Garden City weighs plan for 34 acres by the Boise River Greenbelt

BoiseDev reports that Garden City is still working through a redevelopment framework for about 34 acres next to the Boise River Greenbelt, in an area described by the city as lying between E. Heron Park St., Waterfront Park, and Clay St. The planning effort picked up after ACHD decided to sell its vacated maintenance yard there, and the City Council left the public hearing open after testimony on September 28.

I think this is one of those stories where the zoning framework matters more than any one future project. Once a city sets the rules for a district like this, those rules shape what gets proposed, how intense it can be, and how nearby streets and open space function for a long time.

What the draft plan would do

According to BoiseDev, the Heron Commons Specific Area Plan combines a rezone with a regulatory master plan process for parcels larger than one acre that seek redevelopment.

Garden City Development Services Director Jenah Thornborrow said:

• 12 properties in the district would be subject to a regulatory master plan
• 5 properties would not

The draft also sets some clear redevelopment expectations:

• 25% of a property's gross area would need to be publicly accessible open space
• For sites under one acre, projects would need to be mixed use, entirely non-residential, or built at a minimum of 15 homes per acre

That tells me the city is trying to push this area toward a more urban, walkable pattern rather than low-density one-off development.

Height and traffic are the sticking points

Building height came up in a big way. BoiseDev reported that the Planning and Zoning Commission recommendation included two options near the Waterfront District edge:

• A 15-foot setback with a 45-foot height cap
• Or a 30-foot setback with a 72-foot height cap

At the September 28 council meeting, council members and speakers indicated a preference for the 45-foot maximum height.

Traffic is the other major issue. Thornborrow said a 2026 ACHD study found Adams Street operating at 85% vehicle-trip capacity and 37th Street at 35% capacity before ACHD even vacates the site. City staff also said nearby traffic concerns have been sharpened by activity on Adams Street from the Boardwalk, Proletariat, and The Ranch Club.

The draft envisions an Adams Street connection to the 37th Street area to improve access and reduce pressure along the Greenbelt corridor. A city presentation showed possible links involving Willow Bar Way, 36th Street, and E. Thurman Mill Street. But Mayor Bill Jacobs said residents have told the city they would rather see an Adams connection limited to bikes, pedestrians, and emergency vehicles, while ACHD controls the roadway jurisdiction.

What happens next

The public hearing is still open. BoiseDev reported that the City Council is expected to take up the Heron Commons plan again on October 26, 2026.

Before then, city staff were directed to make requested changes so the public can comment on the revisions at that next meeting. If the framework is adopted, redevelopment proposals on parcels larger than one acre would go through the regulatory master plan process, starting with a neighborhood meeting and potentially leading to a public hearing.

My take

If you live nearby, now is the time to pay attention, because this is when the city is deciding the rules before a specific building plan lands on the table. Once a project is filed, people tend to argue about the building itself. Right now, the bigger question is what Garden City wants this district to be.

For buyers, this kind of area can be appealing because river access, the Greenbelt, and mixed-use redevelopment usually bring more activity and more housing choices over time. The tradeoff is that more intensity also means more debate over traffic, cut-through routes, and how much building height neighbors will accept. If I were shopping nearby, I'd want to read the plan itself and watch what happens on October 26 before assuming what this pocket will look like a few years from now.

Sources

• October 2025 - September 2026 Applications (Quasi-Judicial and Design Review) | City Of Garden City
• June 8, 2026 Council Packet | City of Garden City
• Land along Boise River will soon be vacant. Plan for walkability, mixed-use taking shape)