The Boise City Planning and Zoning Commission approved a conditional use permit and associated variances for a high‑rise mixed‑use development at 1080 West Front Street, allowing a downtown tower that the planning team said would add substantial housing to the core.

Staff summarized the project as a high‑density mixed‑use tower that deviates slightly from the MX‑5 active frontage standard (about 78% activation versus an 80% requirement) and had requested several variances for parking and bicycle parking standards. Planner Matt told commissioners staff recommended approval of the CUP and most variance requests after the applicant withdrew two variance requests the day of the hearing.

Sean Kennedy, the GGLO architect, described a 39‑story, approximately 451‑foot building with five levels of parking and roughly 437 residential units across the tower’s upper floors. Kennedy said the design includes a bicycle lounge, bike repair stations and both short‑ and long‑term bike parking, with elevator access to upper bicycle storage: “The primary entrance for someone with bicycle is to come through what we’ve called the bicycle lounge…there will be some storage for bicycles at that location,” he said, explaining how cyclists would access interior bike storage.

Commissioners pressed on traffic impacts to Front Street — a state highway under the Idaho Transportation Department’s jurisdiction — and on the reasonableness of bicycle parking located off the street and accessible only via elevators or corridors. Commissioner Stefansek said access path friction could make some bike spaces difficult to use; Kennedy and staff described automatic doors, elevator access sized for cargo bikes and mezzanine storage intended to address accessibility concerns.

One member of the public, Lori Larson, asked the commission to require developers to consider tenant protections such as leasehold improvements or long‑term leases; commissioners encouraged applicant collaboration but noted the city code does not require deed‑restricted affordable units for this application.

Commissioner Torres moved to approve the CUP and the four variances before the commission with the staff conditions; the motion passed 7‑1.

Next steps: the applicant will proceed to design review and permitting with the conditions the commission attached; traffic mitigation remains subject to ACHD and ITD reviews for Front Street improvements and construction staging.