Hotel & Residential

Grove Hotel plans to revamp lobby screenshot screenshot

With competition for hotel-goers heating up, the Grove Hotel plans a revamp of its lobby.

"We plan to update the hotel's first level, including our restaurant, lobby, bar and front desk," Grove Hotel Managing Partner John Cunningham said.

A building permit has been filed with the City of Boise for $1.18 million in work to give the area a complete cosmetic upgrade. A new wrap-around bar and lobby library are planned in addition to upgrading the overall look.

"Updating the hotel is an ongoing, never-ending process," Cunningham said. "We felt it was time to reinvest for our guests, to keep our product fresh and current."

The Downtown Boise hotel market has boomed in recent years, with the addition of the Hyatt Place, Residence Inn by Mariott, Inn at 500 Capitol, the pending opening of a new Hilton Garden Inn and plans for a Home2 Suites underway. In all, more than 700 rooms have been or will be added to the market

The Grove is working to keep its place in an expanding market.

"Our guests have high expectations when they visit our hotels and CenturyLink Arena. As a result, we plan to keep reinvesting in these properties to meet those high expectations."

The project should start in late July and be wrapped up in September.

Developer plans lots of houses on small chunk of land

In an area known for lots of houses close together, a new development will up the density ante.

Boise Hunter Homes plans to construct 61 two- and three-story homes on a 6-acre piece of land in Barber Valley at the corner of Barnside Way and Wolf Tree Street.

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The development will have a density of more than ten homes per acre - with garages located off of alleys and an internal driveway system.

The houses will range in size from 1,624 square feet up to as much as a whopping 6,419 square feet on three stories.

Here's how the developer describes the project:

"The Wolf Tree Square project will contain two distinct housing types that will complement the existing and future areas of development. The two housing types that have been designed for this parcel are a three-store elevated home (E-Home) and a motorcourt home."

The project was approved by the Boise City Council in February and is set to proceed.

The Harris Family and LeNir Ltd. have planned commercial across the street from the development abutting ParkCenter Blvd.

More: City of Boise documents | Plat (PDF) | Applicant's letter

Latest downtown hotel gets name, park, CCDC funding

The room boom in Downtown Boise continues - with new milestones on a hotel project at 5th St. and Front St.

The project, put together by local developer Clay Carley and Madison, Wisc. based Raymond Group, will include a 140 room hotel and 600 space parking garage on a large parcel bound by Front St., 5th St, and 6th St.

The hotel will carry the Home2 Suites by Hilton brand Carley confirms. The Home2 brand is an all-suite hotel concept aimed at travelers who need to make extended stays.

The Capital City Development Corporation approved $1.478 million in funding for a raft of improvements surrounding the hotel - including utility work, pavers, street lights, benches, bike racks and the like. 

The project is expected to cost $43.25 million, and is on track for a late 2019 or early 2020 opening.  Carley will own and operate the parking garage while Raymond will do the same for the hotel portion of the project. The nearby Hampton Inn and Suites is also operated by the Raymond Group.

The hotel will feature an indoor pool area with features like geysers and a basketball hoop. A bar and lounge is also planned, with patio space along Front & 6th, with an indoor/outdoor fireplace.

A public plaza is set for the corner of Front and 6th, with a lawn area, brick pavers and trees.

The joint venture of Carley and Raymond is acquiring a so-called "remnant parcel" owned by CCDC that used to be the roadbed for Front St. before it was realigned more than 30 years ago. 

  • The group will pay the public agency a discounted rate of $300,000 - with the agreement that the hotel and garage must be built within three years. 
  • CCDC will then provide the $1.478 million in public dollars for the public improvements.
  • CCDC agrees to lease 200 spaces in the garage for $150 each per month - or a total of $360,000 per year.  CCDC will then resell those spaces.
Project Location Rooms Floors Announced opening Type
Inn at 500 Capitol Capitol & Myrtle 104 7 Open Boutique
Residence Inn by Marriott Capitol & Myrtle 186 10 Open Extended stay
Hyatt Place 10th & Bannock 152 5 Open Business
Hilton Garden Inn 13th & Front 132 5 Under Construction Business
Home2 Suites 5th & Front 140 6 Late 2019 Extended Stay

NEW: Boise settles with foothills 'sliding homes' owners

Google Earth imagery shows the landslide in progress

Google Earth imagery shows the landslide in progress

The City of Boise has settled a lawsuit filed by the owners of several homes in the Boise foothills, according to city spokesperson Mike Journe.

Earlier this week BoiseDev reported that three more homes were set to be demolished on Alto Via Court in the Terra Nativa subdivision. 

Homeowners had sued a raft of companies and individuals including developers Richard Pavalek and Timothy Day, engineers, real estate companies and the City of Boise. The City now says it has reached a confidential settlement with the developers.

All six homes on the block have been abandoned after a landslide started ripping the homes apart in 2016. Two homes were ordered demolished by the city last summer, a decision initially appealed by the homeowners. The city later paid for the demolition, citing safety concerns.

Journee could not say if the latest set of home demolitions was connected to the settlement.


One home will remain on Alto Via after the demolitions are complete.

It is unclear if the homeowners have settled with the other parties named in the lawsuit, we have requested comment from the homeowners' attorneys. 

The city was initially tight-lipped on why the additional three homes were being removed before confirming a settlement had been reached.

UPDATE: City applies to tear down three more foothills home

See original story below

UPDATE: The City of Boise is behind the demolition of three more homes in the Boise foothills, but remains tight-lipped about details.

City of Boise spokesperson Mike Journee would not confirm the city's involvement in tearing down the homes - saying via email:

"The homes were damaged in the landslide and need to be torn down because of safety and nuisance concerns."

When asked if the city ordered the demolition, if the city was paying for the demolition, and if the homeowners were in agreement with tearing down the homes, Journee said he could not comment further.

BoiseDev later obtained the building permit, which was filed by Ideal Demolition Services - the same firm that tore down the initial homes. The permit lists City of Boise as the applicant for the demolition.  

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We've also reached out to homeowners for comment.

Homes already removed marked with a 🚫. Homes set to be torn down marked with a green circle. 

Homes already removed marked with a 🚫. Homes set to be torn down marked with a green circle. 


Three more homes will be torn down in the Terra Nativa subdivision in the Boise foothills, according to records filed with the City of Boise.

Ideal Demolition Services has asked to remove homes at 200 N. Alto Via Ct, 205 N. Alto Via Ct, and 241 N. Alto Via Ct.

Those are on the same street as two homes the City of Boise ordered removed last July due to extensive damage caused by a slow-moving landslide in the area.

While the City of Boise ordered the first two homes removed due to public danger, it’s unclear why these homes are being torn down.

One home will remain on Alto Via after the demolitions are complete.

All six homes on the block have been abandoned after a landslide started ripping the homes apart in 2016. The homeowners are involved in litigation with a raft of companies and individuals including developers Richard Pavalek and Timothy Day, engineers, real estate companies and the City of Boise. 

Affordable pocket neighborhood planned for Garden City

40th St. Cottages Rendering

40th St. Cottages Rendering

The former Neighborhood Housing Services is set to build a new "pocket community" in Garden City to add more affordable housing to the market.

Example of future 40th St. Cottages

Example of future 40th St. Cottages

The orginization, now known as NeighborWorks Boise, will break ground on the 40th Street Cottages, and transform a weed-filled empty lot into 17 cottages.

“Our communities thrive when families have a safe place to live,” NeighborWorks Boise CEO Bud Compher said in a prepared statement. “Success happens when partners such as Wells Fargo and Garden City come together to invest in helping Treasure Valley families gain homeownership.”

The homes will range from 686 to 983 square feet with two or three bedrooms.  List prices run from $174,900 to $207,900.

NeighborWorks is already underway on another project nearby with a similar goal - the Adams St. Cottages provide "sensibly priced" homes in a managed community - and the orginization provides grants and financial counseling to potential homebuyers.

NeighborWorks defines a pocket neighborhood as "a cluster of neighboring homes placed together around a shared open space offering a sensible, compact, close-knit community, not dominated by cars."

A groundbreaking event is set for Wednesday, with a grant of $205,000 from Wells Fargo.

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Apartment complex to be built on Federal Way near post office

A large L-shaped piece of land near the United States Post Office is being graded ahead of development of a new apartment complex.

The Skyline Apartments project will offer a number of units with views of southeast Boise and the foothills from the Federal Way and Targhee St. location.

Quick stats:

  • Nine apartment buildings
  • 7.89 acre site
  • 192 total units
    • 78 1-bedroom
    • 90 2-bedroom
    • 24 3-bedroom
  • Parking for 259 cars
  • Indoor bike storage
  • Clubhouse and outdoor pool

The project was originally announced in 2015, but delayed until final approval earlier this year.



New hotel to be built in Boise... and in California...

Courtesy Guerdon Modular Buildings

Courtesy Guerdon Modular Buildings

A new hotel is under construction in Boise, but it won't be a new addition to the downtown skyline.

Guerdon Modular Buildings is constructing a new Mariott TownePlace Suites room-by-room at its plant off Federal Way. As each module is completed, it is loaded up and shipped to Hawthorne, California, a part of the Los Angeles Metroplex near the LAX airport.

There, according to the Daily Breeze, all 354 rooms are coming from Boise:

The rooms come ready-to-go with everything in place, from furniture and appliances down to the mini shampoo bottles and soaps on bathroom countertops.

All they’re missing is bedding that will be added when housekeeping arrives for opening day.

Thank you, Kyle Haugland, for the tip!

New senior living community planned for Barber Valley

Rendering via Aspen Valley Senior Living

Rendering via Aspen Valley Senior Living

A new senior living community is planned for Barber Valley.

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The 66-unit senior living apartment complex is set to be built on E. Warm Springs Ave. near old Eckert Rd, adjacent to an existing Idaho Power substation. 

Aspen Valley Senior Living would feature 48,386 feet of space with parking behind the building.

Features include a bistro, dining hall, salon, library, theater, activity room, outdoor kitchen and more.

The project already has quietly worked its way through the City of Boise's approval process and is awaiting a building permit for construction.


City councilor plans two towers in Downtown Boise

Boise City Council member and Capital City Development Corporation board member Scot Ludwig plans to build a pair of towers on land he controls at 5th St. and Broad St. in Boise.

On the north corner, Ludwig would build a nine-story office and parking structure on the southeast corner of the intersection, and an 11-story condo building on the north corner.

The two projects would be linked by a skybridge which will contain parking and a terrace over Broad St. - about 44 feet above the ground.

Here's what is planned, according to documents filed with the City of Boise:

  • South property - nine stories
    • Ground floor retail and parking
    • Five levels of parking - including two that span over Broad St.
    • Three stories of office space.
  • North property - 11 stories
    • Four Two-story "live work" units facing 5th Street
    • Third floor office space
    • Two levels of parking, connected to the sky bridge
    • Five stories of condominiums - four per floor
  • 273 parking spaces
  • 24 total condos

The project will need to be approved for both a conditional use permit and get design review approval, as well as a variance. The allowed height for buildings in the area is currently six stories, but Ludwig and his team are proposing to go as high as 11-stories.

Correction: An earlier version of this story stated LocalConstruct was a developer on this project. Ludwig is the only developer listed.   

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Downtown building to go out on a ledge

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The Idaho building at 8th and Idaho Streets is set to get an update.

New balconies are planned for the 3rd, 4th, 5th and 6th floors on the south and east sides of the buildings - the areas away from the 8th Street corridor.

"The new balconies will provide desirable, private outdoor space for a number of the apartment units in the Idaho Building," architect John Price wrote in the application letter to the City of Boise.

Controversial housing project development changes gears

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Developers have changed their plan for 126 apartment homes on Warm Springs Ave. in Barber Valley.

BoiseDev was the first to report on the planed Barber Hills Vistas project in April. The project met resistance of neighbors in the nearby Dallas Harris Estates subdivision (disclosure: I own a home here). 

The new plan replaces the apartment complex idea with 47 homes with alley-loaded garages, similar to the neighboring Harris Ranch development. It would also include a 50 foot wildlife corridor along the west side of the property, as well as a "wetland enhancement area" that would be adjacent to an existing pond an nature trail area owned separately. 


No sunset just yet: Holdings holding on to Sun Valley

Sun Valley last winter. Photo by Don Day/

Sun Valley last winter. Photo by Don Day/

The ski resort industry is going through a wave of consolidation - with two big Colorado players gobbling up the competition. Vail Resorts now owns Beaver Creek, Breckenridge, Keystone, Heavenly, Northstar, Kirkwood, Whistler Blackcomb and more.  Aspen Ski Co. now owns Snowmass, Steamboat, Blue Mountain, Mammoth among others.

Last year, Aspen opened the Limelight Hotel in Downtown Ketchum - setting off a wave of speculation that it was a way to dip its toe into the Sun Valley market - with its eye on a bigger prize.

Industry publication Skift recently looked at consolidation and where the Sun Valley Company fits in - particularly with Aspen on its doorstep.

The move raised some eyebrows, as Ketchum is a mere mile down the road from the privately-held Sun Valley Resort. Could a move into the greater Sun Valley real estate market be a harbinger of things to come?

After Earl Holding's death in 2013, his family has continued to invest in the Sun Valley Resort - with a complete revamp of the historic lodge complete and a revamp of the Sun Valley Inn under way.

Skift says neither side is eyeing a deal for now.

Sun Valley is not for sale, nor is Aspen Skiing Company setting its sights on it. Kelli Lusk, Sun Valley’s public relations and communications manager, says the Holding family is holding onto ownership and has no plans to sell. All Alinio Azevedo, chief operating officer for Aspen Skiing Company’s hospitality division, will say is that “we have a great relationship with Sun Valley at corporate levels–and the families are good friends.”


Progress underway on Sun Valley Inn revamp

Sun Valley Resort is working on the previously announced renovation and expansion of a portion of the Sun Valley Inn.

The project will update some guest rooms, as well as revamp the old Bald Mountain Pizza into a new concept, plus reworking the Ram and Ram Bar. From a news release:

Remodeling of the Sun Valley Inn guest rooms began this fall with the first 25 of the 105 of them undergoing renovations, with the remaining 80 scheduled for the Fall of 2018. New furnishings and amenities, combined with some existing features, will retain the classic ambiance of the historic hotel. Some of the rooms are being connected to make expanded guest suites, meeting the needs of today’s sophisticated traveler and what guests have come to expect from Sun Valley Resort. Once completed, the inn will have 98 guest rooms.

Construction crews hope to have this phase of the project done in time for the December ski season.

Developer plans 27-home project in N. End

A patch of mostly bare land in the North End near Hillside Jr. High could soon be home to 27 new homes, according to a notice sent to neighbors.


The Forsythia Subdivision would be built at 3257 W. Hill Rd. near 33rd Street.  The 3.92 acre lot would feature lots for the new homes, plus three common areas. It currently has a pair of homes and several out buildings on it.

W. Lassen St. would be extended through the site.

A neighborhood meeting with RiverRidge Engineering is slated for 6 p.m. on Tuesday at the project site.

A formal application has not yet been filed with the City of Boise.

(This story came via a tip in the BoiseDev Facebook group - thanks Mike!)

Going up: Here's what's happening at 5th & Idaho

Courtesy Sawtooth at Skyscraperpage - aka Sean G.

Courtesy Sawtooth at Skyscraperpage - aka Sean G.

We've received quite a few questions about the construction happening at 5th Street and Idaho Street in Downtown Boise.

A former parking lot and mortuary are currently a hub of activity as construction crews work on a new structure.

So what's going up?

A five-story apartment and retail building is under construction - plus a small pocket park.

5th & Idaho LLC is behind the project - a group of developers that includes Clay Carley, Dean Pape, Tim Gibson and Peter Oliver.

Here's what they plan:

  • Eighty apartment units ranging in size from 542 square feet to 1,246 square feet. Six of the apartments will be walkup style - three along 5th St. and three along the alley near Ochos. Those six will have two levels, with a loft above the ground level.
  • A 3,040 square foot retail space for a tenant to be announced.
  • A rooftop deck overlooking the pocket park.
  • Parking for 73 cars.
  • An amenity room for residents on the top level.

The building should open next year.

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Aerial view: See progress in Pioneer Crossing (Parcel B) project

Our friend Eric Turner at Shutter Sky Films shot this aerial video of the Gardner Co. Pioneer Crossing project in Downtown Boise.

The video shows the first three floors of the parking garage at 10th and Front St. poured. The garage will eventually be either four or five stories - depending on the outcome of a request with the City of Boise.

The future Hilton Garden Inn location at 11th and Front has about the first floor framed in. Eventually that hotel will feature 132 rooms over five floors.

Construction has not yet started on a planned Panera Bread or future six-story office building

Downtown warehouse torn down to make way for "zen" townhomes

We've had a flurry of tips and questions wondering what is up with the torn down building at 15th St. near Rhodes Park. Below, the original story on the project.

Developers had hoped to save exterior walls - but apparently could not and tore everything down. The Capital City Development Corp. has pledged money to the project to improve the streetscapes around it.

ORIGINAL STORY - DECEMBER 4, 2016: Project searches for 'zen' with homes in rundown warehouse

The area around Rhodes Park in downtown Boise is unique - with old industrial, some commercial, and often a gathering place for Boise's homeless.

One development group wants to add housing to that mix -- high-end housing at that.

Here is the narrative Envision Homes submitted for the so-called Verasso Downtown project:

"Verraso is an intriguing development consisting of eight high end apartments build around a large open veranda that creates a "zen" like atmosphere. The project repurposes an old dilapidated warehouse on the corner of 15th Street and Front Street. The architectural lines are articulated and varied. There are several appendages and colors creating unique, organic relief and symmetry. Each residence has a one car garage. The perimeter landscape will provide privacy and luxury. With careful, painstaking us of modulation the fresh new feel will be the new darling of downtown Boise.

The project would take the old warehouse building that was last home to Casa Nova consignment - which closed in 2006.

Many of the units would have garages along the alley off Front St.

The project is built in the literal shadow of the elevated I-184 Connector, and is just a few yards from where a motorcycle skidded off the freeway and landed below, killing the cyclist.

P&Z meeting set for early January.