Commission denies Cathedral of the Rockies' request to expand surface parking lot in near north end overlay

The Boise City Planning and Zoning Commission voted to deny a request from the Cathedral of the Rockies to expand a surface parking lot at the Hayes and 12th Street area, ruling that the proposal conflicts with R3 zoning and the near north end character overlay standards.

Planning staff recommended denial of CU26-9 and CVA26-12, saying the proposal would create a half-block surface parking lot visible from public street frontages and that the R3 zone prohibits surface parking as a primary use. Staff noted that the original conditional use permit (CU64-83) included language intended to limit additional surface parking on the block and that the proposed expansion would run counter to those code provisions and overlay purpose statements.

Applicant Matthew Adams, representing the Cathedral of the Rockies and Boise First United Methodist Church, said the parking would serve "a critical need for the cathedral's ongoing community mission," including volunteers and recipients of programs such as dementia care and food distribution. He said the proposal includes 35 parking stalls, upgraded pedestrian routes, perimeter landscaping and lighting, and that the campus has functioned as a two-block institutional campus for decades.

Supporters from the church and neighborhood board described daily community programming and accessibility challenges for volunteers and clients. "This campus has been a place where folks come for recovery, food distribution, counseling, diapers are given out" and "we are asking for the infrastructure necessary to continue to serve this city safely and effectively," Pastor Dwayne Anders said.

Opponents argued the lot should not be expanded. Attorney Wyatt Johnson argued expansion of a legal nonconforming use is not permitted and said staff analysis correctly recommended denial. Several neighbors said on-street spaces or other church-owned facilities could meet demand and warned the change would shift neighborhood character.

Staff and commissioners noted a key technical point: because the parcel proposed for the parking lot is a separate lot (and is alley-loaded), it would be considered a principal surface parking lot rather than an accessory use to the church, and a front-setback variance for the lot had not been properly noticed for decision at this hearing. Several commissioners said they appreciated the church's services but had to follow the code and the overlay's purpose to prevent surface parking that undermines the near north end character.

Commissioner Torres moved to deny both applications per the staff report; the motion was seconded and passed on a roll-call vote. The commission's denial was framed as a code-based decision rather than a judgment of the church's community role. The Cathedral may pursue alternate proposals that incorporate residential development or other approaches that would meet overlay standards.