Comprehensive plan amendment · Planning application
New zoning district for 34-acre riverfront redevelopment area awaits City Council decision
The city proposes a district to guide a mix of homes, shops, public open space and river access, with buildings up to 72 feet tall. No specific buildings or unit counts are proposed. A council hearing was held Sept. 28; no decision is on file.
From the filing
The application's description as it appears in City of Garden City's record. See the official record
The City of Garden City proposes a new zoning district, working name Heron Commons, covering about 34 acres along the Boise River. It would guide gradual redevelopment into a walkable mixed-use area with public open space, Greenbelt access, a pedestrian spine, and a possible bike and pedestrian connection at Adams Street. Two draft ordinances are under consideration, one with detailed standards and one with more flexible guidelines, and staff recommends approval as drafted.
A proposed Specific Area Plan (SAPD-02) to create a zoning district and rezone properties located between Heron Park and the Waterfront District on both sides of Adams Street. Addresses include: 220; 221; 301; 305; 317 E. 37th Street; 215; 300 ; 304; 308 ; 300; 306; 310; 311 E. 38th Street; 3700; 3775; 3799; 3800; 3807; 3824; 3825; 3832; 3833; 3845, S1005120600 (Bare Land) N. Adams Street; 3825; 3831; 3845 N Reed Street. This action is required to facilitate development of property designated in the Comprehensive Plan as a Future Planning Area (ACHD Site). The Comprehensive Plan identifies this area as an opportunity to expand public access and river frontage. Per the Comprehensive Plan, the proposal includes regeneration of the existing operations and maintenance yard along the river to achieve the highest and best use of the site, while addressing challenges related to higher-intensity development and ensuring an appropriate transition and compatibility with the surrounding neighborhood.
Timeline
Sept. 28, 2026
Public hearing: Garden City City Council
Sept. 16, 2026
Public hearing: Garden City Planning and Zoning Commission
July 15, 2026
Public hearing continued to September 16, 2026
Garden City Planning and Zoning Commission: the July 15, 2026 hearing was moved to September 16, 2026.
July 13, 2026
Public hearing continued to September 28, 2026
Garden City City Council: the July 13, 2026 hearing was moved to September 28, 2026.
May 20, 2026
Public hearing continued to July 15, 2026
Garden City Planning and Zoning Commission: the May 20, 2026 hearing was moved to July 15, 2026.
April 22, 2026
Neighborhood meeting
Documents
Plans
- Download Draft 5 Heron Commons specific area plan ordinance with redlines
Draft 5 of the ordinance establishing the Heron Commons Specific Area Plan district in Garden City's development code, covering form standards, sub-districts, use standards, and flood protection.
Sept. 15, 2026 · 98 pages · 1.9 MB
- Download Draft ordinance establishing Heron Commons specific area plan
Redlined draft ordinance adding Garden City Code Title 8, Chapter 8, Article B, with general provisions, master plan, form standards, sub-districts, use standards, procedures and flood protection.
July 14, 2026 · 79 pages · 1.3 MB
- Download Draft ordinance establishing Heron Commons specific area plan, Option C
Working draft ordinance (Option C) creating the Heron Commons specific area plan district, covering master plan, form standards, sub-districts, use standards, procedures, and flood protection.
June 16, 2026 · 68 pages · 1.2 MB
Staff reports
- Download Staff report for specific area plan, City Council
City staff report on the Heron Commons specific area plan, with the executive summary, staff recommendation, agency and public comments, and proposal details for the September 28, 2026 council hearing.
Sept. 27, 2026 · 45 pages · 1.3 MB · Staff Report
- Download Specific area plan presentation for Sept. 16 hearing
Planning staff slides for the continued public hearing on the Heron Commons specific area plan, covering zoning code creation, rezoning, and the recommendation to City Council.
Sept. 15, 2026 · 23 pages · 2.5 MB
- Download Staff report No. 5 for Specific Area Plan hearing
Planning staff report for the Sept. 16 Planning and Zoning Commission hearing on the Heron Commons Specific Area Plan, covering key revisions, the proposal and agency comments.
Sept. 15, 2026 · 44 pages · 1.3 MB · Staff Report
- Download Specific area plan presentation to Planning and Zoning Commission
Slide deck for the July 15, 2026 continued hearing comparing two draft approaches (structured code-based vs. flexible master plan-based) and a hybrid option for the Heron Commons specific area plan.
July 14, 2026 · 12 pages · 791 KB
- Download Staff report, Specific Area Plan revisions
Planning staff report for the Specific Area Plan file, covering the current draft ordinance, key revisions made and not implemented, proposed scope, and public and agency comments for the July 15, 2026 commission…
July 14, 2026 · 33 pages · 913 KB · Staff Report
- Download Staff report for joint City Council and Planning and Zoning work session
Development Services staff report on the Specific Area Plan, covering the proposed ordinance framework, policy questions and next steps for the June 17, 2026 joint work session.
June 16, 2026 · 41 pages · 2.3 MB · Staff Report
- Download Staff report for City Council work session
Staff report on the specific area plan for the May 26, 2026 City Council work session, covering the executive summary, recommendations, project proposal and public improvements.
May 24, 2026 · 31 pages · 987 KB · Staff Report
- Download Specific area plan presentation for Planning and Zoning Commission
Staff slides for the May 20, 2026 Planning and Zoning Commission hearing covering the SAP's purpose, desired and undesirable uses, connectivity, Greenbelt access, and two draft options.
May 19, 2026 · 16 pages · 599 KB
- Download Staff report for specific area plan
City of Garden City staff report for the May 20, 2026 Planning and Zoning Commission hearing on a specific area plan, covering proposal details, public improvements, and recommendations.
May 19, 2026 · 30 pages · 976 KB · Staff Report
Decisions
- Download Planning and Zoning Commission recommendation on specific area plan
Findings of fact, conclusions of law and recommendation from the Garden City Planning and Zoning Commission on the Heron Commons specific area plan, after hearings on May 20, July 15 and Sept. 16, 2026.
Sept. 15, 2026 · 36 pages · 396 KB · Recommendation (decision)
Notices
- Download Neighborhood meeting presentation
Slides from the April 22, 2026 neighborhood meeting on a proposed specific area plan, covering the proposal, noticing, design priorities and community feedback.
April 21, 2026 · 20 pages · 1.7 MB
Application
- Download Specific area plan application form
Blank city application form for a specific area plan (SAP), listing the applicant, legal property owners, and the multiple parcels covered.
Yesterday · 5 pages · 243 KB · Application packet
Correspondence
- Download Ada County Highway District email on traffic counts and thresholds
Email exchange in which an ACHD transportation planner gives planning threshold levels of service and existing capacity figures for nearby road segments, and offers new counts.
Sept. 21, 2026 · 3 pages · 413 KB · Agency comment
- Download Engineer's review of flood modeling ordinance language
Morrison-Maierle engineer Nick Kraus reviews proposed flood protection language tied to FEMA maps and the Corps model, flagging insurance and BFE concerns.
Aug. 12, 2026 · 5 pages · 802 KB · Agency comment
- Download Engineering email on stormwater outfall removal
Email exchange between city staff and Centurion Engineers saying redevelopment would require on-site stormwater retention, eliminating an existing outfall to the Boise River.
Aug. 10, 2026 · 1 page · 42 KB · Agency comment
- Download Ada County Highway District comments
ACHD director's reply on the proposed emergency-access connection, its Master Street Map status, and possible stub street extension policy.
July 15, 2026 · 2 pages · 373 KB · Agency comment
- Download Letter to ACHD requesting formal determination on connection
Garden City asks the Ada County Highway District whether the proposed stub connection in the Heron Commons specific area plan must be a public motor-vehicle route or may be restricted to bicycle, pedestrian and…
July 13, 2026 · 1 page · 238 KB · Agency comment
- Download Ada County Highway District email on surplus sale and stub street
ACHD staff email says the surplus sale omits land use, and a stub street extension is still required by policy, with design tools suggested for speed.
May 21, 2026 · 2 pages · 300 KB · Agency comment
- Download Idaho DEQ comments
The Boise Regional DEQ office reported no comments on the specific area plan, sent in reply to the city's agency notice.
April 26, 2026 · 4 pages · 414 KB · Agency comment
Other documents
- Download Heron Commons specific area plan ordinance (draft 7)
Draft ordinance 1071-26 establishing the Heron Commons specific area plan district, covering form standards, sub-districts, use standards, procedures, flood protection and definitions.
Oct. 1, 2026 · 93 pages · 1.6 MB
- Download Heron Commons specific area plan ordinance (draft V.6)
Draft ordinance adding the Heron Commons specific area plan article to the city development code, covering master plan, form standards, sub-districts, use standards, flood protection and administration.
Sept. 27, 2026 · 88 pages · 1.6 MB
- Download Draft ordinance establishing Heron Commons specific area plan
Draft 5 of the ordinance adding Article B, Heron Commons, to the Garden City development code, covering master plan, form standards, sub-districts, use standards, flood protection and administration.
Sept. 15, 2026 · 87 pages · 1.6 MB
- Download Draft Heron Commons specific area plan ordinance
Draft ordinance establishing the Heron Commons Specific Area Plan district in Garden City Code, covering general provisions, master plan, form standards, sub-districts, use standards, procedures, and flood protection.
July 14, 2026 · 71 pages · 1.2 MB
- Download Draft Option A prescriptive ordinance for Heron Commons specific area plan
Draft ordinance establishing Garden City Code Title 8, Chapter 8, Article B for the Heron Commons SAP, covering form standards, sub-districts, use standards, procedures, and flood protection under the prescriptive…
May 19, 2026 · 67 pages · 1.7 MB
- Download Draft ordinance establishing the Heron Commons specific area plan, Option B
Working draft ordinance (Option B, flexible approach) creating Heron Commons development code provisions covering master plan, form standards, sub-districts, use standards, procedures and flood protection.
May 19, 2026 · 49 pages · 968 KB
- Download Draft ordinance establishing Heron Commons specific area plan
Initial working draft ordinance adding Title 8, Chapter 8, Article B (Heron Commons) to the Garden City Code, covering master plan, form standards, sub-districts, use standards, procedures, and flood protection.
May 4, 2026 · 67 pages · 1.9 MB
- Download Rezone ordinance to Heron Commons SAP district
Ordinance rezoning described parcels from C-2 and R-3 to the SAPD-02 Heron Commons SAP district, following approval of the related specific area plan application.
Yesterday · 6 pages · 313 KB · Ordinance
- Download Rezone ordinance to Heron Commons SAP district
Ordinance rezoning several parcels from C-2 and R-3 mixed use to the SAPD-02 Heron Commons SAP district, following approval of application SAPFY2026-0001.
Yesterday · 7 pages · 319 KB · Ordinance
