Planning commission approves reuse of Boise Armory as religious institution, adds traffic-calming condition

The Planning and Zoning Commission approved a conditional use permit on a 4–3 vote to allow River House to reuse the historic armory building at 801 East Reserve Street as a religious institution with offices and a small public cafe.

Staff presentation and proposal: Planner Doug Wrightson summarized the application as a reuse of the existing two‑story armory on a 4.78‑acre site in the MX‑1 (mixed‑use neighborhood) zone. The project re‑stripes and adds parking, provides a landscaped amenity between the building and Reserve Street, and retains the building’s exterior while making safety, roof and window repairs. Wrightson said the project proposed 244 parking spaces and that a subsequent design review would review facade details required by an existing development agreement (CAR‑129).

Applicant’s case: Elizabeth Keckritz, attorney for the applicant (Givens Pursley), said River House intends to operate a religious institution with office space for about 20–25 staff and a small coffee counter open to the public. Keckritz described the armory as ‘‘an iconic but very, very deteriorating building’’ and said the congregation plans to invest in roof, window and structural repairs to return the building to active use. The applicant requested relief from one condition requiring 16 EV‑capable parking spaces, arguing the cost to trench for electrical infrastructure and the need to retain parking made EV wiring impracticable at this stage.

Public testimony: More than a half‑dozen neighbors and nearby residents urged denial or asked for stronger conditions. Concerns included the armory’s historic and neighborhood role as a potential neighborhood activity center, the proposal’s single‑use nature rather than mixed commercial/residential programming, impacts to tree canopy and loss of potential park or housing opportunities. Resident Javier Muriel said the proposed coffee counter "is only 16 by 3 feet, just 48 square feet. That is not a meaningful public amenity." Multiple speakers urged additional street safety and pedestrian improvements at the Reserve Street and Avenue H intersections.

Commission discussion and decision: Commissioners debated whether the reuse met the MX‑1 mixed‑use intent and whether the project would better serve the community as a park or housing. Supporters pointed to the long vacancy and deterioration of the armory and said reuse and maintenance outweighed the loss of an opportunity for a larger mixed‑use development. Opponents said the proposal barely met mixed‑use goals and that surface parking and single ownership reduce pedestrian activation.

Motion and vote: Commissioner Mooney moved to approve the CUP with staff conditions and an additional condition requiring the applicant to work with the Ada County Highway District (ACHD) to evaluate traffic‑calming measures on Reserve Street and Avenue H; Commissioner Schafer seconded. The roll call vote was Moore (yes), Schaeffer (yes), Mooney (yes), DeHaan (no), Torres (no), Doan (yes), Stallings (no). The motion carried, 4–3. The approval includes required design review, landscaping requirements (staff noted the plan calls for 78 required trees and the applicant said they would plant 84), and standard ADA and site‑access conditions. The applicant did not accept the staff’s EV‑capable parking condition but could seek an administrative adjustment under code if installation costs exceed 10% of total project cost.

Why it matters: the armory site has been vacant and deteriorating for decades and has previously been the subject of multiple proposals, including housing. The decision lets a private party begin repairs and reuse the National Register‑listed building as a place of worship and offices; nearby residents pushed for a different outcome (park or mixed‑use activity center).

Next steps: design review and building permit applications will follow; ACHD coordination on any traffic‑calming elements is now a condition of approval. The decision is appealable to City Council within 10 days by anyone who provided oral or written testimony at the hearing.