Boise Development Thread - Part II

[Hot_Onions]

Originally Posted by Beean

So with the Ovation getting axed, is it possible we see any other new tall buildings proposed? Maybe any rumors floating around?

I haven't heard of any rumors regarding larger developments unfortunately. However, I did just see a permit application (posted yesterday) for a 3 story office building on the Basque Block. Pivot North Design Architects has a massing render of it, though no actual detail of what the building would look like. Obviously 3 stories is not tall at all (lol), it seems to be an appropriate size for the Basque Block.

https://aca-prod.accela.com/BOISE/Cap/Ca...1MA&agencyCode=BOISE&IsToShowInspection=

Pivot did an office building concept render earlier this year, showcasing a 10 story office building at (I think) 5th and Main. I believe the study was an exercise in designing modern buildings to better blend in around older structures. I could see this proposed 3 story building utilizing similar features from the concept building. That is just me guessing though.

https://pivotnorthdesign.com/portfolio/commercial/mass-timber-office-concept/

[SkyBoi]

The only positive rumors from reliable sources is that the 11th & Front building will be a Go , which is great news ! my sources are in the Constuction industry fingers crossed !

[Beean]

Originally Posted by SkyBoi

The only positive rumors from reliable sources is that the 11th & Front building will be a Go , which is great news ! my sources are in the Constuction industry fingers crossed !

Is it still on the schedule listed in the available documents? Or is it going to be delayed or moved forward a bit?

On another (unrelated) note, what’s gonna happen with that 8th and River project that was rumored awhile back?

[Hot_Onions]

Originally Posted by Beean

Is it still on the schedule listed in the available documents? Or is it going to be delayed or moved forward a bit?

On another (unrelated) note, what’s gonna happen with that 8th and River project that was rumored awhile back?

It looks like Front and 11th is still chugging along. Not sure if its had its deign review hearing yet. The planning and zoning commission just gave it the thumbs up the other day. Obviously it's not official until ground is broke but so far it looks rather promising.

I have not heard anything regarding 8th and river since 2022. Guessing it's not moving forward.

[trails]

[Hot_Onions]

https://aca-prod.accela.com/BOISE/Cap/Ca...pID2=00000&capID3=011FS&agencyCode=BOISE

Looks like the development on 8th and State is still chugging along. Some new permits were submitted. The last update was nearly 2 years ago. As far as I can tell, the plan hasn't changed at all, although they only uploaded the ground floor plan (which is identical to the 2024 ground floor plan). I quite like this building, hopefully this is a promising sign for the project. The building will be 6 stories, with underground parking, topping out at ~93 feet.

The image is from the 2023 permit application, it might look slightly different but who knows.


https://boisedev.com/news/2024/01/05/8th-state-boise/

[trails]

Site of former Micronet building at 4411 W Emerald -- 4 story residential mixed use with first floor cafe space. If it happens this would be the second 4 story building added to this stretch of Emerald, following the Theodore (still unoccupied) at Emerald & Roosevelt. There was also a multifamily mixed use project shelved next to the Theodore too. Big Dusty's goes in at Emerald & Garden. This is our neighborhood, like seeing the emerging corridor.

[Panner]

Originally Posted by Hot_Onions

https://aca-prod.accela.com/BOISE/Cap/Ca...pID2=00000&capID3=011FS&agencyCode=BOISE

Looks like the development on 8th and State is still chugging along. Some new permits were submitted. The last update was nearly 2 years ago. As far as I can tell, the plan hasn't changed at all, although they only uploaded the ground floor plan (which is identical to the 2024 ground floor plan). I quite like this building, hopefully this is a promising sign for the project. The building will be 6 stories, with underground parking, topping out at ~93 feet.

The image is from the 2023 permit application, it might look slightly different but who knows.


https://boisedev.com/news/2024/01/05/8th-state-boise/

I really like this building as well. Out of curiosity, what’s the total cost? Is this a $20 million build?

[mhays]

Development costs are only reported when the developer wants to report them. Then they could report the whole apple pie or just the apples, or simply make a number up.

The apple pie would be land, land carrying costs (interest, insurance, etc.), consultants, construction costs, marketing, etc.

In other words, I don't believe any number.

(I spent many years doing PR for a general contractor, and reporting whatever numbers the clients wanted.)

[Craxo]

I went downtown today and I have a couple progress reports to tell.

1. The Bannock has made little progress on the apartment tower’s facade, but they have started on the office tower’s facade, having about half of the glass put in for the 10th floor.

2. AC/Element Hotels has removed the lining on the scaffolding and the top floor of scaffolding has been completely removed.

3. St Luke’s Tower 2 has started vertical construction with the structure being complete up to the 4th above ground floor in one place, making 6 total floors complete.

[Architecture Design]

The AC Marriott Element combined hotels showing 11th & Front Tower site and 15th floor balcony and 3,000 sq banquet room. Also a boardroom, Boise Post restaurant with bar and another balcony on the east side will top off the top floor. I took photos on Jan 9,2026.

[Beean]

Originally Posted by Architecture Design

The AC Marriott Element combined hotels showing 11th & Front Tower site and 15th floor balcony and 3,000 sq banquet room. Also a boardroom, Boise Post restaurant with bar and another balcony on the east side will top off the top floor. I took photos on Jan 9,2026.

What date do you think it’s completed, and then when would it open?

[Architecture Design]

It looks like they are shooting for a spring opening.

[Beean]

On another note, you should use the 1st image and put it into the Wikipedia page “List of Tallest Buildings in Boise”!

[Craxo]

How far along is the 11th and Front tower now? According to the timeline, it should be starting the permitting phase right about now, but I haven’t seen any updates on it yet.

[Hot_Onions]

Originally Posted by Craxo

How far along is the 11th and Front tower now? According to the timeline, it should be starting the permitting phase right about now, but I haven’t seen any updates on it yet.

I haven't heard any updates since the December PZC meeting. From what I remembered, the commission pretty much gave them the go ahead, however they did not approve the developer's request to reduce the bike storage (I think that's what it was), so the lack of updates could just be them finalizing the design before any Design Review hearing. Hopefully we hear something soon. My gut is telling me that this project is still moving ahead, but who knows. The Ovation seemed like it was also moving along until it just vanished. Fingers crossed.

[Hot_Onions]

In a somewhat related news, I recently created some new drawings for the Boise diagram page. I made one for the 11th and Front and one for the Marriot AC Hotel. To view the 11th and Front, just click on the proposal tab in the status bar. I also just submitted a database correction for the Ovation, to classify it as a stale proposal (I don't think it's been officially cancelled, even though it likely has been). I have a few more drawings that I will hopefully get uploaded soon, just to flesh out the database.

https://skyscraperpage.com/diagrams/?searchID=99291733

[Craxo]

Originally Posted by Hot_Onions

I haven't heard any updates since the December PZC meeting. From what I remembered, the commission pretty much gave them the go ahead, however they did not approve the developer's request to reduce the bike storage (I think that's what it was), so the lack of updates could just be them finalizing the design before any Design Review hearing. Hopefully we hear something soon. My gut is telling me that this project is still moving ahead, but who knows. The Ovation seemed like it was also moving along until it just vanished. Fingers crossed.

I really hope it goes through, too, and if it gets cancelled, then that means we will have had 2 400 footers cancelled here. Personally, I think they are still working on it, considering the original preliminary renderings that came out about 3 years ago randomly disappeared, when all that happened was that they were still in the design process, and I think that is the case here. Best case scenario is that they keep all of the bike spots on the first floor and just add another floor above for retail, which would increase the height by at least 10 ft and make it taller than anything in Utah. But there would be a lot of problems that would need to be worked out with that solution. Still, fingers crossed it gets built at a height of 400ft+, because I think it would be a great signature tower for us.

[Evo5Boise]

Originally Posted by Craxo

I really hope it goes through, too, and if it gets cancelled, then that means we will have had 2 400 footers cancelled here. Personally, I think they are still working on it, considering the original preliminary renderings that came out about 3 years ago randomly disappeared, when all that happened was that they were still in the design process, and I think that is the case here. Best case scenario is that they keep all of the bike spots on the first floor and just add another floor above for retail, which would increase the height by at least 10 ft and make it taller than anything in Utah. But there would be a lot of problems that would need to be worked out with that solution. Still, fingers crossed it gets built at a height of 400ft+, because I think it would be a great signature tower for us.

Me too. While I love the low to mid-density character Boise has built downtown over the years, I’d really like to see a true tower (like 11th & Front) rise to break up the squat, uniform skyline.

[skizzo]

Fingers crossed it gets built