it also noted letters of support from CATCH and a late letter from Terry Riley Health Services.

The commission’s approval authorizes an allowed‑use alternative under MX‑5 zoning to deviate from the zone’s 80% active‑frontage requirement because structured parking and vehicle access on the Sherwood Avenue elevation prevent meeting the standard. Planning staff explained the site has three street frontages and no alley, which constrains where parking and service access can be placed.

John Vance, the developer’s representative for Northwest Real Estate Capital Corp., said the project will be built in two phases, with phase 1 including resident amenities, supportive‑services offices for partners (including CATCH), and a daycare, and phase 2 adding retail and podium parking. He told the commission the development will provide about 54 parking spaces in total and said the project is “low‑income housing” focused on families and supportive‑housing tenants rather than student housing.

Nearby resident Marshall Gray told the commission he was concerned about parking and whether the units would attract college students; he said he had not heard answers to those concerns. In rebuttal, the developer said low‑income housing tax credit rules generally limit student occupancy and that the parking being provided exceeds what MX‑5 requires.

Commissioners framed the decision narrowly around the active‑frontage deviation, not density or overall use; Commissioner Moore moved to approve the CUP “for the reason stated in the staff report,” and Commissioner Stallings seconded. The clerk called the roll and the motion carried.

The decision is subject to the City’s appeal timeline and any party wishing to appeal must file within the 10‑day period specified by city code. Detailed building design, tenant eligibility and supportive services will be subject to subsequent permits and agreements as the project advances.