For the past several weeks and months, very little activity has been evident at the site. More windows have been broken, and plywood window coverings torn down. Armory Committee inquiries to the developers have so far gone unanswered. We hope there is forward motion and that we hear from the developers on the status of their plans.

We will keep you posted.

The answer is, we don’t know. It will depend on the developer/owner finding a tenant or group of tenants that are a good fit. If you want to know what neighbors and residents have suggested over time, see “Potential Uses” or “Visioning Process” sections.

Elsewhere, we’ve seen or heard of several interesting uses for historic Armory buildings: in almost every case, they carry forward a public use through retail, entertainment, arts and cultural activities.

Here are a few examples (we’ll add more as they are made available):

The Pasadena, CA Armory focuses on the Arts.

http://www.armoryarts.org/about-us/mission-and-history/

The Helms Bakery District repurposed a similar historic Art Deco structure in Los Angeles into a vibrant mixed use complex, with on-site solar generation, a microbrewery, retail shops and restaurants.

http://helmsbakerydistrict.com/

The Portland Armory is now the home of Portland Center Stage, and used for performance and event space.

http://www.pcs.org/

Planning & Zoning, City Council Actions

The East End Armory Committee and many other interested residents attended last summer’s Planning and Zoning Commission meeting to review the Armory’s status. City staff, neighbors and the Blueprint Boise plan were all in agreement on the building’s role as a historic structure in a strategic location. Testimony at the P&Z meeting largely focused on the importance of preserving the historic integrity of the structure and its cast Art Deco concrete surfaces. The Commission agreed, and recommended placing a Design Review Overlay and maintaining a detailed development agreement on the entire five-acre parcel, to include the Armory. This would secure an option for public involvement moving forward.

One concern expressed during testimony questioned a proposal by J&M to use a cosmetic brick overlay on the historic concrete surface. Not only would this add significantly to the cost of renovation without any structural benefit, it would (according to historic preservation representatives from the National Trust and Preservation Idaho) detract from the historic character of the Armory and render the project ineligible for Historic Tax Credits*—a potentially significant financial consideration.

The outcome of the P&Z meeting addressed this concern in large part through the Design Review recommendation (supported by city staff, preservation groups and the EENA Armory subcommittee).

The Boise City Council subsequently voted (with Councilwoman Elaine Clegg opposing the motion) to remove the Design Review overlay from the Armory itself, in effect eliminating further public input in the exterior appearance of the structure. The City then approved a zone change to C-2 for the entire five-acre parcel and a development agreement transferring the property to J&M Land. According to the terms of that agreement, residential use is allowed on the undeveloped portion of the property; in fact, the development agreement requires mixed use, and any type of development will require a conditional use permit, allowing the public to weigh in when that permit is applied for. 

*The Armory is currently listed on the National Register; the addition of brick or other material to the exterior means the Armory would be delisted.

As of November 3^rd last year, following the Armory’s transfer, the Idaho Statesman reported, “So far, there’s no precise plan for what the 80-year-old building will become, J&M Land manager Mike McCollum said. Nor is there a firm time frame for getting started on rehabbing the building.”

What’s happening now?

Those of us in the East End following the Armory story have seen ample evidence of activity at the site for the past month or two. A portion of the property is now fenced off and crews have been working to remove non-structural materials and accumulated ‘stuff’ from the Armory’s interior, presumably prior to renovation. The plans submitted by J&M to the Statesman and available to our committee show new brick being added to the to second-floor additions overlooking Reserve Street.

Although subcommittee members have referred potential tenants to J&M over the past several months, it is unclear who will ultimately occupy the Armory or what sort of purpose the building and grounds will serve. We’re hoping for an outcome that is consistent with the past five years of public comment and recommendation. As always, we welcome communication from J&M on the current status, and stand ready to support outcomes that reflect community and neighborhood interests and are in harmony with Blueprint Boise and development agreement details.

Additional photos from 12/30/12 are below:

Boise Armory Ready for new life

http://www.idahostatesman.com/2012/11/03/2332991/boise-armory-ready-for-new-life.html

Idaho Business Review 10/24/2012  (Subscription required)

Armory Deal Moves Forward

http://idahobusinessreview.com/2012/10/24/armory-deal-moves-forward/

http://www.boiseweekly.com/boise/east-side-story/Content?oid=2667463

• We have approached this process with an aim to gather and share information and opinions openly with all interested parties, and to maintain productive working relationships that support preservation and repurposing;
• We have worked hard over time to involve neighbors, local government and other stakeholders in the visioning process, including interviewing several local developers to better understand practical/market considerations, and inviting comments through this web site;
• Our initial goal of removing the Armory from the auction process was a success;
• Since we don’t own the building, the best we can do is provide our collective recommendations based on research and stakeholder input, and hope that the finished product reflects what the community seems to want;
• Our main interests are to see the building brought back into productive use as a neighborhood asset with compatible mixed uses-consistent with community preferences-preserving as much of the architectural and historical elements as is practical;
• Input from neighbors, architects, and representatives from state and national historic preservation authorities supports careful preservation of exterior surfaces and the barrel-vaulted drill hall interior roof structure. These simple, economical design and construction elements tell the story of working our way out of the First Great Depression, and bear witness to the strong hands and backs that shaped the Idaho National Guard’s home;
• We believe the Armory and 5-acre site fit perfectly into Boise’s goal to become one of the most livable cities in the country for several reasons:
  • The site is strategically situated at the center of four distinct neighborhood districts, creating bike and pedestrian access to Boise’s foothills, parks, residential areas, downtown, and transit;
  • The existing geothermal service supports sustainability; and
  • The Armory’s historic significance and narrative add value and create interest for future development and activities, while preserving the unique character of our city and state.

All the elements for success are present: an active, healthy neighborhood; proximity to business, government, cultural and recreational assets; and ample space for mixed-use development. All that is lacking are the economic vibrancy that smart and forward-thinking development can bring to this natural gathering place.

Subcommittee member and local entrepreneur Dave Krick went out of his way last week to visit the Helms Bakery District and was given a tour of the site and businesses. According to a good friend who lives nearby, the renovation and repurposing has completely energized the surrounding neighborhoods and economy, stimulating additional investment.

Click on the photos below to see a few of the details of the Helms Bakery project (like solar panels on the roof and creating shade for parking), and imagine what we might highlight of the Boise Armory to bring modern relevance to Boise’s own historic structure. What would you emphasize? The National Guard presence, the project’s role in helping Boise transition to more prosperous times, or the fact that the building uses geothermal heat and connects multiple neighborhoods with the foothills?

What can we do to return this site and structure to a community asset? What businesses, nonprofits or community groups could use the location and space effectively? Stay tuned, and be ready with suggestions.

On 4/25/12, members of the EENA Armory Subcommittee met with Preservation Idaho’s Dan Everhart and Sheri Freemuth of the National Trust for Historic Preservation. We discussed the latest developments in efforts to preserve and repurpose the historic structure. The City of Boise is currently working with a developer interested in helping stabilize and make improvements, which could allow the 40,000 square foot building and approximately 5 acres to be turned over to a foundation or nonprofit that would assume responsibility for leasing and repurposing the building.

One question put before the Armory Subcommittee involves exterior treatment of the concrete. Our meeting on the 25th brought together historic preservation experts and our resident architect Steve Trout to contemplate recent proposals from the developer. To date, there is overwhelming support from neighbors, historians, architects and community members to preserve the exterior surfaces to the extent possible and practical.

The narrative of the Armory’s construction is in this tactile concrete skin. The board form impressions and pour lines are like tree rings…they tell the story of many strong hands and backs hauling concrete hour by hour, day after day to create the building’s structural shell. As a Works Progress Administration (WPA) project, it also represents national and local strategies to work our way out of the Great Depression.

Some complain that the separate pour of the upper front wings doesn’t match the original 1937 work, and they’re right. In the 50s contractors had access to plywood forms and more modern concrete mix.

Thanks to Meg Sullivan for a sample of a similar vintage concrete structure repurposed in L.A. as an architectural anchor for the Helms Bakery District.

The Armory Subcommittee is currently drafting a response to the developer’s request for information and we hope to have that delivered the first week of May. Look for more updates in mid May of this year. Thanks for your interest in this great site and structure, and stay tuned.

Adaptive Use for Former Military Buildings

http://www.preservationnation.org/magazine/2012/jan-feb/a-salute-to-us-armories.html