The Boise Planning and Zoning Commission voted 4-1 Thursday to approve plans for a 12-story mixed-use tower at the corner of 9th and Front streets, making it the tallest building proposed in downtown Boise in over a decade and signaling continued confidence in the capital city’s urban core. The project by Gardner Company will include 180 residential units, 12,000 square feet of ground-floor retail space, a rooftop restaurant, and a 280-space parking garage integrated into the building’s base.
The approved tower will rise approximately 155 feet above street level, placing it among the tallest structures in the Boise skyline alongside the Zions Bank Building and the US Bank Plaza. Construction is expected to begin in fall 2026 with completion targeted for late 2028. The project carries an estimated construction cost of $95 million and will create approximately 350 construction jobs during the two-year building phase.
What the Downtown Boise Tower Will Include
The residential component will feature a mix of studio, one-bedroom, and two-bedroom apartments ranging from 550 to 1,200 square feet. Monthly rents are projected at $1,400 to $2,800 depending on unit size and floor level. Gardner Company representative James Fiorentino said the development targets young professionals and downtown workers who want to live within walking distance of their workplaces, restaurants, and entertainment.
Ground-floor retail will include space for two restaurants or cafes and three smaller retail shops, with the developer committing to prioritize locally owned businesses over national chains. The rooftop restaurant on the 12th floor will offer panoramic views of the Boise Foothills and the downtown skyline and is expected to become a signature dining destination.
The 280-space parking garage occupies floors two through four of the structure, with access from a dedicated entrance on Front Street. The garage will include 40 electric vehicle charging stations and secure bicycle storage for 60 bikes, reflecting the city’s emphasis on alternative transportation in the downtown core.
Community Response and Concerns About Downtown Growth
The project generated passionate debate during the public hearing, with supporters praising the investment in downtown Boise’s vibrancy and opponents questioning the building’s scale relative to the surrounding neighborhood. Several residents of the adjacent 8th Street district expressed concern about shadow impacts, increased traffic, and the potential for the building to set a precedent for additional high-rise development that could alter the character of downtown Boise.
“Downtown Boise’s charm comes from its human scale — the two and three-story buildings, the walkability, the trees,” said longtime North End resident Patricia Gomez. “A 12-story tower changes the feel of that entire block and opens the door to more towers that could turn downtown into something that doesn’t look or feel like Boise anymore.”
Supporters countered that downtown density is preferable to continued suburban sprawl and that the project will add housing supply to a market that desperately needs it. Commissioner Sarah Taylor, who voted in favor, said the project meets all applicable zoning requirements and represents “exactly the kind of investment we should welcome in our city center.”
Economic Impact on Downtown Boise and Ada County
The Boise Valley Economic Partnership estimates the completed tower will generate approximately $1.2 million in annual property tax revenue for the city and other taxing districts. The 180 residential units will add an estimated $7.5 million in annual consumer spending to the downtown economy, supporting existing restaurants, shops, and entertainment venues.
The Downtown Boise Association, which represents over 300 businesses in the urban core, endorsed the project, noting that increased residential density downtown is essential to supporting the retail and restaurant businesses that make the area vibrant. “Downtown businesses need foot traffic, and foot traffic comes from people living downtown,” said DBA executive director Tiffany Robb.
What Comes Next
Gardner Company must submit final engineering and design documents to the Boise Building Department before obtaining construction permits, a process expected to take three to four months. The developer has committed to hosting a neighborhood information session in June to present final designs and address community questions. Residents can review the approved plans at the Boise Planning Department office at City Hall or online at cityofboise.org/planning.