TO:
Planning and Zoning Commission
FROM:
Tim Keane, Planning and Development Services Director
CC:
Courtney Washburn, Chief of Staff, Office of the Mayor
DATE:
April 13, 2023
RE:
Supplemental Information / ZOA23-00001 and CPA23-00001
INTRODUCTION On March 30, 2023, Planning and Development Services staff provided the Planning and Zoning Commission with a project report for ZOA23-00001 and CPA23-00001. The report included background information, analysis, and a review of the required findings for a zoning ordinance amendment as well as a comprehensive plan amendment. The purpose of this memo is to provide the Planning and Zoning Commission with additional, clarifying information as they review the project report materials in preparation for hearing. Two sections are included: a summary of topics that support why staff has not proposed additional modifications to the proposed zoning ordinance amendment and a list of redlined edits to correct minor errors identified by staff after application submittal. ADDITIONAL INFORMATION The Modern Zoning Code has been drafted through an extensive outreach process, during which a wide range of concerns and ideas were raised by community members, elected officials, partner agencies and organizations, and business leaders. Many of these recommendations have been incorporated into the draft, however there are some topics for which staff did not propose any modifications. These include: • • • •
Inclusionary Zoning Wireless Communications Facilities use standards Shelters Short-Term Rentals
These have not been modified because of restrictions in state law, or because staff determined they are topics that have received extensive public testimony and conversation in other recent hearings and would be best addressed through a separate public process where those conversations can be fully reviewed and considered.
Inclusionary Zoning Inclusionary zoning generally refers to a municipalities’ requirement for a developer to provide a given share of the development or a fee that will be utilized to provide affordable housing for individuals with low to moderate incomes. Two Idaho cities have attempted to include requirements for inclusionary zoning within their zoning ordinances. Each of those cities were challenged and lost in the judicial system —Sun Valley in 2005, and McCall in 2006. The courts determined that inclusionary zoning is invalid because: 1. Rent control is prohibited by Idaho Code Section 55-307(2); 2. Is an unauthorized tax because it is revenue-generating rather than incidental to a regulatory program; 3. Is not authorized under the Idaho Local Land Use Planning Act and other Idaho law regarding municipal police powers. The City of Boise acknowledges the preceding legal determinations and have carefully crafted a modern zoning code that with the appropriate zoning mechanisms to provide housing for various household sizes, income levels, physical abilities, and in locations throughout the city without the use of inclusionary zoning. Wireless Communication Facilities Wireless communication facilities (WCF’s) are regulated under federal law, primarily the Telecommunications Act of 1996. The foundation established by federal law states that a local government may not: • Materially limit or inhibit the provision of personal wireless services; • Regulate WCF’s based on health, safety, and environmental impacts of
radio frequency emissions that are FCC-compliant; • Discriminate amongst wireless providers; • Deny a WCF application without substantial evidence in a written record; • Take an unreasonable amount of time to decide a WCF application (based on FCC “shot clocks” depending on the type of WCF). The Federal Communications Commission (FCC) adopted an extensive order in September 2018 (2018 Order) to clarify the Telecommunications Act of 1996 and facilitate wireless rollout for 5G facilities. It states that local government action has the effect of prohibiting the provision of wireless services if it “materially limits or inhibits” the provision of those services. In 2021, the City rewrote its wireless communication facilities ordinance provisions to address new technology and better conform to federal law. As a part of that ordinance adoption, there was a substantial amount of public testimony taken at the Planning and Zoning Commission hearing on October 4, 2021, and the Boise City Council hearing on December 14, 2021. The new code became effective in April of 2022. Because of the very recent and extensive public input that went into the wireless
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communication facilities regulations found in Boise City code Section 11-06-04.2, there are no proposed changes to the wireless communication facilities use standards. Shelters Discussions around shelters have been very passionate, and residents have been involved in deep conversations about how to effectively respond to the immediate crisis faced by community members who need safe and immediate shelter. Considering these discussions, city leaders decided to maintain the existing definitions and use allowances that exist within the current zoning code within the newly proposed code. The City of Boise will create a dedicated time and space for future conversations regarding shelters and the design standards applied to them. When that time comes, Boise residents will have the opportunity to continue to be involved in the conversation about future siting and licensing for shelter facilities. Short-Term Rentals On January 1, 2018, Idaho statute 67-6539 became effective and forbade local governments in Idaho from banning short-term vacation rentals, which are defined as home rentals for less than 30 days. While this state regulation prohibited banning shortterm rentals, it did allow local governments to regulate them regarding health, safety, and welfare; requires zoning ordinances to recognize them as a residential use; and requires the collection of state sales and lodging taxes. In September of 2019, the City of Boise proposed regulations for short-term rentals. As a part of that process, the City of Boise heard from approximately 1,200 individuals that responded to a city survey regarding the proposal. Of the 1,200 respondents, 67% opposed any changes that would regulate short term rentals, and 28% were in favor of the proposed changes. The remaining 5% were neutral or didn’t have sufficient information to support or oppose the regulations. As a result of the public input received, former Mayor David Bieter announced the City of Boise would not recommend setting new policies regulating short-term rentals in the City of Boise at that time but would create a committee to review the information further. On March 16, 2022, the Boise City Council revisited the topic of short-term rentals. As a result, the City of Boise approved a new ordinance which was implemented on May 1, 2022, requiring owners of short-term rentals to provide a license fee, obtain a new business license, and meet operational standards that include: • Noise: All short-term rentals within the City shall maintain quiet hours
between ten o’clock (10:00) P.M. to eight o’clock (8:00) A.M. daily. • Safety: All short-term rentals shall provide and maintain functioning fire
extinguishers, smoke detectors, and carbon monoxide detectors if there are gas or solid fuel appliances or attached vehicle garages.
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• Trash: No trash or other refuse shall be left stored within public view, except
• •
•
•
•
in proper containers for collection by the authorized waste hauler on scheduled trash, compost, and recycling collections days. Conspicuous Display of License: Upon issuance, the short-term rental license shall be prominently displayed within the licensed property. Local Representative: All short-term rental licensees shall designate and maintain a local representative who shall respond to all license issues in a timely manner. Obey All Laws: All short-term rental licensees shall operate in compliance with all applicable Federal, State, and local statutes, rules, and regulations. Minimum Insurance Requirements: Every short-term rental property licensed pursuant to this chapter shall continuously maintain liability insurance appropriate to cover the short-term rental use, including any necessary policy endorsements, with a limit of at least one million dollars ($1,000,000.00) or only conduct all short-term rental lodging transactions through a platform that provides equal or greater liability insurance coverage to cover the short-term rental use. Evidence Of Insurance: Every applicant shall tender to the City Clerk's Office the certificates of insurance certifying that insurance of the types and in the amounts required by this chapter are in effect at all times.
Because of the very recent and extensive public input that went into the short-term rental regulations found in Boise City Code Title 3 Chapter 22, the modern zoning code does not address short-term rentals any further. Redlined Corrections to the Zoning Code & Comprehensive Plan Adoption Draft Staff identified a list of corrections to the Zoning Code Adoption Draft and the Comprehensive Plan since the submittal of the application for ZOA23-00001 and CPA23-00001. Below lists the changes that are reflected in the attached redlined versions of both documents. • Page 6: Add “Wildland Urban Interface (WUI)” under the Sensitive Lands
Overlay Districts in the Boise Zoning District table. • Page 22 & Page 196: Strikethrough “Detached” since Single Family Detached •
• • •
is a prohibited use in the Residential: Urban (R-3) Zone District. Table of Allowed Uses: o Add “(A+) = Allowed use only with incentives in 11-04-03.7.D (1)-(6)” to the legend o Clarify that Dwelling, Single Family Attached in R-1B, Dwelling, Triplex or Fourplex in R-1B and R-1C, Dwelling, and Multiple-Family in R-1B and R1C are only allowed with incentives. Page 152: Strikethrough “Minimum Lot Area” from Dwelling, Duplex, Triplex, or Fourplex in 11-03-03.2G.(1). Page 198: Change Note “[8]” to “[7]” to ensure sequential numbering. Page 207-209:
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o Clarify that the incentive applies to “up to four units” instead of
• • •
• • • • • • • •
naming the permitted housing types. o Clarify that the lot or sum of any lots created in the development needs to meet the zone’s minimum lot size. o Clarify language that the homeownership affordability is required for a period of 50 years Page 237: Added a list of preferred traffic calming treatments. Page 243: Added graphic to describe the required clear passageway Page 248: Added requirement for crosswalks to be marked with “retroreflective painted lines” and removed requirement for “change in texture.” Page 258: Added new requirement that ensures the EV charging station is accessible to people with disabilities. Page 266: Amend 11-04-08.9B.(2)(c) to include “when bikes are parked at/in them.” Page 275: Amend 11-04-09.3H.(1) to include “minimum required clear height (80 inches) of all pedestrian pathways.” Page 316: Clarified clear passageway. Page 456: Replace “Bicycle/Pedestrian Design Manual for Ada County” with “Boise Pathways Master Plan.” Page 498: Added “ADAGA” Page 510: Added “Idaho Department of Transportation (ITD).” Comprehensive Plan, Page 3-42: Updated requirements for soundproofing and use restrictions in Airport Influence Areas to match changes made in the Zoning Code Adoption Draft.
RECOMMENDED ACTION: The Planning and Development Services staff maintains its original recommendation of approval.
ATTACHMENTS: •
Boise Zoning Code Adoption Draft_Public_Redlined Corrections
•
Blueprint Boise_Redlined Corrections
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Due to the large size of files, attachments should be accessed via the City of Boise project webpage.
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Table of Contents Chapter 11-01 General Provisions .......................................................................................... 1 11-01-01. Title and Authority ................................................................................................... 1 1. 2.
Title................................................................................................................................... 1 Authority ......................................................................................................................... 1
11-01-02. Effective Date.......................................................................................................... 1 11-01-03. Purpose.................................................................................................................... 1 11-01-04. Applicability............................................................................................................ 1 1. 2.
Uniform Applicability ..................................................................................................... 1 Public Services Excepted ............................................................................................. 1
11-01-05. Area of City Impact ................................................................................................ 2 1. 2. 3. 4. 5.
Area of City Impact Boundary Map ........................................................................... 2 Annexation Area ........................................................................................................... 2 Applicable Plan Policies and Ordinances .................................................................. 2 Coordination of Plan Amendments, Code Amendments, and Zoning Applications ................................................................................................................... 3 Renegotiation ................................................................................................................ 3
11-01-06. Relationship to Other Laws and Regulations ........................................................ 3 1. 2.
Other Laws ..................................................................................................................... 3 Most Restrictive Regulations Govern ........................................................................... 3
11-01-07. Relationship to City Policies and Best Practices .................................................. 4 11-01-08. Relationship to Private Covenants ........................................................................ 4 11-01-09. Transition from Prior Zoning Code ......................................................................... 4 11-01-010.
Severability ..................................................................................................... 4
Chapter 11-02 Zoning Districts ................................................................................................ 6 11-02-01. Zoning Districts Established .................................................................................... 6 1. 2.
3.
Summary Table of Zoning Districts ............................................................................... 6 Official Zoning Map ....................................................................................................... 6 A. Incorporation of Map ............................................................................................. 6 B. Rules for Interpretation of Boundaries .................................................................. 6 C. Amendments to the Official Zoning Map ............................................................ 7 Organization of this Chapter ........................................................................................ 7 A. Base Zoning Districts ................................................................................................ 7 B. Overlay Districts ....................................................................................................... 7
11-02-02. Residential Zoning Districts..................................................................................... 9 1.
2.
R-1A Residential: Large Lot ........................................................................................... 9 A. Purpose..................................................................................................................... 9 B. Cross-References to Other Applicable Code Sections ...................................... 9 C. Dimensional Standards ......................................................................................... 10 D. Streetscape Standards ......................................................................................... 11 R-1B Residential: Suburban ......................................................................................... 12
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3.
4.
5.
A. Purpose................................................................................................................... 12 B. Cross-References to Other Applicable Code Sections .................................... 12 C. Dimensional Standards ......................................................................................... 13 D. Streetscape Standards ......................................................................................... 14 R-1C Residential: Traditional ....................................................................................... 15 A. Purpose................................................................................................................... 15 B. Cross-References to Other Applicable Code Sections .................................... 15 C. Dimensional Standards ......................................................................................... 16 D. Streetscape Standards ......................................................................................... 17 R-2 Residential: Compact........................................................................................... 18 A. Purpose................................................................................................................... 18 B. Cross-References to Other Applicable Code Sections .................................... 18 C. Dimensional Standards ......................................................................................... 19 D. Streetscape Standards ......................................................................................... 20 R-3 Residential: Urban ................................................................................................. 21 A. Purpose................................................................................................................... 21 B. Cross-References to Other Applicable Code Sections .................................... 21 C. Dimensional Standards ......................................................................................... 22 D. Streetscape Standards ......................................................................................... 23
11-02-03. Mixed-Use Zoning Districts ................................................................................... 24 1.
2.
3.
4.
5.
6.
MX-1 Mixed-Use Neighborhood ................................................................................. 24 A. Purpose................................................................................................................... 24 B. Cross-References to Other Applicable Code Sections .................................... 24 C. Dimensional Standards ......................................................................................... 25 D. Form and Layout Standards ................................................................................ 26 MX-2 Mixed-Use: General ........................................................................................... 29 A. Purpose................................................................................................................... 29 B. Cross-References to Other Applicable Code Sections .................................... 29 C. Dimensional Standards ......................................................................................... 30 D. Form and Layout Standards ................................................................................ 30 MX-3 Mixed-Use: Active .............................................................................................. 32 A. Purpose................................................................................................................... 32 B. Cross-References to Other Applicable Code Sections .................................... 32 C. Dimensional Standards ......................................................................................... 33 D. Form and Layout Standards ................................................................................ 34 MX-4 Mixed-Use: Transit Oriented Development (TOD) Node ............................... 38 A. Purpose................................................................................................................... 38 B. Cross-References to Other Applicable Code Sections .................................... 38 C. Dimensional Standards ......................................................................................... 39 D. Form, Layout, and Design Standards ................................................................. 40 MX-5 Mixed Use: Downtown ...................................................................................... 44 A. Purpose................................................................................................................... 44 B. Cross-References to Other Applicable Code Sections .................................... 44 C. Dimensional Standards ......................................................................................... 45 D. Form and Design Standards ................................................................................ 46 E. Additional Standards ............................................................................................ 48 MX-U Mixed-Use: University ......................................................................................... 49 A. Purpose................................................................................................................... 49
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7.
B. Cross-References to Other Applicable Code Sections .................................... 49 C. Dimensional Standards ......................................................................................... 50 D. Streetscape Standards ......................................................................................... 51 E. Additional Standards ............................................................................................ 51 MX-H Mixed-Use: Health ............................................................................................. 52 A. Purpose................................................................................................................... 52 B. Cross-References to Other Applicable Code Sections .................................... 52 C. Dimensional Standards ......................................................................................... 53 D. Streetscape Standards ......................................................................................... 54
11-02-04. Industrial Zoning Districts ...................................................................................... 55 1.
2.
1.
I-1: Light Industrial ........................................................................................................ 55 A. Purpose................................................................................................................... 55 B. Cross-References to Other Applicable Code Sections .................................... 55 C. Dimensional Standards ......................................................................................... 56 D. Streetscape Standards ......................................................................................... 57 E. Additional Standards ............................................................................................ 57 I-2: Heavy Industrial ..................................................................................................... 58 A. Purpose................................................................................................................... 58 B. Cross-References to Other Applicable Code Sections .................................... 58 C. Dimensional Standards ......................................................................................... 59 D. Streetscape Standards ......................................................................................... 60 E. Additional Standards ............................................................................................ 60 I-3: Industrial Technology ............................................................................................ 61 A. Purpose................................................................................................................... 61 B. Cross-References to Other Applicable Code Sections .................................... 61 C. Dimensional Standards ......................................................................................... 62 D. Streetscape Standards ......................................................................................... 63 E. Additional Standards ............................................................................................ 63
11-02-05. Open Land Zoning Districts .................................................................................. 65 1.
2.
A-1 Open Land Very Low Density .............................................................................. 65 A. Purpose................................................................................................................... 65 B. Cross-References to Other Applicable Code Sections .................................... 65 C. Dimensional Standards ......................................................................................... 66 D. Streetscape Standards ......................................................................................... 67 A-2 Open Land Reserve ............................................................................................. 68 A. Purpose................................................................................................................... 68 B. Cross-References to Other Applicable Code Sections .................................... 68 C. Dimensional Standards ......................................................................................... 69 D. Streetscape Standards ......................................................................................... 70
11-02-06. PUD: Planned Unit Development ......................................................................... 71 1. 2.
3. 4.
Purpose ......................................................................................................................... 71 Eligibility Criteria ........................................................................................................... 71 A. Minimum Size of Planned Development ............................................................ 71 B. Mandatory Eligibility Requirements ..................................................................... 71 C. Additional Eligibility Requirements ...................................................................... 72 Identification of Base Districts from Which Flexibility is Requested ........................ 72 Areas of Flexibility Permitted ...................................................................................... 72
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11-02-07. Overlay Districts .................................................................................................... 73 1.
2.
3.
Character Overlay Districts ........................................................................................ 73 A. Purpose................................................................................................................... 73 B. Designation of Character Overlay Districts ....................................................... 73 C. Establishment of Character Overlay District ...................................................... 73 D. HC-O: Hyde Park Character Overlay ................................................................. 73 E. NC-O: Near North End Character Overlay ........................................................ 75 F. BC-O: Big Sky Overlay ........................................................................................... 77 G. SC-O: Sycamore Overlay ..................................................................................... 80 Design Review Overlay Districts ................................................................................. 84 A. Purpose................................................................................................................... 84 B. Designation of Design Review Overlay Districts ................................................ 84 C. Establishment of Design Review Overlay District ............................................... 84 D. CD-O: Capitol Boulevard Design Overlay ......................................................... 84 E. HD-O: Historic Design Overlay ............................................................................. 90 Sensitive Lands Overlay Districts ................................................................................ 93 A. Purpose................................................................................................................... 93 B. Designation of Sensitive Lands Overlay Districts................................................ 93 C. Establishment of Character Overlay District ...................................................... 93 D. AI-O Airport Influence Area Overlay .................................................................. 94 E. BR-O: Boise River System Overlay ........................................................................ 95 F. FP-O Flood Protection Overlay .......................................................................... 106 G. HS-O: Hillside Development Overlay ................................................................ 116 H. WUI-O: Wildland Urban Interface Overlay ....................................................... 123
11-02-08. Specific Plan Districts...........................................................................................129 1. 2.
3. 4. 5. 6.
Purpose ....................................................................................................................... 129 Scope .......................................................................................................................... 129 A. Examples of Specific Plans ................................................................................. 129 B. Specific Plan Elements ....................................................................................... 129 Land Use Controls ...................................................................................................... 129 Initiation ...................................................................................................................... 129 Minimum Area Standards ......................................................................................... 130 Additional Eligibility Requirements ........................................................................... 130 A. Natural Systems ................................................................................................... 130 B. Housing Affordability........................................................................................... 130 C. Sustainable Building Design ............................................................................... 130
Chapter 11-03 Use Regulations ...........................................................................................131 11-03-01. General ................................................................................................................131 1. 2. 3.
Purpose ....................................................................................................................... 131 Organization of the Table......................................................................................... 131 Abbreviations Used in the Table .............................................................................. 131 A. Allowed Uses ........................................................................................................ 131 B. Allowed Subject to Use-Specific Standards..................................................... 131 C. Conditional Uses.................................................................................................. 131 D. A/C Uses ............................................................................................................... 132 E. Prohibited Uses .................................................................................................... 132 F. Symbols ................................................................................................................ 132
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4. 5. 6. 7. 8. 9.
Use for Other Purposes Prohibited ........................................................................... 132 Multiple Uses ............................................................................................................... 132 Previously Allowed Uses ............................................................................................ 133 Classification of New and Unlisted Uses ................................................................. 133 All Licenses and Permits Required ........................................................................... 133 Industrial and Heavy Commercial Uses .................................................................. 134
11-03-02. Table of Allowed Uses .........................................................................................134 11-03-03. Use-Specific Standards .......................................................................................147 1.
2.
3.
4.
General Standards .................................................................................................... 147 A. Principal and Accessory Uses ............................................................................ 147 B. Additional Standards for Accessory Uses ......................................................... 147 Residential Uses .......................................................................................................... 149 A. General Standards.............................................................................................. 149 B. Accessory Dwelling Unit (ADU) .......................................................................... 150 C. Dwelling, Single-Family Detached .................................................................... 151 D. Dwelling, Cottage Village .................................................................................. 151 E. Dwelling, Single-Family Attached ..................................................................... 152 F. Dwelling, Live/Work ............................................................................................. 152 G. Dwelling, Duplex, Triplex, or Fourplex ................................................................ 153 H. Dwelling, Multiple-Family .................................................................................... 156 I. Group Home, Federal Housing Amendments Act (FHAA) Small and Large157 J. Livestock and Animals, Accessory .................................................................... 158 K. Manufactured Home ......................................................................................... 159 L. Manufactured Home Community .................................................................... 159 M. Assisted Living Facility, Continuing Care Retirement Facility, Convalescent or Nursing Home, Fraternity or Sorority House, and Recovery Residence ........ 161 N. Dwelling, Co-Housing ......................................................................................... 161 O. Home Occupation, Other ................................................................................. 162 Public, Institutional and Civic Uses .......................................................................... 164 A. Adult or Child Daycare Uses .............................................................................. 164 B. Cemetery, Mortuary or Mausoleum ................................................................. 165 C. Jail or Detention Facility ..................................................................................... 165 D. College or Other Institution of Higher Education ............................................ 166 E. School ................................................................................................................... 166 F. Trade or Vocational School ............................................................................... 166 Commercial Uses ....................................................................................................... 167 A. Animal Day Care or Kennel ............................................................................... 167 B. Beekeeping, Accessory ..................................................................................... 167 C. Urban Farm .......................................................................................................... 168 D. Wireless Communication Facilities .................................................................... 169 E. Brewpub, Micro-distillery, or Micro-winery........................................................ 176 F. Food Truck, Accessory ........................................................................................ 177 G. Food Truck Court ................................................................................................. 177 H. Neighborhood Café ........................................................................................... 178 I. Sidewalk Café, Accessory ................................................................................. 178 J. Bed and Breakfast .............................................................................................. 180 K. Recreational Vehicle Park ................................................................................. 180
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L.
5.
6. 7.
Financial Establishment, Medical or Dental Clinic, Personal and Business Services ................................................................................................................ 181 M. Office .................................................................................................................... 181 N. Firing Range, Indoor ............................................................................................ 181 O. Retail Sales, Neighborhood ............................................................................... 181 P. Retail Sales Small, Medium, or Large ................................................................ 182 Q. Sexually Oriented Business ................................................................................. 182 R. Drive-Through Facility ......................................................................................... 184 S. Electric Vehicle Charging Station ..................................................................... 186 T. Service Station ..................................................................................................... 186 U. Vehicle Repair, Major and Minor ...................................................................... 186 V. Vehicle and Equipment Sales, Rental and Leasing, Light and Heavy ......... 186 Industrial Uses ............................................................................................................. 187 A. Artisan Industry .................................................................................................... 187 B. Light Industry and Heavy Industry ..................................................................... 187 C. Mining and Extraction ........................................................................................ 187 D. Outdoor Storage ................................................................................................. 188 E. Self-Service Storage ............................................................................................ 188 F. Trucking Terminal ................................................................................................. 188 G. Wholesale or Warehouse, Small and Large ..................................................... 188 H. Renewable Energy Facility ................................................................................ 189 I. Utility Facility, Minor ............................................................................................. 189 J. Composting Facility ............................................................................................ 190 K. Junkyard, Vehicle Salvage ................................................................................ 190 L. Recycling Collection Facility ............................................................................. 190 M. Solid Waste Transfer Facility ............................................................................... 191 Accessory Uses and Structures ................................................................................ 191 A. Unlisted Uses Accessory to an Allowed Use ..................................................... 191 Temporary Uses .......................................................................................................... 191 A. General ................................................................................................................ 191 B. Construction Office ............................................................................................ 192 C. Mobile Food Truck ............................................................................................... 193 D. Off-Site Construction Staging ............................................................................ 193 E. Sales and Leasing Office ................................................................................... 194 F. Seasonal Sales ..................................................................................................... 194
Chapter 11-04 Development and Design Standards .........................................................195 11-04-01. Purpose.................................................................................................................195 11-04-02. Applicability.........................................................................................................195 1. 2. 3.
Generally .................................................................................................................... 195 Activities That Require Compliance with Specific Standards .............................. 195 Compliance with Design Standards Required....................................................... 196
11-04-03. Lot and Building Forms and Dimensions ............................................................196 1.
2.
General Lot and Form Standards ............................................................................ 196 A. Access to Public Street ....................................................................................... 196 B. Construction Over Platted Lot Line/Property Lines ......................................... 196 Dimensional Standards Summary Tables ................................................................ 196 A. Residential Districts .............................................................................................. 197
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3.
4.
5.
6. 7.
B. Mixed-Use, Industrial, and Open Land Districts ............................................... 198 Exceptions and Encroachments.............................................................................. 199 A. Permitted Exceptions to Minimum Street Frontage ........................................ 199 B. Permitted Encroachments into Setbacks......................................................... 200 C. Permitted Exceptions Through Building Height Limits ..................................... 201 Residential Small Lots ................................................................................................ 201 A. Purpose................................................................................................................. 201 B. Applicability ......................................................................................................... 202 C. General Provisions ............................................................................................... 202 D. Development Standards .................................................................................... 202 E. Design Guidelines ............................................................................................... 206 Neighborhood Transition Standards ........................................................................ 207 A. Applicability ......................................................................................................... 207 B. Building and Parking Area Setbacks ................................................................ 207 C. Building Height Stepdown .................................................................................. 207 D. Lighting Height .................................................................................................... 208 E. Screening and Buffering .................................................................................... 208 Other Form Standards ............................................................................................... 208 Incentives ................................................................................................................... 208 A. Purpose................................................................................................................. 208 B. Approval Procedure ........................................................................................... 208 C. Nonconforming Uses and Structures ................................................................ 208 D. Incentives Available ........................................................................................... 208
11-04-04. Subdivision Standards .........................................................................................214 1. 2.
3. 4.
5.
Purpose ....................................................................................................................... 214 Applicability ............................................................................................................... 215 A. General ................................................................................................................ 215 B. Exception for Five-Acre Parcel Division ............................................................ 215 Records of Survey ...................................................................................................... 215 A. Property Line Adjustment ................................................................................... 215 Subdivision of Land .................................................................................................... 219 A. Applicability ......................................................................................................... 219 B. General ................................................................................................................ 219 C. Design Standards ................................................................................................ 220 D. Utility and Pathway Easements ......................................................................... 221 E. Subdivision Buffers Along an Arterial and Collector Street ............................ 222 Required Improvements ........................................................................................... 223 A. Filing of Plans and Financial Surety ................................................................... 223 B. Water .................................................................................................................... 224 C. Sanitary Sewer ..................................................................................................... 224 D. Drainage .............................................................................................................. 224 E. Irrigation Conveyance ....................................................................................... 225 F. Street Lighting ...................................................................................................... 225 G. Access and Connectivity Improvements ........................................................ 225 H. Land Dedications ................................................................................................ 225 I. Landscaping ........................................................................................................ 226 J. Pressure Irrigation ................................................................................................ 226 K. Written Assurance ............................................................................................... 226
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Proof of Compliance .......................................................................................... 226
11-04-05. Sensitive Lands.....................................................................................................226 1. 2. 3. 4. 5. 6.
Airport Influence Area Standards ............................................................................ 226 Boise River System Standards ................................................................................... 227 Flood Hazard Standards ........................................................................................... 227 Hillside Development Standards .............................................................................. 227 Wildland Urban Interface Standards ...................................................................... 227 Foothills Development Standards ............................................................................ 227 A. Purpose................................................................................................................. 227 B. Applicability ......................................................................................................... 227 C. General Requirements ....................................................................................... 227 D. Permitted Development Densities .................................................................... 228
11-04-06. Building Design ....................................................................................................232 1. 2. 3. 4.
5.
Purpose ....................................................................................................................... 232 Applicability ............................................................................................................... 233 Compliance with Additional Form and Design Standards Required .................. 233 General Site and Building Design Form Standards ................................................ 233 A. Buildings and Parking Placement ..................................................................... 233 B. Building Entrances ............................................................................................... 233 C. Façade Transparency ........................................................................................ 234 D. Building Façade Articulation ............................................................................. 235 Use-Specific Building Form Standards ..................................................................... 236 A. Applicability ......................................................................................................... 236 B. Uses Located in the MX-1 District ...................................................................... 236 C. Uses Located in the MX-3 District ...................................................................... 236 D. Uses Located in the MX-4 District ...................................................................... 236 E. Uses Located in the MX-5 District ...................................................................... 237
11-04-07. Access and Connectivity ...................................................................................237 1. 2. 3.
4.
Purpose ....................................................................................................................... 237 Applicability ............................................................................................................... 237 General ....................................................................................................................... 237 A. Compliance with Life Safety Regulations ........................................................ 237 B. Americans with Disabilities Act .......................................................................... 237 C. Compliance with Solid Waste Ordinance and Solid Waste Design Standards ............................................................................................................................... 238 Design Standards ....................................................................................................... 238 A. Purpose................................................................................................................. 238 B. Public Streets ....................................................................................................... 238 C. Private Streets ...................................................................................................... 240 D. Alleys – Public and Private ................................................................................. 241 E. Cul-de-Sacs ......................................................................................................... 242 F. Block Size and Design ......................................................................................... 242 G. Cross-Access between Adjacent Mixed-Use and Nonresidential Uses ....... 243 H. Transit Stops .......................................................................................................... 243 I. Pedestrian and Bicycle Connectivity and Circulation ................................... 243 J. General Ingress and Egress ................................................................................ 245 K. Mixed-Use, Industrial, and Open Land Districts Vehicular Circulation ......... 248
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5.
L. Pedestrian Access and Connectivity ............................................................... 249 Compliance with Design Standards ....................................................................... 250
11-04-08. Parking and Loading ...........................................................................................250 1. 2.
3.
4.
5. 6.
7.
8.
9.
10.
11. 12.
Purpose ....................................................................................................................... 250 Applicability ............................................................................................................... 251 A. Generally.............................................................................................................. 251 B. Exceptions ............................................................................................................ 251 General Parking Standards ...................................................................................... 251 A. Use of Parking Areas ........................................................................................... 251 B. Parking and Loading Calculations ................................................................... 251 C. Reductions of Existing Parking ........................................................................... 251 D. Parking for Unlisted Uses ..................................................................................... 252 Accessible Parking .................................................................................................... 252 A. Amount of Accessible Parking Required ......................................................... 252 B. Additional Requirements ................................................................................... 252 C. Traditional Accessible Parking Stall Dimensions .............................................. 253 Minimum and Maximum Off-Street Parking Standards ........................................ 254 Electric Vehicle (EV) Parking Spaces ...................................................................... 260 A. Number of EV Parking Spaces Required .......................................................... 260 B. Adjustment of EV Parking Requirements .......................................................... 260 C. Dimensions and Design ...................................................................................... 260 Parking Adjustments .................................................................................................. 261 A. Shared Parking Facility Reduction .................................................................... 261 B. Two Wheeled Parking Reduction ...................................................................... 262 C. Tree Preservation ................................................................................................. 262 D. Affordable and Sustainable/Resilient Housing Reduction ............................. 262 E. Adaptive Reuse Reduction................................................................................ 262 F. Transportation Demand Management Reduction ........................................ 262 G. Adjustments to Exceed Parking Maximums ..................................................... 263 Vehicle Parking Location and Design..................................................................... 263 A. Location ............................................................................................................... 263 B. Dimensional Standards ....................................................................................... 265 C. Tandem Parking .................................................................................................. 266 D. Driveways ............................................................................................................. 266 E. Surfacing .............................................................................................................. 267 F. Residential Garages ........................................................................................... 267 G. Parking Area Landscaping ................................................................................ 267 H. Parking Area Lighting ......................................................................................... 267 Required Bicycle Parking .......................................................................................... 267 A. Amount Required ................................................................................................ 267 B. Location ............................................................................................................... 268 C. Design Standards ................................................................................................ 269 Off-Street Loading Facilities...................................................................................... 270 A. Quantity and Size ................................................................................................ 270 B. Standards ............................................................................................................. 270 Modifications.............................................................................................................. 270 Compliance with Design Standards ....................................................................... 271
11-04-09. Landscaping, Fencing, Walls, and Screening ...................................................271 Boise Zoning Code Rewrite Adoption Draft
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1. 2.
3.
4.
5.
6.
7. 8.
9.
10.
11.
12.
Purpose ....................................................................................................................... 271 Applicability ............................................................................................................... 271 A. Development ...................................................................................................... 271 B. Compliance With Existing Approvals Required ............................................... 271 C. Existing Parking Lots............................................................................................. 272 General Landscaping Standards ............................................................................ 272 A. Landscape Plan Required ................................................................................. 272 B. Adopted Streetscape Plans .............................................................................. 272 C. Site Area Landscaping ....................................................................................... 272 D. Landscape Material Standards ......................................................................... 273 E. Water Conservation and Xeriscaping Standards ........................................... 274 F. Placement and Installation of Trees ................................................................. 276 G. Berms .................................................................................................................... 277 H. Clear Areas .......................................................................................................... 277 I. Irrigation ............................................................................................................... 278 J. Installation ............................................................................................................ 278 Street Frontage Landscaping .................................................................................. 278 A. Applicability ......................................................................................................... 278 B. Size and Location ................................................................................................ 279 C. Street Trees ........................................................................................................... 279 Site Perimeter Buffers ................................................................................................. 280 A. Arterial and Collector Street Buffering ............................................................. 280 B. Other Side and Rear Perimeter Buffers ............................................................. 280 Parking Lot Interior Landscaping ............................................................................. 285 A. Applicability ......................................................................................................... 285 B. Planter Design and Size ...................................................................................... 285 C. Landscaping Locations ...................................................................................... 285 D. Trees Required ..................................................................................................... 286 E. Lights Prohibited .................................................................................................. 287 Building Foundation Planting ................................................................................... 287 Tree Preservation ....................................................................................................... 287 A. Credit Towards Required Landscaping ............................................................ 287 B. Parking Reduction............................................................................................... 287 C. Mitigation Trees ................................................................................................... 287 D. Protection During Construction ......................................................................... 288 Stormwater Integration ............................................................................................. 289 A. Purpose................................................................................................................. 289 B. Design Standards ................................................................................................ 289 Fences, Walls, and Screening .................................................................................. 290 A. Permitted Fencing and Screening Materials ................................................... 290 B. Permitted Fences ................................................................................................ 291 C. Retaining Walls .................................................................................................... 292 D. Screening ............................................................................................................. 293 Alternative Compliance ........................................................................................... 296 A. Purpose................................................................................................................. 296 B. Process ................................................................................................................. 296 C. Standard .............................................................................................................. 296 D. Required Findings ................................................................................................ 297 Compliance with Design Standards ....................................................................... 297
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11-04-010.
Assured Water Supply.................................................................................297
1. 2. 3. 4.
Applicability ............................................................................................................... 297 Exemption ................................................................................................................... 298 Designated Water Provider ...................................................................................... 298 Elements of Demonstrating Assured Water Supply ............................................... 298 A. Physical and Legal Water Availability .............................................................. 298 B. Adequate Delivery ............................................................................................. 298 C. Financial Capability ............................................................................................ 299 D. Continuous Water Availability ........................................................................... 299 E. Water Quality ...................................................................................................... 299 F. Compliance with GMD, CGA, GMA, ARD Standards .................................... 299 Proof of Assured Water Supply Required ................................................................ 299 Representations ......................................................................................................... 299 Certification and Required Recertification ............................................................ 300 A. By the Designated Water Provider ................................................................... 300 B. By the Applicant ................................................................................................. 300
5. 6. 7.
11-04-011.
Exterior Lighting ...........................................................................................300
1. 2. 3. 4.
Purpose ....................................................................................................................... 300 Applicability ............................................................................................................... 300 Prohibited Lighting ..................................................................................................... 301 General Standards .................................................................................................... 301 A. Lighting Types and Efficiency ............................................................................ 301 B. Shielding ............................................................................................................... 301 C. Light Trespass ....................................................................................................... 302 D. Reduced Lighting During Evening Hours .......................................................... 302 E. Maintenance ....................................................................................................... 302 F. Parking Lots or Areas........................................................................................... 303 G. Canopy Lighting ................................................................................................. 303 H. Pedestrian-Scaled Lighting ................................................................................ 303 I. Lighting Within Planter Islands and Landscape Buffers .................................. 303 Alternative Compliance ........................................................................................... 303 A. Purpose................................................................................................................. 303 B. Process ................................................................................................................. 303 C. Required Findings ................................................................................................ 304 Historic Street Lights ................................................................................................... 304 A. Applicability ......................................................................................................... 304 B. General Standards.............................................................................................. 307 C. Exceptions to General Standards ..................................................................... 308 D. Installation ............................................................................................................ 310
5.
6.
11-04-012.
Signs .............................................................................................................310
1. 2. 3. 4.
Purpose ....................................................................................................................... 310 Applicability ............................................................................................................... 311 Prohibited Signs .......................................................................................................... 311 Signs Not Requiring a Permit .................................................................................... 312 A. General Signs ....................................................................................................... 312 B. Temporary Signs .................................................................................................. 312 Signs Requiring a Permit ............................................................................................ 313
5.
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6.
7.
8. 9.
10.
General Sign Standards ............................................................................................ 313 A. Sign Measurement .............................................................................................. 313 B. Design ................................................................................................................... 314 C. Traffic Visibility ...................................................................................................... 314 D. Adjacent to Residential Zones .......................................................................... 314 E. Street Trees ........................................................................................................... 314 F. Maintenance and Repair .................................................................................. 314 On-Premise Signs ....................................................................................................... 315 A. Accessory On-Premise Signs .............................................................................. 315 B. Temporary Signs .................................................................................................. 320 Alternative Sign Plan ................................................................................................. 320 Off-Premise Signs ....................................................................................................... 321 A. Off-Site Identification .......................................................................................... 321 B. Poster Panel and Bulletin Panel Off-Premise Signs (Billboards) ...................... 321 Special Sign Districts .................................................................................................. 322 A. Capitol Boulevard Sign Standards .................................................................... 322
11-04-013.
Operations and Maintenance ...................................................................323
1. 2. 3. 4. 5. 6. 7. 8.
Landscaping, Buffering, and Screening Maintenance ........................................ 323 Exterior Lighting .......................................................................................................... 324 Signs............................................................................................................................. 324 Noise............................................................................................................................ 324 Glare, Heat, Smoke, Fumes, Radiation, and Odors .............................................. 324 Vibration ..................................................................................................................... 324 Hazardous Materials .................................................................................................. 324 Waste Materials ......................................................................................................... 325
Chapter 11-05 Administration and Procedures ..................................................................326 11-05-01. Purpose.................................................................................................................326 11-05-02. Summary Table of Review and Decision-Making Procedures ........................326 11-05-03. Review and Decision-Making Bodies ................................................................330 1. 2.
3.
4.
5.
Purpose ....................................................................................................................... 330 City Council ................................................................................................................ 330 A. Duties, Jurisdiction, and Authority ..................................................................... 330 B. Membership ......................................................................................................... 331 C. Procedures ........................................................................................................... 331 Planning and Zoning Commission ........................................................................... 332 A. Duties, Jurisdiction, and Authority ..................................................................... 332 B. Membership ......................................................................................................... 332 C. Procedures ........................................................................................................... 333 Design Review Commission ...................................................................................... 333 A. Duties, Jurisdiction, and Authority ..................................................................... 333 B. Limitations ............................................................................................................ 334 C. Membership ......................................................................................................... 334 D. Procedures ........................................................................................................... 334 Historic Preservation Commission ............................................................................ 335 A. Duties, Jurisdiction, and Authority ..................................................................... 335 B. Membership ......................................................................................................... 335
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6.
7.
8. 9.
C. Procedures ........................................................................................................... 336 Hearing Examiner ...................................................................................................... 336 A. Duties, Jurisdiction, and Authority ..................................................................... 336 B. Qualifications ....................................................................................................... 336 C. Procedures ........................................................................................................... 336 Planning Director ....................................................................................................... 336 A. Duties, Jurisdiction, and Authority ..................................................................... 337 B. Qualifications ....................................................................................................... 337 Floodplain Administrator ........................................................................................... 338 A. Duties, Jurisdiction, and Authority ..................................................................... 338 City Engineer .............................................................................................................. 340 A. Duties, Jurisdiction, and Authority ..................................................................... 340
11-05-04. Common Procedures ..........................................................................................340 1. 2.
3.
4.
5.
6.
7.
General ....................................................................................................................... 340 Four Paths for Review and Approval ...................................................................... 340 A. Type 1 - Ministerial Decisions .............................................................................. 340 B. Type 2 - Planning Director Decisions ................................................................. 341 C. Type 3 - Appointed Body Decisions .................................................................. 341 D. Type 4 - City Council Decisions ......................................................................... 341 Pre-Submittal Activities .............................................................................................. 341 A. Concept Review ................................................................................................. 342 B. Neighborhood Meeting ..................................................................................... 342 C. Interdepartmental Review ................................................................................. 344 Application Submittal and Processing .................................................................... 345 A. Application Submittal and Fees ........................................................................ 345 B. Application Processing ....................................................................................... 345 C. Concurrent Permit Processing ........................................................................... 346 D. Mediation ............................................................................................................. 346 Scheduling and Notice of Public Hearing .............................................................. 348 A. Notice ................................................................................................................... 348 B. Public Hearing Procedure and Conduct ......................................................... 350 Decision ...................................................................................................................... 354 A. Decision ................................................................................................................ 354 B. Period of Validity ................................................................................................. 358 C. Regulatory Takings Analysis ............................................................................... 360 Post-Decision Actions and Limitations ..................................................................... 361 A. Appeals ................................................................................................................ 361 B. Modifications of Approvals ................................................................................ 365
11-05-05. Specific Procedures ............................................................................................368 1.
2.
Type 1 Ministerial Decisions....................................................................................... 368 A. Hillside Development Permit - Category 2 ....................................................... 368 B. Home Occupation Permit for Family Daycare Home .................................... 369 C. Record of Survey ................................................................................................. 369 D. Sign Permit for On-Premise Sign ......................................................................... 370 E. Temporary Sign Permit ........................................................................................ 371 F. Temporary Use Permit ......................................................................................... 372 G. Zoning Compliance Review .............................................................................. 372 Type 2 Administrative Decisions ............................................................................... 373
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3.
4.
A. Allowed Use With Allowed Form ....................................................................... 373 B. Alternative Sign Plan ........................................................................................... 374 C. Certificate of Appropriateness - Minor ............................................................. 374 D. Conditional Use - Minor Expansion ................................................................... 376 E. Design Review - Minor ........................................................................................ 377 F. Floodplain Permit ................................................................................................ 379 G. Legal Nonconformity - Confirmation, Change, or Minor Expansion ............ 380 H. Planned Unit Development Modification - Minor ........................................... 382 I. Reasonable Accommodation for Accessibility .............................................. 382 J. Residential Small Lot Approval - Minor ............................................................. 383 K. River System Permit - Minor ................................................................................ 384 L. Zoning Certificate ............................................................................................... 386 Type 3 Decisions by an Appointed Body................................................................ 387 A. Allowed Use with Alternative Form ................................................................... 387 B. Certificate of Appropriateness - Major ............................................................ 388 C. Conditional Use Permit - Initial Approval or Major Expansion........................ 393 D. Design Review - Major ........................................................................................ 396 E. Floodplain Variance ........................................................................................... 399 F. Hillside Development Permit - Category 3 ....................................................... 401 G. Legal Nonconformity - Major Expansion .......................................................... 402 H. Planned Unit Development Modification - Major ........................................... 403 I. Reclassification of Historic Resource................................................................. 404 J. Residential Small Lot Approval - Major ............................................................. 405 K. River System Permit - Major ................................................................................ 406 L. Variance .............................................................................................................. 407 Type 4 Major Decisions by City Council .................................................................. 409 A. Annexation of Land and Related Zoning Map Amendment ........................ 409 B. Code Adoption or Amendment ....................................................................... 414 C. Comprehensive Plan Adoption or Amendment ............................................. 416 D. Development Agreement or Modification ...................................................... 417 E. Major Historic Preservation Actions ................................................................... 419 F. Subdivision Plat - Preliminary .............................................................................. 427 G. Subdivision Plat - Final ......................................................................................... 429 H. Subdivision Plat – Replat..................................................................................... 430 I. Zoning Map Amendment (Rezoning, including Planned Unit Development) ............................................................................................................................... 432
11-05-06. Nonconformities ..................................................................................................435 1. 2. 3. 4. 5. 6. 7. 8. 9.
Legal Nonconforming Uses, Parcels, and Structures ............................................. 435 Determination of Legal Nonconforming Status ..................................................... 435 Legal Nonconforming Parcels ................................................................................. 435 Legal Nonconforming Structures ............................................................................. 435 Legal Nonconforming Uses ...................................................................................... 436 Legal Nonconforming Signs ..................................................................................... 436 Legal Nonconforming Site Features ........................................................................ 437 Discontinuance of Use, Building, or Sign ................................................................. 437 Destruction by Calamity ........................................................................................... 437
11-05-07. Violations, Enforcement, and Penalties .............................................................437 1.
Authority ..................................................................................................................... 437
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2.
3.
4.
5.
Violation ...................................................................................................................... 438 A. General ................................................................................................................ 438 B. Affordability Incentives ....................................................................................... 438 Inspection And Enforcement ................................................................................... 439 A. General ................................................................................................................ 439 B. Inspections ........................................................................................................... 439 C. Withholding of Permits and Approvals ............................................................. 439 D. Abatement .......................................................................................................... 439 Remedies And Penalties ........................................................................................... 440 A. General Penalties................................................................................................ 440 B. Affordability Incentive Penalties ....................................................................... 440 C. Revocation of Permits and Certificates ........................................................... 440 Required Property Maintenance ............................................................................. 441 A. Purpose................................................................................................................. 441 B. General ................................................................................................................ 441 C. Restoration of a Damaged or Dilapidated Building or Completion of an Unfinished Building .............................................................................................. 441 D. Due Process Hearing .......................................................................................... 441 E. Notice ................................................................................................................... 442 F. Required Findings ................................................................................................ 442 G. Restoration and Demolition ............................................................................... 442
Chapter 11-06 Definitions .....................................................................................................443 11-06-01. Meanings of Words Generally ............................................................................443 1.
2.
General Rules ............................................................................................................. 443 A. Meanings and Intent .......................................................................................... 443 B. Headings, Illustrations, And Text ........................................................................ 443 C. Lists and Examples .............................................................................................. 443 D. Computation of Time ......................................................................................... 443 E. References to Other Regulations/Publications ............................................... 443 F. Delegation of Authority ...................................................................................... 443 G. Technical and Non-Technical Terms ................................................................ 443 H. Public Officials and Agencies ........................................................................... 443 I. Mandatory and Discretionary Terms ................................................................ 444 J. Conjunctions ........................................................................................................ 444 K. Tenses and Plurals ............................................................................................... 444 Interpretations ............................................................................................................ 444
11-06-02. Rules of Measurement.........................................................................................444 1. 2.
3.
Density......................................................................................................................... 444 Fractions ..................................................................................................................... 444 A. Off-Street Parking, Loading, or Vehicle Stacking ............................................ 444 B. Landscaping ........................................................................................................ 444 Lot and Building Standards ...................................................................................... 444 A. Buildable Area ..................................................................................................... 444 B. Effective Lot Area ............................................................................................... 444 C. Floor Area, Gross ................................................................................................. 445 D. Floor Area, Net Leasable ................................................................................... 445 E. Floor Area Ratio (FAR) ........................................................................................ 445
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4.
5.
F. Grade ................................................................................................................... 445 G. Grade, Established .............................................................................................. 445 H. Lot Area ................................................................................................................ 445 I. Lot Coverage ...................................................................................................... 445 J. Lot Depth ............................................................................................................. 445 K. Lot Width (Average) ........................................................................................... 445 L. Non-buildable Area ............................................................................................ 446 M. Open Space ........................................................................................................ 447 N. Percent Slope ...................................................................................................... 447 O. Story ...................................................................................................................... 447 P. Story Above Grade Plane .................................................................................. 447 Height .......................................................................................................................... 447 A. Building Height..................................................................................................... 447 B. Fence Height ....................................................................................................... 447 C. Retaining Wall Height ......................................................................................... 447 Setbacks ..................................................................................................................... 448 A. Definitions ............................................................................................................. 448 B. Measurement ...................................................................................................... 448
11-06-03. Definitions .............................................................................................................450 A B C D E F G H I J K L M N O P Q R S T U V W X Y Z
450 455 461 465 469 470 480 480 486 487 488 488 492 493 494 496 500 501 503 513 514 515 516 518 519 519
Chapter 11-07 Adopted Specific Plans...............................................................................520 11-07-01. Harris Ranch .........................................................................................................520 Boise Zoning Code Rewrite Adoption Draft
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1.
2. 3. 4.
5.
6. 7. 8.
9.
Interpretation of District ............................................................................................ 520 A. Specific Plan District Established ....................................................................... 520 B. Boundary of Specific Plan District Established ................................................. 520 C. Interpretation of District Boundaries ................................................................. 520 Purpose ....................................................................................................................... 520 Conformity Required ................................................................................................. 520 Administration ............................................................................................................ 521 A. Harris Ranch Review Board ................................................................................ 521 B. Planning Director................................................................................................. 521 C. Design Review Commission ............................................................................... 521 D. Planning and Zoning Commission ..................................................................... 521 E. City Council ......................................................................................................... 521 F. Annual Review .................................................................................................... 522 Administrative Review - Use ..................................................................................... 522 A. Uses Specified Within the Harris Ranch Specific Plan ..................................... 522 B. Uses Not Specified Within the Harris Ranch Specific Plan .............................. 523 C. Application .......................................................................................................... 524 D. Fees ....................................................................................................................... 525 E. Review Period ...................................................................................................... 525 F. Term ...................................................................................................................... 525 G. Revocation .......................................................................................................... 525 Administrative Review-Design .................................................................................. 525 Hearing Process ......................................................................................................... 527 A. Procedure Before the Review Body ................................................................. 527 General and Specific Use Standards ...................................................................... 527 A. Purpose................................................................................................................. 527 B. General Standards.............................................................................................. 528 C. Specific Use Standards ....................................................................................... 530 Parking Standards - General .................................................................................... 543 A. Purpose................................................................................................................. 543 B. Use ........................................................................................................................ 544 C. Fractional Requirements .................................................................................... 544 D. Reduction of Parking Requirements (Single Use) ............................................ 544 E. Distance for Private Off-Street Parking When Off-Site .................................... 545 F. Restricted Parking ............................................................................................... 546 G. Compact Spaces ............................................................................................... 546 H. Tandem Parking .................................................................................................. 546 I. Drive-Through Facilities ....................................................................................... 546 J. Access to Parking................................................................................................ 546 K. Bicycle Parking .................................................................................................... 547 L. Parking Garage Screening ................................................................................ 547 M. Accessible Parking Spaces ................................................................................ 547 N. Exceptions ............................................................................................................ 547 O. Dimensions ........................................................................................................... 548 P. Design ................................................................................................................... 548 Q. Location ............................................................................................................... 548 R. Common Facilities for Joint and Mixed Uses ................................................... 548 S. Public and Private Parking Areas ...................................................................... 549 T. Parking Lot and Service Drive Improvements.................................................. 552
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10.
U. Short Term Parking............................................................................................... 555 V. Loading Requirements ....................................................................................... 555 W. Temporary Parking Lots ...................................................................................... 556 Sign Standards ........................................................................................................... 557 A. Purpose................................................................................................................. 557 B. General Provisions and Requirement ............................................................... 557 C. Sign Orientation ................................................................................................... 558 D. Sign Area .............................................................................................................. 558 E. Street Address ...................................................................................................... 558 F. Blanketing of Signs .............................................................................................. 558 G. Signs Adjacent to Predominantly Residential Areas ....................................... 558 H. Signs in Areas Where a Use Exception Has Been Approved ......................... 558 I. Gateway Streets ................................................................................................. 558 J. Special Sign District ............................................................................................. 558 K. Sign Maintenance and Repair .......................................................................... 559 L. Abandoned Signs ............................................................................................... 559 M. Clear Vision Triangles .......................................................................................... 559 N. Further Regulation of Particular Sign Types ...................................................... 562 O. Signs for Which a Permit Is Not Required .......................................................... 564 P. Nonconforming Signs ......................................................................................... 566 Q. Prohibited Signs ................................................................................................... 567
11-07-02. Barber Valley .......................................................................................................568 1. 2.
3.
4. 5.
6.
Applicability of Ordinance ....................................................................................... 568 Interpretation of Districts ........................................................................................... 568 A. Sub-Districts Established ...................................................................................... 568 B. District Boundaries ............................................................................................... 568 Conformity Required ................................................................................................. 568 A. General ................................................................................................................ 568 B. Purpose of SP02-LR Sub-District .......................................................................... 568 C. Purpose of SP02-MR Sub-District ........................................................................ 569 D. Purpose of SP02-HR Sub-District ......................................................................... 569 E. Purpose of SP02-OMR Sub-District ..................................................................... 569 F. Purpose of SP02-OC Sub-District........................................................................ 569 G. Purpose of SP02-P Sub-District............................................................................ 569 H. Design Review ..................................................................................................... 569 I. Allowed Uses ........................................................................................................ 570 J. Lot and Structure Dimensions ............................................................................ 575 K. Property Development Standards .................................................................... 576 Off-Street Parking and Loading Requirements ...................................................... 577 Administrative Provisions ........................................................................................... 577 A. Plat Approval Criteria ......................................................................................... 577 B. Annexation into SP02 District ............................................................................. 577 C. Amendments ....................................................................................................... 577 D. Exceptions ............................................................................................................ 577 E. Periodic Review ................................................................................................... 578 Definitions ................................................................................................................... 578 A. Assisted Living Apartment .................................................................................. 578 B. Barber Valley Specific Plan Zoning Ordinance ............................................... 578
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C. Barber Valley Specific Plan ................................................................................ 578 D. Barber Valley Specific Plan Applicant ............................................................. 578 E. Barber Valley Specific Plan District ................................................................... 578 F. Continuing Care Retirement Community ........................................................ 579 G. Memory Care Facility ......................................................................................... 579 H. Skilled Nursing Facility ......................................................................................... 579
11-07-03. Syringa Valley ......................................................................................................583 1. 2.
3.
4.
5.
Applicability of Ordinance ....................................................................................... 583 Interpretation of Districts: .......................................................................................... 583 A. Sub-Districts Established ...................................................................................... 583 B. District Boundaries ............................................................................................... 583 Conformity Required ................................................................................................. 583 A. General ................................................................................................................ 583 B. Purpose of the Low-Density Residential (LR) Sub-District ................................ 583 C. Purpose of the Medium-Density (MR) Sub-District ........................................... 584 D. Purpose of the Village Center (VC) Sub-District .............................................. 584 E. Purpose of the Commercial/Business Campus (CB) Sub-District .................. 584 F. Purpose of the Industrial (IND) Sub-District ....................................................... 584 G. Residential District Standards ............................................................................. 584 H. Allowed Uses ........................................................................................................ 585 I. Lot and Structure Dimensions ............................................................................ 588 J. Property Development Standards .................................................................... 589 K. Design Review ..................................................................................................... 589 Off-Street Parking and Loading Requirements ...................................................... 590 A. Plat Approval Criteria ......................................................................................... 590 B. Annexation Into SP-03 Syringa Valley Specific Plan District ........................... 591 C. Amendments ....................................................................................................... 591 D. Exceptions ............................................................................................................ 591 E. Periodic Review ................................................................................................... 591 Definitions ................................................................................................................... 592 A. Syringa Valley Specific Plan Zoning Ordinance .............................................. 592 B. Syringa Valley Specific Plan ............................................................................... 592 C. Syringa Valley Specific Plan Applicant ............................................................ 592 D. Syringa Valley Specific Plan District .................................................................. 592 E. Boise City Code ................................................................................................... 592 F. Gross Acres .......................................................................................................... 592 G. Continuing Care Retirement Community ........................................................ 592 H. Memory Care Facility ......................................................................................... 592 I. Skilled Nursing Facility ......................................................................................... 592
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Chapter 11-01 General Provisions 11-01-01. 1.
Title and Authority
Title This Code shall be known as the "Boise Zoning Code" and is referred to in this document as the “Code."
2.
Authority This Code is adopted under the authority for the Local Land Use Planning Act (LLUPA) established in Title 67, Chapter 65, of the Idaho State Statutes including, but not limited to §676520 ("the Local Land Use Planning Act"); Plats and Vacations established in Title 50, Chapter 13; and Preservation of Historic Sites established in Title 67, Chapter 46.
11-01-02.
Effective Date
This Code shall become effective on ______. All references in this Code to the “Effective Date of this Code” or to the “Effective Date” shall refer to that date unless otherwise stated.
11-01-03.
Purpose
This purpose of this Code is to: 1.
Promote the public health, safety, and general welfare of present and future residents;
2.
Bring about coordinated and efficient development that encourages affordable and fair housing, stimulates economic opportunity, and promotes diverse, inclusive communities with a variety of housing choices for residents;
3.
Preserve and enhance natural resources, promote the use of environmentally friendly development practices, and promote energy conservation and alternative energy production;
4.
Protect the character of residential, institutional, business, employment, and natural areas;
5.
Achieve an integrated approach to land use and transportation to provide a safe, efficient, equitable transportation system for pedestrians, bicyclists, transit, and vehicles;
6.
Emphasize the importance of high-quality urban design in the built environment; and
7.
Protect the City’s historic resources and support the development of public spaces that promote community interactions, gatherings, and cultural events.
11-01-04. 1.
2.
Applicability
Uniform Applicability A.
It shall be unlawful to use any building, structure, or land or to erect, move, structurally alter, convert, extend, or enlarge any building or other structure except in conformity with the requirements established in the base zoning district, and in any applicable overlay zoning district, in which the structure, building, land, or use is located and in compliance with all applicable provisions of this Code.
B.
In addition to complying with all applicable provisions of this Code, no property shall be allowed to maintain an attractive nuisance or public nuisance at any time.
Public Services Excepted This Code shall not limit or interfere with the temporary use of any property as a public voting place, or with the construction, installation, or operation of the following by any public agency
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Chapter 11-01 General Provisions Section 11-01-05. Area of City Impact 11-01-05.1 Area of City Impact Boundary Map
or private corporation, when such construction is otherwise in conformity with all federal, state, county, and city regulations: A.
Public street or highway.
B.
Poles, towers, wires, cables, conduits, vaults, laterals, pipes, mains, wells, valves, or any other similar distributing and transmitting equipment for telephone or other communications; electric power, gas, water, and sewer lines, provided that the installation shall conform when applicable with the rules and regulations of any federal or state commissions and agencies, or any other authorities having jurisdiction and subject to other city ordinance provisions, rules, and regulations; except that poles, towers, or similar installations of a height of 85 feet or greater are subject to the standards in Section 11-0303.5.I, Utility Facility, Minor. Electrical substations are considered a major utility facility and are subject to the requirements of this Code.
C.
Railroad right-of-way, excluding yards and stations.
D.
Incidental appurtenances to any of the above.
11-01-05. 1.
Area of City Impact
Area of City Impact Boundary Map The Area of City Impact is the area designated on the Boise City Area of City Impact Boundary Map as amended, incorporated in this Code by reference. Copies are available for inspection at the Planning and Development Services Department and on the City‘s website.
2.
Annexation Area Boise City shall limit its annexation to those lands within its Area of City Impact. If Boise City wishes to annex lands outside of its Area of City Impact, it shall renegotiate its Area of City Impact Boundary with Ada County in accord with Idaho Code 67-6526(d) unless renegotiation is not required pursuant to Idaho Code 50-222, Annexation by Cities, Category A.
3.
Applicable Plan Policies and Ordinances A.
The adopted Comprehensive Plan shall apply within the unincorporated part of the Boise Area of City Impact.
B.
The Zoning Ordinance set forth in Title 8 of the Ada County Code shall be used to implement the Comprehensive Plan within the Area of City Impact. All land use applications shall also comply with the provisions of this Chapter.
C.
The Boise City Uniform Street and Address Number Ordinance set forth in Section 7-4-1 of the Boise City Code shall apply to all property within the Area of City Impact. Street names and addresses shall be assigned by Boise City. Existing street names and addresses in the Area of City Impact, not in compliance with the Boise City Uniform Street and Address Number Ordinance at the time this Section goes into effect, shall not be changed until address changes are necessary for address continuity.
D.
The Boise City Impact Fee Ordinance set forth in Title 9, Chapter 2 of the Boise City Code shall be applicable within the Area of City Impact in accordance with the Agreement for the Collection of Boise City Park Impact Fees for Development in the Boise City Area of City Impact. Development of parks by Boise City within the Area of Impact shall be subject to
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Chapter 11-01 General Provisions Section 11-01-06. Relationship to Other Laws and Regulations 11-01-05.4 Coordination of Plan Amendments, Code Amendments, and Zoning Applications
the provisions of the agreement, adopted by Boise City and Ada County, and made a part of this Code by this reference.
4.
5.
Coordination of Plan Amendments, Code Amendments, and Zoning Applications A.
At least 30 days prior to a Planning and Zoning Commission (PZC) hearing, all County and City amendments to their respective Comprehensive Plans and Zoning Ordinances that apply within the Boise City Area of City Impact shall be sent by the entity considering such amendment to the other entity. The City shall send all Code Amendments to the County.
B.
At least 30 days prior to any public hearing, all County applications for subdivisions, rezones, and conditional use permits within the Boise City Area of City Impact shall be sent to Boise City. Written comments and recommendations shall be sent to Ada County no later than 24 days after the referral is received. The City Council may direct that the PZC or staff review and comment on such applications.
C.
Applications for Subdivisions and Zoning Map Amendments within the Boise Area of Impact shall occur as a result of a request for annexation to Boise City; however, Ada County may consider such applications in those exceptions where annexation is not approved by Boise City or where the parcel on which such application is filed is not contiguous to Boise City and therefore cannot be annexed.
Renegotiation A.
In accordance with Idaho Code 67-6526(d), the Boise City Council or the Board of Ada County Commissioners may request to renegotiate any provision of this Section 11-0105.5. Within 30 days of receipt of such written requests by each part, a meeting between the two jurisdictions shall occur.
B.
While renegotiation is occurring, the provisions of this Section shall remain in effect until this Chapter is amended or a substitute ordinance is adopted by Boise City and Ada County, in accordance with the notice and hearing procedures provided in Ada County and Idaho Codes, or until a declaratory judgment from the District Court is final. However, this Section or stipulated portions of this Section shall be of no further force and effect if both jurisdictions so agree by mutually adopted resolution.
11-01-06. 1.
2.
Relationship to Other Laws and Regulations
Other Laws A.
All of the provisions of this Code shall be liberally construed in favor of the governing body and shall not be deemed to limit or repeal any other powers granted under state statutes. Where this Code imposes greater restrictions than that imposed by other law or by private restrictions, this Code shall prevail.
B.
The stricter provisions of the Boise Air Terminal regulations, Central District Health, and other regulating ordinances or codes shall apply in the enforcement of this Code.
Most Restrictive Regulations Govern A.
Wherever the regulations of this Code require a greater width or size of building setbacks, are more restrictive as to height of building or permit a lower number of stories, require a greater percentage of lot to be left unoccupied, or impose standards that are more
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Chapter 11-01 General Provisions Section 11-01-07. Relationship to City Policies and Best Practices 11-01-06.2 Most Restrictive Regulations Govern
restrictive than are required by any other City ordinance or regulation, the provisions of this Code shall apply. B.
Notwithstanding Subsection 1., above, in the case of a conflict between the standards in an overlay district and another provision of this Code, the provisions of the overlay district shall apply.
C.
Wherever the provisions of any other City ordinance or regulation require a greater width or size of building setbacks, are more restrictive as to the height of buildings or permit a lower number of stories, require a greater percentage of lot to be left unoccupied, or impose other standards that are more restrictive than are required by the regulations contained in this Code, the provisions of such ordinance or regulation shall apply.
11-01-07.
Relationship to City Policies and Best Practices
The City maintains a repository of adopted policies and best practices. These policies and practices may be used to supplement the interpretation of this Code when they are not inconsistent with the provisions of this Code or other adopted city, state, or federal laws or regulations.
11-01-08.
Relationship to Private Covenants
This Code is not intended to impair or interfere with other regulations of private restrictions on the use of land improvements and structures. The provisions of this Code shall be in addition to, and shall not be deemed to repeal, abrogate, or impair any other ordinance, regulation, easement, covenant, or deed restriction. Where this Code imposes greater restrictions than that imposed by private restrictions, this Code shall prevail. The City shall not have any obligation to enforce any private covenant or agreement unless it is a party to the covenant or agreement; if the City is a party to the covenant or agreement, enforcement shall be at the discretion of the City.
11-01-09.
Transition from Prior Zoning Code
1.
The enactment of this Code shall not terminate or otherwise affect rights, Variances, permits, and approvals acquired or authorized under prior Code.
2.
Except as stated in Subsection 3., where any development permit or approval required by this Code and any Building Permit required by the City has been issued for the construction of a building or structure, and for an authorized use and occupancy of that use, in accordance with the law prior to the Effective Date, the building or structure may be completed in conformance with the approved plans and on the basis for which the development permit or approval and/or Building Permit had been issued, provided construction of the building or structure is commenced within 60 days of the effective date of the Building Permit and diligently pursued to completion.
3.
Applicants that have a valid pre-application meeting case number prior to the Effective Date of this Code but have not submitted a complete application prior to the Effective Date shall be subject to the terms and conditions of this Code. Upon showing an undue hardship, an applicant may be allowed by the Planning and Zoning Commission to process such applications under the terms and conditions of the previous Code.
11-01-010.
Severability
Each section, clause, and provision of this Code is declared severable. If a court of competent jurisdiction declares that any section, clause, or provision of this Code is invalid, the same shall not affect the validity
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Chapter 11-01 General Provisions Section 11-01-010. Severability 11-01-06.2 Most Restrictive Regulations Govern
of the remainder of this Code as a whole, or any other part of this Code, or the application of the provisions to other persons or circumstances, and the remainder shall continue in full force and effect.
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Chapter 11-02 Zoning Districts 11-02-01. 1.
Zoning Districts Established
Summary Table of Zoning Districts The incorporated area of Boise City is divided into the zoning districts shown in Table 11-02.1, below.
TABLE 11-02.1: BOISE ZONING DISTRICTS RESIDENTIAL DISTRICTS
OVERLAY DISTRICTS
R-1A Residential: Large Lot
CHARACTER OVERLAY DISTRICTS
R-1B Residential: Suburban
HC-O Hyde Park Character Overlay
R-1C Residential: Traditional
NC-O Near North End Character Overlay
R-2 Residential: Compact
NEIGHBORHOOD OVERLAY DISTRICTS
R-3 Residential: Urban
BC-O Big Sky Overlay
MIXED-USE DISTRICTS
SC-O Sycamore Overlay
MX-1 Mixed Use: Neighborhood
DESIGN REVIEW OVERLAY DISTRICTS
MX-2 Mixed Use: General
CD-O Capitol Boulevard Design Overlay
MX-3 Mixed Use: Active
HD-O Historic Design Overlay
MX-4 Mixed Use: Transit Oriented Development (TOD) Node
SENSITIVE LANDS OVERLAY DISTRICTS
MX-5 Mixed Use: Downtown
AI-O Airport Influence Area Overlay
MX-U Mixed Use: University
BR-O Boise River System Overlay
INDUSTRIAL DISTRICTS
FP-O Flood Protection Overlay
I-1 Industrial: Light
HS-O Hillside Development Overlay WUI-O Wildland Urban Interface
I-2 Industrial: Heavy
SPECIFIC PLAN DISTRICTS
I-3 Industrial: Technology
SP-1 Harris Ranch Specific Plan District
OPEN LAND DISTRICTS
SP-2 Barber Valley Specific Plan District
A-1 Open Land Very Low Density
SP-3 Syringa Valley Specific Plan District
A-2 Open Land Reserve
2.
Official Zoning Map A.
Incorporation of Map (1) The location and boundaries of zoning districts are shown upon the Official Zoning Map for Boise City. (2) The Official Zoning Map shall be maintained by and copies will be obtained through the Planning and Development Services Department and shall be made available for review and inspection. A digital version of the Official Zoning Map will be made available through the City’s website.
B.
Rules for Interpretation of Boundaries Wherever any uncertainty exists as to the boundary of a district, the following rules shall apply:
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Chapter 11-02 Zoning Districts Section 11-02-01. Zoning Districts Established 11-02-01.3 Organization of this Chapter
(1) Where any boundary line is indicated as following a street, alley, waterway, railroad right-of-way or public way, it shall be construed as following the centerline thereof. (2) Where a boundary line is indicated as approximately following a lot line/property line, such lot line/property line shall be construed to be the boundary line. C.
Amendments to the Official Zoning Map Changes to the boundaries of any zoning district require an amendment to the Official Zoning Map per Section 11-05-05.4.I, Zoning Map Amendment (Rezoning, including Planned Unit Development).
3.
Organization of this Chapter A.
Base Zoning Districts (1) Content Sections 11-02-02 through 11-02-06 follow a common structure for each base zoning district in Boise. Each district includes the following: (a) A purpose statement describing the intended character of the district. (b) Chapters and sections of the Code that contain additional requirements for development in the district. (c) The basic lot and building standards that apply to development within that district such as lot size, setbacks, building height, and building form. (d) Other standards that apply to that district (as opposed to a specific use or type of development). (2) Graphics (a) Each base zoning district is accompanied by at least one graphic depicting how the lot and building standards apply to lots and building forms within the respective district. Such graphics and illustrations are intended to represent the general character of development within the district but are not intended to identify specific projects or locations within that district. (b) The graphics and illustrations are not regulatory and are not to be compared to the visual look of a proposed development. (c) The graphics do not reflect all standards from the Code that may apply to a project and are intentionally conceptual versus detailed. (d) Where an illustration is inconsistent with the respective table of lot and building standards or other text within this Code, the standards in the table and text shall apply.
B.
Overlay Districts (1) In addition to the underlying base zoning district, some lands may be designated in one or more overlay districts. Where a property is assigned an overlay district, both sets of regulations apply, with those of the overlay controlling in case of conflict. An overlay district may apply additional requirements or allow exceptions to the standard regulations of the base zoning district. Each overlay district title ends with “-O” (for overlay).
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Chapter 11-02 Zoning Districts Section 11-02-01. Zoning Districts Established 11-02-01.3 Organization of this Chapter
(2) Section 11-02-07 identifies the overlay districts and establishes the purpose and applicable standards that modify the requirements of the underlying base zoning district.
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Chapter 11-02 Zoning Districts Section 11-02-02. Residential Zoning Districts 11-02-02.1 R-1A Residential: Large Lot
11-02-02. 1.
Residential Zoning Districts
R-1A Residential: Large Lot A.
Purpose The R-1A district is intended for predominantly residential uses on large “estate” style lots that allow low-density development and preserve a character in which homes are separated by relatively large yards.
B.
Cross-References to Other Applicable Code Sections All development shall comply with all applicable sections of this Code. Cross-references to some of the key sections are provided below. TABLE 11-02.2: CROSS-REFERENCES TO OTHER APPLICABLE CODE SECTIONS CODE SECTION
SECTION REFERENCE
Use Regulations
Chapter 11-03
Lot and Building Forms and Dimensions
11-04-03
Subdivision Standards
11-04-04
Sensitive Lands
11-04-05
Building Design
11-04-06
Access and Connectivity
11-04-07
Parking and Loading
11-04-08
Landscaping, Fencing, Walls, and Screening
11-04-09
Assured Water Supply
11-04-010
Exterior Lighting
11-04-011
Signs
11-04-012
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Chapter 11-02 Zoning Districts Section 11-02-02. Residential Zoning Districts 11-02-02.1 R-1A Residential: Large Lot
C.
Dimensional Standards
The following table is a summary of the district-specific dimensional standards. Complete dimensional standards are included in Section 11-04-03, Lot and Building Forms and Dimensions.
TABLE 11-02.3: R-1A LOT AND BUILDING STANDARDS LOT STANDARDS [1] Lot Area (minimum) [2]
20,000 sf.
Lot Width (average)
75 ft.
Street Frontage (minimum)
20 ft.
Density (maximum) [2][3]
2.1 units/acre
SETBACKS (MINIMUM) A
Front Front Entry Parking/Garage
20 ft.
Remainder of Structure
15 ft.
Side Street Entry Parking/Garage
20 ft.
Remainder of Structure [4]
20 ft.
Street Side
B
Interior Side [5]
10 ft.
C
Rear
20 ft.
HEIGHT (MAXIMUM) D
Building Height
35 ft.
Notes: [1] All Residential Small Lots shall meet the standards in Section 11-04-03.4, Residential Small Lots. [2] Minimum lot area and maximum density requirements shall not apply to Accessory Dwelling Units or Duplex Dwellings.
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Chapter 11-02 Zoning Districts Section 11-02-02. Residential Zoning Districts 11-02-02.1 R-1A Residential: Large Lot
TABLE 11-02.3: R-1A LOT AND BUILDING STANDARDS [3] Maximum density requirement shall not apply to properties using incentives earned pursuant to Section 11-04-03.7.D. [4] See Section 11-06-02.5.B(4). [5] No interior side setback is required between Single-Family Attached Dwellings.
D.
Streetscape Standards All development shall comply with the following streetscape standards. The stricter provisions shall supersede any inconsistent dimensional standards in Section 11-04-07, Access and Connectivity. (1) Each frontage on a local street shall include a detached sidewalk at least five feet in width that is separated from the curb line by a minimum of eight feet when a Class II street tree is provided or 10 feet when a Class I or Class III street tree is provided. This area will accommodate a landscape buffer and street trees required by Section 11-0409.4, Street Frontage Landscaping. Class I trees are permitted only when overhead powerlines are present. (2) Each frontage on a collector or arterial street shall include a detached sidewalk at least 10 feet in width that is separated from the curb line by a minimum of eight feet when a Class II street tree is provided or 10 feet when a Class I or Class III street tree is provided. This area will accommodate a landscape buffer and street trees required by Section 11-04-09.4, Street Frontage Landscaping. Class I trees are permitted only when overhead powerlines are present.
Figure 2.1. R-1A Streetscape Standards
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Chapter 11-02 Zoning Districts Section 11-02-02. Residential Zoning Districts 11-02-02.2 R-1B Residential: Suburban
2.
R-1B Residential: Suburban A.
Purpose The R-1B district is intended to accommodate predominantly residential uses on mediumand large-sized lots as well as supportive civic and community uses.
B.
Cross-References to Other Applicable Code Sections All development shall comply with all applicable sections of this Code. Cross-references to some of the key sections are provided below. TABLE 11-02.4: CROSS-REFERENCES TO OTHER APPLICABLE CODE SECTIONS CODE SECTION
SECTION REFERENCE
Use Regulations
Chapter 11-03
Lot and Building Forms and Dimensions
11-04-03
Subdivision Standards
11-04-04
Sensitive Lands
11-04-05
Building Design
11-04-06
Access and Connectivity
11-04-07
Parking and Loading
11-04-08
Landscaping, Fencing, Walls, and Screening
11-04-09
Assured Water Supply
11-04-010
Exterior Lighting
11-04-011
Signs
11-04-012
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Chapter 11-02 Zoning Districts Section 11-02-02. Residential Zoning Districts 11-02-02.2 R-1B Residential: Suburban
C.
Dimensional Standards
The following table is a summary of the district-specific dimensional standards. Complete dimensional standards are included in Section 11-04-03, Lot and Building Forms and Dimensions.
TABLE 11-02.5: R-1B LOT AND BUILDING STANDARDS LOT STANDARDS [1] Lot Area (minimum) [2]
9,000 sf.
Lot Width (average)
50 ft.
Street Frontage (minimum)
20 ft.
Density (maximum) [2][3]
4.8 units/acre
SETBACKS (MINIMUM) A
Front Front Entry Parking/Garage
20 ft.
Remainder of Structure
15 ft.
Side Street Entry Parking/Garage
20 ft.
Remainder of Structure [4]
20 ft.
Street Side
B
Interior Side [5]
10 ft.
C
Rear
20 ft.
HEIGHT (MAXIMUM) D
Building Height
35 ft.
Notes: [1] All Residential Small Lots shall meet the standards in Section 11-04-03.4, Residential Small Lots.
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Chapter 11-02 Zoning Districts Section 11-02-02. Residential Zoning Districts 11-02-02.2 R-1B Residential: Suburban
TABLE 11-02.5: R-1B LOT AND BUILDING STANDARDS [2] Minimum lot area and maximum density requirements shall not apply to Accessory Dwelling Units or Duplex Dwellings. [3] Maximum density requirement shall not apply to properties using incentives earned pursuant to Section 11-04-03.7.D. [4] See Section 11-06-02.5.B(4). [5] No interior side setback is required between Single-Family Attached Dwellings.
D.
Streetscape Standards All development shall comply with the following streetscape standards. The stricter provisions shall supersede any inconsistent dimensional standards in Section 11-04-07, Access and Connectivity. (1) Each frontage on a local street shall include a detached sidewalk at least five feet in width that is separated from the curb line by a minimum of eight feet when a Class II street tree is provided or 10 feet when a Class I or Class III street tree is provided. This area will accommodate a landscape buffer and street trees required by Section 11-0409.4, Street Frontage Landscaping. Class I trees are permitted only when overhead powerlines are present. (2) Each frontage on a collector or arterial street shall include a detached sidewalk at least 10 feet in width that is separated from the curb line by a minimum of eight feet when a Class II street tree is provided or 10 feet when a Class I or Class III street tree is provided. This area will accommodate a landscape buffer and street trees required by Section 11-04-09.4, Street Frontage Landscaping. Class I trees are permitted only when overhead powerlines are present.
Figure 2.2. R-1B Streetscape Standards
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Chapter 11-02 Zoning Districts Section 11-02-02. Residential Zoning Districts 11-02-02.3 R-1C Residential: Traditional
3.
R-1C Residential: Traditional A.
Purpose The R-1C district is intended to provide predominantly residential uses on smaller-sized lots as well as supportive civic and community uses.
B.
Cross-References to Other Applicable Code Sections All development shall comply with all applicable sections of this Code. Cross-references to some of the key sections are provided below. TABLE 11-02.6: CROSS-REFERENCES TO OTHER APPLICABLE CODE SECTIONS CODE SECTION
SECTION REFERENCE
Use Regulations
Chapter 11-03
Lot and Building Forms and Dimensions
11-04-03
Subdivision Standards
11-04-04
Sensitive Lands
11-04-05
Building Design
11-04-06
Access and Connectivity
11-04-07
Parking and Loading
11-04-08
Landscaping, Fencing, Walls, and Screening
11-04-09
Assured Water Supply
11-04-010
Exterior Lighting
11-04-011
Signs
11-04-012
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Chapter 11-02 Zoning Districts Section 11-02-02. Residential Zoning Districts 11-02-02.3 R-1C Residential: Traditional
C.
Dimensional Standards
The following table is a summary of the district-specific dimensional standards. Complete dimensional standards are included in Section 11-04-03, Lot and Building Forms and Dimensions.
TABLE 11-02.7: R-1C LOT AND BUILDING STANDARDS LOT STANDARDS [1] Lot Area (minimum) [2]
3,500 sf.
Lot Width (average)
25 ft.
Street Frontage (minimum)
20 ft.
Density (maximum) [2][3]
12.4 units/acre
SETBACKS (MINIMUM) A
Front Front Entry Parking/Garage
20 ft.
Remainder of Structure
15 ft.
Side Street Entry Parking/Garage
20 ft.
Remainder of Structure
15 ft.
Street Side
B
Interior Side [4]
C
Rear
5 ft. or 10 ft. [5] 15 ft.
HEIGHT (MAXIMUM) D
Building Height
3 stories, not to exceed 40 ft.
Notes:
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Chapter 11-02 Zoning Districts Section 11-02-02. Residential Zoning Districts 11-02-02.3 R-1C Residential: Traditional
TABLE 11-02.7: R-1C LOT AND BUILDING STANDARDS [1] All Residential Small Lots shall meet the standards in Section 11-04-03.4, Residential Small Lots. [2] Minimum lot area and maximum density requirements shall not apply to Accessory Dwelling Units or Duplex Dwellings. [3] Maximum density requirement shall not apply to properties using incentives earned pursuant to Section 11-04-03.7.D. [4] No interior side setback is required between Single-Family Attached Dwellings. [5] For the third story of a building when abutting a single-story building.
D.
Streetscape Standards All development shall comply with the following streetscape standards. The stricter provisions shall supersede any inconsistent dimensional standards in Section 11-04-07, Access and Connectivity. (1) Each frontage on a local street shall include a detached sidewalk at least five feet in width that is separated from the curb line by a minimum of eight feet when a Class II street tree is provided or 10 feet when a Class I or Class III street tree is provided. This area will accommodate a landscape buffer and street trees required by Section 11-0409.4, Street Frontage Landscaping. Class I trees are permitted only when overhead powerlines are present. (2) Each frontage on a collector or arterial street shall include a detached sidewalk at least 10 feet in width that is separated from the curb line by a minimum of eight feet when a Class II street tree is provided or 10 feet when a Class I or Class III street tree is provided. This area will accommodate a landscape buffer and street trees required by Section 11-04-09.4, Street Frontage Landscaping. Class I trees are permitted only when overhead powerlines are present.
Figure 2.3. R-1C Streetscape Standards
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Chapter 11-02 Zoning Districts Section 11-02-02. Residential Zoning Districts 11-02-02.4 R-2 Residential: Compact
4.
R-2 Residential: Compact A.
Purpose The R-2 district is intended to provide a flexible mix of compact detached, attached, and Multiple-Family housing as well as civic, community, and limited commercial uses.
B.
Cross-References to Other Applicable Code Sections All development shall comply with all applicable sections of this Code. Cross-references to some of the key sections are provided below. TABLE 11-02.8: CROSS-REFERENCES TO OTHER APPLICABLE CODE SECTIONS CODE SECTION
SECTION REFERENCE
Use Regulations
Chapter 11-03
Lot and Building Forms and Dimensions
11-04-03
Subdivision Standards
11-04-04
Sensitive Lands
11-04-05
Building Design
11-04-06
Access and Connectivity
11-04-07
Parking and Loading
11-04-08
Landscaping, Fencing, Walls, and Screening
11-04-09
Assured Water Supply
11-04-010
Exterior Lighting
11-04-011
Signs
11-04-012
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Chapter 11-02 Zoning Districts Section 11-02-02. Residential Zoning Districts 11-02-02.4 R-2 Residential: Compact
C.
Dimensional Standards
The following table is a summary of the district-specific dimensional standards. Complete dimensional standards are included in Section 11-04-03, Lot and Building Forms and Dimensions.
TABLE 11-02.9: R-2 LOT AND BUILDING STANDARDS LOT STANDARDS [1] Lot Area (minimum) [2]
2,500 sf.
Lot Width (average)
20 ft.
Street Frontage (minimum)
20 ft.
Density (maximum)
N/A
SETBACKS (MINIMUM) A
Front Front Entry Parking/Garage
20 ft.
Remainder of Structure
10 ft.
Side Street Entry Parking/Garage
20 ft.
Remainder of Structure
15 ft.
Street Side
B
Interior Side [3]
C
Rear
5 ft. or 10 ft. [4] 15 ft[5]
HEIGHT (MAXIMUM) D
Building Height
4 stories not to exceed 45 ft.
Notes: [1] All Residential Small Lots shall meet the standards in Section 11-04-03.4, Residential Small Lots. [2] Minimum lot area requirements shall not apply to Accessory Dwelling Units or Duplex Dwellings.
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Chapter 11-02 Zoning Districts Section 11-02-02. Residential Zoning Districts 11-02-02.4 R-2 Residential: Compact
TABLE 11-02.9: R-2 LOT AND BUILDING STANDARDS [3] No interior side setback is required between Single-Family Attached Dwellings. [4] For the third story or higher of a building when abutting a single-story building. [5] Reduced to 5 ft. when alley present.
D.
Streetscape Standards All development shall comply with the following streetscape standards. The stricter provisions shall supersede any inconsistent dimensional standards in Section 11-04-07, Access and Connectivity. (1) Each frontage on a local street shall include a detached sidewalk at least five feet in width that is separated from the curb line by a minimum of eight feet when a Class II street tree is provided or 10 feet when a Class I or Class III street tree is provided. This area will accommodate a landscape buffer and street trees required by Section 11-0409.4, Street Frontage Landscaping. Class I trees are permitted only when overhead powerlines are present. (2) Each frontage on a collector or arterial street shall include a detached sidewalk at least 10 feet in width that is separated from the curb line by a minimum of eight feet when a Class II street tree is provided or 10 feet when a Class I or Class III street tree is provided. This area will accommodate a landscape buffer and street trees required by Section 11-04-09.4, Street Frontage Landscaping. Class I trees are permitted only when overhead powerlines are present.
Figure 2.4. R-2 Streetscape Standards
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Chapter 11-02 Zoning Districts Section 11-02-02. Residential Zoning Districts 11-02-02.5 R-3 Residential: Urban
5.
R-3 Residential: Urban A.
Purpose The R-3 district is intended to provide predominantly residential development near retail, employment, transit, and other concentrated uses, as well as supportive civic, public, institutional uses, and limited commercial uses.
. B.
Cross-References to Other Applicable Code Sections All development shall comply with all applicable sections of this Code. Cross-references to some of the key sections are provided below. TABLE 11-02.10: CROSS-REFERENCES TO OTHER APPLICABLE CODE SECTIONS CODE SECTION
SECTION REFERENCE
Use Regulations
Chapter 11-03
Lot and Building Forms and Dimensions
11-04-03
Subdivision Standards
11-04-04
Sensitive Lands
11-04-05
Building Design
11-04-06
Access and Connectivity
11-04-07
Parking and Loading
11-04-08
Landscaping, Fencing, Walls, and Screening
11-04-09
Assured Water Supply
11-04-010
Exterior Lighting
11-04-011
Signs
11-04-012
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Chapter 11-02 Zoning Districts Section 11-02-02. Residential Zoning Districts 11-02-02.5 R-3 Residential: Urban
C.
Dimensional Standards
The following table is a summary of the district-specific dimensional standards. Complete dimensional standards are included in Section 11-04-03, Lot and Building Forms and Dimensions.
TABLE 11-02.11: R-3 LOT AND BUILDING STANDARDS LOT STANDARDS [1] Lot Area (minimum) [2]
Single-Family Detached Attached: 1,500 sf. All Other Uses: 2,000 sf.
Lot Width (average)
20 ft.
Street Frontage (minimum)
20 ft.
Density (maximum)
N/A
SETBACKS (MINIMUM) A
Front Front Entry Parking/Garage
20 ft.
Remainder of Structure
10 ft.
Street Side Side Street Entry Parking/Garage
20 ft.
Remainder of Structure
15 ft.
B
Interior Side [3]
C
Rear
5 ft. or 10 ft. [4] 15 ft. [5]
HEIGHT (MAXIMUM) D
Building Height
4 stories not to exceed 50 ft.
Notes:
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Chapter 11-02 Zoning Districts Section 11-02-02. Residential Zoning Districts 11-02-02.5 R-3 Residential: Urban
TABLE 11-02.11: R-3 LOT AND BUILDING STANDARDS [1] All Residential Small Lots shall meet the standards in Section 11-04-03.4, Residential Small Lots. [2] Minimum lot area requirements shall not apply to Accessory Dwelling Units or Duplex Dwellings. [3] No interior side setback is required between Single-Family Attached Dwellings. [4] For the third story or higher of a building when abutting a single-story building. [5] Reduced to 5 ft. when alley present.
D.
Streetscape Standards All development shall comply with the following streetscape standards. The stricter provisions shall supersede any inconsistent dimensional standards in Section 11-04-07, Access and Connectivity. (1) Each frontage on a local street shall include a detached sidewalk at least five feet in width that is separated from the curb line by a minimum of eight feet when a Class II street tree is provided or 10 feet when a Class I or Class III street tree is provided. This area will accommodate a landscape buffer and street trees required by Section 11-0409.4, Street Frontage Landscaping. Class I trees are permitted only when overhead powerlines are present. (2) Each frontage on a collector or arterial street shall include a detached sidewalk at least 10 feet in width that is separated from the curb line by a minimum of eight feet when a Class II street tree is provided or 10 feet when a Class I or Class III street tree is provided. This area will accommodate a landscape buffer and street trees required by Section 11-04-09.4, Street Frontage Landscaping. Class I trees are permitted only when overhead powerlines are present.
Figure 2.5. R-3 Streetscape Standards
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Chapter 11-02 Zoning Districts Section 11-02-03. Mixed-Use Zoning Districts 11-02-03.1 MX-1 Mixed-Use Neighborhood
11-02-03. 1.
Mixed-Use Zoning Districts
MX-1 Mixed-Use Neighborhood A.
Purpose The MX-1 district is intended to provide opportunities for a mix of neighborhood-serving small-scale commercial, institutional, and residential uses. It is intended to facilitate convenient, walkable access to these services while fostering pedestrian-oriented design and the creation of neighborhood districts.
B.
Cross-References to Other Applicable Code Sections All development shall comply with all applicable sections of this Code. Cross-references to some of the key sections are provided below. TABLE 11-02.12: CROSS-REFERENCES TO OTHER APPLICABLE CODE SECTIONS CODE SECTION
SECTION REFERENCE
Use Regulations
Chapter 11-03
Lot and Building Forms and Dimensions
11-04-03
Subdivision Standards
11-04-04
Sensitive Lands
11-04-05
Building Design
11-04-06
Access and Connectivity
11-04-07
Parking and Loading
11-04-08
Landscaping, Fencing, Walls, and Screening
11-04-09
Assured Water Supply
11-04-010
Exterior Lighting
11-04-011
Signs
11-04-012
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Chapter 11-02 Zoning Districts Section 11-02-03. Mixed-Use Zoning Districts 11-02-03.1 MX-1 Mixed-Use Neighborhood
C.
Dimensional Standards
The following table is a summary of the district-specific dimensional standards. Complete dimensional standards are included in Section 11-04-03, Lot and Building Forms and Dimensions.
TABLE 11-02.13: MX-1 LOT AND BUILDING STANDARDS LOT STANDARDS Lot Area (minimum)
N/A
Street Frontage (minimum)
N/A
BUILDING SETBACKS (MINIMUM/MAXIMUM) Front
Min 5 ft. Max 20 ft.
Street Side
Min 0 ft. Max 20 ft.
B
Interior Side
Min 0 ft.
C
Rear Yard
Min 10 ft.
A
PARKING SETBACKS (MINIMUM) Front
20 ft.
Street Side
20 ft.
Interior Side
5 ft.
Rear
5 ft.
Any Yard Adjacent to Interstate (I-84 & I184)
10 ft.
HEIGHT (MAXIMUM) D
Building Height
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45 ft.
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Chapter 11-02 Zoning Districts Section 11-02-03. Mixed-Use Zoning Districts 11-02-03.1 MX-1 Mixed-Use Neighborhood
D.
Form and Layout Standards (1) General Standards for All Uses The following standards apply to all uses. In the event of a conflict with Subsection (2), below, the provisions of Subsection (2) shall apply. (a) Applicability i.
When the MX-1 district is applied to lands that have not previously been developed, the development shall comply with this Section 11-02-03.1.D.
ii.
When the MX-1 district is applied to lands that have previously been developed, the redevelopment shall comply with this Section 11-02-03.1.D to the maximum extent practicable if it involves one or more of the following:
iii.
A.
An increase in the total site area occupied by structures;
B.
An increase in the total gross square footage of structures; or
C.
An intensification of land use, as determined by the Planning Director.
In the event of a conflict between these provisions and any provision in Chapter 11-03, Use Regulations or Chapter 11-04, Development and Design Standards, the provision requiring the higher level of visual building quality and interest, as determined by the Planning Director, shall apply.
(b) Active Use Required Within each contiguous area of land zoned MX-1 that is under common control or ownership after the Effective Date, at least 60 percent of the approved ground floor street frontage shall be occupied by uses that are in active use by occupants or users of the building or development, or by the general public. This requirement is not met by ground floor parking areas, storage areas, utility facilities, or stairwells that are not accessible from the street frontage. (c) Streetscape Standards All development shall comply with the following streetscape standards. The stricter provisions shall supersede any inconsistent dimensional standards in Section 11-04-07, Access and Connectivity. i.
Each frontage on a local street shall include a detached sidewalk at least five feet in width that is separated from the curb line by a minimum of eight feet when a Class II or Class III street tree is provided or 10 feet when a Class I street tree is provided. This area will accommodate a landscape buffer and street trees required by Section 11-04-09.4, Street Frontage Landscaping. Class I trees are permitted only when overhead powerlines are present.
ii.
Each frontage on a collector or arterial street shall include a detached sidewalk at least 10 feet in width that is separated from the curb line by a minimum of eight feet when a Class II or Class III street tree is provided or 10 feet when a Class I street tree is provided. This area will accommodate a landscape buffer and street trees required by Section 11-04-09.4, Street Frontage Landscaping. Class I trees are permitted only when overhead powerlines are present.
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Chapter 11-02 Zoning Districts Section 11-02-03. Mixed-Use Zoning Districts 11-02-03.1 MX-1 Mixed-Use Neighborhood
Figure 2.6. MX-1 Streetscape Standards
(d) Amenities An amenity feature that complies with one or more of the following standards: i.
A landscape feature clearly visible from the street and containing at least 200 square feet of area and a minimum width of five feet, or 10 feet if trees are included. Features may include enhanced landscaping areas, lighting, water, art, and/or provisions for seating;
ii.
An outdoor gathering area containing at least 400 square feet of area, that is clearly visible from an adjacent street, with seating for patrons; or
iii.
Another site feature that improves the experience of pedestrian and/or users of non-motorized vehicles experience, as determined by the Planning Director.
(e) Connectivity At least one pedestrian connection to the local street system in the adjacent neighborhood(s), that shall permit residents of such neighborhood(s) to enter the district without using a collector or an arterial street to the maximum extent practicable. (f)
Parking No surface parking spaces may be located between the building and any street adjacent to the property.
(2) Use-Specific Form Standards (a) Applicability i.
Each development containing more than 10,000 square feet of contiguous land area under common control or ownership that includes a principal use referenced in Subsection (b) below in a new primary structure shall comply with the following standards (Allowed Form). In the event of a conflict between these standards and applicable standards in Chapter 11-04, Development and Design Standards, the standards in this Subsection (2) shall apply.
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Chapter 11-02 Zoning Districts Section 11-02-03. Mixed-Use Zoning Districts 11-02-03.1 MX-1 Mixed-Use Neighborhood
ii.
If an application for an allowed use does not comply with one or more of the standards in this Section, an Alternative Form for the building or development containing the use may be approved by the Planning and Zoning Commission pursuant to Section 11-05-05.3.A, Allowed Use with Alternative Form.
(b) Residential, Commercial, and Public, Institutional, or Civic Uses i.
The use shall be located in a building at least two stories in height; or
ii.
The use shall be located in a building or development containing at least two different uses listed in Table 11-03.1: Table of Allowed Uses.
(c) Drive-Through Facilities Drive-Through Facilities shall comply with Section 11-03-03.4.R, Drive-Through Facility.
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Chapter 11-02 Zoning Districts Section 11-02-03. Mixed-Use Zoning Districts 11-02-03.2 MX-2 Mixed-Use: General
2.
MX-2 Mixed-Use: General A.
Purpose The MX-2 district is intended to provide opportunities for a mix of office, commercial, institutional, and residential at a scale designed to serve community needs broader than those of nearby neighborhoods.
B.
Cross-References to Other Applicable Code Sections All development shall comply with all applicable sections of this Code. Cross-references to some of the key sections are provided below. TABLE 11-02.14: CROSS-REFERENCES TO OTHER APPLICABLE CODE SECTIONS CODE SECTION
SECTION REFERENCE
Use Regulations
Chapter 11-03
Lot and Building Forms and Dimensions
11-04-03
Subdivision Standards
11-04-04
Sensitive Lands
11-04-05
Building Design
11-04-06
Access and Connectivity
11-04-07
Parking and Loading
11-04-08
Landscaping, Fencing, Walls, and Screening
11-04-09
Assured Water Supply
11-04-010
Exterior Lighting
11-04-011
Signs
11-04-012
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Chapter 11-02 Zoning Districts Section 11-02-03. Mixed-Use Zoning Districts 11-02-03.2 MX-2 Mixed-Use: General
C.
Dimensional Standards
The following table is a summary of the district-specific dimensional standards. Complete dimensional standards are included in Section 11-04-03, Lot and Building Forms and Dimensions.
TABLE 11-02.15: MX-2 LOT AND BUILDING STANDARDS LOT STANDARDS Lot Area (minimum)
N/A
Street Frontage (minimum)
N/A
BUILDING SETBACKS (MINIMUM/MAXIMUM) Front
Min 5 ft. Max 20 ft.
Street Side
Min 0 ft. Max 20 ft.
B
Interior Side
Min 0 ft.
C
Rear Yard
Min 10 ft.
A
PARKING SETBACKS (MINIMUM) Front
10 ft.
Street Side
10 ft.
Interior Side
5 ft.
Rear
5 ft.
Any Yard Adjacent to Interstate (I-84 & I184)
20 ft.
HEIGHT (MAXIMUM) D D.
Building Height
45 ft.
Form and Layout Standards (1) Applicability (a) All existing and new development in the MX-2 zoning district shall comply with this Section 11-02-03.2.D.
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Chapter 11-02 Zoning Districts Section 11-02-03. Mixed-Use Zoning Districts 11-02-03.2 MX-2 Mixed-Use: General
(b) In the event of a conflict between these provisions and any provision in Chapter 11-03, Use Regulations or Chapter 11-04, Development and Design Standards, the provision requiring the higher level of visual building quality and interest, as determined by the Planning Director, shall apply. (2) Vehicle-Oriented Facilities (a) No vehicle-oriented ancillary facilities (such as Service Stations or Vehicle Washes) shall be located between the building and any street adjacent to the property. (b) Drive-Through Facilities shall comply with Section 11-03-03.4.R, Drive-Through Facility. (3) Parking No surface parking spaces may be located between the building and any street adjacent to the property. (4) Streetscape Standards All development shall comply with the following streetscape standards. The stricter provisions shall supersede any inconsistent dimensional standards in Section 11-0407, Access and Connectivity. (a) Each frontage on a local street shall include a detached sidewalk at least five feet in width that is separated from the curb line by a minimum of eight feet when a Class II street tree is provided or 10 feet when a Class I or Class III street tree is provided. This area will accommodate a landscape buffer and street trees required by Section 11-04-09.4, Street Frontage Landscaping. Class I trees are permitted only when overhead powerlines are present. (b) Each frontage on a collector or arterial street shall include a detached sidewalk at least five feet in width that is separated from the curb line by a minimum of eight feet when a Class II street tree is provided or 10 feet when a Class I or Class III street tree is provided. This area will accommodate a landscape buffer and street trees required by Section 11-04-09.4, Street Frontage Landscaping. Class I trees are permitted only when overhead powerlines are present.
Figure 2.7. MX-2 Streetscape Standards
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Chapter 11-02 Zoning Districts Section 11-02-03. Mixed-Use Zoning Districts 11-02-03.3 MX-3 Mixed-Use: Active
3.
MX-3 Mixed-Use: Active A.
Purpose The MX-3 district is intended to provide opportunities for office, commercial, institutional, and residential uses to support active modes of transportation. This zoning district will require transit- and pathway-oriented development organized along the City’s Best-inClass Transit Routes and pathways at a scale designed to support the City’s transportation goals and investments and to serve community needs broader than those of nearby neighborhoods. This zoning district may be expanded as new investments in Best-in-Class Transit Routes and pathways are developed.
B.
Cross-References to Other Applicable Code Sections All development shall comply with all applicable sections of this Code. Cross-references to some of the key sections are provided below. TABLE 11-02.16: CROSS-REFERENCES TO OTHER APPLICABLE CODE SECTIONS CODE SECTION
SECTION REFERENCE
Use Regulations
Chapter 11-03
Lot and Building Forms and Dimensions
11-04-03
Subdivision Standards
11-04-04
Sensitive Lands
11-04-05
Building Design
11-04-06
Access and Connectivity
11-04-07
Parking and Loading
11-04-08
Landscaping, Fencing, Walls, and Screening
11-04-09
Assured Water Supply
11-04-010
Exterior Lighting
11-04-011
Signs
11-04-012
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Chapter 11-02 Zoning Districts Section 11-02-03. Mixed-Use Zoning Districts 11-02-03.3 MX-3 Mixed-Use: Active
C.
Dimensional Standards
The following table is a summary of the district-specific dimensional standards. Complete dimensional standards are included in Section 11-04-03, Lot and Building Forms and Dimensions.
TABLE 11-02.17: MX-3 LOT AND BUILDING STANDARDS LOT STANDARDS Lot Area (minimum)
N/A
Street Frontage (minimum)
N/A
BUILDING SETBACKS (MINIMUM/MAXIMUM) Front
Min 5 ft. Max 20 ft.
Street Side
Min 0 ft. Max 20 ft.
B
Interior Side
Min 0 ft.
C
Rear Yard
Min 10 ft.
A
PARKING SETBACKS (MINIMUM) Front
10 ft.
Street Side
10 ft.
Interior Side
5 ft.
Rear
5 ft.
Any Yard Adjacent to Interstate (I-84 & I184)
20 ft.
HEIGHT (MAXIMUM) D
Building Height
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70 ft.
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Chapter 11-02 Zoning Districts Section 11-02-03. Mixed-Use Zoning Districts 11-02-03.3 MX-3 Mixed-Use: Active
D.
Form and Layout Standards (1) Applicability (a) When the MX-3 district is applied to lands that have not previously been developed, the development shall comply with this Section 11-02-03.3.D. (b) When the MX-3 district is applied to lands that have previously been developed, the redevelopment shall comply with this Section 11-02-03.3.D to the maximum extent practicable if it involves one or more of the following: i.
An increase in the total site area occupied by structures;
ii.
An increase in the total gross square footage of structures; or
iii.
An intensification of land use, as determined by the Planning Director.
(c) In the event of a conflict between these provisions and any provision in Chapter 11-03, Use Regulations or Chapter 11-04, Development and Design Standards, the provision requiring the higher level of visual building quality and interest, as determined by the Planning Director, shall apply. (2) Standards for All Development (a) Active Use Required Within each contiguous area of land zoned MX-3 that is under common control or ownership after the Effective Date, at least 60 percent of the approved ground floor street frontage shall be occupied by uses that are in active use by occupants or users of the building or development, or by the general public. This requirement is not met by ground floor parking areas, storage areas, utility facilities, or stairwells that are not accessible from the street frontage. (b) Streetscape Standards All development shall comply with the following streetscape standards. The stricter provisions shall supersede any inconsistent dimensional standards in Section 11-04-07, Access and Connectivity. i.
Each frontage on a local street shall include a detached sidewalk at least five feet in width that is separated from the curb line a minimum of eight feet when a Class II street tree is provided or 10 feet when a Class I or Class III street tree is provided. This area will accommodate a landscape buffer and street trees required by Section 11-04-09.4, Street Frontage Landscaping. Class I trees are permitted only when overhead powerlines are present.
ii.
Except as required by Subsection iii below, each frontage on a collector or arterial street shall include a detached sidewalk at least 10 feet in width that is separated from the curb line a minimum of eight feet when a Class II street tree is provided or 10 feet when a Class I or Class III street tree is provided. This area will accommodate a landscape buffer and street trees required by Section 11-04-09.4, Street Frontage Landscaping. Class I trees are permitted only when overhead powerlines are present.
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Chapter 11-02 Zoning Districts Section 11-02-03. Mixed-Use Zoning Districts 11-02-03.3 MX-3 Mixed-Use: Active
Figure 2.8. MX-3 Streetscape Standards (Except State Street)
iii.
Each lot with frontage on State Street shall include a multi-use pathway at least 12 feet in width that is separated from the curb line by a minimum of eight feet when a Class II street tree is provided or 10 feet when a Class I or Class III street tree is provided. This area will accommodate a landscape buffer and street trees required by Section 11-04-09.4, Street Frontage Landscaping. Class I trees are permitted only when overhead powerlines are present.
Figure 2.9. MX-3 Streetscape Standards (State Street)
(c) Amenities An amenity feature that complies with one or more of the following standards: i.
A landscape feature containing at least 400 square feet of area and a minimum width of five feet, or 10 feet if trees are included. Features may include enhanced landscaping areas, lighting, water, art, and/or provisions for seating; or
ii.
An outdoor gathering area containing at least 800 square feet of area, that is clearly visible from an adjacent street, with seating for patrons.
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Chapter 11-02 Zoning Districts Section 11-02-03. Mixed-Use Zoning Districts 11-02-03.3 MX-3 Mixed-Use: Active
iii.
Another site feature that improves the experience of pedestrian and/or users of non-motorized vehicles experience, as determined by the Planning Director.
(d) Connectivity i.
ii.
At least one pedestrian walkway of at least 10 feet in width that is bordered by street trees, or by a public or private street with detached sidewalks at least 10 feet in width that: A.
Connects the MX-3 zoning district to one of the adjacent collector or arterial streets;
B.
Is bordered along at least 60 percent of its length by buildings with façades no more than 10 feet from the sidewalk; and
C.
Is interrupted by no more than one driveway per 200 linear feet, except as required by Idaho law.
At least one pedestrian connection to the local street system in an adjacent residential neighborhood, designed and located to allow residents of the neighborhood to enter mixed-use and nonresidential areas of the MX-3 zoning district without using an arterial street to the maximum extent practicable.
(e) Vehicle-Oriented Facilities
(f)
i.
No surface parking spaces or vehicle-oriented ancillary facilities (such as Service Stations or Vehicle Washes) may be located between the building and any street adjacent to the property.
ii.
Drive-Through Facilities shall comply with Section 11-03-03.4.R, DriveThrough Facility.
Ground Floor Design i.
Each building façade facing a public or private street that contains ground floor residential uses shall be constructed within 15 feet of each streetfacing lot line/property line and occupy at least 50 percent of the width of the primary street frontage.
ii.
Each building façade facing a public or private street or driveway with ground floor nonresidential uses shall:
Boise Zoning Code Rewrite Adoption Draft
A.
Have at least 50 percent of the area between three and eight feet above the ground floor occupied by windows or other transparent building features through which activity inside the building may be viewed; and
B.
Have at least one door open during hours of operation and leading directly from the building interior onto the street (without an intervening shared lobby or entrances shared by multiple tenants or uses) for each 100 feet of horizontal façade length.
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Chapter 11-02 Zoning Districts Section 11-02-03. Mixed-Use Zoning Districts 11-02-03.3 MX-3 Mixed-Use: Active
(3) Use-Specific Form Standards (a) Applicability i.
Each development containing more than 10,000 square feet of contiguous land area under common control or ownership that includes a principal use referenced in Subsection (b) below in a new primary structure shall comply with the following standards (Allowed Form). In the event of a conflict between these standards and applicable standards in Chapter 11-04, Development and Design Standards, the standards in this Subsection (2) shall apply.
ii.
If an application for an allowed use does not comply with one or more of the Allowed Form standards in this Section, an Alternative Form for the building or development containing the use may be approved by the Planning Commission pursuant to Section 11-05-05.3.A, Allowed Use with Alternative Form.
(b) Residential, Commercial, and Public, Institutional, or Civic Uses i.
The use shall be located in a building at least four stories in height; and
ii.
The use shall not provide a greater number of vehicle parking spaces than the minimum required by Table 11-04.9: Off-Street Parking Requirements, as adjusted pursuant to Section 11-04-08.7, Parking Adjustments.
iii.
As an alternative to Subsections (i) and (ii) above, a Multiple-Family Dwelling may meet the requirements of Section 11-04-03.7.D(4) regarding affordable and sustainable development and earn the related incentives.
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Chapter 11-02 Zoning Districts Section 11-02-03. Mixed-Use Zoning Districts 11-02-03.4 MX-4 Mixed-Use: Transit Oriented Development (TOD) Node
4.
MX-4 Mixed-Use: Transit Oriented Development (TOD) Node A.
Purpose The MX-4 district is intended to provide opportunities for a mix of office, commercial, institutional, and residential uses to support transit. This zoning district will require transitoriented development concentrated at identified transit stations. This zoning district will be expanded as new investments in Best-in-Class Transit Routes are added and transit stations identified.
B.
Cross-References to Other Applicable Code Sections All development shall comply with all applicable sections of this Code. Cross-references to some of the key sections are provided below. TABLE 11-02.18: CROSS-REFERENCES TO OTHER APPLICABLE CODE SECTIONS CODE SECTION
SECTION REFERENCE
Use Regulations
Chapter 11-03
Lot and Building Forms and Dimensions
11-04-03
Subdivision Standards
11-04-04
Sensitive Lands
11-04-05
Building Design
11-04-06
Access and Connectivity
11-04-07
Parking and Loading
11-04-08
Landscaping, Fencing, Walls, and Screening
11-04-09
Assured Water Supply
11-04-010
Exterior Lighting
11-04-011
Signs
11-04-012
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Chapter 11-02 Zoning Districts Section 11-02-03. Mixed-Use Zoning Districts 11-02-03.4 MX-4 Mixed-Use: Transit Oriented Development (TOD) Node
C.
Dimensional Standards
The following table is a summary of the district-specific dimensional standards. Complete dimensional standards are included in Section 11-04-03, Lot and Building Forms and Dimensions.
TABLE 11-02.19: MX-4 LOT AND BUILDING STANDARDS LOT STANDARDS Lot Area (minimum)
N/A
Street Frontage (minimum)
N/A
BUILDING SETBACKS (MINIMUM/MAXIMUM) Front
Min 5 ft. Max 20 ft.
Street Side
Min 0 ft. Max 20 ft.
B
Interior Side
Min 0 ft.
C
Rear Yard
Min 10 ft.
A
PARKING SETBACKS (MINIMUM) Front
10 ft.
Street Side
10 ft.
Interior Side
5 ft.
Rear
5 ft.
Any Yard Adjacent to Interstate (I-84 & I184)
20 ft.
HEIGHT (MAXIMUM) D
Building Height
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70 ft.
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Chapter 11-02 Zoning Districts Section 11-02-03. Mixed-Use Zoning Districts 11-02-03.4 MX-4 Mixed-Use: Transit Oriented Development (TOD) Node
D.
Form, Layout, and Design Standards (1) Applicability (a) When the MX-4 district is applied to lands that have not previously been developed, the development shall comply with this Section 11-02-03.4.D. (b) When the MX-4 district is applied to lands that have previously been developed, the redevelopment shall comply with this Section 11-02-03.4.D to the maximum extent practicable if it involves one or more of the following: i.
An increase in the total site area occupied by structures;
ii.
An increase in the total gross square footage of structures; or
iii.
An intensification of land use, as determined by the Planning Director.
(c) In the event of a conflict between these provisions and any provision in Chapter 11-03, Use Regulations or Chapter 11-04, Development and Design Standards, the provision requiring the higher level of visual building quality and interest, as determined by the Planning Director, shall apply. (2) Standards for All Development (a) Active Use Required Within each contiguous area of land zoned MX-4 that is under common control or ownership after the Effective Date, at least 60 percent of the approved ground floor street frontage shall be occupied by uses that are in active use by occupants or users of the building or development, or by the general public. This requirement is not met by ground floor parking areas, storage areas, utility facilities, or stairwells that are not accessible from the street frontage. (b) Streetscape Standards All development shall comply with the following streetscape standards. The stricter provisions shall supersede any inconsistent dimensional standards in Section 11-04-07, Access and Connectivity. i.
Each frontage on a local street shall include a detached sidewalk at least five feet in width that is separated from the curb line a minimum of eight feet when a Class II street tree is provided or 10 feet when a Class I or Class III street tree is provided. This area will accommodate a landscape buffer and street trees required by Section 11-04-09.4, Street Frontage Landscaping. Class I trees are permitted only when overhead powerlines are present.
ii.
Except as required by Subsection (iii) below, each frontage on a collector or arterial street shall include a detached sidewalk at least 10 feet in width that is separated from the curb line a minimum of eight feet when a Class II street tree is provided or 10 feet when a Class I or Class III street tree is provided. This area will accommodate a landscape buffer and street trees required by Section 11-04-09.4, Street Frontage Landscaping. Class I trees are permitted only when overhead powerlines are present.
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Chapter 11-02 Zoning Districts Section 11-02-03. Mixed-Use Zoning Districts 11-02-03.4 MX-4 Mixed-Use: Transit Oriented Development (TOD) Node
Figure 2.10. MX-4 Streetscape Standards (Except State Street)
iii.
Each lot with frontage on State Street shall include a multiuse pathway at least 12 feet in width that is separated from the curb line by a minimum of eight feet when a Class II street tree is provided or 10 feet when a Class I or Class III street tree is provided to accommodate a landscape buffer and street trees required by Section 11-04-09.4, Street Frontage Landscaping. Class I trees are permitted only when overhead powerlines are present.
Figure 2.11. MX-4 Streetscape Standards (State Street)
(c) Amenities Each development shall include an amenity feature that complies with one or more of the following standards: i.
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A landscape feature containing at least 400 square feet of area and a minimum width of five feet, or 10 feet if trees are included. Features may include enhanced landscaping areas, lighting, water, art, and/or provisions for seating; or
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Chapter 11-02 Zoning Districts Section 11-02-03. Mixed-Use Zoning Districts 11-02-03.4 MX-4 Mixed-Use: Transit Oriented Development (TOD) Node
ii.
An outdoor gathering area containing at least 800 square feet of area, that is clearly visible from an adjacent street, with seating for patrons.
(d) Connectivity Each development shall provide the following elements: i.
ii.
At least one street that: A.
Is bordered along at least 60 percent of its length by buildings with façades no more than 10 feet from the sidewalk; and
B.
Is interrupted by no more than one driveway per 200 linear feet, except as required by Idaho law.
At least one pedestrian connection to the local street system in an adjacent residential neighborhood, designed and located to allow residents of the neighborhood to enter mixed-use and nonresidential areas of the MX-4 zoning district without using an arterial street to the maximum extent practicable.
(e) Vehicle-Oriented and Parking Facilities
(f)
i.
No Parking Lot unrelated to a Park and Ride Facility designated by the City shall be located within the MX-4 zoning district.
ii.
Where surface parking lots are part of a Park and Ride Facility designated by the City, no surface parking spaces or vehicle-oriented ancillary facilities (such as Service Stations or Vehicle Washes) may be located between the front façade of the building and any street fronting the property.
iii.
At least 80 percent of parking provided to serve a permitted or approved conditional use on the property shall be located in parking garages or alternate parking facilities, such as elevated parking lifts, rather than surface parking lots.
iv.
Any portion of a permitted Park and Ride Facility or accessory surface parking lot within 50 feet of a street frontage shall screen parked vehicles from view by installing a brick, masonry, or other appropriate screen wall between two and one half and three feet in height between the parking lot and the street.
Pedestrian-Oriented Design i.
The maximum length of each primary building facing a public or private street shall be 125 feet.
ii.
At least one walkway shall be provided from an adjacent sidewalk to each building entrance.
iii.
Where a sidewalk, trail, or other walkway crosses a street, driveway, drive aisle, or parking lot, the crossing shall be clearly marked with a change in paving material, color, or height, decorative bollards, or similar elements.
iv.
Where a lot or development includes more than one primary structure, a pedestrian walkway at least five feet in width shall be provided between at least one pedestrian entrance in each primary structure.
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Chapter 11-02 Zoning Districts Section 11-02-03. Mixed-Use Zoning Districts 11-02-03.4 MX-4 Mixed-Use: Transit Oriented Development (TOD) Node
v.
Along all public and private streets, all utility boxes and above-ground utility installations other than street and pedestrian light poles, traffic safety signals, and fire hydrants shall comply with the following standards to the maximum extent practicable and consistent with their function: A.
They shall be located to the side or rear of buildings; or
B.
Where a side or rear location is impracticable, they shall be set back a minimum of three feet from the sidewalk, and the three foot minimum setback shall be landscaped with shrubbery that will screen the utility structure from public view.
(3) Use-Specific Form Standards (a) Applicability i.
Each development containing more than 10,000 square feet of contiguous land area under common control or ownership that includes a principal use referenced in Subsection (b) below in a new primary structure shall comply with the following standards (Allowed Form). In the event of a conflict between these standards and applicable standards in Chapter 11-04, Development and Design Standards, the standards in this Subsection (2) shall apply.
ii.
If an application for an allowed use does not comply with one or more of the Allowed Form standards in this Section, an Alternative Form for the building or development containing the use may be approved by the Planning Commission pursuant to Section 11-05-05.3.A, Allowed Use with Alternative Form.
(b) Residential, Commercial, and Public, Institutional, or Civic Uses i.
The use shall be located in a building at least four stories in height;
ii.
The use shall be located in a building or development that does not include a Parking Lot; and
iii.
The use shall be located in a building or development that does not include a Parking Garage with a greater number of vehicle parking spaces than the minimum required by Table 11-04.9: Off-Street Parking Requirements, as adjusted pursuant to Section 11-04-08.7, Parking Adjustments; and
iv.
The use shall be located in a building where at least 80 percent of the ground floor street frontage is occupied by uses that are in active use by occupants or users of the building or development, or by the general public. This requirement is not met by ground floor parking areas, storage areas, utility facilities, or stairs that are not accessible from the street frontage.
v.
As an alternative to Subsections (i), (ii), (iii), and (iv) above, a Multiple-Family Dwelling may meet the requirements of Section 11-04-03.7.D(5) regarding affordable housing and sustainable development and earn the related incentives.
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Chapter 11-02 Zoning Districts Section 11-02-03. Mixed-Use Zoning Districts 11-02-03.5 MX-5 Mixed Use: Downtown
5.
MX-5 Mixed Use: Downtown A.
Purpose The MX-5 district is intended to provide opportunities for a mix of higher intensity office, commercial, institutional, and residential uses. The MX-5 district is intended to accommodate the needs of the city's Downtown Planning Area as defined in the Comprehensive Plan and to provide for activities conducive to a compact, concentrated, and walkable urban downtown mixed-use center.
B.
Cross-References to Other Applicable Code Sections All development shall comply with all applicable sections of this Code. Cross-references to some of the key sections are provided below. TABLE 11-02.20: CROSS-REFERENCES TO OTHER APPLICABLE CODE SECTIONS CODE SECTION
SECTION REFERENCE
Use Regulations
Chapter 11-03
Lot and Building Forms and Dimensions
11-04-03
Subdivision Standards
11-04-04
Sensitive Lands
11-04-05
Building Design
11-04-06
Access and Connectivity
11-04-07
Parking and Loading
11-04-08
Landscaping, Fencing, Walls, and Screening
11-04-09
Assured Water Supply
11-04-010
Exterior Lighting
11-04-011
Signs
11-04-012
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Chapter 11-02 Zoning Districts Section 11-02-03. Mixed-Use Zoning Districts 11-02-03.5 MX-5 Mixed Use: Downtown
C.
Dimensional Standards
The following table is a summary of the district-specific dimensional standards. Complete dimensional standards are included in Section 11-04-03, Lot and Building Forms and Dimensions.
TABLE 11-02.21: MX-5 LOT AND BUILDING STANDARDS LOT STANDARDS Lot Area (minimum)
N/A
Street Frontage (minimum)
N/A
BUILDING SETBACKS (MINIMUM/MAXIMUM) Front
Min 5 ft. Max 20 ft.
Street Side
Min 0 ft. Max 20 ft.
B
Interior Side
Min 0 ft.
C
Rear Yard
Min 0 ft.
A
PARKING SETBACKS (MINIMUM) Front
10 ft.
Street Side
10 ft.
Interior Side
5 ft.
Rear
5 ft.
Any Yard Adjacent to Interstate (I-84 & I184)
10 ft.
HEIGHT (MAXIMUM) D
Building Height
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N/A
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Chapter 11-02 Zoning Districts Section 11-02-03. Mixed-Use Zoning Districts 11-02-03.5 MX-5 Mixed Use: Downtown
D.
Form and Design Standards (1) Applicability (a) All existing and new development in the MX-5 zoning district shall comply with this Section 11-02-03.2.D. (b) In the event of a conflict between these provisions and any provision in Chapter 11-03, Use Regulations or Chapter 11-04, Development and Design Standards, the provision requiring the higher level of visual building quality and interest, as determined by the Planning Director, shall apply. (2) Standards for All Development (a) Active Use Required Within each contiguous area of land zoned MX-5 that is under common control or ownership after the Effective Date, at least 80 percent of the approved ground floor street frontage shall be occupied by uses that are in active use by occupants or users of the building or development, or by the general public. This requirement is not met by ground floor parking areas, storage areas, utility facilities, or stairwells that are not accessible from the street frontage. (b) Streetscape Standards A continuous public walkway, located between the face of building and adjacent street or a vacated street alignment, shall be provided and shall comply with adopted City standards, except that where this Subsection (b) lists more restrictive criteria, this Subsection (b) shall control. i.
The minimum width for clear pedestrian movement shall be seven and onehalf feet, and the overall width shall be at least 13 and one-half feet unless otherwise specified in the Downtown Streetscape Standards and Specifications Manual.
ii.
The location of the pedestrian zone and amenities zone on each sidewalk shall be consistent with those on adjacent lots and with those on adjacent buildings to the maximum extent practicable.
iii.
The paving pattern and the placement of trees and pedestrian amenities shall be unobstructed.
iv.
The sidewalk surface shall be skid resistant, free of surface obstruction, and of a smooth gradient. The cross slope shall freely drain and not exceed two percent gradient.
v.
Street trees shall be installed and shall be consistent with tree species on adjacent lots (except when existing trees do not comply with City standards). Street trees shall be one and one-half to three inch caliper, symmetrical, and shall provide no physical or visual obstructions within a clear vision triangle located at corners and alleys. Street tree spacing shall be of a consistent pattern, with a minimum of 21 feet, and a maximum of 40 feet between trees.
vi.
Pedestrian amenities shall be installed and may include benches, bollards, newsstands, kiosks, tree grates, bicycle racks, planters, and trash receptacles.
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Chapter 11-02 Zoning Districts Section 11-02-03. Mixed-Use Zoning Districts 11-02-03.5 MX-5 Mixed Use: Downtown
Pedestrian amenities shall be constructed of durable materials, of adequate quantity to meet the intended level of use, and compatible with the design of the space. vii. Pedestrian street lighting shall be installed, shall be a minimum of 12 feet and a maximum of 16 feet in height, shall replace mid-block high mast lighting, and shall be normally spaced at 60 feet apart unless otherwise required by the Downtown Design Standards and Guidelines. (c) Vehicle-Oriented and Parking Facilities i.
No surface parking spaces or vehicle-oriented ancillary facilities (such as Service Stations or Vehicle Washes) may be located between the building and any street adjacent to the property.
ii.
Drive-Through Facilities shall comply with Section 11-03-03.4.R, DriveThrough Facility.
(d) Ground Floor Design i.
At least 70 percent of the ground level, street-facing façade(s) must abut and be oriented to a public sidewalk, alley, or plaza.
ii.
Each building façade facing a public or private street that contains ground floor nonresidential uses shall be constructed within five feet of each streetfacing lot line/property line and occupy at least 80 percent of the width of the primary street frontage.
iii.
Each building façade facing a public or private street that contains ground floor residential uses shall be constructed within 15 feet of each streetfacing lot line/property line and occupy at least 80 percent of the width of the primary street frontage.
iv.
Each building façade facing a public or private street or driveway with ground floor nonresidential uses shall: A.
Have at least 60 percent of the area between three and eight feet above the ground floor occupied by windows or other transparent building features through which activity inside the building may be viewed; and
B.
Have at least one door leading directly from building interiors onto the street (without an intervening shared lobby or entrances shared by multiple tenants or uses) for each 50 feet of horizontal façade length.
(e) General Building Design i.
Each side of each primary building shall be designed to minimize or mitigate glare, reflected heat, and wind impacts on abutting properties.
ii.
Each side of each primary building shall be faced with high quality nonreflective materials such as stone, tile, and brick.
(3) Use-Specific Form Standards (a) Applicability i.
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Chapter 11-02 Zoning Districts Section 11-02-03. Mixed-Use Zoning Districts 11-02-03.5 MX-5 Mixed Use: Downtown
referenced in Subsection (b) below in a new primary structure shall comply with the following standards (Allowed Form). In the event of a conflict between these standards and applicable standards in Chapter 11-04, Development and Design Standards, the standards in this Subsection (2) shall apply. ii.
If an application for an allowed use does not comply with one or more of the Allowed Form standards in this Section, an Alternative Form for the building or development containing the use may be approved by the Planning Commission pursuant to Section 11-05-05.3.A, Allowed Use with Alternative Form.
(b) Residential and Commercial Uses
E.
i.
The use shall be located in a building at least four stories in height; and
ii.
The use shall be located in a building or development that does not include a Surface Parking Lot; and
iii.
The use shall be located in a building where at least 80 percent of the ground floor street frontage is occupied by uses that are in active use by occupants or users of the building or development, or by the general public. This requirement is not met by ground floor parking areas, storage areas, utility facilities, or stairs that are not accessible from the street frontage.
Additional Standards (1) Rezoning of Land Contiguous to Existing MX-5 Zoning District Only lands located in the Downtown Planning Area contiguous to existing land in the MX-5 zoning district may be rezoned into the MX-5 zoning district. provided the parcels are outside of the Near North End Character Overlay district. (2) Enclosure of Activities Required All warehouse, storage, repair, manufacture, and similar uses or related activities shall be conducted in an enclosed structure.
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Chapter 11-02 Zoning Districts Section 11-02-03. Mixed-Use Zoning Districts 11-02-03.6 MX-U Mixed-Use: University
6.
MX-U Mixed-Use: University A.
Purpose The MX-U district is intended to provide flexible, creative development on Boise State University’s (Boise State University) campus, including both new development and infill. This district allows for a mix of uses that support near-university residential, retail, and service functions.
B.
Cross-References to Other Applicable Code Sections All development shall comply with all applicable sections of this Code. Cross-references to some of the key sections are provided below. TABLE 11-02.22: CROSS-REFERENCES TO OTHER APPLICABLE CODE SECTIONS CODE SECTION
SECTION REFERENCE
Use Regulations
Chapter 11-03
Lot and Building Forms and Dimensions
11-04-03
Subdivision Standards
11-04-04
Sensitive Lands
11-04-05
Building Design
11-04-06
Access and Connectivity
11-04-07
Parking and Loading
11-04-08
Landscaping, Fencing, Walls, and Screening
11-04-09
Assured Water Supply
11-04-010
Exterior Lighting
11-04-011
Signs
11-04-012
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Chapter 11-02 Zoning Districts Section 11-02-03. Mixed-Use Zoning Districts 11-02-03.6 MX-U Mixed-Use: University
C.
Dimensional Standards
The following table is a summary of the district-specific dimensional standards. Complete dimensional standards are included in Section 11-04-03, Lot and Building Forms and Dimensions.
TABLE 11-02.23: MX-U LOT AND BUILDING STANDARDS LOT STANDARDS Lot Area (minimum)
N/A
Street Frontage (minimum)
30 ft.
BUILDING SETBACKS (MINIMUM) A
Front
10 ft.[1]
Street Side
10 ft.[1]
B
Interior Side
N/A
C
Rear Yard
20 ft.[1]
PARKING SETBACKS (MINIMUM) Front
10 ft. [1]
Street Side
10 ft. [1]
Interior Side
10 ft. [1]
Rear
10 ft. [1]
Any Yard Adjacent to Interstate (I-84 & I184)
N/A
HEIGHT (MAXIMUM)
D
Building Height
Unlimited [2]; 70 ft. [3]; or 45 ft. or the maximum height of the Residential zoning district, whichever is greater [4]
Notes:
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Chapter 11-02 Zoning Districts Section 11-02-03. Mixed-Use Zoning Districts 11-02-03.6 MX-U Mixed-Use: University
TABLE 11-02.23: MX-U LOT AND BUILDING STANDARDS [1] Only applies from edge of the adopted Boise State University campus master plan boundaries. [2] When interior to the campus. [3] Where the development site is located within 50 ft. of right-of-way on Beacon Street, Broadway Avenue, or Boise Avenue. [4] Where the development site is located within 50 ft. of a Residential zoning district (adjacent or across right-of-way).
D.
Streetscape Standards All development adjacent to the adopted Boise State University campus master plan boundaries shall comply with the following streetscape standards. The stricter provisions shall supersede any inconsistent dimensional standards in Section 11-04-07, Access and Connectivity. (1) Each frontage on a local street shall include a detached sidewalk at least five feet in width that is separated from the curb line by a minimum of eight feet when a Class II street tree is provided or 10 feet when a Class I or Class III street tree is provided. This area will accommodate a landscape buffer and street trees required by Section 11-0409.4, Street Frontage Landscaping. Class I trees are permitted only when overhead powerlines are present. (2) Each frontage on a collector or arterial street shall include a detached sidewalk at least 10 feet in width that is separated from the curb line by a minimum of eight feet when a Class II or Class III street tree is provided or 10 feet when a Class I street tree is provided. This area will accommodate a landscape buffer and street trees required by Section 11-04-09.4, Street Frontage Landscaping. Class I trees are permitted only when overhead powerlines are present.
Figure 2.12. MX-U Streetscape Standards
E.
Additional Standards Fire access to existing and new buildings shall be shown on all required site plans. A letter from the Idaho State Fire Marshal verifying compliance of the building plans with state requirements regarding fire safety shall be submitted to the Planning Director prior to construction.
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Chapter 11-02 Zoning Districts Section 11-02-03. Mixed-Use Zoning Districts 11-02-03.7 MX-H Mixed-Use: Health
7.
MX-H Mixed-Use: Health A.
Purpose The MX-H district is intended to provide for health and medical related uses near major medical institutions. Limited office and Multiple-Family residential uses with similar land use characteristics and provide support services to the health and medical uses may be allowed.
B.
Cross-References to Other Applicable Code Sections All development shall comply with all applicable sections of this Code. Cross-references to some of the key sections are provided below. TABLE 11-02.24: CROSS-REFERENCES TO OTHER APPLICABLE CODE SECTIONS CODE SECTION
SECTION REFERENCE
Use Regulations
Chapter 11-03
Lot and Building Forms and Dimensions
11-04-03
Subdivision Standards
11-04-04
Sensitive Lands
11-04-05
Building Design
11-04-06
Access and Connectivity
11-04-07
Parking and Loading
11-04-08
Landscaping, Fencing, Walls, and Screening
11-04-09
Assured Water Supply
11-04-010
Exterior Lighting
11-04-011
Signs
11-04-012
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Chapter 11-02 Zoning Districts Section 11-02-03. Mixed-Use Zoning Districts 11-02-03.7 MX-H Mixed-Use: Health
C. Dimensional Standards
The following table is a summary of the district-specific dimensional standards. Complete dimensional standards are included in Section 11-04-03, Lot and Building Forms and Dimensions.
TABLE 11-02.25: MX-H LOT AND BUILDING STANDARDS LOT STANDARDS Lot Area (minimum)
N/A
Street Frontage (minimum)
30 ft.
BUILDING SETBACKS (MINIMUM) A
Front
10 ft.
Street Side
10 ft.
B
Interior Side
C
Rear Yard
1 and 2 stories: 5 ft. 3+ stories: 15 ft.
PARKING SETBACKS (MINIMUM) Front
20 ft.
Street Side
10 ft.
Interior Side
10 ft.
Rear
10 ft.
Any Yard Adjacent to Interstate (I-84 & I184)
10 ft.
HEIGHT (MAXIMUM) D
Building Height
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78 ft.
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Chapter 11-02 Zoning Districts Section 11-02-03. Mixed-Use Zoning Districts 11-02-03.7 MX-H Mixed-Use: Health
D.
Streetscape Standards All development shall comply with the following streetscape standards. The stricter provisions shall supersede any inconsistent dimensional standards in Section 11-04-07, Access and Connectivity. (1) Each frontage on a local street shall include a detached sidewalk at least five feet in width that is separated from the curb line by a minimum of eight feet when a Class II street tree is provided or 10 feet when a Class I or Class III street tree is provided. This area will accommodate a landscape buffer and street trees required by Section 11-0409.4, Street Frontage Landscaping. Class I trees are permitted only when overhead powerlines are present. (2) Each frontage on a collector or arterial street shall include a detached sidewalk at least 10 feet in width that is separated from the curb line by a minimum of eight feet when a Class II street tree is provided or 10 feet when a Class I or Class III street tree is provided. This area will accommodate a landscape buffer and street trees required by Section 11-04-09.4, Street Frontage Landscaping. Class I trees are permitted only when overhead powerlines are present.
Figure 2.13. MX-H Streetscape Standards
(a) Vehicle-Oriented and Parking Facilities i.
No surface parking spaces or vehicle-oriented ancillary facilities (such as Service Stations or Vehicle Washes) may be located between the building and any street adjacent to the property.
ii.
Drive-Through Facilities shall comply with Section 11-03-03.4.R, DriveThrough Facility.
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Chapter 11-02 Zoning Districts Section 11-02-04. Industrial Zoning Districts 11-02-04.1 I-1: Light Industrial
11-02-04. 1.
Industrial Zoning Districts
I-1: Light Industrial A.
Purpose The I-1 zoning district is intended to accommodate light manufacturing, assembly, fabrication, and technology-related land uses that may require significant transportation services but that typically do not operate during nighttime hours and are generally compatible with nearby commercial and residential areas when accompanied by substantial buffering, screening, and standards designed to mitigate impacts.
B.
Cross-References to Other Applicable Code Sections All development shall comply with all applicable sections of this Code. Cross-references to some of the key sections are provided below. TABLE 11-02.26: CROSS-REFERENCES TO OTHER APPLICABLE CODE SECTIONS CODE SECTION
SECTION REFERENCE
Use Regulations
Chapter 11-03
Lot and Building Forms and Dimensions
11-04-03
Subdivision Standards
11-04-04
Sensitive Lands
11-04-05
Building Design
11-04-06
Access and Connectivity
11-04-07
Parking and Loading
11-04-08
Landscaping, Fencing, Walls, and Screening
11-04-09
Assured Water Supply
11-04-010
Exterior Lighting
11-04-011
Signs
11-04-012
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Chapter 11-02 Zoning Districts Section 11-02-04. Industrial Zoning Districts 11-02-04.1 I-1: Light Industrial
C.
Dimensional Standards
The following table is a summary of the district-specific dimensional standards. Complete dimensional standards are included in Section 11-04-03, Lot and Building Forms and Dimensions.
TABLE 11-02.27: I-1 LOT AND BUILDING STANDARDS LOT STANDARDS Lot Area (minimum)
N/A
Lot Width (average)
N/A
Street Frontage (minimum)
30 ft.
BUILDING SETBACKS (MINIMUM) A
Front
Min 20 ft.
Street Side
Min 15 ft.
B
Interior Side
Min 0 ft. [1]
C
Rear Yard
Min 0 ft. [1]
PARKING SETBACKS (MINIMUM) Front
10 ft.
Street Side
10 ft.
Interior Side
0 ft. [1]
Rear
0 ft. [1]
Any Yard Adjacent to Interstate (I-84 & I184)
10 ft.
HEIGHT (MAXIMUM) D
Building Height
55 ft.
Notes:
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Chapter 11-02 Zoning Districts Section 11-02-04. Industrial Zoning Districts 11-02-04.1 I-1: Light Industrial
TABLE 11-02.27: I-1 LOT AND BUILDING STANDARDS [1] When adjacent to a Residential zoning district or residential use, 30 ft. minimum for all development under three acres, 50 ft. minimum for all development between three acres and 10 acres, and 100 ft. minimum for all development of 10 or more acres.
D.
Streetscape Standards All development shall comply with the following streetscape standards. The stricter provisions shall supersede any inconsistent dimensional standards in Section 11-04-07, Access and Connectivity. (1) Each frontage on a local street shall include a detached sidewalk at least five feet in width that is separated from the curb line by a minimum of eight feet when a Class II street tree is provided or 10 feet when a Class I or Class III street tree is provided. This area will accommodate a landscape buffer and street trees required by Section 11-0409.4, Street Frontage Landscaping. Class I trees are permitted only when overhead powerlines are present. (2) Each frontage on a collector or arterial street shall include a detached sidewalk at least 10 feet in width that is separated from the curb line by a minimum of eight feet when a Class II street tree is provided or 10 feet when a Class I or Class III street tree is provided. This area will accommodate a landscape buffer and street trees required by Section 11-04-09.4, Street Frontage Landscaping. Class I trees are permitted only when overhead powerlines are present.
Figure 2.14. I-1 Streetscape Standards
E.
Additional Standards (1) No uses that generate, use, treat, store, or dispose of hazardous substances (as set forth in Title 40, Code of Federal Regulations, Parts 116.4, 261.30 et seq., 302.4 and/or 355) are permitted. (2) All operations creating odor, dust, smoke, cinders, gas, fumes, noise, vibrations, refuse matter, water-carried waste, or other emissions shall be reasonably mitigated to protect the health, safety, and general welfare of the surrounding land uses.
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Chapter 11-02 Zoning Districts Section 11-02-04. Industrial Zoning Districts 11-02-04.2 I-2: Heavy Industrial
2.
I-2: Heavy Industrial A.
Purpose The I-2 zoning district is intended to accommodate general industrial activity with greater impacts than those in the I-1 zoning district, including uses that require significant heavy transportation services, uses that frequently operate during nighttime hours, and uses that require additional standards to protect health, safety, or general welfare. The I-2 zoning district should be separated from commercial or residential development.
B.
Cross-References to Other Applicable Code Sections All development shall comply with all applicable sections of this Code. Cross-references to some of the key sections are provided below. TABLE 11-02.28: CROSS-REFERENCES TO OTHER APPLICABLE CODE SECTIONS CODE SECTION
SECTION REFERENCE
Use Regulations
Chapter 11-03
Lot and Building Forms and Dimensions
11-04-03
Subdivision Standards
11-04-04
Sensitive Lands
11-04-05
Building Design
11-04-06
Access and Connectivity
11-04-07
Parking and Loading
11-04-08
Landscaping, Fencing, Walls, and Screening
11-04-09
Assured Water Supply
11-04-010
Exterior Lighting
11-04-011
Signs
11-04-012
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Chapter 11-02 Zoning Districts Section 11-02-04. Industrial Zoning Districts 11-02-04.2 I-2: Heavy Industrial
C.
Dimensional Standards
The following table is a summary of the district-specific dimensional standards. Complete dimensional standards are included in Section 11-04-03, Lot and Building Forms and Dimensions.
TABLE 11-02.29: I-2 LOT AND BUILDING STANDARDS LOT STANDARDS Lot Area (minimum)
N/A
Street Frontage (minimum)
30 ft.
BUILDING SETBACKS (MINIMUM) A
Front
20 ft.
Street Side
15 ft.
B
Interior Side
0 ft. [1]
C
Rear Yard
0 ft. [1]
PARKING SETBACKS (MINIMUM) Front
15 ft.
Street Side
15 ft.
Interior Side
0 ft. [1]
Rear
0 ft. [1]
Any Yard Adjacent to Interstate (I-84 & I184)
20 ft.
HEIGHT (MAXIMUM) D
Building Height
55 ft.
Notes:
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Chapter 11-02 Zoning Districts Section 11-02-04. Industrial Zoning Districts 11-02-04.2 I-2: Heavy Industrial
TABLE 11-02.29: I-2 LOT AND BUILDING STANDARDS [1] When adjacent to a Residential zoning district or residential use, 30 ft. minimum for all development under three acres, 50 ft. minimum for all development between three acres and 10 acres, and 100 ft. minimum for all development of 10 or more acres.
D.
Streetscape Standards All development shall comply with the following streetscape standards. The stricter provisions shall supersede any inconsistent dimensional standards in Section 11-04-07, Access and Connectivity. (1) Each frontage on a local street shall include a detached sidewalk at least five feet in width that is separated from the curb line by a minimum of eight feet when a Class II street tree is provided or 10 feet when a Class I or Class III street tree is provided. This area will accommodate a landscape buffer and street trees required by Section 11-0409.4, Street Frontage Landscaping. Class I trees are permitted only when overhead powerlines are present. (2) Each frontage on a collector or arterial street shall include a detached sidewalk at least 10 feet in width that is separated from the curb line by a minimum of eight feet when a Class II street tree is provided or 10 feet when a Class I or Class III street tree is provided. This area will accommodate a landscape buffer and street trees required by Section 11-04-09.4, Street Frontage Landscaping. Class I trees are permitted only when overhead powerlines are present.
Figure 2.15. I-2 Streetscape Standards
E.
Additional Standards All Allowed Uses that generate, use, treat, store, or dispose of hazardous substances (as set forth in Title 40, Code of Federal Regulations, Parts 116.4, 261.30 et seq., 302.4 and/or 355), shall require a Conditional Use Permit.
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Chapter 11-02 Zoning Districts Section 11-02-04. Industrial Zoning Districts 11-02-04.1 I-3: Industrial Technology
1. I-3: Industrial Technology A.
Purpose The I-3 zoning district is intended to provide for manufacturing and technological facilities that may have a greater impact on the surrounding area than industries allowed in the Mixed-Use zoning districts. Lands in the I-3 zoning district should be served by major transportation facilities and be buffered from adjacent residential areas.
B.
Cross-References to Other Applicable Code Sections All development shall comply with all applicable sections of this Code. Cross-references to some of the key sections are provided below. TABLE 11-02.30: CROSS-REFERENCES TO OTHER APPLICABLE CODE SECTIONS CODE SECTION
SECTION REFERENCE
Use Regulations
Chapter 11-03
Lot and Building Forms and Dimensions
11-04-03
Subdivision Standards
11-04-04
Sensitive Lands
11-04-05
Building Design
11-04-06
Access and Connectivity
11-04-07
Parking and Loading
11-04-08
Landscaping, Fencing, Walls, and Screening
11-04-09
Assured Water Supply
11-04-010
Exterior Lighting
11-04-011
Signs
11-04-012
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Chapter 11-02 Zoning Districts Section 11-02-04. Industrial Zoning Districts 11-02-04.1 I-3: Industrial Technology
C.
Dimensional Standards
The following table is a summary of the district-specific dimensional standards. Complete dimensional standards are included in Section 11-04-03, Lot and Building Forms and Dimensions.
TABLE 11-02.31: I-3 LOT AND BUILDING STANDARDS LOT STANDARDS Lot Area (minimum)
N/A
Lot Width (average)
N/A
Street Frontage (minimum)
30 ft.
BUILDING SETBACKS (MINIMUM) [1] A
Front Street Side
B
Interior Side
C
Rear Yard
45 ft. + 1 ft. for every 1-foot increase in building height above 45 ft. OR 100 ft. [2]
PARKING SETBACKS (MINIMUM) [1] Front
20 ft.
Street Side
20 ft.
Interior Side
15 ft.
Rear
15 ft.
Any Yard Adjacent to Interstate (I-84 & I184)
20 ft.
HEIGHT (MAXIMUM) D
Building Height
150 ft. [3]
Notes: [1] If a development is part of an adopted Industrial Technology master plan, setbacks shall apply only to the perimeter of the campus.
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Chapter 11-02 Zoning Districts Section 11-02-04. Industrial Zoning Districts 11-02-04.1 I-3: Industrial Technology
TABLE 11-02.31: I-3 LOT AND BUILDING STANDARDS [2] Applies when the property is adjacent to a Residential zoning district or residential use, regardless of whether the property is located on the perimeter of the campus. [3] Controlled by a 45 degree angle of bulk plan from all exterior property lines up to the maximum height of 150 feet.
D.
Streetscape Standards All development shall comply with the following streetscape standards. The stricter provisions shall supersede any inconsistent dimensional standards in Section 11-04-07, Access and Connectivity. (1) Each frontage on a local street shall include a detached sidewalk at least five feet in width that is separated from the curb line by a minimum of eight feet when a Class II street tree is provided or 10 feet when a Class I or Class III street tree is provided. This area will accommodate a landscape buffer and street trees required by Section 11-0409.4, Street Frontage Landscaping. Class I trees are permitted only when overhead powerlines are present. (2) Each frontage on a collector or arterial street shall include a detached sidewalk at least 10 feet in width that is separated from the curb line by a minimum of eight feet when a Class II street tree is provided or 10 feet when a Class I or Class III street tree is provided. This area will accommodate a landscape buffer and street trees required by Section 11-04-09.4, Street Frontage Landscaping. Class I trees are permitted only when overhead powerlines are present.
Figure 2.16. I-3 Streetscape Standards
E.
Additional Standards (1) Operational Standards (a) No uses that generate, use, treat, store, or dispose of hazardous substances (as set forth in Title 40, Code of Federal Regulations, Parts 116.4, 261.30 et seq., 302.4 and/or 355) are permitted. (b) All operations shall be free of odor, dust, smoke, cinders, gas, fumes, noise, vibrations, refuse matter, water-carried waste, or other emissions.
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Chapter 11-02 Zoning Districts Section 11-02-04. Industrial Zoning Districts 11-02-04.1 I-3: Industrial Technology
(2) Design Review (a) To mitigate potential negative impacts on adjacent development, a concept map differentiating "peripheral" and "internal" development areas is required as part of an application to rezone to I-3. Areas approved as "peripheral" shall be subject to Major Design Review pursuant to Section 11-05-05.3.D. (b) Because these developments are usually large enough to create an inner character compatible with surrounding uses, areas approved as "internal" shall be exempt from the design review process, unless otherwise required by this Section. (c) Buildings taller than 45 feet in an area designated "internal" are subject to Design Review. The Planning Director may waive this requirement where it can be demonstrated that there are no material negative impacts associated with such buildings due to the proximity of surrounding buildings or structures.
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Chapter 11-02 Zoning Districts Section 11-02-05. Open Land Zoning Districts 11-02-05.1 A-1 Open Land Very Low Density
11-02-05. 1.
Open Land Zoning Districts
A-1 Open Land Very Low Density A.
Purpose The A-1 zoning district is intended to provide for low density residential use and land uses requiring larger land areas for development such as parks, schools, golf courses, agriculture.
B.
Cross-References to Other Applicable Code Sections All development shall comply with all applicable sections of this Code. Cross-references to some of the key sections are provided below. TABLE 11-02.32: CROSS-REFERENCES TO OTHER APPLICABLE CODE SECTIONS CODE SECTION
SECTION REFERENCE
Use Regulations
Chapter 11-03
Lot and Building Forms and Dimensions
11-04-03
Subdivision Standards
11-04-04
Sensitive Lands
11-04-05
Building Design
11-04-06
Access and Connectivity
11-04-07
Parking and Loading
11-04-08
Landscaping, Fencing, Walls, and Screening
11-04-09
Assured Water Supply
11-04-010
Exterior Lighting
11-04-011
Signs
11-04-012
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C.
Dimensional Standards
The following table is a summary of the district-specific dimensional standards. Complete dimensional standards are included in Section 11-04-03, Lot and Building Forms and Dimensions.
TABLE 11-02.33: A-1 LOT AND BUILDING STANDARDS LOT STANDARDS Lot area (minimum)
1 acre
Lot width (average)
50 ft.
Street frontage (minimum)
30 ft.
Density (maximum)
1 unit/acre
BUILDING SETBACKS (MINIMUM) [1] A
Front
20 ft.
Street Side
20 ft.
B
Interior Side
10 ft.
C
Rear Yard
30 ft.
PARKING SETBACKS (MINIMUM) [1] Front
20 ft.
Street Side
20 ft.
Interior Side
20 ft.
Rear
30 ft.
Any Yard Adjacent to Interstate (I-84 & I-184)
30 ft.
HEIGHT (MAXIMUM) D
Building Height
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TABLE 11-02.33: A-1 LOT AND BUILDING STANDARDS 35 ft. [1] Notes: [1] Applies when the property abuts a Residential zoning district or a residential use.
D.
Streetscape Standards All development shall comply with the following streetscape standards. The stricter provisions shall supersede any inconsistent dimensional standards in Section 11-04-07, Access and Connectivity. (1) Each frontage on a local street shall include a detached sidewalk at least five feet in width that is separated from the curb line by a minimum of eight feet when a Class II street tree is provided or 10 feet when a Class I or Class III street tree is provided. This area will accommodate a landscape buffer and street trees required by Section 11-0409.4, Street Frontage Landscaping. Class I trees are permitted only when overhead powerlines are present. (2) Each frontage on a collector or arterial street shall include a detached sidewalk at least 10 feet in width that is separated from the curb line by a minimum of eight feet when a Class II street tree is provided or 10 feet when a Class I or Class III street tree is provided. This area will accommodate a landscape buffer and street trees required by Section 11-04-09.4, Street Frontage Landscaping. Class I trees are permitted only when overhead powerlines are present.
Figure 2.17. A-1 Streetscape Standards
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Chapter 11-02 Zoning Districts Section 11-02-05. Open Land Zoning Districts 11-02-05.2 A-2 Open Land Reserve
2.
A-2 Open Land Reserve A.
Purpose The A-2 zoning district is intended to provide for permanent open space and to properly guide growth of the fringe areas of the city. The A-2 district classification should be applied to property that is not intended for development, or for property that the city desires to be subject to stronger development limitations than would be provided by the A-1 district. Lands may be assigned to an A-2 district classification to: (1) Set aside lands for open space uses, including floodways, riparian areas, steep slopes, and flood control facilities; (2) Enhance and preserve the character of parks and other publicly owned properties; (3) Encourage agricultural and grazing uses; (4) Serve as a low intensity use zone.
. B.
Cross-References to Other Applicable Code Sections All development shall comply with all applicable sections of this Code. Cross-references to some of the key sections are provided below. TABLE 11-02.34: CROSS-REFERENCES TO OTHER APPLICABLE CODE SECTIONS CODE SECTION
SECTION REFERENCE
Use Regulations
Chapter 11-03
Lot and Building Forms and Dimensions
11-04-03
Subdivision Standards
11-04-04
Sensitive Lands
11-04-05
Building Design
11-04-06
Access and Connectivity
11-04-07
Parking and Loading
11-04-08
Landscaping, Fencing, Walls, and Screening
11-04-09
Assured Water Supply
11-04-010
Exterior Lighting
11-04-011
Signs
11-04-012
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Chapter 11-02 Zoning Districts Section 11-02-05. Open Land Zoning Districts 11-02-05.2 A-2 Open Land Reserve
C.
Dimensional Standards
The following table is a summary of the district-specific dimensional standards. Complete dimensional standards are included in Section 11-04-03, Lot and Building Forms and Dimensions.
TABLE 11-02.35: A-2 LOT AND BUILDING STANDARDS LOT STANDARDS Lot Area (minimum)
40 acres
Lot Width (average)
100 ft.
Street Frontage (minimum)
100 ft.
Density (maximum)
1 unit/40 acres
BUILDING SETBACKS (MINIMUM) [1] A
Front
40 ft.
Street Side
40 ft.
B
Interior Side
20 ft.
C
Rear Yard
60 ft.
PARKING SETBACKS (MINIMUM) [1] Front
20 ft.
Street Side
20 ft.
Interior Side
20 ft.
Rear
60 ft.
Any Yard Adjacent to Interstate (I-84 & I184)
20 ft.
HEIGHT (MAXIMUM) D
Building Height
45 ft. or 35 ft. [1]
Notes: [1] Applies when the property abuts a Residential zoning district or a residential use.
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D.
Streetscape Standards All development shall comply with the following streetscape standards. The stricter provisions shall supersede any inconsistent dimensional standards in Section 11-04-07, Access and Connectivity. (1) Each frontage on a local street shall include a detached sidewalk at least five feet in width that is separated from the curb line by a minimum of eight feet when a Class II street tree is provided or 10 feet when a Class I or Class III street tree is provided. This area will accommodate a landscape buffer and street trees required by Section 11-0409.4, Street Frontage Landscaping. Class I trees are permitted only when overhead powerlines are present. (2) Each frontage on a collector or arterial street shall include a detached sidewalk at least 10 feet in width that is separated from the curb line by a minimum of eight feet when a Class II street tree is provided or 10 feet when a Class I or Class III street tree is provided. This area will accommodate a landscape buffer and street trees required by Section 11-04-09.4, Street Frontage Landscaping. Class I trees are permitted only when overhead powerlines are present.
Figure 2.18. A-2 Streetscape Standards
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Chapter 11-02 Zoning Districts Section 11-02-06. PUD: Planned Unit Development 11-02-06.1 Purpose
11-02-06. 1.
PUD: Planned Unit Development
Purpose The purpose of the PUD zoning district is to accommodate new and imaginative concepts in urban design and land development to promote and improve the health, safety, and general welfare of the citizens in ways consistent with the City’s adopted Comprehensive Plan. The principal use of this district is to promote innovative design that incorporates public amenities that provide significant benefits to Boise residents and that would not be required under other portions of this Code or other adopted City regulations. The PUD zoning district is not intended to allow deviations from the standards and requirements of this Code that are not accompanied by significant additional amenities or as a substitute for obtaining Variances pursuant to Section 11-05-05.3.L. Areas rezoned to the PUD district shall be subject to a Development Plan or Development Agreement that shall be approved by City Council at the same time as the rezoning to PUD.
2.
Eligibility Criteria An application for rezoning to a PUD zoning district shall not be accepted by the City unless it complies with all of the provisions of this Subsection 2. A.
Minimum Size of Planned Development Each PUD application shall include a contiguous area of land at least five acres in size, all of which is under single ownership or control.
B.
Mandatory Eligibility Requirements Each PUD application shall include all of the following elements, each of which shall include a higher level of performance than otherwise required by this Code or other adopted City or governmental regulations, as determined by the Planning Director. If the PUD application does not contain the specific use type addressed by any individual eligibility requirement, the application is not required to comply with that requirement. (1) Pedestrian and Non-motorized Travel Enhanced opportunities for non-motorized travel, measured as the sum of the length of all designated public pedestrian and bicycle trails, paths, sidewalks, and walkways. (2) Parks and Trails Enhanced access to public or private parks and trails and enhanced landscaping and appearance of public or private parks and trails. (3) Housing Types Commitment to include at least three distinct types of housing as listed in Table 1103.1: Table of Allowed Uses or as determined to be distinct housing types by the Planning Director, each of which shall be occupy at least 10 percent of the residential development land or include at least 10 percent of the residential units included in the application, at the applicant’s option. (4) Ground Floor Activation If the proposal includes residential development, commitments that 60 percent of the ground floor areas of buildings along collector and arterial streets will be designed for and occupied by uses that are in active use by occupants or users of the building or development or by the general public and will incorporate building designs that help
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activate street frontages to encourage pedestrian use. This requirement is not met by ground floor parking areas, storage areas, utility facilities, or stairwells that are not accessible from the street frontage. (5) Building Design Enhanced building design through compliance with more of the Citywide or Downtown Design Standards and Guidelines (as applicable) or performance of such design standards and guidelines at a higher level of quality or visual interest, as determined by the Planning Director. (6) Utility Services and Green Infrastructure Enhanced protection of, or enhanced quality of service from, water, sewer, stormwater, electric, gas, and telecommunications systems. C.
Additional Eligibility Requirements Each PUD application shall include two of the following three elements, to be selected by the applicant, each of which shall include a higher level of performance than otherwise required by this Code or other adopted City or governmental regulations, as determined by the Planning Director: (1) Natural Systems Commitments to permanently protect and manage natural systems and resources on a larger percentage of the project site than otherwise required by this Code. (2) Housing Affordability Commitments to deed restrict for a period of at least 50 years at least 10 percent of residential units to households earning not more than 60 percent of the Area Median Income for the Boise area if the dwelling unit(s) is a rental unit or 15 percent of residential units affordable to households earning no more than 120 percent of the Area Median Income if the dwelling unit(s) is a for-sale property. (3) Sustainable Building Design Commitments that the project will include conformance with sustainable building practices including Silver Certification by the U.S. Green Building Council (USGBC) Leadership in Energy and Environmental Design (LEED) rating system or the adopted City of Boise Green Building Code.
3.
Identification of Base Districts from Which Flexibility is Requested Each PUD application shall identify which base zoning district established in this Code shall apply in each area of the PUD unless varied by the terms of the Development Plan and Development Agreement.
4.
Areas of Flexibility Permitted Each PUD application may request only the following types of adjustments from base zoning district standards: A.
Minimum lot sizes;
B.
Increased residential development density;
C.
Increased nonresidential development intensity;
D.
Reduced or reorganized internal building setbacks; and
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Chapter 11-02 Zoning Districts Section 11-02-07. Overlay Districts 11-02-07.1 Character Overlay Districts
E.
11-02-07. 1.
Additional types of housing.
Overlay Districts
Character Overlay Districts A.
Purpose Character overlay districts are intended to maintain the unique character of specific areas. A character overlay district is usually applied to residential neighborhoods with certain identifiable attributes embodied in architecture, urban design, geography, or history.
B.
Designation of Character Overlay Districts (1) Character overlay districts shall be designated by ordinance. Neighborhoods or areas selected for consideration for a character overlay district designation shall meet at least one of the following criteria: (a) Has a distinctive character with identifiable attributes embodied in architecture, use, development patterns, or history that make it a unique and integral part of the city's identity; or (b) Has a recognized neighborhood identity and a definable physical character that may have a high artistic value or a relationship to urban centers or historic districts that makes the area's conservation significant to the city's history or function. (2) Character overlay district provisions may apply additional requirements or allow exceptions to the standard regulations of the base zoning district. (3) Prior to recommending an area for designation as a character overlay district initiated by the Planning Director, the Planning and Zoning Commission shall: (a) Conduct any necessary plans, studies, research, or investigations; (b) Assess neighborhood and landowner support; and (c) Prepare a report containing recommendations. (4) Prior to adoption of a character overlay district ordinance in a district that may be of historic significance as determined by the Planning Director, the Historic Preservation Commission shall have the opportunity to review and comment on the proposed ordinance.
C.
Establishment of Character Overlay District Character overlay districts shall be approved as described in Sections 11-05-05.4.B, Code Adoption or Amendment and 11-05-05.4.I, Zoning Map Amendment (Rezoning, including Planned Unit Development).
D.
HC-O: Hyde Park Character Overlay (1) Purpose The purpose of the HC-O District is to maintain the historical commercial district as a functioning community asset and maintain a mix of commercial, office, and residential uses. The district encourages land uses that are determined to be key to the district's long-term health and sustainability. The district regulations are intended to protect the historical and architectural character of Hyde Park and establish parking standards for this area. Parking requirements are on a graduated scale for certain uses to
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encourage street-level retail and restaurants as well as second story office uses. Shared parking is encouraged to reduce the need for surface parking. (2) Boundary Map
Figure 2.19. Hyde Park Character Overlay District Boundary Map
(3) Uses The following uses are prohibited: (a) Parking Garages or Park and Ride facilities; and (b) New off-site parking lots as of March 16, 2006. On-site parking lots used as leasable off-site parking that existed prior to March 14, 2006, may continue to be used, but not expanded. (4) District Parking Standards (a) Parking requirements shall follow Table 11-02.36, below.
TABLE 11-02.36: PARKING ALLOWANCES IN THE HC-O LAND USE
GRADUATED SCALE OF USE/UNIT OF MEASURE
REQUIRED PARKING SPACES
0 - 40 seats 41 - 80 seats [1]
1 per 20 seats 1 per 10 seats
Over 81 seats [1]
1 per 2 seats
0 - 750 square feet
1
751 - 2000 sq. ft. [1]
1 per 300 sq. ft.
Restaurant
Retail
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TABLE 11-02.36: PARKING ALLOWANCES IN THE HC-O LAND USE
GRADUATED SCALE OF USE/UNIT OF MEASURE
REQUIRED PARKING SPACES
Over 2001 sq. ft. [1]
1 per 200 sq. ft.
Street level
100 sq. ft.
Upper floor
300 sq. ft.
Office
Notes: [1] Parking requirements are cumulative.
(b) Outdoor or seasonal seating shall be counted as regular seating and is required to meet all parking and zoning requirements in this Code. Existing outside seating shall be considered a legal nonconforming use. (c) The allotment of parking for each business is available in the Planning and Development Services Department. (d) Tandem parking is permitted in rear yards with alley access, provided setbacks and appropriate backup area requirements are met. (e) All off-site parking shall have a valid contract. This contract shall state:
E.
i.
The location of the parking space(s);
ii.
The contract is binding on all successors and run with the land;
iii.
How the parking spaces are to be maintained and who is responsible;
iv.
That the parking cannot be revoked without prior approval of the City, and must show revocation for good cause; and
v.
Provide 60 days’ notice of termination to the City.
NC-O: Near North End Character Overlay (1) Purpose The purpose of the NC-O District is to: (a) Encourage continued residential uses; (b) Protect the historical and architectural character of the neighborhood using adaptive reuse methods; (c) Encourage redevelopment of sites and renovation of structures that contain established historic institutional uses; (d) Allow for adaptive reuse of existing structures for Multiple-Family residential and established historic institutional uses; (e) Prohibit demolition of structures for parking lots or new office developments; and (f)
Maintain the district as a transitional area between the commercial intensity of downtown and the adjacent predominantly single-family residential neighborhoods.
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(2) Map and Boundaries (a) Boundary Map
Figure 2.20. Near North End Character Overlay District Boundary Map
(3) Standards The following restrictions and allowances beyond the requirements of the base zoning district shall apply: (a) Parking Allowances for Adaptive Reuse in the MX-1 And R-3 Zone Adaptive reuse of a Single-Family Detached or Single-Family Attached Dwelling for office, Multiple-Family residential, or historic institutional use may be granted the following allowances for parking requirements: i.
Tandem parking in the rear yard, with alley access, is permitted.
ii.
Shared parking agreements and parking joint use agreements are required to the maximum extent practicable.
(b) Adaptive Reuse Limitation for Additions Buildings that are adaptively reused pursuant to the provisions of this Section may be expanded in size up to 50 percent from what existed on August 21, 2001, provided: i.
The expanded portion is in keeping with the architecture of the existing building; and
ii.
The site is large enough to accommodate the required number of off-street parking spaces without the granting of a Variance for setbacks or landscaping.
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(c) Standards for Parking Structures and Lots in the NC-O District On-site surface parking lots larger than 2,500 square feet are prohibited, unless incorporated within a new residential use or within and as part of the renovation, redevelopment, or expansion of an historic institutional use. As used in this paragraph, the phrase "incorporated within" shall mean located in an interior or rear yard of a development so that it is not visible from the public street. F.
BC-O: Big Sky Overlay (1) Purpose The purpose of the BC-O district is to: (a) Preserve the large lots and open character of the Big Sky Neighborhood; (b) Retain the rural personality of this unique location; and (c) Encourage agrarian uses through more flexible standards to maintain, protect, and enhance land use and livability. (2) Boundary Map
Figure 2.21. Big Sky Character Overlay District Boundary Map
(3) Residential Standards (a) Setbacks i.
New residential buildings, additions to existing residential buildings, and detached outbuildings greater than 500 square feet or 15 feet in height shall be subject to the following setback standards:
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Chapter 11-02 Zoning Districts Section 11-02-07. Overlay Districts 11-02-07.1 Character Overlay Districts
ii.
A.
Front setbacks as measured from the property line shall be 35 feet minimum, 85 feet maximum, and within five feet of the average setbacks of the adjacent properties.
B.
Side and rear setbacks shall be a minimum of 20 feet from the property line.
Detached outbuildings with an area of up to 500 square feet and height less than 15 feet may have a reduced side and rear setbacks of 10 feet from the property line.
(b) Enclosed Garage Dwelling units, including each unit of a Duplex Dwelling, shall have an enclosed garage with an interior dimension of at least 20 feet wide by 20 feet long. (c) Entrances to Residential Units Front doors of residential units shall face the street. (d) Duplex Dwelling Standards Duplex Dwellings in the BC-O district shall be subject to the specific design criteria as per Section 11-03-03.2.G, Dwelling, Duplex, Triplex, or Fourplex and agricultural and setback standards described in Subsection (4), below. (4) Livestock Standards The keeping of livestock and agricultural uses in the BC-O district shall be subject to the standards of Section 11-03-03.2.J, and the standards in this Section. Where the standards of this Section conflict with 11-03-03.2.J, this Section shall control. (a) Allowed Uses The keeping of livestock, small animals, and similar or related agricultural uses are allowed in the BC-O district subject to the regulations of this Section. (b) Minimum Lot Area for Large Animals A minimum lot area of one-half acre is required for large animals as defined in this Code. (c) Animal Reserve Area A minimum area of one-half acre is required for the keeping and care of two animal units. Stables, paddocks, barns, and similar structures may be counted as part of the reserve area, but structures other than those related to the care of animals shall not be counted as part of the reserve area. (d) Minimum Lot Area and Location for Small Animals No minimum lot area is required for keeping small animals as defined in this Code. All animal units and small animals shall be kept behind the front of the principal dwelling. (e) Animal Density Standards i.
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ii.
(f)
The keeping of chickens in conjunction with the keeping of large animals is an exception to animal density standards. Up to six mature chickens may be kept simultaneously in addition to the large animals allowed per lot based on the density standard.
Setbacks and Enclosures i.
Concentrated feeding areas and buildings housing animals shall be located behind the front of the principal dwelling. Buildings for housing animals must also comply with the setback standards for the BC-O.
ii.
Livestock shall be kept within enclosures such that the livestock is prevented from encroaching on, and/or damaging, neighboring properties, fences, or vegetation or public streets. Enclosures may include but are not limited to fences, corrals, barns, and pens.
(g) Best Management Practices (BMPs) i.
Best management practices (BMPs) are intended to protect surface and ground water quality and to avoid any adverse impact to wells, irrigation ditches, and other beneficial uses. A BMP is defined as a practice or combination of practices that are the most effective, practicable means of preventing or reducing the amount of pollution generated by non-point sources to a level compatible with water quality goals. The following BMPs shall be met: A.
Fencing Enclose one or more areas on the site with a permanent fence or structure to function as a barrier to livestock and other animals as needed in order to prevent access to and protect streams, canals, and ditches from trampling, erosion, and contamination.
B.
Filter Strips for Streams, Canals, and Ditches Maintain a gently sloping strip of ground over vegetation to filter runoff from that portion of the site occupied by animals. Filter strips shall distribute waste matter uniformly across the high end of the strip, allow waste to flow through and across the strip, and shall promote the filtering of nutrients, runoff water, and other materials through the grass in a manner so that they are absorbed by the soil and ultimately taken up by the plants.
C.
Runoff Control System Employ a combination of practices to prevent animal waste runoff to surface water and adjacent properties. Practices may include diversion of runoff from the lot, roof runoff systems, lot shaping, settling basins, and filter strips or buffer areas.
D.
Liquid and Solid Waste Management System Employ a system for managing liquid and solid waste in a manner that:
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(i)
Ensures fecal matter and other solid wastes do not create or promote nuisances, odors, or disease-carrying insects and animals; and
(ii) Does not degrade air, soil, or water resources. The appropriate system shall typically include the frequent spreading of liquid and solid waste, composting of manures, and off-site disposal. ii.
G.
Additional BMPs shall be required if those listed above are shown to be ineffective. If a resident does not properly maintain or use BMPs, then the resident shall immediately cease the keeping of animals. The owner or resident can consult the following agencies for additional technical assistance: A.
Ada Soil Conservation District.
B.
Natural Resources Conservation Service.
C.
Idaho Soil Conversation Commission.
D.
University of Idaho Extension Service.
E.
Boise City Public Works Department.
SC-O: Sycamore Overlay (1) Purpose The purpose of the SC-O district is to preserve and encourage land use and development that is consistent with the semi-rural, agricultural character and lifestyle of the Sycamore neighborhood while promoting the public health, safety, and general welfare of present and future residents of the neighborhood and Boise City. (2) Boundary Map
Figure 2.22. Sycamore Character Overlay District Boundary Map
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(3) Specific Standards (a) Setbacks Excluding lots fronting on 39th, Catalpa, and Taft Streets, the required setback for buildings and parking areas on vacant or undeveloped lots is determined by the average setback of the primary building on the two abutting lots facing the same street. The required setback shall not be less than 20 feet or greater than 40 feet. Additions to existing buildings in the SC-O district are also subject to this setback standard. (b) Agricultural Standards The keeping of livestock, small animals, and similar or related agricultural uses shall be subject to the generally applicable use standards of Section 11-03-03.2.J, and the standards in this Section (b). Where the standards of this Section (b) conflict with the generally applicable standards, this Section (b) shall control. i.
Allowed Uses The keeping of livestock, small animals, and similar or related agricultural uses are allowed subject to the regulations of this Section.
ii.
Minimum Lot Size A minimum lot or parcel size of 21,780 square feet (one-half acre) is required for large animals as defined in this Code. The area of the lot or parcel used for any human dwelling shall be included when computing the one-half acre minimum lot size needed to qualify for large animals.
iii.
Animal Reserve Area A minimum animal reserve area of 10,890 square feet (one-quarter acre) is required for the keeping and care of large animals. Stables, paddocks, barns, and similar structures may be counted as part of the reserve area, but structures other than those related to the care of animals shall not be counted as part of the reserve area.
iv.
Area for Small Animals No minimum lot area is required for keeping small animals as defined in this Code, although small animals are subject to the animal density standards. All small animals as defined shall be kept behind the front of the principal dwelling.
v.
Animal Density Standards A.
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The maximum animal density for large animals shall be one animal unit per one-quarter acre of reserve area. The reserve area shall be used to calculate the allowed number of large animals allowed on a particular parcel. For reserve areas larger than one-quarter acre, the one animal unit per one-quarter acre ratio shall be applied to determine the allowed number of animals. Shared reserve areas on adjacent lots may be added to the owner's reserve area to calculate the number of large animals allowed on the owner's lot.
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vi.
B.
The maximum animal density for small animals shall be one animal unit per one-quarter acre of land area behind the front of the principal dwelling. The area used for calculating the allowed number of small animals shall not include land occupied by any building not used for housing the animals. For areas of land different from one-quarter acre, the one animal unit per one-quarter acre ratio shall be applied to determine the allowed number of animals.
C.
The keeping of chickens in conjunction with the keeping of large animals is an exception to animal density standards. Up to six chickens may be kept simultaneously and in addition to the large animals allowed per lot based on the density standard.
D.
No more than one rooster shall be kept on any single parcel, regardless of the size of the parcel.
Site Plan As deemed necessary, the Planning Director may require the owner or resident to submit a site plan, subject to approval, for the purpose of determining the amount of land available on a particular site for the keeping of animals pursuant to the standards of this Section.
vii. Setbacks for Concentrated Feeding Areas, Buildings, and Pasture and Reserve Areas Concentrated feeding areas and buildings housing animals shall be located behind the front of the principal dwelling and a minimum of 10 feet from all property lines. Fully enclosed buildings shall comply with the setback standards for the base zoning district and, therefore, may in some cases be set back less than 10 feet from the property line. Pasture or reserve areas shall be located behind the front of the principal dwelling and may otherwise be located at the side and rear property line. viii. District Perimeter Setback Animal reserve areas for large animals shall be set back a minimum of 30 feet from any residential lot located outside the SC-O district. ix.
Enclosures Required Livestock shall be kept within enclosures that prevent animals from encroaching on neighboring properties or public streets. Enclosures may include, but are not limited to fences, corrals, barns, or pens.
x.
Best Management Practices (BMPs) The owner or resident shall use Best Management Practices (BMPs) to protect surface and ground water quality and to avoid any adverse impact to wells and other beneficial uses. A BMP is defined as a practice or combination of practices that are the most effective, practicable means of preventing or reducing the amount of pollution generated by non-point sources to a level compatible with water quality goals. Any owner or resident intending to keep livestock and other animals pursuant to this Section shall implement the following BMPs:
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A.
Fencing Enclose one or more areas on the site as needed with a permanent fence or structure to function as a barrier to livestock and other animals to prevent access to and protect streams, canals, and ditches from trampling, erosion, and contamination.
B.
Filter Strips for Streams, Canals, and Ditches Maintain a gently sloping strip of ground cover vegetation to filter runoff from the portion of the site occupied by animals. Filter strips shall distribute waste matter uniformly across the high end of the strip and allow waste to flow through and across the strip and shall promote the filtering of nutrients, runoff water, and other material through the grass so that they can be absorbed by the soil and ultimately taken up by the plants.
C.
Runoff Control System Employ a combination of practices to prevent animal waste runoff to surface water and adjacent properties. Practices may include diversion of runoff from the lot, roof runoff systems, lot shaping, settling basins, and filter strips or buffer areas.
D.
Liquid and Solid Waste Management System Employ a system for managing liquid and solid waste in a manner that: a) ensures fecal matter and other solid wastes do not create or promote nuisances, odors, and disease-carrying insects or animals, and b) does not degrade air, soil, or water resources. The appropriate system shall typically include the frequent spreading of liquid and solid waste, composting of manures, and off-site disposal.
xi.
Additional BMPs Additional BMPs shall be required if those BMPs listed above are shown to be ineffective. The owner or resident can consult the following agencies for additional technical assistance: A.
Ada Soil Conservation District Natural Resources Conservation Service.
B.
Idaho Soil Conservation Commission.
C.
The University of Idaho Extension Service.
D.
Boise Public Works Department.
xii. Periodic Assessment At three year intervals, the residents and property owners in the SC-O district and the Planning Director shall assess the impact and effectiveness of the standards of this Section in protecting residents and owners of the district and those outside the district from unwanted impacts.
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2.
Design Review Overlay Districts A.
Purpose Design review overly districts are intended to maintain the unique design qualities of specific areas. A design review overlay district is usually applied to residential neighborhoods with certain identifiable design features or attributes embodied in architecture, urban design, or history.
B.
Designation of Design Review Overlay Districts (1) Design review overlay districts shall be designated by ordinance. Neighborhoods or areas selected for consideration for a design review overlay district designation shall meet at least one of the following criteria: (a) Has distinctive design character with identifiable attributes embodied in architecture, urban design development patterns, or history that make it a unique and integral part of the city's design identity; or (b) Has a recognized neighborhood design identity and a definable design or historical character that has a high design value or a relationship to urban centers or significant areas of the city that makes the area's conservation significant to the city's history or function. (2) Design review overlay district provisions may apply additional requirements or allow exceptions to the standard regulations of the base zoning district. (3) Prior to recommending an area for designation as a design review overlay district initiated by the Planning Director, the Planning and Zoning Commission shall: (a) Conduct any necessary plans, studies, research, or investigations; (b) Assess neighborhood and landowner support; and (c) Prepare a report containing recommendations. (4) Prior to adoption of a design review overlay district ordinance in a district that may be of historic significance as determined by the Planning Director, the Historic Preservation Commission shall have the opportunity to review and comment on the proposed ordinance.
C.
Establishment of Design Review Overlay District Design review overlay districts shall be approved as described in Sections 11-05-05.4.B, Code Adoption or Amendment and 11-05-05.4.I, Zoning Map Amendment (Rezoning, including Planned Unit Development).
D.
CD-O: Capitol Boulevard Design Overlay (1) Purpose The purpose of the CD-O district is to recognize the importance of Capitol Boulevard and to maintain and enhance its special character. The intent of these provisions is to protect Capitol Boulevard as one of the principal gateway streets in the State of Idaho and to visually link two of the most important historic buildings in the city - the State Capitol and the Boise Depot. The CD-O provisions also are intended to ensure consistent streetscape design along the Boulevard and protect a variety of uses that
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are of importance to the community, including cultural centers and parks, Boise State University, hotels, retail establishments, and restaurants. (2) Boundary Map
Figure 2.23. Capitol Design Overlay District Boundary Map
(3) District Subareas The District is divided into four areas: (a) Downtown Corridor Both sides of Capitol Boulevard from centerline of Front Street north to the centerline of State Street. (b) Central Corridor Both sides of Capitol Boulevard from centerline of Front Street south to the Boise River. (c) Entrance Corridor East side of Capitol Boulevard from the Boise River to the Depot. (d) Exit Corridor West side of 9th Street and Capitol Boulevard from the Boise River south to the Depot.
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(e) Subareas Boundary Map
Figure 2.24. Capitol Design Overlay District Subareas Boundary Map
(4) Design Review Permit Minor or Major Design Review, as applicable pursuant to Sections 11-05-05.2.E and 11-05-05.3.D, is required for the following: (a) Increase in building size by 10 percent; (b) Replacement of more than 25 percent of a building; (c) Any new building; or (d) A façade remodel that uses different materials and design features (a color change or the addition of non-permanent features such as fabric awnings are not subject to Design Review). (5) Standards (a) Streetscape Requirements Streetscape improvements for Capitol Boulevard shall comply with the adopted Capitol Boulevard Plan and Action Program. i.
Applicability The streetscape improvements shall be required and shown on the development plans when:
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A.
Constructing a new building or parking lot; or
B.
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ii.
Standards A.
Downtown Corridor For each section of the Corridor, required improvements include, but are not limited to: (i)
Brick streetscape shall remain along the west side of Capitol Boulevard from Bannock Street to Front Street.
(ii) Streetscape upgrades consistent with the "Urban Sidewalk - Brick" prototype in the Capitol Boulevard Plan and Action Program along the east side of Capitol Boulevard from Bannock Street to Front Street. (iii) 10 foot wide detached sidewalk and nine foot wide landscape strip adjacent to the street with street trees, shrubs, and historic street lights along both sides of Capitol Boulevard from Bannock Street to Jefferson Street. B.
Central Corridor For each section of the Corridor, required improvements include, but are not limited to: (i)
Relocated curb to form a 52 foot wide road Section measured curb to curb.
(ii) Sidewalks with pavers. (iii) Planters with street trees, shrubs, and low steel fencing, as shown in the Capitol Boulevard Plan and Action Program. (iv) Furnishing zone with historic street lights, as shown in the Capitol Boulevard Plan and Action Program. (v) Benches, litter receptacles, movable planters, bicycle racks, and newsstands, as shown in the Capitol Boulevard Plan and Action Program. (vi) Kiosks, public art, and transit stops may be considered. C.
Entrance and Exit Corridors For each section of the Corridor, required improvements include, but are not limited to: (i)
12 foot wide concrete multiuse pathway.
(ii) 8 to 10 foot wide landscape strips with lawn and street trees. (iii) A second row of deciduous trees. (iv) Historic street lights. (v) Bus stop shelters at select locations.
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(b) Building and Structure Setbacks i.
Downtown Corridor The setbacks of the underlying zoning district shall apply, except a 25 foot setback from the property line is required along Capitol Boulevard for any portion of a structure that is 45 feet or higher.
ii.
Central Corridor Minimum setbacks shall be as follows:
iii.
A.
45 feet from the centerline of Capitol Boulevard for structures up to 45 feet in height.
B.
75 feet from the centerline of Capitol Boulevard for any portion of a structure that is higher than 45 feet.
C.
Only approved awnings, canopies, or similar projections may encroach into the public right-of-way.
Entrance and Exit Corridors Minimum setbacks shall be as follows:
iv.
A.
20 feet from the property line along Capitol Boulevard for structures less than 45 feet in height.
B.
35 feet from the property line along Capitol Boulevard for any portion of a structure that is higher than 45 feet.
Required Improvements Within Entrance and Exit Corridor Setback Areas At-grade setback areas shall include landscaping, and one or more of the following: A.
An extension of the streetscape, such as a pedestrian space or a plaza utilizing benches, pavers, and other design elements;
B.
Sculptures, public art, or architectural design features;
C.
Canopies and other external decorative features, provided they do not encroach more than 30 percent into the setback;
D.
Sign(s); and
E.
Low decorative masonry walls of three feet or less (see also Section 1104-09, Landscaping, Fencing, Walls, and Screening.
(c) Parking Lot Setbacks and Requirements i.
Parking Lots Parking lots shall be located below or behind buildings facing Capitol Boulevard.
ii.
Parking Lot Screening Parking lots shall be screened using one or more of the following, unless otherwise approved by the Design Review Commission (DRC). A.
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B.
Landscaping plantings that provide year-round screening.
(d) Building Design Buildings shall be designed to the highest standards with consideration of the following: i.
All building façade materials should be of high quality to enhance the appearance of Capitol Boulevard including, but not limited to stone, brick, or tile. The same façade materials or other architecturally compatible façade materials should be used for all exposed walls on all sides of the building and other architectural features.
ii.
Architectural style is not to be restricted; however, the appearance of the building shall be reviewed based on the use of materials and color, the quality of design, use of architectural details, and the scale, mass, and bulk with the overall Capitol Boulevard development.
iii.
Blank walls or faux windows facing Capitol Boulevard are not allowed.
iv.
Buildings located on corner sites that can be viewed from Capitol Boulevard should be given significance through the use of architectural elements, special materials, height, and/or entrance doors.
v.
Distinctive roof or other termination of the building façade.
vi.
Windows, doors, eaves, and parapets should be proportional to one another.
vii. New buildings and any modifications to historic buildings shall comply with the Design Guidelines for Boise City's Historic Commercial Districts and the Secretary of the Interior Guidelines. viii. Canopies and awnings at street level should not be illuminated and should be functional for purposes of pedestrian use. ix.
Mechanical equipment should be well screened from public right-of-way with materials that are harmonious to the building's exterior materials.
x.
Utilities shall be installed underground, except for transportation facilities.
(e) Lighting Pedestrian and landscape lighting is encouraged and street lighting shall conform to the Capitol Boulevard Streetscape Master Plan. (f)
Vehicular Access i.
Curb cuts shall be limited to the minimum width and number needed for safe vehicular access and pedestrian and bicycle crossings.
ii.
Access points shall be defined with landscaping or other decorative elements.
(g) Restrictions Along Capitol Boulevard The following shall not front on to Capitol Boulevard: i.
Off-street service and loading areas;
ii.
Trash dumpsters;
iii.
Outdoor storage areas;
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iv.
Fuel pumps;
v.
Drive-up windows; and
vi.
Surface parking lots fronting on the street.
(h) Signage Sign standards for the CD-O district shall be as indicated in Section 11-04-012, Signs. E.
HD-O: Historic Design Overlay (1) Purpose The purpose of the HD-O is to promote the educational, cultural, and economic welfare of the public by engaging in a comprehensive program of historic preservation to promote, preserve, and protect historic buildings, structures, sites, monuments, streets, squares, and neighborhoods that serve as visible reminders of the historical, archeological, architectural, educational, and cultural heritage of the city. It is the further purpose of this Section for the social, economic, and environmental advantages of the city to promote the use and conservation of such property and to encourage new buildings and developments that will be harmonious with the existing historical, archeological, architectural, educational, and cultural buildings, structures, sites, streets, squares, and neighborhoods. (2)
Applicability These provisions apply to all properties in the HD-O district. In the case of properties located in both the HD-O district and a Character Overlay district listed in Section 1102-07.1, the provisions of this Section 11-02-07.2.E shall apply.
(3) Criteria for Designation Historic Districts and Historic Landmarks shall be designated by ordinance as described in Sections 11-05-05.4.E(2), 11-05-05.4.E(3), and 11-05-05.4.I. The buildings, sites, structures, and objects of an Historic District shall meet one of the following three criteria: (a) Historical or Cultural Importance i.
Has significant character, interest, or value, as part of the development, heritage, or cultural characteristics of the city, state, or nation;
ii.
Is associated with the life of a person significant in the past;
iii.
Is the site of an historic event with a significant effect upon society;
iv.
Exemplifies the cultural, political, economic, social, educational, or historic heritage of the community;
v.
By being part of or related to a street, square, park, or other distinctive area, should be developed or preserved according to a plan based on historic, cultural, or architectural motif; or
vi.
Owing to its unique location or singular physical characteristic, represents an established and familiar visual feature of the neighborhood, community, or city.
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(b) Architectural Importance i.
Portrays the environment in an era of history characterized by a distinctive architectural style;
ii.
Embodies those distinguishing characteristics of an architectural-type or engineering specimen;
iii.
Is the work of a designer, architect, or craftsman whose individual work has significantly influenced the development of the city, state, or nation; or
iv.
Contains elements of design, detail, materials, or craftsmanship which represent a significant innovation.
(c) Archeological Importance i.
Has yielded or may be likely to yield, information important in pre-history or history; or
ii.
Contains or is likely to contain physical remains, such as fossils, relics, monuments, art, or symbols, of past human life and activities.
(4) State Property Nothing in this Section 11-02-07.2.E or related to historic preservation or designation shall be construed to allow the designation, regulation conditioning, restriction or acquisition of historic buildings, structures, sites or areas, or other properties or facilities owned by the state or any of its political subdivisions, agencies, or instrumentalities. (5) Acquisition of Historic Property All lands, buildings, structures, sites, or areas acquired by funds appropriated by the City shall be acquired in the name of the City unless otherwise provided by the governing board. So long as owned by the City, historic properties may be maintained by or under the supervision and control of the City. (6) Acquisition of Historic Easements (a) The City may acquire, by purchase or donation, historic easements in any area within the jurisdiction of the city wherever and to the extent City Council determines that the acquisition will be in the public interest. (b) The City Council shall seek a recommendation from the Historic Preservation Commission regarding the historic easement and proposed resolution. (7) Ordinary Repairs – Public Safety Nothing in this Section 11-02-07.2.E or related to historic preservation or designation shall be construed to prevent the ordinary maintenance or repair of any exterior feature in an Historic District, or of any Historic Landmark that does not involve a change in design, material or outer appearance thereof, nor to prevent the construction, reconstruction, alteration, restoration or demolition of any such feature when the Building Official shall certify such is required for the public safety because of an unsafe or dangerous condition. (8) Maintenance and Repair Required – Demolition by Neglect (a) Any property located within an Historic District or Residential Historic District or designated as an Historic Landmark shall be preserved by the owner, or such Boise Zoning Code Rewrite Adoption Draft
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other person or persons as may have the legal custody or control of the property, against decay and deterioration and free from unreasonable structural defects. The owner or other person having legal custody and control of the property shall repair such resource if it is found to have one or more of the following defects, or other defects that in the judgment of the Historic Preservation Commission has a detrimental effect on the historical characteristics of the property or district. i.
The deterioration of exterior walls or other vertical supports;
ii.
The deterioration of roofs or other horizontal members;
iii.
The deterioration of exterior chimneys;
iv.
The deterioration or removal of exterior finishes or fenestration;
v.
The ineffective waterproofing of exterior walls, roofs and foundations including broken windows or doors; and
vi.
The deterioration of any feature so as to create or permit the creation of any hazardous or unsafe condition or conditions.
(b) If the Historic Preservation Commission (HPC) makes a preliminary determination that a resource is being demolished by neglect, it shall direct the Building Official to notify the owner(s) of the resource of this preliminary determination, stating the reasons therefore, and shall give the owner of record 28 days from the date of mailing of such notice to commence work to correct the specific defects as determined by the HPC. (c) If the owner(s) fail to commence work within the time allotted as evidenced by a Building Permit, the Historic Preservation Commission (HPC) shall notify the owner(s) in writing to appear at a public hearing before the HPC at a date, time, and place to be specified in the notice, which shall be mailed at least 28 days before the hearing. The HPC shall also notify in writing adjacent property owners and the Registered Neighborhood Association of such hearing. The HPC shall receive evidence on the issue of whether the subject resource should be repaired and the owner(s) may present evidence in rebuttal thereto. If, after such hearing, the HPC determines that the resource is being demolished by neglect, it may direct the City Attorney to commence legal action against the owner(s) if the necessary repairs are not completed within 90 days or a time frame as specified by the HPC. (9) Exemption from Fire or Building Codes The City Council, in order to promote the preservation and restoration of any Historic Landmark, or property within an Historic District may, upon the recommendation of the Historic Preservation Commission, exempt an Historic Landmark or property within an Historic District from the application of the City Fire or Building Codes upon compliance with the criteria for exemption set forth in the Codes and upon a finding that non- exemption would prevent or seriously hinder the preservation or restoration of the Historic Landmark or property in an Historic District. Upon rescission of an historic designation, any Code exemption herein granted shall be revoked effective the date of rescission.
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(10) Notice of City Departments and Other Agencies In addition to all other transmittals and notices required by this Section 11-02-07.2.E, within seven calendar days after the designation by ordinance of any Historic District or Landmark, the Historic Preservation Commission shall notify all departments of the city and other governmental agencies having a regulatory or legally prescribed duty affecting such District or Landmark. The notice shall state the fact of such designation, identify the boundary of the District, or the address of the Landmark, and shall summarize the effect such designation will have. (11) Register of Historic Districts and Landmarks A current register and map of all Historic Districts and Landmarks that have been designated by ordinance shall be made available upon request from the Planning and Development Services Department or on the City’s website. Such register and map shall be made public and available to the City departments, other governmental agencies, and any interested person.
3.
Sensitive Lands Overlay Districts A.
Purpose Sensitive lands overlay districts are intended to protect unique environmental features and systems within the city from the impacts of development, or to protect public health and safety by including additional restrictions on development in or near areas where necessary and permitted activities may create additional risks to the public.
B.
Designation of Sensitive Lands Overlay Districts (1) Sensitive lands overlay districts shall be designated by ordinance. Areas selected for consideration for a sensitive lands overlay district designation shall meet at least one of the following criteria: (a) Includes sensitive environmental areas or systems or portions of systems that need additional protection from the impacts of development in order to retain healthy environmental functions or to protect a unique environmental feature within the city; or (b) Includes lands in or around an area where needed and permitted activities may create additional risks to public health and safety unless additional restrictions on the location and type of development or permitted human occupancy of those lands is subject to additional regulations. (2) Sensitive lands overlay district provisions may apply additional requirements or allow exceptions to the standard regulations of the base zoning district. (3) Prior to recommending an area for designation as a sensitive lands overlay district initiated by the Planning Director, the Planning and Zoning Commission shall: (a) Conduct any necessary plans, studies, research, or investigations; and (b) Prepare a report containing recommendations.
C.
Establishment of Character Overlay District Sensitive lands overlay districts shall be approved as described in Sections 11-05-05.4.B, Code Adoption or Amendment and 11-05-05.4.I, Zoning Map Amendment (Rezoning, including Planned Unit Development).
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D.
AI-O Airport Influence Area Overlay (1) Purpose The purpose of the AI-O district is to: (a) Promote development that is compatible with and protects the safe operation of the airport; (b) Ensure all development is compatible with the noise levels from operations at the airport; (c) Ensure future development within the Airport Influence Area is designed in accordance with the Airport Master Plan; and (d) Ensure compliance with applicable federal regulations and guidance. (2) Boundary Map
Figure 2.25. Airport Influence Overlay District Boundary Map
(3) Design Standards All new development and existing structures within the Airport Influence Areas identified by the City’s most recently submitted 14 CFR Part 150 Noise Exposure Map Sound Study shall comply with the following: (a) All new residential development and new Schools in Airport Influence Area A that are affected by average day-night noise levels in the 60-65 DNL and/or aircraft traffic patterns below 1,000 feet are required to provide insulation to achieve a sound noise level reduction of 25 decibels. (b) All development within Airport Influence Area B is affected by average day-night noise levels in the 65-70 DNL range and/or aircraft traffic patterns below 1,000 Boise Zoning Code Rewrite Adoption Draft
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feet. Residential development or other noise sensitive development such as Schools, Universities, Religious Institutions, or Adult or Child Day Care Facilities are prohibited within Area B. All compatible uses are required to provide insulation to achieve a noise level reduction of 35 decibels within the noise sensitive areas of a facility. (c) All development within Airport Influence Area B-1 is affected by average sound levels in the 60-65 DNL range and/or aircraft traffic patterns below 1,000 feet. New residential development is required to provide insulation to achieve a noise level reduction of 30 decibels. For new residential development, the maximum density is five residential units per acre with additional density being considered on a case-by-case basis pursuant to Section 11-05-05.3.C, Conditional Use Permit - Initial Approval or Major Expansion. (d) Schools, Universities, Religious Institutions, and Adult or Child Day Care Facilities are prohibited. Commercial uses are compatible but are required to provide insulation to achieve a noise level reduction of 25 decibels within noise sensitive areas of a facility. (e) All development within Airport Influence Area C is affected by average sound levels greater than 70 DNL. Existing residential uses in this area are considered legally nonconforming. New residential uses in this area are prohibited. Nonnoise sensitive manufacturing, industrial and commercial uses are allowed but are required to provide insulation in noise sensitive areas of a facility. (f)
E.
All approved developments in the Airport Influence Areas are required to grant the airport an avigation easement in a form acceptable to the City Attorney. Sample avigation easements are available on the airport website.
BR-O: Boise River System Overlay (1) Purpose The purpose of the BR-O district is to: (a) Ensure protection from flooding; (b) Allow for conveyance of the 100 year flood flow to lessen damage to public and private properties; (c) Preserve, protect, and enhance the abundance and diversity of fish, wildlife, and riparian vegetation native to the Lower Boise River and its floodplain, and that of its tributaries; (d) Control runoff and pollution so as to protect water quality of the river and its tributaries; (e) Protect the Boise River as a public asset to the city and a major amenity for its citizens; (f)
Maintain the Boise River Greenbelt;
(g) Ensure that development is designed to enhance and protect rivers including riparian areas, fish, wildlife, and recreational values; and (h) Provide and maintain continuous public access to and along the river including appropriate facilities for parking of bikes and motor vehicles. Boise Zoning Code Rewrite Adoption Draft
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(2) Applicability The following standards and regulations of uses within the district apply: TABLE 11-02.37: REGULATIONS AND USES
LANDS AND WATERS CLASSIFICATION
FLOODPLAIN REGULATIONS
USE STANDARDS OF BOISE RIVER REGULATIONS [11-0207.3.E(7)]
MITIGATION SECTION OF BOISE RIVER REGULATIONS [11-0207.3.E(10)]
ENHANCEMENT SECTION OF BOISE RIVER REGULATIONS (WHERE APPROPRIATE) [11-0207.3.E(11)]
BOISE RIVER DEVELOPMENT SYSTEM PERMIT REQUIRED [11-0207.3.E(9)]
Class A
Yes
Yes
Yes
Yes
Yes
Class B
Yes
Yes
Yes
Yes
Yes
Class C
Yes
Yes
No
Yes
Yes
(3) Map and Boundaries (a) Boundary Map A boundary map can be found on the City’s website. (b) Districts The Boise River System Overlay district shall include the following areas: i.
Floodway and Floodway Fringe Overlay Districts Lands within the 100 year floodplain boundaries adjacent to the Boise River, including lands designated within the Floodway (F) and Floodway Fringe (FF). These boundaries adjacent to the Boise River are determined by the FEMA Flood Boundary and Floodway Map. A copy of this map is available at the Planning and Development Services Department and on the City’s website. The Planning Director, with recommendation from the City Engineer, shall provide boundary interpretations where necessary. These areas are subject to the standards in Section 11-02-07.3.F FP-O Flood Protection Overlay and the standards in Subsections (4) – (10), below.
ii.
Alluvial Overlay District Tributary floodplains and associated alluvial fans (AO zones) standards are addressed in Section 11-02-07.3.F, FP-O Flood Protection Overlay.
(4) Boundary Descriptions (a) Floodway (F) District Boundary The Floodway District shall have the boundaries as follows: The Channel of a river or other watercourse and the adjacent land areas that shall be reserved in order to discharge the base flood without cumulatively increasing the water surface elevation more than one foot, as shown in the Flood Insurance Study for Boise City, Idaho. (b) Flood Fringe (FF) District Boundary The Floodway Fringe District shall have boundaries as follows: The area between the floodway boundary and the boundary of the 100 Year Flood. Boise Zoning Code Rewrite Adoption Draft
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(c) Area of Shallow Flooding (ASF) District Boundary Description The Area of Shallow Flooding District shall have boundaries as area shown on the Flood Insurance Rate Map as an AO zone with base flood depths from one to three feet where a clearly defined channel does not exist, where the path of flooding is unpredictable and indeterminate, and where velocity flow may be evident. (5) A, B, And C Lands and Waters Classifications The BR-O district includes lands and waters that provide natural resource functions and values including the preservation of fish and wildlife amenities shall be classified as "Class A, B, or C lands and waters." (a) Class A, B, And C Lands and Waters Established i.
A set of master maps delineating class A, B, and C lands and waters is located in the Planning and Development Services Department or on the City’s website. The precise boundaries shall be determined on a case-bycase basis based on available maps, studies, outside agency input and onsite inspections.
ii.
The Boise River Fish and Wildlife Habitat Study, (Sather-Blair, et al, 1983), shall be used as a reference that provides objectives for preservation and management actions for Class A and Class B areas. A copy of this study is available at the Planning and Development Services Department and on the City’s website.
(b) Class A Lands and Waters - Extremely Important for Preservation Class A lands and waters provide extremely important habitats for fish and wildlife and for flood control and protection. The objective is to preserve and protect these areas for their benefits to fish and wildlife in general and to protect Bald Eagle, Great Blue Heron, trout, and waterfowl habitats in particular. These areas include, but are not limited to: i.
Floodways;
ii.
Areas with a high degree of plant community diversity;
iii.
Black cottonwood riparian plant communities;
iv.
Riparian forests;
v.
Scrub-shrub wetlands;
vi.
Emergent wetlands within the floodplain (exclusive of working irrigation canals);
vii. A 300 foot radius around Great Blue Heron rookeries; viii. Eagle winter habitat which includes lands within 200 feet of the 6500 cubic feet per second (c.f.s.) line, as determined by the Public Works Department based on their monitoring of annual flows, east of Walnut Street on the north side of the river and east of Phase 4 of the River Run Subdivision on the south, and forested wetlands east of these points; ix.
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Lands within the riparian setback lands and waters;
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x.
The banks of side channels and tributary stream areas within the jurisdiction of this overlay district;
xi.
Islands within the river;
xii. Trout spawning waters; xiii. Riparian areas of tributary streams within the jurisdiction of this overlay district including channels that convey floodwaters and areas that meet the definition of wetlands; and xiv. Lands currently identified as the Barber Pool Conservation Area. (c) Class B Lands and Waters – Moderately Important for Preservation Class B lands and waters provide good potential for improvements to natural resource functions and values. Development should improve natural resource functions and values and avoid negative impacts. Class B lands and waters include, but are not limited to: i.
Agricultural lands;
ii.
Gravel pit ponds and small lakes; and
iii.
Intermittent tributary streams.
(d) Class C Lands and Waters – Least Important for Preservation Class C lands and waters provide limited fish and wildlife habitat. Development should provide landscaping and habitat improvements. These areas include, but are not limited to: i.
Public and private parks where current uses preclude enhancement of fish and wildlife habitat;
ii.
Diversion dams;
iii.
Residential and commercial developments;
iv.
Lands surrounding gravel ponds;
v.
Subdivided properties;
vi.
Former industrial areas; and
vii. Vacant lands in urban centers. (6) Setbacks Setbacks are intended to protect and preserve the river, Greenbelt, Great Blue Heron rookeries, eagle perching, feeding, and loafing areas, and riparian areas. (a) Boise River Setback The setback for structures and parking areas is 70 feet from the 6500 c.f.s. line of the Boise River or 5 feet from the boundary of all dedications or easements granted to the City for Greenbelt purposes in excess of 65 feet. (b) Greenbelt Setback The Greenbelt setback for structures and parking areas is 70 feet measured landward from the 6500 c.f.s. setback line.
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(c) Great Blue Heron Rookeries Setback The setback for structures and parking areas is 300 feet from the 6500 c.f.s. around Great Blue Heron rookeries. Rookeries shall be designated by the City and the Idaho Fish and Game Department. (d) Eagle Perching, Feeding, and Loafing Setback The setback for structures and parking areas is 200 feet from the 6500 c.f.s, east of Walnut Street along the north side of the Boise River, and east of Phase 4 of the River Run subdivision along the south side of the Boise River. (e) Riparian Setback i.
Tier 1 Waterway A side channel with a width of less than 15 feet, measured from the top of bank, or with a flow of less than five c.f.s. shall have a riparian setback of 20 feet.
ii.
Tier 2 Waterway A side channel at least 15 feet wide, measured from top of bank, or with a flow of between five to 150 c.f.s. shall have a riparian setback of 25 feet.
iii.
Structure Setback A minimum of 15 feet shall be maintained between the riparian setback and structures.
(7) Allowed Uses and Improvements The following uses and improvements are allowed in Class A lands and waters areas subject to the standards for uses, mitigation and enhancement provisions set forth in this Section 11-02-07.3.E. (a) All uses not explicitly listed below are prohibited in Class A lands and waters areas. i.
Signs (non-commercial);
ii.
Existing restrooms and snack bars;
iii.
River bridges and paved access to river bridges;
iv.
Fish and wildlife habitat improvements;
v.
Irrigation weirs, diversion dams, and inlets;
vi.
Water inlets to supply domestic water;
vii. Greenbelt structures under existing bridges; viii. Greenbelt paths or non-paved pedestrian paths that may provide limited access to the river and may run into or through lands designated as Class A habitat areas; ix.
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Paved paths limited to: A.
Existing or expansions of public pathways;
B.
The Lander Street sewage treatment plant path;
C.
The Warm Springs Park area pedestrian path and bridge; and
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D.
Where an existing railroad right-of-way is already located or other new areas that may be used as a multi-use public pathway;
x.
Natural parks;
xi.
Bank and channel stabilization projects;
xii. Hydro-electric and flood protection dams; xiii. Selected public piers and beaches; xiv. Public utility lines such as water and sewer lines; xv. Storm drain outlets and detention basins; xvi. Water pump facilities; xvii. Gravel extraction including reuse of gravel extraction lands; and xviii.
One dwelling unit per 20 acres or legal nonconforming lot.
(b) Uses allowed in Class B and Class C areas are limited to those listed in Table 1103.1: Table of Allowed Uses. (8) Standards (a) Standards Applicable to All Development Within the BR-O District i.
Emergent Wetlands In recognition of their importance and their scarcity, emergent wetlands shall be preserved as follows:
ii.
A.
Emergent wetlands surrounded by Class B or Class C lands may be replaced with a wetland of equal size, provided that the created emergent wetland has the same or greater degree of natural resource functions and values as did the impacted emergent wetland.
B.
The emergent wetland may be relocated anywhere on the project site, except within Class C lands.
C.
If the emergent wetland is relocated to a site within existing Class A lands, then the land area of Class A lands and waters shall be enlarged by an amount no less than the size of the impacted emergent wetland.
Enhancement of Water Resources Proposals to use or create a water amenity shall be designed to accommodate wetland and riparian functions and waterfowl, wildlife, trout, or warm water fish habitats.
iii.
iv.
Parks and Open Spaces A.
Park areas where sporting events take place shall be located outside of Class A lands.
B.
Open spaces such as parks, golf courses, greenbelt areas, or parking lots, within the floodplain shall be designed and operated to flood and provide storage capacity during flood flows in excess of 6500 c.f.s.
Emergency Access New developments shall include provisions for emergency access to the Boise River and Greenbelt as determined by the Boise Fire Department.
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v.
Greenbelt Access Developments shall provide for public access to the Boise River Greenbelt and public parking for bicycles and motor vehicles.
vi.
Landscaping Landscaping shall use native or naturalized plant materials that provide wildlife food and shelter for wildlife. Manicured landscaping and lawns are prohibited in Class A lands and in riparian areas and setbacks.
vii. Bank and Channel Bank or channel stabilization measures (e.g., rip-rap, drop structures, large cobble) shall include over-planting with shrubs and trees for the deliberate enhancement of fish habitat. viii. Screening Requirements
ix.
A.
Structures shall be screened from view from the Greenbelt and the river with landscaping that will grow to a height of at least 20 feet within 10 years.
B.
Parking areas located between a structure and the Boise River shall be screened from view by landscaping or decorative fencing at least five feet in height.
C.
Appropriate landscaping should be used to screen habitat areas from new development.
Construction Fencing Fencing shall be installed where construction activities abut a riparian area.
(b) Additional Standards Applicable to Class A Lands and Waters i.
Class A areas within a development or subdivision shall be preserved in single common ownership through a conservation easement or other method approved by the City.
ii.
The removal of living or dead vegetation from the floodway shall not be permitted unless: A.
The vegetation poses a threat to persons or property;
B.
The vegetation contributes to a dangerous restriction of the flow of floodwater; or
C.
The removal of vegetation is part of an approved mitigation and enhancement plan.
iii.
Removal of vegetation shall be confined to the minimum necessary, while still maintaining the natural riparian areas. Removal of vegetation is subject to approval by the Planning Director after review and recommendation by the Urban Forestry Division of the Boise Parks and Recreation Department.
iv.
Emergency situations under ii and iii above may require actions to be taken before the Planning Director can be contacted. If that is the case, then the action taken shall be reported to the Planning Director and mitigation efforts shall be taken if the Planning Director requires them.
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(c) Additional Standard Applicable to Class B Lands and Waters Development shall improve natural resource functions and values and shall mitigate negative impacts. (d) Additional Standard Applicable to Class C Lands Development plans shall provide for habitat improvements and landscaping to create screens and buffer between wildlife habitat areas and new. (9) Conditions for Permits Conditions may be attached that: (a) Require compliance with applicable specifications, standards or requirements of the Idaho Department of Water Resources, Army Corps of Engineers, the Idaho Fish and Game Department, U.S. Fish and Wildlife Service, Environmental Protection Agency, the city, or other agencies. (b) Require preservation of existing vegetation, and mitigation or enhancement of natural resource functions and values as set forth in Sections 11-02-07.3.E(10) and 11-02-07.3.E(11). (c) Require landscaping consistent with the objectives of the Greenbelt or the extension of the natural setting of the river. (d) Limit reclamation of eroded stream banks in the floodway and require overflow channels to remain open. (e) Limit construction to certain periods of time. (f)
Require certification by a licensed engineer that conditions have been fulfilled.
(10) Mitigation (a) Purpose i.
The purpose of this Subsection (10) is to offset negative impacts of a proposed development on the natural resource functions and values in Class A and B lands and waters.
ii.
Mitigation goals for Class A and B lands shall be no net loss of existing natural resource functions and values associated with flood protection, fish and wildlife habitat, recreation and other goals of the Comprehensive Plan and Boise River Plan.
(b) Natural Resource Functions and Values Natural resource functions and values are: i.
Water quality;
ii.
Habitat for fish and wildlife;
iii.
Nutrient retention and removal;
iv.
Channel stability;
v.
Food chain support;
vi.
Flood storage and de-synchronization;
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ix.
Aesthetics; and
x.
Cultural resources.
(c) Mitigation Measures and Sequencing for Class A, B, and C Lands and Waters The mitigation sequence shall be examined in the order listed below. Several mitigation measures may be used in combination to provide the greatest protection to the resource. Different mitigation sequencing may be used provided extensive evidence is submitted and adequately demonstrates the impacts and public benefits available. The burden shall be on the applicant to demonstrate compliance with the minimum standards described in this Section. i.
Mitigation Measures for Class A and B Lands and Waters Mitigation measures from the most to the least preferable are:
ii.
A.
Avoid adverse impacts by selecting alternative alignments or locations.
B.
Minimize impacts by limiting encroachments, using less intrusive construction techniques, or other methods.
C.
Restore the impact area to as near its original condition as possible.
D.
In-kind on-site compensation.
E.
In-kind off-site compensation.
Mitigation Measures for Class C Lands and Waters Mitigation is not required. Development in Class C lands shall not adversely affect adjacent and nearby habitat in Class A or Class B lands.
(d) Procedures for Development of Mitigation Plan i.
Generation of Field Data To accurately describe existing conditions, constraints, and their magnitude, existing natural resource functions and values shall be assessed by the applicant. This assessment shall be provided with the project application for review by the city along with a comprehensive technical plan to mitigate for impacts to natural resource functions and values, or to enhance natural resource functions and values.
ii.
Early Coordination with Resource and Regulatory Agencies Consultation with government agencies that have resource responsibilities shall be initiated by the applicant as soon as practicable to determine the natural resource functions and values existing within the area requiring a River System Permit. Consultation shall also include a discussion of the presence of threatened and endangered species, and species of special concern; fish and wildlife habitat requirements and their sensitivity to disturbance; and measures needed to mitigate for project related impacts or to enhance existing habitat. Consultation shall be documented.
iii.
Comprehensive Mitigation Design Proposed modifications to Class A and B lands and waters shall include:
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A.
Preliminary Mitigation Plan A preliminary site plan shall identify the location and quality of existing natural resources, impacts to those resources attributable to the proposed project, and proposed mitigation measures.
B.
Final Mitigation Plan (i)
Upon approval of the River System Permit a final site plan shall be developed by the applicant that includes a detailed description, plan view, profile, and typical Sections of the mitigation project. The final site plan shall fully describe proposed changes to the resource and the materials and methods used to accomplish mitigation.
(ii) The final site plan may be offered to the state and federal agencies for review. Comments of these agencies shall be fully considered by the City in its determination of whether the final site plan is in accordance with the River System Permit. iv.
Performance Monitoring The applicant shall monitor the performance of constructed mitigation improvements for a minimum period of 18 months unless otherwise fixed by the Planning and Zoning Commission. Acceptable performance shall be judged by comparing measured values to previously agreed upon standards.
(11) Enhancement (a) Purpose The purpose of this Subsection (11) is to encourage innovative development design to increase the quantity and improve the quality of existing natural resource functions and values. (b) Enhancement Plans Enhancement plans may be submitted but are not required as part of an application for a River System Permit. (c) Enhancement Design Standards i.
Enhancement of Class A, B, And C Waters A.
Enhancement of Waters Held by the Idaho Department of Fish and Game Enhancement or creation of water amenities that use waters held by Idaho Department of Fish and Game shall be designed for the propagation and perpetuation of fish and wildlife resources.
B.
Enhancement of Non-Idaho Department of Fish and Game Waters Enhancement or creation of water amenities not held by Idaho Department of Fish and Game may be designed to enhance fish and wildlife resources or to provide a visual amenity.
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ii.
Enhancement of Class A, B, and C Passive Open Space A.
Class A Passive Lands Class A passive open space shall be designed with the primary intent of providing enhancement to fish, wildlife and riparian resources with specific design or attention given to eagles, Great Blue Heron, trout, and waterfowl. Vegetation shall be predominantly native or naturalized plant species.
B.
Class B and C Passive Open Space Class B and C passive open space should be designed to encourage the creation of fish, wildlife, and riparian resources and to create transition between natural areas and areas of more intense development. Vegetation may be a combination of native or naturalized vegetation and ornamental or exotic species.
C.
Native and Naturalized Vegetation Native and naturalized vegetation should be located near established or created habitat areas and may transition to more ornamental species towards or within the development.
D.
Adjustment of Standards (i)
In order to provide an incentive for higher quality and more extensive enhancement plans, adjustments of zoning and subdivision standards may be requested.
(ii) Adjustments may be granted by the Planning and Zoning Commission or City Council on enhancement plans that have been designed in accordance with this Section and in compliance with the BR-O district. (iii) An adjustment of the standards may be approved when evidence presented meets the following conclusions of law: (1) that the proposed enhancement plan is in compliance with the applicable standards of Section 11-02-07.3.E(10), (2) that the proposed enhancement plan complies with all local, state, and federal laws and regulations, and (3) that the adjustments requested ensure a benefit to the public. E.
Adjustment Examples (i)
The adjustment of sidewalk standards for the construction of pedestrian, bicycle or nature trails that functionally replace the sidewalk. Provision of pedestrian pathways is encouraged on both sides of streets.
(ii) Reduction in street width standards to minimize impervious surfaces and to provide more land for vegetation and habitat improvements, provided, however, that private streets are to be discouraged.
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(iii) Density transfers and clustering of uses to provide larger areas for habitat improvements. (iv) Permit stream and irrigation system adjustments from the design requirements of Section 11-04-04, Subdivision Standards. (v) Permit fencing adjustments from irrigation and streams as required in Section 11-04-04, Subdivision Standards. (vi) Permit adjustment of drainage standards, as long as drainage and water quality goals are met. (vii) Permit flexibility in the enhancement of existing marginal Class A lands by permitting enhancements that improve the river riparian values. (viii) Adjustments that address public safety considerations. (ix) Flexibility in lot size and setback standards to provide large areas increasing habitat. Any adjustment or variance from setback requirements under this overlay district shall be shown to be: required by legal necessity (a taking would otherwise occur) or to promote and enhance public safety, or that strict compliance with the setback in a given area would result in more damage to the habitat and environment than would granting the adjustment or variance under the provisions of this and other overlay district(s) or other Code provisions. (d) Procedures for Development of Enhancement Projects i.
The same field data required to satisfy Section 11-02-07.3.E(10)(d), Procedures for Development of Mitigation Plan, shall be gathered and used to aid in the design of the enhancement plan.
ii.
A combined mitigation and enhancement preliminary plan may be submitted if the plans clearly designate that those features fulfill the mitigation requirements and that features fulfill the enhancement plan. Enhancement features may be considered part of a mitigation plan only if such features meet the standards of Sections 11-02-07.3.E(10)(a) and (c).
(e) Performance Monitoring The applicant shall monitor the performance of constructed enhancements for a minimum period of 18 months unless otherwise fixed by the Planning and Zoning Commission. Acceptable performance shall be judged by comparing measured values to standards that were previously agreed- upon. F.
FP-O Flood Protection Overlay (1) General Provisions (a) Purpose i.
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The flood hazard areas of Boise City are subject to periodic inundation, which may result in loss of life and property, health and safety hazards, disruption of commerce and government services, extraordinary public
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expenditures for flood protection and relief, and impairment of the tax base, all of which adversely affect the public health, safety, and general welfare. ii.
Flood losses are caused by natural forces and construction practices which increase flood heights and velocities, and by structures that are inadequately anchored and which may damage property in other areas. Uses that are inadequately flood-proofed, elevated, or otherwise unprotected from flood damage also contribute to flood losses.
iii.
The purpose of this Section is to promote public health, safety, and general welfare, and to minimize public and private losses due to flood conditions in specific areas by provisions designed to: A.
Protect human life and health;
B.
Minimize expenditures of public money and costly flood control projects;
C.
Minimize the need for rescue and relief efforts associated with flooding which are generally undertaken at the expense of the general public;
D.
Minimize prolonged business interruptions;
E.
Minimize damage to public facilities and utilities such as water and gas mains; electric, telephone and sewer lines; and streets and bridges located in Areas of Special Flood Hazard;
F.
Help maintain a stable tax base by providing for the sound use and development of Areas of Special Flood Hazard so as to minimize future flood blight areas;
G.
Ensure that potential buyers are notified when property is in an Area of Special Flood Hazards; and
H.
Ensure that those who occupy the Areas of Special Flood Hazard assume responsibility for their actions.
(b) Methods of Reducing Flood Losses This Section 11-02-07.3.F(1)(b) describes guidelines and provisions for: i.
Restricting or prohibiting redevelopment that is dangerous to health, safety, and property due to water or erosion hazards, or which results in damaging increases in erosion or in flood heights or velocities;
ii.
Requiring that development vulnerable to floods, including facilities, be protected against flood damage at the time of initial construction;
iii.
Controlling the alteration of natural floodplains, stream channels, and natural protective barriers, which help accommodate or channel flood waters;
iv.
Controlling filling, grading, dredging, and other development which may increase flood damage; and
v.
Preventing or regulating the construction of flood barriers which will unnaturally divert flood water or may increase flood hazards in other areas.
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(c) Applicability The provisions of this Section shall apply to all Areas of Special Flood Hazard, within the jurisdiction of Boise City, and as such lands are identified, within the Floodway, Floodway Fringe, or the Area of Shallow Flooding. The Areas of Special Flood Hazard are identified by the Federal Emergency Management Agency (FEMA) in a scientific and engineering report entitled "Flood Insurance Study for Ada County, Idaho, and Incorporated Areas" dated July 19, 2020, with accompanying Flood Insurance Rate Maps, and flood profiles, along with all subsequent amendments which are hereby adopted by reference and declared to be a part of this Section. The Flood Insurance Study and Flood Insurance Rate Maps are on file with the Planning Director and the City Engineer. (d) Creation of Zones The Floodway Zone, the Floodway Fringe (FF) Zone and Area of Shallow Flooding (ASF) Zone are hereby created and shall have the boundaries as defined in Chapter 11-06, Definitions and shall have the requirements as set forth in this Section. (e) Exclusions Upon issuance of a Letter of Map Amendment or Letter of Map Revision, from FEMA, such land shall be deemed to be automatically excluded from the Floodway, Floodway Fringe and Area of Shallow Flooding. (f)
Compliance All development within the Area of Special Flood Hazard (ASFH) shall be undertaken in full compliance with this Section 11-02-07.3.F. Enforcement of violations shall be in accordance with Section 11-05-07, Violations, Enforcement, and Penalties.
(g) Abrogation and Greater Restrictions The provisions of this Section shall be in addition to, and shall not be deemed to repeal, abrogate, or impair any other ordinance, regulation, easement, covenant, or deed restriction. In the event that the provisions of this and any other ordinance, regulation, easement, covenant, or deed restriction conflict or overlap, whichever has the more restrictive requirements shall control. (h) Severability Each Section, clause, and provision of this Code is declared severable as per Section 11-01-010, Severability. (i)
Interpretation All of the provisions of this Section shall be liberally construed in favor of the governing body and shall not be deemed to limit or repeal any other powers granted under state statutes.
(j)
Warning and Disclaimer The degree of flood protection required by this Section is considered reasonable for regulatory purposes and is based on scientific and engineering considerations. Larger floods can and will occur on rare occasions. Flood heights
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may be increased due to artificial or natural causes. This Section does not imply that lands outside the identified Areas of Special Flood Hazard will be free from flooding or flood damages or that uses permitted within the identified Areas of Special Flood Hazard will be free from flooding or flood damages. This Section 11-02-07.3.F shall not create liability on the part of Boise City, or any officer or employee thereof, for any flood damages that result from reliance on this Section or any administrative decision lawfully made using this Section. (2) Floodway Zone (a) Allowed Uses All uses permitted by the base zoning district within this Code, and as amended are permitted in Floodway Zones to the extent that the uses are consistent with the standards of this Section. (b) Standards i.
No new development shall be permitted including fill, new construction, substantial improvements, or other development, unless: A.
It is public infrastructure, including but not limited to bridges, roadways, sewer, and water lines, and
B.
It has been demonstrated through hydrologic and hydraulic analyses performed in accordance with standard engineering practice that the proposed encroachment would not result in any increase in flood levels within the community during the occurrence of the base flood discharge.
ii.
All new development, new construction and substantial improvements shall comply with the applicable standards for uses in the Floodway Fringe.
iii.
Existing structures in the Floodway Zone that are displaced by floodwater shall not be reconstructed.
iv.
No alteration or relocation of a water course shall be permitted that would diminish the flood carrying capacity of the water course, or which would result in the flooding of lands which are not subject to flooding prior to such alteration or relocation of the water course, or which will result in adverse effects on other properties including but not limited to, bank erosion resulting from higher velocities, increased heights of floodwaters, extended flood duration, or alterations that may promote channel blockage.
v.
Uses on parcels that include any portion of a floodway shall provide for channel stabilization, bank stabilization, or a setback from the edge of the floodway sufficient to protect the use from flood related erosion. Such measures shall be reviewed by a licensed professional engineer for effectiveness for the flood flow and velocity conditions anticipated at the site.
vi.
Check dams shall be designed and reviewed by a licensed professional engineer, and reviewed and approved by the City Engineer to ensure the
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safety of persons and property which could be affected by the construction of the check dam. vii. In areas where a regulatory floodway has not been designated, no new construction, substantial improvements, other development (including fill) shall be permitted within zones A1-30 and AE on the community's FIRM, unless it is demonstrated that the cumulative effect of the proposed development, when combined with all other existing and anticipated development, will not increase the water surface elevation of the base flood more than one foot at any point within the community. (c) Prohibited Uses i.
New construction or substantial improvements of residential and nonresidential structures, including both principal and accessory use structures, except as provided in 11-02-07.3.F(2)(b), above.
ii.
The manufacturing and storage of materials that are buoyant, flammable, toxic or explosive, or that may present a hazard to public health or safety in time of flooding.
iii.
Material stockpiles and permanently installed structures shall not be located within the floodway.
(d) Relocating the Floodway (Line) i.
All proposals to redefine the floodway boundary lines require a resolution from the City Council to adopt the amendments to the Flood Insurance Rate Map, and the Flood Insurance Study. The procedure shall include a review by the U.S. Army Corps of Engineers, the Federal Emergency Management Agency (LOMC Process), the Department of Public Works, and the Planning and Development Services Department, prior to submittal to the City Council.
ii.
The Floodway Boundary Line may be relocated due to refinements of the floodway calculations based upon new information concerning the existing conditions.
iii.
The floodway boundary line shall not be relocated through physical alterations to the lands in the floodplain.
(3) Floodway Fringe (FF) Zone and Area of Shallow Flooding (ASF) Zone (a) Allowed Uses All uses permitted in the base zoning district within this Code and as amended, are permitted in the Floodway Fringe Zone and Area of Shallow Flooding Zone to the extent that such uses are consistent with the standards within this Section. (b) Standards i.
Uses A.
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heights of floodwaters, extended flood duration, or alterations that may promote channel blockage.
ii.
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B.
All new development shall use materials and utility equipment resistant to flood damage.
C.
All new construction and substantial improvements to structures shall be anchored to prevent flotation, collapse or lateral movement of the structure resulting from hydrostatic and hydrodynamic loads including the effects of buoyancy.
D.
All Manufactured Homes shall likewise be anchored to prevent flotation, collapse, or lateral movement, and shall be installed using methods and practices that minimize flood damage. Anchoring methods may include but are not limited to use of over-the-top or frame ties to ground anchors (Reference FEMA's Protecting Manufactured Homes from Floods and Other Hazards FEMA P-85 11/2009 for additional techniques).
E.
Drainage practices shall be used which minimize exposure to flood hazards.
F.
Manufacture and/or storage of material that is buoyant, flammable, toxic or explosive is prohibited.
G.
River crossings shall be designed to withstand the flows and velocities of the base flood discharge and shall not impede the flows.
H.
All development and structures shall meet or exceed the requirements of Section 11-02-07.3.E, BR-O: Boise River System Overlay, if applicable.
I.
Water velocities within the Floodway Fringe are not significantly increased so as to cause adverse effects on the site or to surrounding properties.
J.
Require adequate drainage paths around structures on slopes to guide floodwaters around and away from proposed structures.
Utilities A.
All new and replacement water supply systems shall be designed to prevent infiltration of flood waters into the systems.
B.
New and replacement wastewater disposal systems shall be designed to minimize or eliminate infiltration of flood waters into the systems and discharge from the systems into flood waters.
C.
On-site waste disposal systems are prohibited in the Floodway Fringe Zone and Area of Shallow Flooding Zone.
D.
Electrical, heating, ventilation, plumbing, and air-conditioning equipment and other service facilities shall be designed and/or otherwise elevated or located so as to prevent water from entering or accumulating within the components during conditions of flooding.
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iii.
iv.
Development Including Subdivisions and Manufactured Home Parks A.
All proposals shall be consistent with the need to minimize flood damage.
B.
All proposals shall have public utilities and facilities such as sewer, gas, electrical, and water systems located and constructed to minimize flood damage.
C.
All proposals shall have adequate drainage to reduce exposure to flood damage.
D.
Base flood elevation data shall be provided and shown on the Preliminary Plat for all proposals. Such elevation data shall be certified by a licensed professional engineer or registered land surveyor. Where base flood elevation data has not been provided or is not available from another authorized source, it shall be generated for subdivision proposals and other proposed developments which contain greater than 50 lots or five acres (whichever is the lesser).
Residential Structures A.
New construction and substantial improvement of any residential structure (including but not limited to Manufactured Homes) located in the Floodway Fringe shall have the lowest floor including basements and crawl spaces, elevated two feet above the base flood elevation.
B.
New construction and substantial improvement of any residential structure located in the Area of Shallow Flooding (AO Flood Zone) shall have the lowest floor, including basements and crawl spaces, elevated one foot above the flood depth specified on the FIRM measured at highest adjacent grade, or at least two feet above highest adjacent grade when a flood depth is not identified. The height of the adjacent grade and the lowest floor including basement and/or the first floor shall be certified by a licensed professional engineer or registered land surveyor.
C.
Fully enclosed areas below the lowest floor that are subject to flooding shall be designed to automatically equalize hydrostatic flood forces on exterior walls by allowing for the entry and exit of floodwaters. Designs for meeting this requirement must either be certified by a registered professional engineer or must meet or exceed the following minimum criteria: (i)
A minimum of two openings having a total net area of not less than one square inch for every square foot of enclosed area subject to flooding shall be provided.
(ii) The bottom of all flood openings shall be no higher than one foot above the interior or exterior adjacent grade. (iii) Openings may be equipped with screens, louvers, or other coverings or devices provided that they permit the automatic entry and exit of floodwaters. Boise Zoning Code Rewrite Adoption Draft
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Manufactured Homes A.
All Manufactured Homes that are placed or substantially improved on sites: (i)
Outside of a Manufactured Home Community or subdivision;
(ii) In a new Manufactured Home Community or subdivision; (iii) In an expansion to an existing Manufactured Home Community or subdivision; or (iv) In an existing Manufactured Home Community or subdivision on which a Manufactured Home has incurred substantial damage as the result of a flood. B.
All Manufactured Homes shall be elevated on a permanent foundation such that the lowest floor of the Manufactured Home is elevated to or above the base flood elevation and be securely anchored to an adequately anchored foundation system to resist flotation, collapse, and lateral movement.
C.
Manufactured Homes to be placed or substantially improved on sites in an existing Manufactured Home Community or subdivision that are not subject to the provisions of "A" above, shall be elevated so that either: (i)
The lowest floor of the Manufactured Home is at or above the base flood elevation; or
(ii) The Manufactured Home chassis is supported by reinforced piers or other foundation elements of at least equivalent strength that are no less than 36 inches in height above grade and be securely anchored to an adequately anchored foundation system to resist flotation, collapse, and lateral movement. vi.
Nonresidential Structures (Includes Accessory Structures Such as Sheds or Detached Garages) A.
Elevating New construction and substantial improvement of any nonresidential structures shall meet the following: (i)
When located in the Floodway Fringe, such structures shall have the lowest floor, including basements and crawl spaces, elevated to two feet above the base flood elevation. When located in the Area of Shallow Flooding, such structures shall have the lowest floor, including basement, elevated to the level of the base flood depth as indicated on the FIRM or at least two feet above highest adjacent grade if no depth number is specified.
(ii) Elevations of adjacent grade and the first floor shall be certified by a licensed professional engineer or registered land surveyor to the Building Official.
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(iii) Nonresidential structures that are elevated, but not flood proofed, must meet the same standards for space below the first floor as described in Subsection v. above. B.
Flood-Proofing In lieu of elevating nonresidential structures as required in this Section, new construction and substantial improvement of any nonresidential structures shall meet the following: (i)
When located in the Floodway Fringe, such structures together with attendant utility and sanitary facilities shall be flood-proofed to one foot above the base flood level so the structure is watertight with walls substantially impermeable to the passage of water.
(ii) When located in the Area of Shallow Flooding, such structures, together with attendant utility and sanitary facilities, shall be flood-proofed to the base flood level so the structure is watertight with walls substantially impermeable to the passage of water. (iii) Structural components shall be capable of resisting hydrostatic and hydrodynamic loads and the effects of buoyancy. (iv) A licensed professional engineer shall certify that the design and methods of construction are in accordance with accepted standards of practice for meeting provisions of this Section based on their review of the structural design, specifications, and plans. Such certifications shall be provided to the Planning Director. vii. Recreational Vehicles Recreational vehicles shall either: A.
Be on the site for fewer than 180 consecutive days and be fully licensed and ready for highway use (a recreational vehicle is ready for highway use if it is on its wheels or jacking system, is attached to the site only by quick disconnect type utilities, and has no permanently attached additions); or
B.
Meet the permit and elevation requirements for residential structures (Subsection v. above) and the anchoring requirements for Manufactured Homes (Subsection vi. above).
(4) Unnumbered "A Zones" (a) Allowed Uses All uses permitted in the base zoning district within this Code and as amended, are permitted in the Unnumbered "A Zone" to the extent that such uses are consistent with the standards within this Section.
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(b) Standards i.
ii.
Uses A.
The use shall meet the standards listed in the standards for uses in the Floodway Fringe Zone and Area of Shallow Flooding Zone in Section 11-02-07.3.F(3)(b)i.
B.
Where elevation data is not available either through the Flood Insurance Study or from another authoritative source, applications for Building Permits shall be reviewed to assure that proposed construction will be reasonably safe from flooding. The test of reasonableness is a local judgment and includes use of historical data, high water marks, or photographs of past flooding, where available. Failure to elevate at least two feet above grade in these zones may result in higher insurance rates.
C.
Require adequate drainage paths around structures on slopes to guide floodwaters around and away from proposed structures.
Utilities The utilities shall meet the standards listed for utilities in the Floodway Fringe Zone and Area of Shallow Flooding Zone in Section 11-0207.3.F(3)(b)ii.
iii.
Development, Including Subdivisions and Manufactured Home Communities The proposal shall meet the standards listed in the Floodway Fringe Zone and Area of Shallow Flooding Zone in Section 11-02-07.3.F(3). The applicant shall submit an application for a Conditional Letter of Map Revision (CLOMR) prior to Preliminary Plat approval and have obtained a Letter of Map Revision (LOMR) prior to any Building Permits for structures being issued.
iv.
Standards for Residential Structures The residential structures shall meet the standards for residential structures listed in Floodway Fringe Zone and Area of Shallow Flooding Zone in Section 11-02-07.3.F(3)(b)iv.
(5) Critical Facilities Construction of new critical facilities shall be, to the maximum extent practicable, located outside the limits of the Special Flood Hazard Area (SFHA). Construction of new critical facilities shall be permissible within the SFHA if no feasible alternative site is available. Critical facilities constructed within the SFHA shall have the lowest floor elevated three feet or to the height of the 500 year flood, whichever is higher. Access to and from the critical facility should also be protected to the height used above. Flood-proofing and sealing measures shall be taken to ensure that toxic substances will not be displaced by or released into floodwaters. Access routes elevated to or above the level of the base flood elevation shall be provided to all critical facilities to the extent possible.
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(6) General Irrigation Floodplain Development Permit A General Irrigation Floodplain Development Permit (GIFD) applies to qualifying activities within the regulatory floodway or SFHA. These permits may be issued to an irrigation entity for a period not to exceed five years. Examples of activities eligible under this provision include: (a) Dredging and grading of irrigation and drainage channels when the fill from dredging or grading is not deposited on the banks of channels or anywhere within the regulatory floodway or SFHA for longer than 10 days. (b) Seasonal grading within natural stream channels to check or direct water into irrigation facilities (i.e., earthen “push-up dams” and “wing dams”). (c) Deposition of fill within the SFHA for less than 10 days. After 10 days, deposited fill shall be removed from the SFHA, or graded and compacted to existing grade within ± 0.2 feet. Deposition of fill includes deposition of material resulting from grading or excavating irrigation or drainage channels. Deposition of fill within the mapped floodway requires an individual permit. (d) Construction of new underground utilities that do not permanently alter the existing grade elevations by ± 0.5 feet. Excess soil from new pipes larger than 2 feet in diameter shall be disposed of outside the regulatory floodway and SFHA. (e) In-kind replacement of irrigation and drainage works or components including but not limited to control gates or head gates, measuring devices and their housing structures/stilling wells, culverts, pumps, pipes, flumes, siphons, and similar works. GIFD permits cannot authorize the In-kind replacement of dams or bridge structures. (f)
New driveways, trails, sidewalks, roads, and streets constructed completely at-orbelow existing grade.
(g) Armoring, stabilizing, securing, or in-kind replacement of existing infrastructure within the channel banks (such as bridge piers, sewer/utility supports and storm water/sewer drainage outfalls/headwalls) when the dimensions (bank slopes, channel location, channel elevation) of the channel are not altered. This should not involve replacement with larger or additional above ground infrastructure. G.
HS-O: Hillside Development Overlay (1) Purpose and Intent The purpose of the HS-O district is to ensure the development of hillsides and foothills is consistent with the Comprehensive Plan and to ensure protection from hazards due to slope, erosion-prone soils, unstable soils, earth movement, and other geologic and hydrologic hazards. (2) Applicability These provisions shall apply to development on properties where the slope exceeds 15 percent or where adverse conditions due to slope stability, expansion soils, high water table and springs, erosion, or sedimentation are present as determined by the Planning Director or City Engineer.
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(3) Categories of Hillside Development Permits The Planning Director (with input from the City Engineer) shall determine whether an application may be processed as a Category 1, 2, or 3 permit. (a) Category 1 Category 1 Permits are issued by the Planning Director for minor, routine construction on prepared building pads and single-lots that do not involve significant grading. For example: i.
Single-Family Detached Dwellings or accessory structures placed on lots needing little modification, in a development for which a Category 3 permit has previously been issued.
ii.
Single-Family Detached Dwellings or accessory structures placed upon lots of record that comply with approved building envelopes and limits to grading and for which Category 2 Permit criteria are not exceeded.
(b) Category 2 Examples of the development requiring a Category 2 Permit are: i.
Exterior additions to existing structures;
ii.
Grading with significant modification of approved topography including: A.
A retaining wall that is greater than four feet of exposed height or more than one retaining wall when the horizontal distance between retaining walls is less than 10 feet and the total of all exposed retaining walls exceeds four feet in height; or
B.
An excavation or fill that exceeds the limits as defined by the International Building Code Chapter 18 and Appendix J as amended by Chapter 9-1 of the Boise City Code;
iii.
Access roads or driveways in excess of 100 feet in length or in excess of 15 percent grade. Such driveways shall be reviewed for impacts on drainage and soil stability, emergency access, access to the public street and potential physical impacts on neighboring properties; or
iv.
Multiple retaining walls located within setbacks, per Section 11-04-09, Landscaping, Fencing, Walls, and Screening.
(c) Category 3 Category 3 Permits are for PUDs, Preliminary Plats, or grading involving modification of approved topography beyond that allowed under Categories 1 and 2 including: i.
Projects where the Planning Director, with input from the City Engineer, determines that slope stability or drainage problems exist.
ii.
Projects involving modification of pre-graded lots in excess of 30 percent of the volume of previous excavation or fill or 30 percent of the surface area by square footage.
iii.
Projects involving modification of lots with natural topography in excess of 30 percent of the surface area of the lot.
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iv.
Projects not defined as a Category 1 or 2 but that fall under the purview of this Section 11-02-07.3.F.
(4) Hillside Development Restrictions Any area that presents one or more of the following limiting factors shall not be subject to development unless the project engineer can demonstrate satisfactorily to the City Engineer, based on the required technical reports, that these site limitations can be overcome in such a manner as to minimize hazard to life, hazard to property, and adverse effects on the safety, use, or stability of a public way or drainage channel. Such site limitations to be overcome shall include, but not be limited to the following: (a) Landslide areas or scarps, or areas of active landslides; (b) Lines of active faults; (c) Areas with expansive soils or collapsible soils; (d) Slopes greater than 25 percent; or (e) High water table and springs. (5) Hillside Development Standards (a) Standards Applicable to All Categories of Hillside Development Permits i.
Planning of development shall account for the topography, soils, geology, vegetation, outstanding features such as outcropping and cliffs, hydrology and other conditions existing on the proposed site.
ii.
Development shall be oriented on the site so that grading and other site preparations are kept to a minimum.
iii.
Essential grading shall be completed during site preparation, rather than left for future lot owners so that: A.
Shaping shall blend in with existing topography to minimize the necessity of padding or terracing of building sites; and
B.
Building pads and terracing shall be graded to blend into the natural contours.
iv.
Paving shall be completed within 60 days after final grading (final grading is any grading done after the placement of utilities).
v.
Areas not well suited for development because of soil, geology, vegetation, or hydrology limitations shall be reserved for open space.
vi.
Disruption of existing plant and animal life shall be minimized.
vii. Innovative methods of slope and soil stabilization, grading, and landscaping are encouraged. viii. Multiple access points and street grades that meet requirements of the Boise Fire Department and ACHD shall be provided. ix.
Pedestrian access to and through the project shall be provided.
x.
A bond and surety agreement or an irrevocable letter of credit in an amount of 110 percent of the cost estimated by the City Engineer is required to enable restoration of the site if the project is not completed as approved.
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The bonding shall be provided prior to the issuance of a Grading Permit or signing of the Final Plat by the City Engineer. xi.
Prior to issuance of a Grading Permit, the owner and/or developer shall provide a legally binding easement allowing the City of Boise and/or its agents to enter upon the property to do work, as deemed necessary by the City Engineer, to restore the site's appearance and drainage in case of noncompletion or substantial deviation from the approved plans of the project by the developer/owner.
xii. All work shall be performed in accordance with the latest approved contract plans and specifications. Work not in accordance with such plans and specifications shall not be accepted. Revisions to the plans and specifications shall be submitted to the City Engineer and Planning Director, allowing sufficient time for review, comment, revision, and approval. (b) Grading Standards i.
No grading, filling, clearing, or excavation of any kind in excess of 50 cubic yards or stripping of vegetation shall be initiated until the required final grading plan is approved by the Public Works Department and a Grading Permit is issued.
ii.
Fill areas shall be prepared by removing any organic material that is determined by the geotechnical report to be detrimental to proper compaction or otherwise not conducive to stability.
iii.
Borrowing for fill shall be prohibited unless the material is obtained from a cut permitted under an approved grading plan or imported from outside the hillside areas of Ada County. No cuts shall be permitted solely for the purpose of obtaining fill unless approved in the grading plan.
iv.
All retaining walls higher than four feet shall be engineered so that structural members are keyed into stable foundations and are capable of sustaining the design loads.
v.
Fills shall be compacted to at least 95 percent of maximum density, as determined by AASHTO T-99, ASTM D-698, ASTMD-1557 or greater as recommended by the geotechnical report. The frequency of compaction testing shall be addressed in the geotechnical report and shall be approved by the City Engineer.
vi.
Cut slopes shall be no steeper than two feet horizontal to one foot vertical unless it can be shown by the project geotechnical engineer that steeper slopes are feasible, considering safety, stability, erosion control, and revegetation. For cut slopes steeper than two feet horizontal to one foot vertical, subsurface drainage shall be provided as necessary for stability.
vii. Fill slopes shall be no steeper than two feet horizontal to one foot vertical unless it can be shown by the project geotechnical engineer that steeper slopes are safe, stable, erosion resistant, and can be adequately revegetated. Fill slopes shall not be located on natural slopes two feet
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horizontal to one foot vertical or steeper, or where fill slopes toe out within 12 feet horizontally of the top of an existing or planned cut slope. viii. Prior to placement of fill, the ground shall be prepared in accordance with the International Building Code Chapter 18 and Appendix J as amended by Chapter 9-1 of the Boise City Code. Subsurface drainage shall be provided as necessary for stability. ix.
The tops and toes of cut and fill slopes shall be set back from property boundaries in accordance with the requirements of the International Building Code Chapter 18 and Appendix J as amended by Chapter 9-1 of the Boise City Code.
(c) Re-Vegetation and Erosion Control Standards i.
Vegetation should not be disturbed beyond the limits of the approved grading plan.
ii.
Topsoil removed during construction shall be conserved for later use on areas requiring re-vegetation or landscaping.
iii.
Topsoil shall be placed at a minimum thickness of four inches.
iv.
The minimum acceptable plant coverage is 80 percent two years after planting.
v.
Seed mix shall include deep-rooted plants and subsequent planting of seedlings.
vi.
Erosion shall be controlled to prevent deposition of sediment on adjacent property.
(d) Hydrologic Controls i.
Interceptor ditches or other methods approved by the City Engineer shall be established above all cut or fill slopes, and the intercepted water shall be conveyed to a stable channel with adequate capacity. Provision for ditch maintenance shall be approved by the City.
ii.
Curb, gutter and pavement design and lot grading shall be such that water on roadways is prevented from flowing off roadway, except in conveyance conduits.
iii.
Natural stream channel shall be stabilized using a method acceptable to the City Engineer.
iv.
Runoff from areas of concentrated impervious cover such as roofs, driveways, and roads shall be retained on-site or collected and transported to a channel with sufficient capacity to accept the discharge without erosion or flooding. Provision should be made by the owner or developer for the cleaning of drainage facilities from the onset of construction through the completion of the project.
v.
Waste material from construction, including soil and other solid materials, shall not be deposited within the 100 year floodplain unless the City Engineer concurs that there is no reduction in storage and flow capacity of the floodplain.
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vi.
Drainage systems shall be designed to accommodate a 100 year flood event.
vii. With the exception of road crossings, approved drainage structures, and recreation and open space uses that do not involve the destruction of vegetative cover, development shall be prohibited within the 100 year floodplain. viii. Sediment catchment ponds shall be constructed and maintained downstream from each development unless sediment retention facilities are otherwise provided. Any facility used shall provide for the removal of surface debris and contaminants, as well as sediment retention. The facilities shall be designed to facilitate maintenance at minimal cost. Each completed phase of a drainage system shall be designed for the 100 year occurrence. ix.
The overall drainage system shall be completed and made operational at the earliest possible time during construction.
x.
Alterations of major floodways shall only be made with approved drainage conveyance systems and structures as approved by the City Engineer, Army Corps of Engineers, and FEMA.
xi.
Natural streams or improved open channels shall be preserved or provided for in major (10 acres or larger)catchments except where otherwise approved by the City Engineer. In minor catchments, drainage shall be permitted to be enclosed in conduits.
xii. Flow rates from a newly developed site shall not exceed the flow rate from the site in its natural condition prior to development. Exceptions shall be appropriate if compliance with the prior sentence creates more adverse impacts to the overall drainage area than other drainage alternatives. xiii. Drainage facilities shall be designed to coordinate with any Master Drainage Plan for the drainage basin in which the proposed development is located. xiv. Special drainage facilities or an overflow path for floodwater shall be designated in all locations where there is a sag in the profile of the street or at the end of a cul-de-sac that is lower than the intercepting street. Restriction shall be placed to protect the overflow path from the future building of any fence, shed, dwelling, or obstruction that would impede the flood flow. (e) Roadways and Circulation i.
Roads shall be designed to minimize land coverage and soil disturbance.
ii.
Existing deep-rooted perennial vegetation shall be preserved to the maximum extent practicable.
iii.
Variations in road design and construction and public right-of-way requirements shall be sought through ACHD in order to keep grading and cut or fill slopes to a minimum.
iv.
Road alignments should follow natural contours.
v.
Shared driveways shall be used to the maximum extent practicable.
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vi.
One-way couplets shall be encouraged where appropriate for the terrain and where public safety would not be jeopardized. Road width shall be a minimum of 20 feet to allow the passage of emergency vehicles.
vii. If the sidewalk is to be installed parallel to the roadway on fills, the slope shall be rounded for four feet from the back of the sidewalk. viii. A pedestrian pathway shall be required as approved by the Planning and Zoning Commission. ix.
(f)
Combinations of collective or common private driveways, cluster parking areas, and on-street parallel parking bays shall be used where possible to attempt to optimize the objectives of minimum soil disturbance, minimum impervious cover, excellence of design, and aesthetic sensitivity.
Maintenance The owner of any private property on which grading or other work has been performed pursuant to a grading plan approved under the provisions of the this Section, or a Building Permit granted by the Planning and Development Services Department, within a subdivision approved under the provisions of this Section 11-02-07.3.F, shall maintain in perpetuity and repair all graded surfaces and erosion prevention devices, retaining walls, drainage structures, means, or devices deemed not to be the responsibility of the ACHD or other public agency, and plantings and ground cover installed or completed. Such requirements shall be incorporated into the protective covenants for any subdivision or development.
(g) Adjustments The developer, the project engineer, or the developer's representative may request an adjustment of any of the provisions of this Section 11-02-07.3.D. The request shall be made to both the Planning Director and the City Engineer. The Planning Director and City Engineer shall notify the public of the request for adjustment in accordance with Section 11-05-04.5, Scheduling and Notice of Public Hearing. After public notice and comment on the adjustment request, the City Engineer and Planning Director shall review and decide on the proposed adjustment. The decision may be appealed to the Hearing Examiner. (h) Inspection and Enforcement i.
All construction subject to these regulations shall be subject to inspection by the City Engineer and Planning and Development Services Department in addition to inspections by the Project Engineer and consultants. When required by the City Engineer, special inspections and special testing shall be performed to verify conformance with these regulations. The developer shall bear the cost of special inspections and special testing.
ii.
If the City Engineer determines that any portion of the project is not in conformance with the requirements of this Section 11-02-07.3.F and no adjustment of such requirements has been granted, the City Engineer shall notify, in writing, the project engineer and/or developer. The project engineer and/or developer shall take prompt action to resolve the problem(s) enumerated. If corrective action is not taken to the satisfaction of
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the City Engineer then the City Engineer shall cause a stop work order be issued by the Planning and Development Services Department, notify the agency issuing the bond or irrevocable letter of credit, shall cause the necessary work to be performed at the developer's expense, not sign the Final Plat, cause the Planning and Development Services Department to not issue any additional Building Permits for this development and/or collect on the bond or irrevocable letter of credit. H.
WUI-O: Wildland Urban Interface Overlay (1) Purpose The purpose of the WUI-O is to reduce the risks to human life, property, livelihoods, and wildlife within areas with higher risk of wildfire, and to recognize the clarify the respective roles of the City and property owners in the WUI-O to reduce those risks. (2) Responsibility Lands within the WUI-O are areas at higher risk for wildland fires and areas known to be frequented by wildlife. An increased risk to wildland fire will continue to be present in and around existing dwellings and new dwellings built in these areas, and it is the responsibility of the property owners within the WUI-O to assist the City to reduce those risks by maintaining their properties and avoiding actions that would increase those risks, as described in this Section 11-02-07.3.H. (3) Applicability (a) General The provisions of this Section 11-02-07.3.H shall apply to the following activities, except as listed in Subsection (b) below: i.
All new structures and additions to structures constructed in the WUI-O after the Effective Date; and
ii.
Renovation or modification of primary and accessory structures existing on the Effective Date that increase the gross floor area of the structure on the Effective Date by more than 49 percent.
(b) Exceptions The provisions of this Section 11-02-07.3.H shall not apply to: i.
Interior renovations, regardless of the gross floor area involved, unless they coincide with exterior modifications exceeding the 49 percent criteria given above.
ii.
Renovation of historic buildings where the proposed renovation is necessary to replace or repair materials that have deteriorated, or to restore historic buildings to their historic appearance in accordance with generally accepted historic preservation practices.
iii.
Relocation of historic buildings to recognized museums.
iv.
Construction, renovation, or modification of accessory buildings used for agricultural purposes and located 50 feet or more from all buildings containing habitable spaces.
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(4) Boundary Map
Figure 2.26. Wildland Urban Influence Overlay District Boundary Map
(5) Compliance Required (a) All properties and activities subject to this Section 11-02-07.3.H pursuant to Subsection (3) above shall comply with all applicable provisions of this Section 11-02-07.3.H and with all applicable provisions of the Wildland Urban Interface Fire Code as set forth in Chapter 14 of the Boise City Code as adopted and periodically amended or updated. (b) Should any provision within this Section conflict with any other provision of the Boise City Code, then the more restrictive shall control. (6) Wildland-Urban Interface Map and Classifications (a) The boundaries of the WUI-O and the boundaries of the risk zones, IR1, IR2, and other subdistricts described below are shown on the zoning map of that base district, and generally follow natural and manmade features. (b) These generalized risk zone boundaries are subject to interpretation by the Fire Code Official based on the most current fire site conditions and fire risk information, and that Official shall have final authority in determining which lots or parcels shall be included within the WUI-O district and the subdistricts described below. i.
General IR1 Areas IR1 areas are required to use Class 1 Ignition-Resistant Construction (IR1), that generally include foothills fire hazard areas. As the City annexes land to the north and west, the IR1 areas will be automatically modified to include annexed lands that are generally north and west of Hill Road.
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ii.
General IR2 Areas IR2 areas are required to use Class 2 Ignition-Resistant Construction (IR2), that generally depict valley, desert, and other occluded fire hazard areas. Interior lots for IR2 areas may be allowed to use Class 3 Ignition-Resistant Construction (IR3) if the Fire Code Official determines that such construction shall not materially increase the risk of fire-related losses or life or property.
iii.
Other Fire Risk Areas The Fire Code Official may identify additional areas at threat from wildfire, that may include but are not limited to properties adjacent to occluded undeveloped properties in areas not historically considered wildland-urban interface areas.
(7) Access Standards Access roads, driveways, driveway turnarounds, and driveway turnouts shall comply with the applicable provisions of the International Fire Code and Boise City Code. The Planning Director shall determine whether required access will provide public or restricted access, based on considerations of public safety and desired levels of connectivity. The Fire Code Official is authorized to require areas within 10 feet on each side of portions of fire apparatus access roads and driveways to be cleared of non-fire-resistive vegetation growth. The requirement to remove such vegetation does not apply to single specimens of trees, ornamental vegetative fuels or cultivated ground cover, such as green grass, ivy, succulents, or similar plants used as ground cover, unless the Fire Code Official determines they form a means of readily transmitting fire. (8) Building and Structure Standards Buildings in the IR1 and IR2 areas, including but not limited to IR2 perimeter areas abutting undeveloped land, shall comply with the following standards: (a) Roofs Roofs are required to be a Class A material such as cement shingles or sheets, exposed concrete slab, ferrous or copper shingles or sheets, clay or concrete tile, slate, and metal. The roof covering on buildings or structures in existence prior to the Effective Date that are replaced, or on which 50 percent or more of the roof areas is replaced, during a 12 month period shall be replaced with a roof covering required for new construction based on the type of ignition-resistant construction. (b) Building Appendages and Projections Unenclosed accessory structures attached to buildings with habitable spaces and projections, including but not limited to decks, shall be not less than one-hour fire-resistance-rated construction or shall be constructed of one of the following: i.
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Fire-retardant-treated wood identified for exterior use and meeting the requirements of Section 2303.2 of the International Building Code;
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ii.
Heavy timber construction with following minimum dimensions: 6 by 6 inches for columns, four by eight inches for joists, four by 10 inches or six by eight inches for beams and three by four inches for ledgers; or
iii.
Other non-combustible or ignition resistant materials approved by the Fire Code Official.
(c) Siding i.
Siding shall be constructed of noncombustible and fire resistive materials that are: A.
Materials approved for not less than one-hour fire- resistance-rated construction on the exterior side;
B.
Heavy timber or log wall construction;
C.
Fire-retardant-treated wood labeled for exterior use and meet the requirements of Section 2303.2 of the International Building Code on the exterior side;
D.
Ignition-resistant materials complying with Section 4108.2 on the exterior side; or
E.
Other non-combustible or ignition-resistant materials approved by the Fire Code Official.
ii.
Required siding materials shall extend from the top of the foundation to the underside of the roof sheathing.
iii.
The siding on buildings or structures in existence prior to the Effective Date that are replaced or on which 50 percent or more of the siding areas is replaced during a 12 month period shall be replaced with siding required for new construction based on the type of ignition-resistant construction.
(d) Exterior Doors and Windows i.
Exterior doors, other than vehicular access doors to garages, shall be noncombustible or solid core not less than one inch thick.
ii.
Exterior windows, window walls, glazed doors, windows within exterior doors, and skylights shall be tempered glass, multilayered glazed panels, glass block or have a fire protection rating of not less than 20 minutes.
(e) Eaves and Soffits i.
Eaves and soffits shall be protected on the exposed underside by ignitionresistant materials in accordance with Section 4108.2 of the International Building Code or by materials approved for not less than one hour fire resistance-rated construction, two inch nominal dimension lumber, or one inch nominal fire-retardant-treated lumber or three-fourth inch nominal fireretardant-treated plywood, identified for exterior use and meeting the requirements of Section 2303.2 of the International Building Code. Facias are required and shall be protected on the backside by ignition-resistant materials in accordance with Section 4108.2 of the international Building Code or by materials approved for not less than one hour fire-resistancerated construction or two inch nominal dimension lumber.
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Chapter 11-02 Zoning Districts Section 11-02-07. Overlay Districts 11-02-07.3 Sensitive Lands Overlay Districts
ii. (f)
Soffits and eaves shall be constructed as fire resistive materials and shall not include venting or penetrations.
Chimneys and Vents i.
Chimneys and vents serving fireplaces, barbecues, incinerators, or decorative heating appliances in which solid or liquid fuel is used shall be provided with a spark arrester.
ii.
Attic and dryer vents and other small openings shall be screened with oneeighth inch wire mesh.
(g) Underfloor Areas Buildings or structures shall have all under floor areas enclosed to the ground with exterior walls. (9) Defensible Space (a) A vegetation plan shall be required for new dwellings and residential subdivisions and shall provide a minimum of 30 feet of defensible space around the perimeter of each principal dwelling structure. (b) Within the defined defensible space, only plantings recommended by the National Fire Protection Association Firewise program and hardscapes including but not limited to concrete or masonry patios, walkways, walls, boulders, or rock mulch, shall be installed. (10) Vegetation (a) Landscaping shall include only fire-resistive plantings. (b) Landscaping shall include seed mixes and landscaping plants of native origin, suitable for dryland applications, and that are drought-resistant, and deer and elk resistant. (c) Landscaping shall not include Japanese, Chinese, European, or hybrid varieties of ornamental yew species. (11) Fencing (a) Solid fencing at least six feet in height shall be installed along all rear and side property boundaries that abut undeveloped property to provide visual barriers to deer and elk. (b) Where the requirement for a solid fence in Subsection (a) does not apply, fences using horizontal wires or rails shall have spacing between horizontal wires or rails of at least 12 inches between the top two and 18 inches between the lower cross member and the ground, with a maximum height not exceeding 40 inches. (c) Wrought iron, chain link, and fencing that includes points, spires or finials that can cause injury to animals are prohibited. (12) Incinerators, Outdoor Fireplaces, Permanent Barbecues and Grills (a) Incinerators, outdoor fireplaces, permanent barbecues, and grills shall not be built, installed, or maintained unless the Fire Code Official determines that the location, design, and operation of those items will not materially increase wildfire risk.
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Chapter 11-02 Zoning Districts Section 11-02-07. Overlay Districts 11-02-07.3 Sensitive Lands Overlay Districts
(b) Where permitted by the Fire Code Official, incinerators, outdoor fireplaces, permanent barbecues, and grills shall include an approved spark arrester, screen, or door on each opening and shall be maintained in good repair and in a safe condition at all times. (13) Storage of Firewood, Flammable and Combustible Materials (a) Firewood and other flammable and combustible material shall not be stored in unenclosed spaces beneath buildings or structures, or on decks or under eaves, canopies, or other projections or overhangs. (b) When required by the Fire Code Official, unenclosed storage of firewood and combustible material in the defensible space shall be located a minimum of 20 feet from structures and shall be separated from the crown of all trees by a minimum horizontal distance of 15 feet. (14) Keeping of Domestic Livestock (a) Domestic livestock such as horses, llamas, and cows shall be fed in distinct, fenced enclosures that have fencing or other features to prohibit the entrance of big game into the area. (b) All feed shall be stored in sheds or enclosures and shall not be visible to big game animals on surrounding properties. (c) Domestic fowl shall be housed in wildlife-proof homes.
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Chapter 11-02 Zoning Districts Section 11-02-08. Specific Plan Districts 11-02-08.1 Purpose
11-02-08. 1.
Specific Plan Districts
Purpose Specific Plan Districts provide a means to create new zoning regulations for unique areas and developments where other conventional zoning mechanisms cannot achieve the desired results. Specific plans shall implement and be consistent with the Comprehensive Plan including the Future Land Use Map and policies. The purpose of a Specific Plan is to create unique zoning regulations for the buildout of a community over time.
2.
Scope A.
Examples of Specific Plans Specific Plans may take the form of mixed use districts and planned communities or planned development. Each Specific Plan has its own non-transferable set of regulations. The regulations may include zoning standards, design guidelines, a site plan, an infrastructure plan, a phasing plan, and other elements. Specific Plans are adopted into the Code by ordinance and become either the base zoning district or an overlay zoning district for the property.
B.
Specific Plan Elements A Specific Plan may include many different chapters with detailed standards for the issues addressed in each chapter. For example, a large, planned community Specific Plan may include a detailed land use plan with lotting patterns, building envelopes, and street networks. Detailed zoning standards could be included that address setbacks, building heights, mix of uses, and parking ratios. A design chapter could describe materials, architectural styles, and sign programs. A landscape section could address open space with a plant palette and irrigation plans. A transportation chapter could include roadway cross sections and streetscapes, pathways, or a public transportation or transportation management program. An infrastructure chapter could address the location, sizing and timing of sewer, water, fire, and other facilities. An environmental chapter could address water quality, riparian protection, revegetation of graded slopes and similar issues. A phasing chapter could identify how the construction would proceed and at which point in time certain infrastructure elements would be installed. A review process chapter could describe the specific review and approval process for individual phases within the project. In this case, the Specific Plan might constitute all aspects of project approval short of subdivision Final Plat approval.
3.
Land Use Controls The type of uses and amount of development in a SP district shall be as established by the Specific Plan. Pre-existing legal nonconforming uses shall be permitted in a SP district. Any permitted or conditional use may be included in a Specific Plan District.
4.
Initiation An amendment may be initiated by a property owner or authorized agent, the Planning and Zoning Commission, or City Council. If the property is not under a single ownership, the majority of ownership shall join in the application, and a map showing the extent of ownerships shall be submitted with concept plans and materials. For the purposes of this Section, a majority of ownership shall be defined as either 75 percent of the affected owners or 75 percent of the
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Chapter 11-02 Zoning Districts Section 11-02-08. Specific Plan Districts 11-02-08.5 Minimum Area Standards
affected land area. For projects larger than 200 acres, a neighborhood scoping meeting, per Section 11-05-04.3.B, Neighborhood Meeting, between the applicant and the City shall be conducted prior to application submittal to determine which supporting materials and specific plan elements shall be appropriate and required for the proposal.
5.
Minimum Area Standards The minimum area of a SP district shall be 20 acres.
6.
Additional Eligibility Requirements Each Specific Plan application shall include two of the following three elements, to be selected by the applicant: A.
Natural Systems Commitments to permanently protect and manage open space, natural systems, and resources.
B.
Housing Affordability Commitments to deed restrict at least 10 percent of residential to households earning not more than 60 percent of the Area Median Income for the Boise area if the dwelling unit (s) is a rental unit; or 15 percent of residential units affordable to households earning no more than 120 percent of the Area Median Income if the dwelling unit(s) is a for-sale property, for a period of at least 50 years.
C.
Sustainable Building Design Commitments that the project will include conformance with sustainable building practices including Silver Certification by the U.S. Green Building Council (USGBC) Leadership in Energy and Environmental Design (LEED) rating system or the adopted City of Boise Green Building Code.
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Chapter 11-03 Use Regulations 11-03-01. 1.
General
Purpose The purpose of this Chapter 11-03 is to identify the land uses allowed in the City’s zoning districts, indicate what type of approval of the use is required, and establish standards for those uses that mitigate potential impacts and support the unique characteristics of the use in that location.
2.
3.
Organization of the Table A.
In Table 11-03.1: Table of Allowed Uses, land uses and activities are classified into general "use categories" and specific "uses" based on common functional, product, or physical characteristics such as the type and amount of activity, the type of customers or residents, how goods or services are sold or delivered, and site conditions. This provides a systematic basis for assigning present and future land uses into appropriate zoning districts and for avoiding overlaps and inconsistencies between similar land uses.
B.
The left-hand column of Table 11-03.1: Table of Allowed Uses lists all use categories and uses available in the city. Columns in the center of the table correspond to each base zoning district in the city and indicate whether the use is allowed in that district. The righthand column indicates whether Use-Specific Standards apply to that use in some or all of the zoning districts in which it is allowed.
Abbreviations Used in the Table A.
Allowed Uses An "A" in a cell indicates that the use is allowed by right and is not subject to Use-Specific Standards or other special conditions other than those imposed upon other uses by right in the district. Allowed uses are subject to all other applicable regulations of this Code. Allowed uses are generally reviewed through a Type 1 or Type 2 process, as shown in Section 11-05-04.2, Four Paths for Review and Approval.
B.
Allowed Subject to Use-Specific Standards An "A*" in a cell indicates that the use is allowed by right, subject to administrative review and the issuance of a Zoning Certificate to verify compliance with Use-Specific Standards. Use-Specific Standards are noted through a cross-reference in the last column of the table, and the cross-referenced content appears in Section 11-03-03, Use-Specific Standards. Uses that are allowed subject to Use-Specific Standards are generally reviewed through a Type 2 process, as shown in Section 11-05-04.2, Four Paths for Review and Approval.
C.
Conditional Uses A "C" or “C*”in a cell indicates that the use is allowed in that zoning district only if reviewed and approved as described in Section 11-05-05.3.C, Conditional Use Permit - Initial Approval or Major Expansion. Conditional uses are subject to all other applicable regulations of this Code, including the Use-Specific Standards in this Chapter and the requirements of Chapter 11-04, Development and Design Standards. The "C" designation does not suggest or require that the use will be approved in that district. Rather, each Conditional Use Permit application is evaluated as to its potential to have a positive effect
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Chapter 11-03 Use Regulations Section 11-03-01. General 11-03-01.4 Use for Other Purposes Prohibited
on adjacent properties and surrounding areas, among other factors, and may be approved, approved with conditions, or denied based on the findings of the decision-making body. Conditional uses are generally reviewed through a Type 3 process, as shown in Section 1105-04.2, Four Paths for Review and Approval. D.
A/C Uses An “A/C” or “A*/C*” in a cell indicates that the use is allowed in that zoning district under some circumstances or in some locations, but requires approval as described in Section 1105-05.3.C, Conditional Use Permit - Initial Approval or Major Expansion under other circumstances or in other locations. The Use-Specific Standards cross-referenced in the right-hand column clarify those cases in which a Conditional Use Permit is required. These uses are generally reviewed through a Type 2 or Type 3 process, as shown in Section 1105-04.2, Four Paths for Review and Approval.
E.
Prohibited Uses A blank cell indicates that the use is prohibited in that zoning district.
F.
Symbols (1) An “*” symbol next to an abbreviation indicates that the use shall comply with UseSpecific Standards. Use-Specific Standards are noted through a cross-reference in the last column of the table, and the cross-referenced content appears in Section 11-0303, Use-Specific Standards. (2) A “+” symbol next to an abbreviation indicates that there are incentives available for that use within that zoning district, or that the use is only allowed if available incentives are used. Incentives are cross-referenced in Section 11-03-03, Use-Specific Standards, and the cross-referenced content appears in Section 11-04-03.7, Incentives.
4.
5.
Use for Other Purposes Prohibited A.
Approval of a use listed in Table 11-03.1: Table of Allowed Uses, and compliance with the applicable Use-Specific Standards for that use, authorizes that use only. Development or use of a property for any other use not specifically allowed in Table 11-03.1: Table of Allowed Uses and approved pursuant to this Code is prohibited.
B.
Any use allowed as a principal use in a zoning district is allowed as an accessory use to an allowed or approved conditional use in that zoning district.
Multiple Uses A.
A lot or parcel in a Residential zoning district may include only one principal use but may also include any accessory or temporary uses as shown in Table 11-03.1: Table of Allowed Uses, provided that a Conditional Use Permit is obtained for any conditional accessory use, and that all Use-Specific Standards applicable to each use are met.
B.
A lot or parcel in a Mixed-Use, Industrial, or Open Land zoning district may include multiple principal uses, including a combination of residential and nonresidential uses, provided that each use is either an allowed use or a conditional use in that zoning district, that a Conditional Use Permit is obtained for any conditional use, and that all Use-Specific Standards applicable to each use are met.
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Chapter 11-03 Use Regulations Section 11-03-01. General 11-03-01.6 Previously Allowed Uses
6.
Previously Allowed Uses Each use that exists on the Effective Date that is required by this Code to obtain a Conditional Use Permit, but that was a not required to obtain a Conditional Use Permit under the regulations in effect before the Effective Date, is deemed to have a Conditional Use Permit to continue operations as they existed on the Effective Date or as authorized by any approval or permit issued by the City for that property and use before the Effective Date.
7.
Classification of New and Unlisted Uses A.
In order to provide for new types of land uses not listed in Table 11-03.1: Table of Allowed Uses, a determination as to the appropriate classification of any new or unlisted form of land use shall be made by the Planning Director. When an application is made for a use category or use that is not specifically listed in Table 11-03.1: Table of Allowed Uses, the Planning Director shall provide an interpretation as to the zoning classification into which such use should be placed. In making such interpretation, the Planning Director shall consider its potential land use impacts, including but not limited to: (1) The nature of the use and whether it involves a dwelling unit; (2) Sales; (3) Processing; (4) Type of product, storage, and amount; (5) Enclosed or open storage; (6) Anticipated employment; (7) Transportation requirements; (8) Hours of operation; (9) Intensity of the proposed use; (10) The amount of noise, odor, fumes, dust, toxic material, and vibration likely to be generated; and (11) General requirements for public utilities such as water and sanitary sewer.
B.
8.
If the Planning Director determines that the proposed use should not be included in any existing zoning classification, based on the factors listed in Subsection A., the use shall not be conducted in the city unless and until City Council amends this Code to define the use and to indicate in which zoning districts, and under what conditions, it should be allowed.
All Licenses and Permits Required A.
All uses required by any unit of local, state, or federal government to have an approval, license, or permit to operate are required to have that local, state, or federal approval, license, or permit in effect at all times, and failure to do so is a violation of this Code.
B.
All uses subject to the operational standards of a local, state, or federal government agency, including without limitation the regulations contained in the Boise City Code and regulations of the Idaho Department of Health and Welfare, shall operate in compliance with those standards and regulations at all times, and failure to do so is a violation of this Code.
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Chapter 11-03 Use Regulations Section 11-03-02. Table of Allowed Uses 11-03-01.9 Industrial and Heavy Commercial Uses
9.
Industrial and Heavy Commercial Uses All allowed uses that generate, use, treat, store, or dispose of hazardous substances (as set forth in Title 40, Code of Federal Regulations, Parts 116.4, 261.30 et seq., 302.4 and/or 355), shall require a Conditional Use Permit.
11-03-02.
Table of Allowed Uses
Table 11-03.1: Table of Allowed Uses lists the uses allowed within all base zoning districts. Each of the listed uses is defined in Chapter 11-06, Definitions.
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Chapter 11-03 Use Regulations Section 11-03-02. Table of Allowed Uses 11-03-01.9 Industrial and Heavy Commercial Uses
TABLE 11-03.1: TABLE OF ALLOWED USES A = ALLOWED USE
C = CONDITIONAL USE
* = USE-SPECIFIC STANDARDS APPLY
+ = INCENTIVES IN 11-04-03.7.D (1)-(6) ARE AVAILABLE
(A+) = ALLOWED USE ONLY WITH INCENTIVES IN 11-04-03.7.D (1)-(6) ADDITIONAL ADAPTIVE REUSE INCENTIVES IN 11-04-03.7.D(7) ARE AVAILABLE A*/C* = CONDITIONAL USE PERMIT MAY BE REQUIRED IN SOME CIRCUMSTANCES PER USE-SPECIFIC STANDARDS
A-2
A*+
A-1
A*+
I-3
MX-3
A*+
I-2
MX-2
A*+
I-1
MX-1
A*+
MX-H
R-3
A*+
MX-U
R-2
A*+
MX-5
R-1C
A*+
MX-4
R-1B
ZONING DISTRICT
R-1A
SEE Chapter 11-02 FOR ADDITIONAL USE-SPECIFIC FORM STANDARDS
USE-SPECIFIC STANDARDS
A*
A*
11-03-03.2.B
A
A
11-03-03.2.A 11-03-03.2.C
Residential Uses Household Living Accessory Dwelling Unit
A*+
Caretaker’s Residence Dwelling, SingleFamily Detached
A A*
A*
A*
A*
Dwelling, Cottage Village
A*+
A*+
A*
A*
Dwelling, SingleFamily Attached
(A* +)
A*+
A*
A*
A*
A*
A A*
A
A*
11-03-03.2.D
A*
11-03-03.2.A 11-03-03.2.E 11-03-03.2.F
Dwelling, Live/Work
A*
A*
A*
A*
A*
A*
A*
A*
A*
Dwelling, Duplex
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
11-03-03.2.A 11-03-03.2.G
Dwelling, Triplex or Fourplex
A*+
(A* +)
(A* +)
A*
A*
A*
A*
A*
A*
A*
11-03-03.2.A 11-03-03.2.G
(A* +)
(A* +)
A*
A*
A*
A*
A*+ /C*
A*+ /C*
A*/ C*
A*
A*
11-03-03.2.A 11-03-03.2.H
A*
A*
A*
A*
A*
A*
A*
A*
C*
A*
11-03-03.2.I
A*
A*
A*
A*
A*
A*
C*
A*
11-03-03.2.I
Dwelling, MultipleFamily Group Home, FHAA Small
A*
Group Home, FHAA Large
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Chapter 11-03 Use Regulations Section 11-03-02. Table of Allowed Uses 11-03-01.9 Industrial and Heavy Commercial Uses
TABLE 11-03.1: TABLE OF ALLOWED USES A = ALLOWED USE
C = CONDITIONAL USE
* = USE-SPECIFIC STANDARDS APPLY
+ = INCENTIVES IN 11-04-03.7.D (1)-(6) ARE AVAILABLE
(A+) = ALLOWED USE ONLY WITH INCENTIVES IN 11-04-03.7.D (1)-(6) ADDITIONAL ADAPTIVE REUSE INCENTIVES IN 11-04-03.7.D(7) ARE AVAILABLE A*/C* = CONDITIONAL USE PERMIT MAY BE REQUIRED IN SOME CIRCUMSTANCES PER USE-SPECIFIC STANDARDS
A-1
A-2
MX-H
MX-U
MX-5
MX-4
MX-3
MX-2
A*
11-03-03.1.B 11-03-03.2.J
A*
A*
Manufactured Home
A*
A*
A*
A*
A*
Manufactured Home Community
C*
C*
C*
C*
C*
C*
C*
C*
C*
Assisted Living Facility
C*
C*
A*
A*
A*
A*
A*
Boarding House
A
A
A
A
A
A
A
Continuing Care Retirement Facility
C*
C*
A*
A*
A*
A*
A*
A*
Convalescent or Nursing Home
C*
C*
A*
A*
A*
A*
A*
C*
C*
C*
C*
C*
C*
C*
C*
A*
11-03-03.2.N
Fraternity or Sorority House
C*
C*
C*
11-03-03.2.M
Recovery Residences
C*
C*
C*
C*
C*
C*
C*
I-3
A*
I-2
A*
I-1
A*
R-3
Livestock and Animals, Accessory
R-2
R-1C
A*
R-1B
USE-SPECIFIC STANDARDS
ZONING DISTRICT
R-1A
MX-1
SEE Chapter 11-02 FOR ADDITIONAL USE-SPECIFIC FORM STANDARDS
A*
A
11-03-03.2.K
C*
C
11-03-03.2.L
Group Living
Dwelling, Co-Housing
Residential Home Occupations Home Occupation, Family Daycare Home Home Occupation, Group Daycare Facility
C*
11-03-03.2.M A 11-03-03.2.M A
11-03-03.2.M
11-03-03.2.M
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
11-03-03.1.B 11-03-03.3.A
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
11-03-03.1.B 11-03-03.3.A
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Chapter 11-03 Use Regulations Section 11-03-02. Table of Allowed Uses 11-03-01.9 Industrial and Heavy Commercial Uses
TABLE 11-03.1: TABLE OF ALLOWED USES A = ALLOWED USE
C = CONDITIONAL USE
* = USE-SPECIFIC STANDARDS APPLY
+ = INCENTIVES IN 11-04-03.7.D (1)-(6) ARE AVAILABLE
(A+) = ALLOWED USE ONLY WITH INCENTIVES IN 11-04-03.7.D (1)-(6) ADDITIONAL ADAPTIVE REUSE INCENTIVES IN 11-04-03.7.D(7) ARE AVAILABLE A*/C* = CONDITIONAL USE PERMIT MAY BE REQUIRED IN SOME CIRCUMSTANCES PER USE-SPECIFIC STANDARDS
MX-5
A*
A*
A*
A*
A*
A*
C*
C*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
11-03-03.3.A
C*
A*
A*
A*
A*
A*
A*
A*
A*
C
11-03-03.3.A
C*
C*
C*
C*
C*
C*
A*
C*
C
11-03-03.3.A
C
A
A
A
A
A
A
A-2
MX-4
A*
A-1
MX-3
A*
I-3
MX-2
A*
I-2
MX-1
A*
I-1
R-3
MX-H
R-1C
Home Occupation, Other
R-2
R-1B
USE-SPECIFIC STANDARDS
ZONING DISTRICT
R-1A
MX-U
SEE Chapter 11-02 FOR ADDITIONAL USE-SPECIFIC FORM STANDARDS
11-03-03.1.B 11-03-03.2.O
A*
Public, Institutional and Civic Uses Adult or Child Day Care Adult or Child Day Care Facility Adult or Child Day Care Center, Small Adult or Child Day Care Center, Large Community and Cultural Facilities Art Gallery, Museum, or Library Cemetery
C
C
C
C*
Community Center Fire or Police Facility
C
Food Kitchen Forest Reserve or Recreation Area Jail or Detention Facility
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11-03-03.3.B
C* C
C
A
A
A
A
A
A
A
A
C
C
C
C
A
A
A
A
A
A
A
A
C
C
A
A
A
A
A C*
C*
C*
C*
C
C
C
C
A
A 11-03-03.3.C
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Chapter 11-03 Use Regulations Section 11-03-02. Table of Allowed Uses 11-03-01.9 Industrial and Heavy Commercial Uses
TABLE 11-03.1: TABLE OF ALLOWED USES A = ALLOWED USE
C = CONDITIONAL USE
* = USE-SPECIFIC STANDARDS APPLY
+ = INCENTIVES IN 11-04-03.7.D (1)-(6) ARE AVAILABLE
(A+) = ALLOWED USE ONLY WITH INCENTIVES IN 11-04-03.7.D (1)-(6) ADDITIONAL ADAPTIVE REUSE INCENTIVES IN 11-04-03.7.D(7) ARE AVAILABLE A*/C* = CONDITIONAL USE PERMIT MAY BE REQUIRED IN SOME CIRCUMSTANCES PER USE-SPECIFIC STANDARDS
A
Park or Playground
A
A
A
A
A
A
A
A
A
A
Religious Institution
C
C
C
C
C
C
A
A
A
A
Uses Related to and Operated by a Religious Institution
C
C
C
C
C
C C
C
C
C
Shelter Home
A-2
A
A-1
MX-5
A
I-3
MX-4
A
I-2
MX-3
A
I-1
MX-2
C*
MX-H
MX-1
C*
MX-U
R-3
Mortuary or Mausoleum
R-2
R-1C
R-1B
ZONING DISTRICT
R-1A
SEE Chapter 11-02 FOR ADDITIONAL USE-SPECIFIC FORM STANDARDS
11-03-03.3.B
A A
A
USE-SPECIFIC STANDARDS
A
A
A
A
A
C
Education and Health Hospital
C
A
A
A
A
C
College or Other Institution of Higher Education
A
A
A
A
A
A
A*
A*
A*
A*
A*
C*
A*/ C*
A*/ C*
A*/ C*
A*/ C*
A*/ C*
School
C*
C*
C*
C*
C*
Trade or Vocational School
A 11-03-03.3.D C*
C C*
C*
C
C
11-03-03.3.E 11-03-03.3.F
Transportation Aircraft Landing Field Park and Ride Facility
A
A
A
A
A
A
A
A
A
A
Transit Facility
A
A
A
A
A
A
A
A
A
A
C
A
A
A
A
A
A
A
Transit Terminal
C
Commercial Uses
Boise Zoning Code Rewrite Adoption Draft
138
Chapter 11-03 Use Regulations Section 11-03-02. Table of Allowed Uses 11-03-01.9 Industrial and Heavy Commercial Uses
TABLE 11-03.1: TABLE OF ALLOWED USES A = ALLOWED USE
C = CONDITIONAL USE
* = USE-SPECIFIC STANDARDS APPLY
+ = INCENTIVES IN 11-04-03.7.D (1)-(6) ARE AVAILABLE
(A+) = ALLOWED USE ONLY WITH INCENTIVES IN 11-04-03.7.D (1)-(6) ADDITIONAL ADAPTIVE REUSE INCENTIVES IN 11-04-03.7.D(7) ARE AVAILABLE A*/C* = CONDITIONAL USE PERMIT MAY BE REQUIRED IN SOME CIRCUMSTANCES PER USE-SPECIFIC STANDARDS
Animal Daycare or Kennel
A*
C*
A*
A*
A*
A*
A*
A*
Animal Hospital or Clinic
A
C
A
A
A
A
A
A
Beekeeping, Accessory
A*/ C*
A*/ C*
A*/ C*
A*/ C*
A*/ C*
A*/ C*
A*/ C*
Commercial Feedlot
C
C
Slaughterhouse, Rendering Plant
C
C
Freestanding Wireless Communication Facility – Monopole/Structure ≤ Base Height of Zoning District
A*/ C*
A*/ C*
A*/ C*
A*/ C*
A-2 A
C A*/ C*
Communication Facilities Attached Wireless Communication Facility
A*/ C*
C
USE-SPECIFIC STANDARDS
11-03-03.4.A
A*/ C*
Urban Farm
I-3
I-2
I-1
MX-H
MX-U
MX-5
MX-4
MX-3
MX-2
MX-1
R-3
R-2
R-1C
A
A-1
Agricultural and Animals Agricultural Uses or Stables
R-1B
ZONING DISTRICT
R-1A
SEE Chapter 11-02 FOR ADDITIONAL USE-SPECIFIC FORM STANDARDS
A*/ C*
A*/ C*
A*/ C*
11-03-03.1.B 11-03-03.4.B
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
11-03-03.4.C
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A
A
A
A
A
11-03-03.4.D
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
11-03-03.4.D
Boise Zoning Code Rewrite Adoption Draft
139
Chapter 11-03 Use Regulations Section 11-03-02. Table of Allowed Uses 11-03-01.9 Industrial and Heavy Commercial Uses
TABLE 11-03.1: TABLE OF ALLOWED USES A = ALLOWED USE
C = CONDITIONAL USE
* = USE-SPECIFIC STANDARDS APPLY
+ = INCENTIVES IN 11-04-03.7.D (1)-(6) ARE AVAILABLE
(A+) = ALLOWED USE ONLY WITH INCENTIVES IN 11-04-03.7.D (1)-(6) ADDITIONAL ADAPTIVE REUSE INCENTIVES IN 11-04-03.7.D(7) ARE AVAILABLE A*/C* = CONDITIONAL USE PERMIT MAY BE REQUIRED IN SOME CIRCUMSTANCES PER USE-SPECIFIC STANDARDS
A*
Restaurant Sidewalk Café, Accessory
A*
MX-H
I-1
I-2
I-3
A-1
A-2
11-03-03.4.D
C
C
C
C
C
A*
A*
MX-U
A*/ C*
Neighborhood Café
C*
MX-5
Food Truck Court
C*
MX-4
A*
C*
C*
C*
C*
C*
C*
C*
C*
C
C
C
C
C
C
C
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
11-03-03.4.G
A*
A*
A*
A*
A*
A*
A*
11-03-03.4.H
A
A
A
A
A
A
A
A*
A*
A*
A*
A*
A*
A
A
A
A
A
A*
A*
A*
A*
A*
Food and Beverage Service Brewpub, MicroDistillery, or MicroWinery Food Truck, Accessory
C*
MX-3
C
C*
MX-2
Other Communication Towers
C*
MX-1
Freestanding Wireless Communication Facility – Monopole/Structure > Base Height of Zoning District
USE-SPECIFIC STANDARDS
R-3
R-2
R-1C
R-1B
ZONING DISTRICT
R-1A
SEE Chapter 11-02 FOR ADDITIONAL USE-SPECIFIC FORM STANDARDS
Tavern or Lounge
11-03-03.4.E A*
A*
11-03-03.1.B 11-03-03.4.F
C 11-03-03.1.B 11-03-03.4.I C
A
Lodging Bed and Breakfast
A*
Boise Zoning Code Rewrite Adoption Draft
A*
A*
A*
A*
A*
11-03-03.4.J
140
Chapter 11-03 Use Regulations Section 11-03-02. Table of Allowed Uses 11-03-01.9 Industrial and Heavy Commercial Uses
TABLE 11-03.1: TABLE OF ALLOWED USES A = ALLOWED USE
C = CONDITIONAL USE
* = USE-SPECIFIC STANDARDS APPLY
+ = INCENTIVES IN 11-04-03.7.D (1)-(6) ARE AVAILABLE
(A+) = ALLOWED USE ONLY WITH INCENTIVES IN 11-04-03.7.D (1)-(6) ADDITIONAL ADAPTIVE REUSE INCENTIVES IN 11-04-03.7.D(7) ARE AVAILABLE A*/C* = CONDITIONAL USE PERMIT MAY BE REQUIRED IN SOME CIRCUMSTANCES PER USE-SPECIFIC STANDARDS
Recreation Vehicle Park
C
C
A-2
MX-H
A
A-1
MX-U
A
I-3
MX-5
A
I-2
MX-4
A
I-1
MX-3
MX-1
C
MX-2
Hotel or Motel
R-3
R-2
R-1C
R-1B
ZONING DISTRICT
R-1A
SEE Chapter 11-02 FOR ADDITIONAL USE-SPECIFIC FORM STANDARDS
11-03-03.4.K
C*
Office, Personal and Business Service Financial Institution
11-03-03.4.L
A*
A
A
A
A
A
Medical or Dental Clinic
A*
A
A
A
A
A
A
A
A
Office
A*
A
A
A
A
A
A
C
C*
Personal and Business Service
A*
A
A
A
A
A
C
C
C
A
A
A
A
A
A
A
C
A
A
A
A
C*
C*
C*
Recreation and Entertainment Auditorium or Theater, Indoor Club, Lodge, or Social Hall
C
Conference or Event Center Firing Range, Indoor
USE-SPECIFIC STANDARDS
A
11-03-03.4.L C*
A
11-03-03.4.M
A
11-03-03.4.L
A
A 11-03-03.4.N
C*
Golf Course
A
C
C
C
C
Recreation, Indoor
A
C
C
C
C
A
A
A
A
A
A
Recreation, Outdoor
A
C
C
C
C
C
C
C
C
C
A
A A
C
C C
Retail Boise Zoning Code Rewrite Adoption Draft
141
Chapter 11-03 Use Regulations Section 11-03-02. Table of Allowed Uses 11-03-01.9 Industrial and Heavy Commercial Uses
TABLE 11-03.1: TABLE OF ALLOWED USES A = ALLOWED USE
C = CONDITIONAL USE
* = USE-SPECIFIC STANDARDS APPLY
+ = INCENTIVES IN 11-04-03.7.D (1)-(6) ARE AVAILABLE
(A+) = ALLOWED USE ONLY WITH INCENTIVES IN 11-04-03.7.D (1)-(6) ADDITIONAL ADAPTIVE REUSE INCENTIVES IN 11-04-03.7.D(7) ARE AVAILABLE A*/C* = CONDITIONAL USE PERMIT MAY BE REQUIRED IN SOME CIRCUMSTANCES PER USE-SPECIFIC STANDARDS
Retail Sales, Neighborhood <2,000 SF
A*/ C*
A*
A*
Retail Sales, Small <5,000 SF
A*
A-2
A
A-1
A
I-3
I-2
MX-H
MX-U
MX-5
MX-4
MX-3
C
I-1
Building Materials
MX-2
MX-1
R-3
R-2
R-1C
R-1B
ZONING DISTRICT
R-1A
SEE Chapter 11-02 FOR ADDITIONAL USE-SPECIFIC FORM STANDARDS
USE-SPECIFIC STANDARDS
A
11-03-03.4.O
A
11-03-03.4.P
A
A*
A*
A*
A
Retail Sales, Medium 5,001 SF to 10,00 SF
A
A*
A*
A*
A
11-03-03.4.P
Retail Sales, Large 10,001 SF to 60,000 SF
A
A*
A*
A*
C
11-03-03.4.P
Retail Sales, Big Box > 60,000 SF
C
C
C
C
C*
C*
C*
C*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
C*
C*
C*
C*
A*
A*
C*
A*
Sexually Oriented Business Sexually Oriented Business
C*
11-03-03.4.Q
C*
Vehicles and Equipment Drive-Through Facility Electric Vehicle Charging Facility
A*
Parking Garage as Principal Use
Boise Zoning Code Rewrite Adoption Draft
A*
A*
A*
A*
A*
11-03-03.1.B 11-03-03.4.R
C* A*
A*
A*
A*
11-03-03.1.B 11-03-03.4.S See Sections 11-04-06 and 11-04-08
142
Chapter 11-03 Use Regulations Section 11-03-02. Table of Allowed Uses 11-03-01.9 Industrial and Heavy Commercial Uses
TABLE 11-03.1: TABLE OF ALLOWED USES A = ALLOWED USE
C = CONDITIONAL USE
* = USE-SPECIFIC STANDARDS APPLY
+ = INCENTIVES IN 11-04-03.7.D (1)-(6) ARE AVAILABLE
(A+) = ALLOWED USE ONLY WITH INCENTIVES IN 11-04-03.7.D (1)-(6) ADDITIONAL ADAPTIVE REUSE INCENTIVES IN 11-04-03.7.D(7) ARE AVAILABLE A*/C* = CONDITIONAL USE PERMIT MAY BE REQUIRED IN SOME CIRCUMSTANCES PER USE-SPECIFIC STANDARDS
Service Station
C*
A*
C*
Vehicle Fleet Operations Center Vehicle Repair, Major
A*
Vehicle Repair, Minor
C*
Vehicle Sales, Rental, and Leasing, Light
A*
A*
C*
Vehicle and Equipment Sales, Rental and Leasing, Heavy Vehicle Wash
C
A-2
A-1
I-3
I-2
A*
I-1
C*
MX-H
MX-U
MX-4
MX-3
A*
MX-5
Parking Lot as Principal Use
MX-2
MX-1
R-3
R-2
R-1C
R-1B
ZONING DISTRICT
R-1A
SEE Chapter 11-02 FOR ADDITIONAL USE-SPECIFIC FORM STANDARDS
USE-SPECIFIC STANDARDS See Sections 11-04-06 and 11-04-08
A*
11-03-03.4.T
A*
A*
11-03-03.4.U
A*
A*
11-03-03.4.U
C*
A
11-03-03.4.V
C*
A
11-03-03.4.V
A*
A*
A
A
A
C*
A*
A*
A*
A
A
A
C
C
A
A
A
A* A*/ C*
A*
Industrial Uses Manufacturing and Processing Contractor Shop and Yard Industry, Artisan Industry, Light Industry, Heavy
Boise Zoning Code Rewrite Adoption Draft
A*
A*
A* C
A*
A*
A*
C*
11-03-03.5.A
C*
A
11-03-03.5.B
A*/ C*
A
11-03-03.5.B
143
Chapter 11-03 Use Regulations Section 11-03-02. Table of Allowed Uses 11-03-01.9 Industrial and Heavy Commercial Uses
TABLE 11-03.1: TABLE OF ALLOWED USES A = ALLOWED USE
C = CONDITIONAL USE
* = USE-SPECIFIC STANDARDS APPLY
+ = INCENTIVES IN 11-04-03.7.D (1)-(6) ARE AVAILABLE
(A+) = ALLOWED USE ONLY WITH INCENTIVES IN 11-04-03.7.D (1)-(6) ADDITIONAL ADAPTIVE REUSE INCENTIVES IN 11-04-03.7.D(7) ARE AVAILABLE A*/C* = CONDITIONAL USE PERMIT MAY BE REQUIRED IN SOME CIRCUMSTANCES PER USE-SPECIFIC STANDARDS
Storage, Wholesale, and Warehousing Bulk Storage of Flammable or Dangerous Materials
C
A-2
C*
A-1
C*
I-3
I-2
Mining and Extraction
I-1
MX-H
MX-U
MX-5
MX-4
MX-3
MX-2
MX-1
R-3
R-2
R-1C
R-1B
ZONING DISTRICT
R-1A
SEE Chapter 11-02 FOR ADDITIONAL USE-SPECIFIC FORM STANDARDS
USE-SPECIFIC STANDARDS
C*
C*
11-03-03.5.C
A
Outdoor Storage
C*
A*
A*
A*/ C* A*
Outdoor Storage, Accessory
A*
A*
A*
A*
A*
11-03-03.1.B 11-03-03.5.D
Self-Service Storage
A*
A*
A*
A*
11-03-03.5.E
A*
A*
C*
11-03-03.5.F
A*
C*
A*
11-03-03.5.G
A*/ C*
A*
A*
11-03-03.5.G
C
C
Fulfillment Center
Trucking Terminal Wholesale or Warehouse, Small
C*
C*
A*
Wholesale or Warehouse, Large
11-03-03.5.D
Utilities Power Plant
C
Renewable Energy Facility, Accessory
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
Utility Facility, Minor
C*
A*/ C*
A*/ C*
A*/ C*
A*/ C*
A*/ C*
A*/ C*
A*/ C*
A*/ C*
A*/ C*
A*/ C* A
A*/ C*
A*/ C*
A*/ C* C
A*/ C* C
Utility Facility, Major
Boise Zoning Code Rewrite Adoption Draft
C*
C*
11-03-03.1.B 11-03-03.5.H
C*
C*
11-03-03.5.I
C
C
144
Chapter 11-03 Use Regulations Section 11-03-02. Table of Allowed Uses 11-03-01.9 Industrial and Heavy Commercial Uses
TABLE 11-03.1: TABLE OF ALLOWED USES A = ALLOWED USE
C = CONDITIONAL USE
* = USE-SPECIFIC STANDARDS APPLY
+ = INCENTIVES IN 11-04-03.7.D (1)-(6) ARE AVAILABLE
(A+) = ALLOWED USE ONLY WITH INCENTIVES IN 11-04-03.7.D (1)-(6) ADDITIONAL ADAPTIVE REUSE INCENTIVES IN 11-04-03.7.D(7) ARE AVAILABLE A*/C* = CONDITIONAL USE PERMIT MAY BE REQUIRED IN SOME CIRCUMSTANCES PER USE-SPECIFIC STANDARDS
I-3
A-1
A-2
I-2
USE-SPECIFIC STANDARDS
I-1
MX-H
MX-U
MX-5
MX-4
MX-3
MX-2
MX-1
R-3
R-2
R-1C
R-1B
ZONING DISTRICT
R-1A
SEE Chapter 11-02 FOR ADDITIONAL USE-SPECIFIC FORM STANDARDS
C*
C*
C*
C*
C*
C*
C*
11-03-03.5.K
A*
A*
A*
11-03-03.5.L
Waste and Salvage Composting Facility
A*
Junkyard, Vehicle Salvage Recycling Collection Facility
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
Sanitary Landfill
11-03-03.5.J
C
Solid Waste Transfer Facility
A*
A*
11-03-03.5.M
Unlisted Accessory Uses Unlisted Uses Accessory to an Allowed or Approved Conditional Use
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
11-03-03.1.B 11-03-03.6.A
Construction Office
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
11-03-03.7.A 11-03-03.7.B
Mobile Food Truck
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
11-03-03.7.A 11-03-03.7.C
Off-Site Construction Staging
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
11-03-03.7.A 11-03-03.7.D
Safety Facility
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
11-03-03.7.A
Sales and Leasing Office
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
11-03-03.7.A 11-03-03.7.E
Temporary Uses
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145
Chapter 11-03 Use Regulations Section 11-03-02. Table of Allowed Uses 11-03-01.9 Industrial and Heavy Commercial Uses
TABLE 11-03.1: TABLE OF ALLOWED USES A = ALLOWED USE
C = CONDITIONAL USE
* = USE-SPECIFIC STANDARDS APPLY
+ = INCENTIVES IN 11-04-03.7.D (1)-(6) ARE AVAILABLE
(A+) = ALLOWED USE ONLY WITH INCENTIVES IN 11-04-03.7.D (1)-(6) ADDITIONAL ADAPTIVE REUSE INCENTIVES IN 11-04-03.7.D(7) ARE AVAILABLE A*/C* = CONDITIONAL USE PERMIT MAY BE REQUIRED IN SOME CIRCUMSTANCES PER USE-SPECIFIC STANDARDS
Boise Zoning Code Rewrite Adoption Draft
MX-4
MX-5
MX-U
MX-H
I-1
I-2
I-3
A-1
A-2
A*
MX-3
A*
MX-2
A*
MX-1
R-1C
A*
R-3
R-1B
Seasonal Sales
R-2
ZONING DISTRICT
R-1A
SEE Chapter 11-02 FOR ADDITIONAL USE-SPECIFIC FORM STANDARDS
USE-SPECIFIC STANDARDS
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
A*
11-03-03.7.A 11-03-03.7.F
146
Chapter 11-03 Use Regulations Section 11-03-03. Use-Specific Standards 11-03-03.1 General Standards
11-03-03. 1.
Use-Specific Standards
General Standards A.
Principal and Accessory Uses (1) Cross-References in Table of Allowed Uses The Use-Specific Standards listed in this Section 11-03-03 apply to those uses listed on the same line of Table 11-03.1, regardless of whether those uses are shown as allowed, conditional, accessory, or temporary uses. These Use-Specific Standards cannot be modified through the Conditional Use Permit process in Section 11-0505.3.A, but relief may be granted through the Variance process in Section 11-0505.3.L. (2) Resolution of Conflicting Standards If there is a conflict between these Use-Specific Standards and the requirements in Chapter 11-04, Development and Design Standards, these Use-Specific Standards shall apply, unless otherwise noted.
B.
Additional Standards for Accessory Uses (1) Purpose This Section contains general standards for all accessory uses, which must be customarily incidental and subordinate to principal uses. (2) List of Accessory Uses and Structures Commonly allowed accessory uses are shown in Table 11-03.1: Table of Allowed Uses, but that list does not include all possible uses that are secondary and subordinate to a principal use of land in each zoning district. All principal uses in a zoning district shall be deemed to include those accessory uses, structures, and activities typically associated with the use and may be approved by a Zoning Certificate if the Planning Director determines that the proposed accessory use complies with this standard and with all Use-Specific Standards applicable to the use. (3) General Standards for Accessory Uses and Structures All accessory uses and structures shall comply with the following general standards, except Accessory Dwelling Units, which are subject to the standards set forth in Section 11-03-03.2.B. In the event of a conflict between this Section 11-03-03.1.B(3) and Section 11-03-03.2.B, the provisions of Section 11-03-03.2.B shall apply. (a) Subordinate to Principal Use No structure or building shall be used for an accessory use unless the primary building is also being used. The accessory use or structure shall be conducted and/or located on the same lot(s) as the principal use. The principal use and the accessory use shall be under the same ownership and shall use the same utility meter, with the exception of an approved Accessory Dwelling Unit. In a Residential district, the gross floor area of the accessory structure or building shall not exceed the gross floor area of the primary building.
Boise Zoning Code Rewrite Adoption Draft
147
Chapter 11-03 Use Regulations Section 11-03-03. Use-Specific Standards 11-03-03.1 General Standards
(b) Timing of Accessory Uses and Structures No accessory use may be established prior to establishment of the principal use with which such accessory use is associated. (c) Location and Setbacks i.
No detached accessory building or structure shall occupy any area in front of the primary building, unless approved by the Planning and Zoning Commission as a conditional use permit. However, on lots that have topographical or other physical constraints, the Planning Director may approve a detached accessory building or structure in front of the primary building.
ii.
Regardless of their size, detached accessory buildings shall not encroach into required street side or front yard setbacks.
iii.
Accessory structures such as decks and patios that are one foot or less in height as measured from the property's finished grade, may occupy any setback area.
iv.
Open post patio/shade covers, pergolas, and similar structures under 250 feet in area and less than 15 feet in height and attached to the home, may have rear yard setbacks of nine feet. Interior side yard setbacks shall be per the zoning district. For corner lots, a minimum 15-foot street-side yard setback is required. Structures that use these reduced setbacks shall not occupy more than 50 percent of the lot's rear yard widths.
v.
In-ground pools that are one foot or less in height, as measured from the property's finished grade, may occupy any rear or interior side yard area, provided a minimum three-foot setback is maintained from the pool apron or splashguard. Hot tubs, diving boards, decks, and other features that are more than one foot above grade shall be located outside of setbacks.
Figure 3.1. In-Ground Pool Setbacks
Boise Zoning Code Rewrite Adoption Draft
148
Chapter 11-03 Use Regulations Section 11-03-03. Use-Specific Standards 11-03-03.2 Residential Uses
vi.
Alley-Loaded Accessory Parking Structures A.
Alley-loaded parking and parking structures shall provide a backup area of at least 22 feet. This back up area may be within the alley and/or the lot but not within an accessory structure.
B.
A minimum five-foot paved apron is required regardless of alley width.
C.
For side entry alley-loaded garages the backup area shall be provided for on the lot and outside of the street side setbacks.
D.
Detached accessory parking structures that are over 500 square feet, but less than or equal to 1,000 square feet in area and that are under 22 feet in height (from grade to the peak of the roof) may be built to the rear or side lot line/property lines abutting an alley.
E.
Detached accessory structures over 1,000 square feet in area or over 22 feet in height (from grade to the peak of the roof) shall comply with the setback requirements applicable to primary structures.
vii. Residential Accessory Structures More Than 1,000 Square Feet in Area or 22 Feet in Height A Zoning Certificate is required for accessory structures over 1,000 square feet in area or 22 feet in height (from grade to the peak of the roof), subject to the following:
2.
A.
No commercial use shall take place within the building;
B.
The building shall be architecturally compatible with the primary building; and
C.
The building shall be compatible with neighboring properties in mass, and design.
Residential Uses A.
General Standards (1) Housing Variety in Multi-Building Developments on a Single Parcel Except in the MX-5 zoning district, new developments with multiple residential units on parcels between two and four acres platted and constructed after the Effective Date shall incorporate at least two housing types. Projects on more than four acres require at least three housing types. Housing types include: (a) Single-Family Detached. (b) Single-Family Attached. (c) Duplex. (d) Triplex. (e) Fourplex. (f)
Multiple-Family.
(g) An alternative housing type as approved by the Planning Director.
Boise Zoning Code Rewrite Adoption Draft
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(h) A distinct building type may be provided as a substitute for one of the required housing types. A distinct building type can be easily distinguished from others through the use of one or both of the following design features: i.
A variation in length and footprint of 30 percent or more; or
ii.
A distinct variation in color and materials.
Figure 3.2. Housing Type Examples
(2) Block Level Mix of Housing Types No one housing type shall occupy more than 80 percent of any block face or street frontage exceeding 300 feet in length. B.
Accessory Dwelling Unit (ADU) (1) Minimum lot area and maximum density standards shall not apply to ADUs. (2) The ADU shall not be larger than 900 square feet or the total floor area of the primary building, whichever is smaller, and shall not have more than two bedrooms. (3) Only one ADU is permitted on each lot or parcel where an ADU is permitted. (4) The ADU shall be created through one of the following: (a) Internal conversion of an existing living area, basement, or attic; (b) An addition to the principal dwelling unit; (c) An addition to a detached accessory structure; (d) Construction of a new Single-Family Detached Dwelling with an internal or detached ADU; (e) Construction of a detached ADU; or
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(f)
Conversion of an existing detached accessory structure or attached garage that does not reduce off-street parking below the minimum required for that lot.
(5) The ADU shall meet all of the dimensional requirements of the underlying zoning district as well as the provisions of the International Building Code. Allowed exemptions for accessory structures apply as described in Section 11-04-03.3, Exceptions and Encroachments. (6) The design of the ADU shall be compatible with the existing neighborhood by taking into account height, bulk, and site location, and incorporating materials, colors, and a design motif that is compatible with and complements the architectural theme and style of the principal dwelling unit. The primary and the ADUs shall be designed to portray the form of a single-family dwelling. Only one entrance to the structure may be located on the front building elevation of the house unless multiple entrances are already in existence. (7) One standard parking space shall be provided for ADUs with two bedrooms, in addition to those required for the principal dwelling(s), and shall meet the following standards: (a) The additional parking space shall not be a parallel space located on any portion of the lot abutting a public or private street or alley. (b) The parking space may be provided through unrestricted on-street parking areas abutting the lot containing the ADU. (8) Ongoing owner occupancy of either the principal dwelling unit or the ADU is required and shall be enforced by recording a deed restriction to that effect with the County Recorder. The applicant shall present evidence of such filing to the Planning Director prior to the submittal of a Building Permit. A temporary waiver of this requirement may be granted by the Planning Director in the case of a documented need for the owner-occupant to leave the premises for up to one year due to employment, illness, or other extenuating circumstances. Requirement for owner occupancy may be waived if the applicant meets all applicable requirements in Section 11-04-03.7, Incentives. (9) Impact fees for ADUs shall be assessed as determined by the applicable agency. C.
Dwelling, Single-Family Detached In the MX-1, MX-2, MX-3, MX-4, and MX-5 zoning districts, Single-Family Detached Dwellings are only permitted if a Building Permit for the dwelling was issued before the Effective Date.
D.
Dwelling, Cottage Village (1) This use shall not be located within 400 feet of another Cottage Village, measured at the closest points on the property boundaries. (2) The maximum size of each Cottage Dwelling is 1,000 square feet of gross floor area. (3) Individual cottages shall be clustered around a shared private common space containing at least 10 percent of the project area and with minimum dimensions of 15 feet in length and width.
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(4) Parking areas shall be located on the side or rear of the development and may be aggregated for all units in one area. (5) A shared facility for communal cooking, dining, and other activities containing no more than 2,000 square feet may be provided and shall not count against the maximum density limits. (6) Lot and setback requirements for the base zoning district shall apply to the project site as a whole. (7) All projects containing five or more dwelling units shall comply with the standards in Section 11-04-010, Assured Water Supply. E.
Dwelling, Single-Family Attached (1) Orientation of Individual Dwelling Units The front door of dwelling units shall face a street meeting City or the Ada County Highway District standards, or a designated open space for use by residents and guests. New developments shall follow the lot patterning within the area and match like side and rear yards with one another to ensure a compatible design. (2) Architectural Elements Each attached unit shall have a façade or roof treatment that distinguishes it from the other attached units. Architectural treatments may include individual pitched roofs, modulated façades, porches, dormers, pop-outs, or vertical windows. (3) Private or Common Open Space A minimum of 200 square feet of private open space for each unit or common open space comprised of a minimum of 10 percent of the lot area shall be provided. This open space must be usable and shall not include driveways or parking areas. A minimum of 25 percent of the required open space shall consist of permeable ground surface with landscaping. (4) Landscaping One deciduous tree of at least one-and-one-half inch caliper shall be planted in front of each unit. (5) Assured Water Supply All projects containing five or more dwelling units shall comply with the standards in S Section 11-04-010, Assured Water Supply.
F.
Dwelling, Live/Work (1) The residential living space shall be occupied by the owner of the commercial or Artisan Industry use or the owners’ employee and may include individuals in that person’s household. (2) In the R-1A, R-1B, and R-1C zoning districts, the commercial activity area shall not exceed 50 percent of the gross floor area of the Live/Work unit or 1,000 square feet, whichever is smaller. (3) In the R-2 and R-3 zoning districts, the commercial activity area shall not exceed 50 percent of the gross floor area of the Live/Work unit or 2,000 square feet, whichever is smaller.
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(4) Signs are limited to a maximum of two non-illuminated wall or window signs that shall not exceed six square feet in total combined area. (5) The work activities shall not create adverse noise or operational impacts on adjacent residential properties. (6) All projects containing five or more dwelling units shall comply with the standards in Section 11-04-010, Assured Water Supply. G.
Dwelling, Duplex, Triplex, or Fourplex If located on property in the R-1A, R-1B, R-1C, or R-2 zoning districts, the use shall comply with the following standards: (1) Minimumn Lot Area and Maximum Density In the Residential zoning districts, minimum lot area and maximum density standards shall not apply to Duplex Dwellings. (2) Setbacks Setbacks are as required by the zoning district except covered front porches of a minimum five foot depth that face the street may have a 10 foot front setback. (3) Open Space Each unit shall have a minimum of 200 square feet of open space. This open space must be usable and shall not include driveways or parking areas. A minimum of 25 percent of the required open space shall consist of permeable ground surface with landscaping. (4) Landscaped Areas Any Duplex, Triplex, or Fourplex Dwelling shall comply with the landscaping requirements set forth in Section 11-04-09, Landscaping, Fencing, Walls, and Screening, excluding side yards that may be finished with decorative gravel, provided they are fenced and screened from street view and contained in such a way that the gravel will not spill onto the street or adjacent parcels. (5) Driveways Individual driveways in the front setback shall not exceed a width of 20 feet and shall be separated from other driveways by a landscaped area with a minimum width of seven feet. A Duplex may have a shared driveway width of a minimum of nine feet. A Triplex or Fourplex must have a shared driveway width of a minimum of 20 feet. (6) Right-Of-Way Improvements (a) All new dwellings shall provide a paved driveway apron that extends to the edge of street pavement of the roadway or an alley, if applicable. (b) All new dwellings shall provide curb, gutter, and detached sidewalk a minimum of five feet in width. Waivers or variations to this requirement may be granted by the Planning Director based upon site-specific conditions such as documented drainage problems that might result from the improvement of the roadway. (c) Dirt or gravel strips in the front yard or undeveloped public street right-of-way shall not be permitted. Irrigated landscaping shall be provided in these areas through license agreements with the Ada County Highway Department (ACHD).
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Bonding for landscape improvements may be allowed based on weather-related constraints. If ACHD denies the necessary license agreement, the requirement for landscaping shall be waived. (7) Design (a) To allow for variety and to promote original and distinctive design, and for the adaptive reuse of existing buildings and the placement of relocated Duplexes, the Planning Director may approve alternatives to the design elements in sections (b) through (i) if the Planning Director determines that the alternative meets the intent of these design standards. (b) All street-facing façades shall include architectural treatments to provide visual interest. Architectural treatments used to achieve this may include, but are not limited to, dormers, bay windows, vertical windows, exterior window treatments, varying roof pitches, façade modulation, and a variety of colors, materials, and textures. Alternative approaches to façade design may include either creating the distinct appearance of architecturally distinguishable dwelling units, or creating a more unified design that replicates the appearance of one Single-Family Detached Dwelling. (c) At least 15 percent of the area of street-facing façades shall be windows or doors. This calculation includes the area of all street-facing windows and entrance doors that are within a 45 degree angle of the street. Garage doors are not included in the 15 percent calculation. (d) The length of the garage wall or combination of garage walls facing the street shall not exceed 50 percent of the total length of the façade. Garages that are set back a minimum of five feet further than the street-facing wall of the dwelling unit may be up to 60 percent of the total length of the façade. Walls of side entry garages that use windows and other architectural means to provide visual interest are not included in this calculation. (e) On interior lots at least one unit shall have a main entrance with a door visible from the street. The main entrance of each unit shall include a covered porch that is a minimum of 25 square feet. If one or more units have an entrance facing the street, or more than one garage door is facing the street, the street-facing façades of adjacent units shall be offset from each other by a minimum of four feet. (f)
On corner lots each street façade shall have a main entrance with a door visible from the street. The main entrance shall include a covered porch that is a minimum of 25 square feet. Duplex Dwellings located on lots at the corner of two local streets shall not have more than two parking spaces accessed from each street.
(g) Balconies shall be located in areas that will cause minimal interference with the privacy of neighboring properties.
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(h) Dwelling units shall not be arranged in two rows oriented perpendicular to the street with ground floor or second floor unit entry doors facing towards an unenclosed passageway or hallway:
(i)
i.
If dwelling units are arranged in two rows oriented perpendicular to the street, the primary pedestrian entrances of the ground floor units closest to the street must face the street; and
ii.
Any passageway giving access to units located behind the street-facing ground floor units shall be fully enclosed.
Two-story and three-story structures shall use one of the following methods to break up the building mass and provide visual interest to the side elevations: i.
The second story sidewalls shall have a minimum three-foot offset from the first story sidewalls. The second story shall be located furthest away from the side property lines; or
ii.
The building shall be set back eight feet from the interior side property line, with bay windows, pop-outs or other architectural features allowed at the five foot setback line, except that in the R-1A and R-1B zoning districts, the building shall be set back 13 feet from the interior side property line, with bay windows, pop-outs, or other architectural features allowed at the 10 foot setback line; or
Figure 3.3. Two-Story Duplex Example
(j)
iii.
The third-story sidewalls shall have a minimum three-foot offset from the second-story sidewalls. The third story shall be located furthest away from the side property lines; or
iv.
The building shall be set back 10 feet from the interior side property line, with bay windows, pop-outs, or other architectural features allowed at the seven-foot setback line, except that in the R-1A and R-1B zoning districts the building shall be set back 15 feet from the interior side property line, with bay windows, pop-outs, or other architectural appurtenances allowed at the 12 foot setback line.
Structures on Residential Small Lots shall be subject to additional criteria per Section 11-04-03.4, Residential Small Lots.
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H.
Dwelling, Multiple-Family (1) Standards in the R-1B, R-1C, R-2, R-3, MX-1, and MX-2 Zoning District (a) The minimum usable open space or recreational space requirement shall be equal to 30 percent of the land area occupied by residential structures. Open space shall have a minimum dimension of 15 feet in length and width. For the purpose of this Section, usable open space or recreational space shall include landscaped areas, court yards, internal pathways, balconies, patios, sun decks, pedestrian walkways, playground areas, swimming pools, and all other exterior or interior recreational areas. Such areas shall be accessible according to the ADA guidelines and available to the occupants and guests of the building. Usable open space or recreational space shall not include driveways, parking areas, or loading areas. The open space or recreational space requirement may be reduced for projects that abut open space or recreational facilities, or that are within an Activity Center in which publicly available open space or recreational facilities have been incorporated. (b) The pedestrian circulation system shall provide safe and convenient access to and from other residential units, perimeter streets, parks, schools, public facilities, pathways, trails, parking areas, recreational facilities, amenities, and any shared facilities. Sidewalks shall be a minimum of five feet wide, however, the Planning may require the sidewalk width be increased to 10 feet if the Planning Director determines that additional width is necessary to accommodate the expected pedestrian traffic in high use areas. (c) Natural features and other potential site amenities shall be retained and incorporated into the design to the maximum extent practicable. (d) Fire escapes and unenclosed exterior stairs that provide access to an upper level are prohibited on any street-facing building façade. (e) If individual exterior entrances to dwelling units are not provided, an enclosed primary building entrance is required. (f)
At least two of the following amenities shall be provided in projects greater than one acre in size: i.
The building(s) shall use electricity or geothermal energy to meet all of its heating, hot water, and appliance energy needs for in all dwelling units.
ii.
Energy conservation measures demonstrating the building(s) shall consume at least 15 percent less electrical energy that would be consumed if the building(s) met the adopted energy code, based on modeling building energy performance comparisons.
iii.
The building(s) shall meet the adopted City of Boise Green Building Code.
iv.
The building(s) shall provide a private recreational facility, such as a swimming pool, tennis court, playground, community garden, or picnic area, in scale with the development;
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v.
The building(s) shall consume at least 15 percent less water than would be consumed if the building(s) met all applicable water conservation standards applicable to similar development; and/or
vi.
The development shall dedicate an amount of on-site storage space for waste diversion techniques (such as comingled recycling, cardboard recycling, and/or organics recycling) that is equal or greater than the amount of on-site storage space provided for solid waste.
(g) Building and site design shall provide for adequate transition into the surrounding neighborhood to ensure compatibility between the development and the context around it. Factors to be considered are setbacks, building height, building materials, bulk, roof design, parking area locations, and landscaped area locations. (2) Standards in the MX-3 and MX-4 Zoning District In addition to the standards set forth in Subsection (1) above, Multiple-Family Dwellings in the MX-3 and MX-4 zoning districts shall comply with the following: (a) Building Design Each building façade shall have a visibly distinct top, middle, and base that are distinguished from one another through one or more of the following techniques: i.
Provide a creative façade composition with a rich layering of design elements that provides visual interest from a variety of vantage points;
ii.
Design buildings that respond to unique site conditions and context;
iii.
Integrate sustainable materials and elements into the design of the building in a way that adds character and visual interest to the building;
iv.
Employ façade articulation techniques that reduce the perceived scale of large buildings and add visual interest; and/or
v.
Create clear and welcoming building entries.
(3) Standards in the MX-3, MX-4, and MX-5 Zoning District If within the past three years the principal use of the site included a Manufactured Home Community, Assisted Living Facility, Continuing Care Retirement Facility, or Convalescent or Nursing Home, or the principal use contained deed-restricted Affordable Housing or housing affordable for those earning 60 percent or less of Area Median Income, the establishment of this use shall require a Conditional Use Permit pursuant to Section 11-05-05.3.C. (4) Assured Water Supply All projects containing five or more dwelling units shall comply with the standards in Section 11-04-010, Assured Water Supply. I.
Group Home, Federal Housing Amendments Act (FHAA) Small and Large In all zoning districts where these uses are listed as Allowed or Conditional Uses, these uses shall comply with those Use-Specific Standards, design standards, and other Code provisions applicable to the type of dwelling unit structure they occupy (e.g., Single-family
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Detached, Single-family Attached, Duplex, Triplex, or Fourplex Dwellings or MultipleFamily) in the zoning district in which they are located. J.
Livestock and Animals, Accessory (1) Accessory Livestock Uses The keeping of livestock shall comply with the following standards. (2) Animal Unit (a) An animal unit is: i.
One horse, mule, cow, llama;
ii.
Four sheep, goats, or swine;
iii.
Six geese;
iv.
10 rabbits; or
v.
Twelve chickens or ducks.
(b) The Planning Director may determine a unit number for animals not listed. (3) Standards (a) A minimum of one acre is required to keep livestock. For poultry and rabbits, the minimum area is one half acre. (b) With the exception of poultry and rabbits, a minimum contiguous area of one half acre (exclusive of structures) shall be designed for the keeping of the livestock. For poultry and rabbits, the minimum area is one quarter acre. (c) Livestock shall be kept within fences, corrals, barns, or pens. (d) Livestock enclosures shall comply with setback requirements. (e) The maximum density is two animal units per acre of area set aside for the keeping of livestock. For example, if one half of a one acre lot is set aside for the keeping of livestock one animal unit is allowed. Maximum density shall not apply to offspring under nine months of age, nor shall it apply to pets. (f)
Livestock and pets shall be kept so as to not cause adverse impacts on neighboring properties. This includes but is not limited to such impacts as odor, noise, drainage, erosion, and insects. The presence of such impacts can constitute a public nuisance that the City may cause to be abated.
(g) Structures housing pets shall be located a minimum of 10 feet from any building used or capable of being used for human habitation on adjacent lots. (h) It shall be unlawful to keep any animal listed in Section 5-1-8 of the Boise City Code under the auspices of this Section. (4) Exceptions to Minimum Area (a) Livestock may be kept on less than one acre when allowed by subdivision covenants or duly adopted overlay districts. If animal density is not addressed therein, the density requirements of this Code shall apply. (b) Livestock may be kept on less than one acre for educational purposes, such as 4H or FFA, though the maximum animal density shall not be exceeded.
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(c) Horses that are regularly ridden and exercised off-site may exceed the standard animal unit density. One horse is allowed for every 14,500 square feet of contiguous set aside area. (5) Livestock as Legal nonconforming Uses (a) Legal nonconforming status shall be in accordance with Section 11-05-06, Nonconformities. (b) Legal nonconforming status shall be lost if the livestock are absent from the property for a continuous period of two years. K.
Manufactured Home A Manufactured Home shall comply with the following design, form, and installation standards: (1) Except in the R-1A zoning district, it shall be multi-sectional and enclose a space of not less than 1,000 square feet. (2) It shall be permanently affixed to the ground in accordance with the manufacturer's specifications with the running gear and towing hitch removed and set upon a foundation base having an anchoring system that is completely concealed under the structure. (3) It shall be placed on a foundation base with the finished floor area of the home not more than 12 inches above grade or 24 inches above grade if the home is over a basement. Graded earth shall not be closer than six inches to the siding of the home. (4) It shall have a foundation fascia that is similar in appearance and durability to the masonry foundation or other foundation systems on Single-Family Detached Dwellings in the nearby area. The foundation fascia shall surround the entire perimeter of the structure and completely enclose the space between the siding and the finished grade. (5) It shall have exterior siding and roofing that in material and appearance is similar to the exterior siding and roofing material commonly used on residential dwellings within the city or that is comparable to the predominant material used on surrounding dwellings. (6) It shall have a pitched roof with a minimum pitch of two inches of rise to 12 inches of run (2:12). (7) If the majority of other residential structures on the same block have eaves, the Manufactured Home shall have an eave that projects a minimum of six inches along any wall that faces a street. (8) Structures that are not manufactured or constructed in compliance with the National Manufactured Housing Construction and Safety Standards Act of 1974 are not Manufactured Homes are prohibited within the city.
L.
Manufactured Home Community (1) Improvement Requirements (a) If the development is to be subdivided, streets shall be public and built in conformance with ACHD construction standards.
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(b) Utilities shall be installed underground. (c) Units within the Community shall be connected to a wet line sewer and a central water facility. (d) Public street lighting shall be designed, constructed, and dedicated to the City and shall comply with the requirements of the Public Works Department. (e) Provisions for drainage of the community and dwelling sites in the Manufactured Home Community shall comply with the requirements of the Stormwater Management Ordinance and be reviewed and approved by the Public Works Department. (f)
Subdivisions and conversions of land leased Manufactured Home Communities to subdivisions shall comply with the requirements of Section 11-04-04, Subdivision Standards.
(2) Dwelling Unit Design Features Each dwelling unit shall comply with the following standards: (a) It shall have a roof pitch of at least two inches of rise to 12 inches of run (2:12). (b) It shall have a foundation fascia that is similar in appearance and durability to the masonry foundation or other foundation systems on Single-Family Detached Dwellings in the nearby area. The foundation fascia shall surround the entire perimeter of the structure and completely enclose the space between the siding and the finished grade. (c) It shall have exterior siding and roofing that in material and appearance is similar to the exterior siding and roofing material commonly used on residential dwellings within the city or that is comparable to the predominant material used on surrounding dwellings. (3) Home Space and Lot Improvement Requirements (a) Dimensions Each individual space designated for a Manufactured Home shall be large enough to accommodate the dwelling, required parking, usable private open space, area for accessory storage units, perimeter building setbacks and building separation requirements. (b) Private Open Space A minimum of 400 square feet of usable private open space, with a minimum dimension of 15 feet in length and width, shall be provided within each lot or home space's side or rear yard area. This requirement may be reduced to no less than 200 square feet if the difference is placed in common facilities provided for the Community as a whole. (c) Parking Spaces Residential parking spaces shall not be located further than 600 feet from the dwelling unit.
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(d) Perimeter Setback and Unit Spacing Requirements i.
Periphery Setbacks Front, side, and rear setbacks along the periphery of the development shall comply with those for the zoning district in which the development is located. Where development already exists at the periphery, the setbacks shall be matched. For example, side yards shall be provided adjacent to side yards, rear yards adjacent to rear yards, and front yards opposite front yards.
ii.
Internal Front and Street Side Yard Each Manufactured Home adjacent to a public or private street shall be set back a minimum of 10 feet from the street as measured from the back of sidewalk, or back of curb in cases where no sidewalks are planned. The front yard setbacks of adjacent units are required to vary by no less than three feet,
(e) Interior Side and Rear Yards In order to maximize yard area utility, side and rear yard setbacks may be zero feet, but adjacent Manufactured Homes shall be separated by a minimum of 10 feet. Detached accessory structures shall comply with the accessory structure setback standards in the zoning district where the property is located. (4) Assured Water Supply All projects containing five or more dwelling units shall comply with the standards in Section 11-04-010, Assured Water Supply. M. Assisted Living Facility, Continuing Care Retirement Facility, Convalescent or Nursing Home, Fraternity or Sorority House, and Recovery Residence In the zoning districts where these uses are listed as Allowed or Conditional Uses, these uses shall comply with those Use-Specific Standards, design standards, and other Code provisions applicable to other Group Living or Household Living uses in the type of dwelling unit structure (e.g., Single-family Detached, Single-family Attached, Duplex, Triplex, Fourplex, or Multiple-Family Dwellings) in the zoning district in which they are located. N.
Dwelling, Co-Housing (1) A shared private common space containing at least 10 percent of the project area shall be provided. (2) A shared facility for communal cooking, dining, and other activities containing no more than 2,000 square feet may be provided. (3) All projects containing five or more dwelling units, or containing five or more bedrooms in one or more dwelling units, shall comply with the standards in Section 11-04-010, Assured Water Supply.
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O.
Home Occupation, Other (1) Eligibility (a) A Home Occupation that is not prohibited by this Code is allowed without submittal of an application or approval of a Zoning Certificate if it complies with all of the standards in Subsection (2) below. (b) A Home Occupation that does not comply with all of the criteria in Subsection (2) below requires filing of an application and approval of a Zoning Certificate pursuant to Subsection (3) below. (c) More than one Home Occupation may be approved for the same property address provided that the combined activities and uses of the Home Occupations do not exceed the approval criteria in this Code. For example, the aggregate total of floor space devoted to one or more Home Occupations at a given address shall not exceed 500 square feet. (2) Standards for Approval Without Issuance of Zoning Certificate (a) The use is clearly incidental and secondary to the use of the lot or parcel for dwelling purposes. (b) The use is conducted entirely within a dwelling or permitted accessory structure and the aggregate of all space within any or all buildings devoted to one or more Home Occupations shall not exceed 500 square feet in floor area. (c) Outdoor storage of materials and supplies is prohibited. (d) The owner and operator of the Home Occupation shall reside on the premises and shall not employ others to work in the home. (e) Required off-street parking spaces for the residence shall be maintained. (f)
Deliveries and pickups shall be limited to two per day between the hours of 8:00 a.m. and 6:00 p.m., Monday through Friday.
(g) Instructional classes shall be limited to one student at a time with a maximum of eight per day. (h) Any materials used or any item produced or repaired on the premises shall not be displayed or stored so as to be visible from the exterior of the building. (i)
Only items produced on the premises or incidental to the service being offered may be offered for retail sale, and any such sales shall be incidental to the provision of the related service as the principal Home Occupation.
(j)
One non-illuminated wall sign not exceeding two square feet in area and mounted flat against the building is allowed.
(3) Standards for Approval Requiring Issuance of Zoning Certificate Home Occupations that do not comply with all of the standards in Subsection (2) above require the filing of an application and issuance of a Zoning Certificate based on a review by the Planning Director to ensure they will not be a detriment to the livability of the neighborhood. The Planning Director may approve the proposed Home Occupation if the Planning Director determines that all of the standards in Subsection (2) above have been met, except as modified by the standards below. Boise Zoning Code Rewrite Adoption Draft
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(a) The owner and operator of the Home Occupation shall reside on the premises and may not employ more than one other individual to work in the home. (b) One vehicle, in addition to that used by an employee, may be used with a Home Occupation subject to the following: i.
Commercial vehicles and trailers are prohibited.
ii.
One off-street parking space is required and may be provided on a driveway apron.
(c) Outdoor storage of materials and supplies is prohibited. (d) Instructional classes shall be limited to a maximum of five students per class, and limits on hours within which instruction may occur may be added. (e) Internal or external changes that would make the dwelling appear less residential are prohibited. Examples include construction of parking lots, paving of required setbacks, and adding commercial-like exterior lighting. (f)
If the Home Occupation meets the definition of Animal Daycare or Kennel, it shall require a noncommercial kennel license from the City Clerk.
(4) Prohibited Home Occupations The following Home Occupations are prohibited, regardless of whether they comply with the standards in Subsections (2) and/or (3) above: (a) Occupations that involve highly combustible materials or any hazardous material; (b) Occupations where the dimensions, power rating, or weight of equipment and tools used exceed that of normal household equipment and tools; (c) Occupations that cause abnormal automotive or pedestrian traffic or that are objectionable due to unsightliness, odor, dust, smoke, noise, glare, heat, vibration, or similar disturbances; (d) Retail stores; (e) Dispatch centers where employees meet at the dwelling unit and are sent to other locations; (f)
Occupations that would detract from the residential character of the neighborhood;
(g) Escort services; (h) Taxidermy; (i)
Heavy equipment repair;
(j)
Firearms sales;
(k) Any other use that is not listed as an allowed or conditional use in any zoning district in the city; and (l)
Any other use prohibited as a principal use of land by this Code.
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3.
Public, Institutional and Civic Uses A.
Adult or Child Daycare Uses Adult or Child Daycare Facilities, Centers (Small and Large), Family Daycare Homes, and Group Daycare Facilities shall comply with the applicable standards below. (1) Standards for All Adult Daycare Uses Every Adult Daycare use shall: (a) Provide adequate access to the facility for people with disabilities. (b) Comply with the regulations where applicable by law or jurisdiction of the Fire Department and the health inspector. (c) Maintain any required licenses from the City and the State of Idaho in effect at all times. (2) Standards for All Child Daycare Uses Every Child Daycare use shall: (a) Provide a minimum outdoor play area of 100 square feet per child on site. This area requirement may be waived or modified if appropriate open space with connecting public sidewalks or paths are located near the facility and that open space can be used by the children as a play area; or the program of the facility is such that the size of a group of children using the play area at any one time conforms to the 100 square feet per child criteria. (b) Provide a minimum of 35 square feet of indoor gross floor area per child. (c) Maintain a valid child care license from the City and the State of Idaho in effect at all times. (d) Comply with the regulations where applicable by law or jurisdiction of the Fire Department and the health inspector. (e) Provide adequate lot size for parking, child pick-up area, play area, screening, and setbacks. In the case of a Family Daycare Home, the Planning Director shall determine needed improvements. (3) Additional Criteria for All Home Occupation Daycare Uses Every Family Daycare Home and Group Daycare Facility shall meet the following standards: (a) The use shall not change the structural character of the dwelling. (b) A maximum of one employee is allowed. (4) Additional Criteria for Adult and Child Care Uses by Type In addition to the applicable criteria above, an Adult or Child Daycare use shall be subject to additional standards as indicated in Table 11-03.2.
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TABLE 11-03.2: ADDITIONAL CRITERIA FOR ADULT AND CHILD CARE USES BY TYPE PRINCIPAL USES
CRITERIA
NUMBER OF PERSONS ALLOWED
ADULT OR CHILD DAYCARE FACILITY
ADULT OR CHILD DAYCARE CENTER, SMALL
ADULT OR CHILD DAYCARE CENTER, LARGE
FAMILY DAYCARE HOME
7-12
13-25
≥ 26
≤6
The use shall provide for an on-site pick-up area designed to ease the flow of traffic and to prevent vehicles from backing onto the roadway (backing in an alley is permissible).
Applicable if located on a collector or arterial street
Allowable signage shall be non- illuminated and as indicated. The applicant's proposal for signage should be submitted and considered during the review process.
One 12 sq. ft. attached sign
Minimum parking to be provided shall be as indicated.
Facility location shall be as indicated.
B.
HOME OCCUPATION USES
Applicable
One 12 sq. ft. attached sign
As allowed by the applicable zoning district
1 off-street space per 10 persons, with a minimum 1 off-street of 2 spaces (except the space per MX-5 zoning district where employee off-street parking is not required) On a collector or arterial street; or if for school age On the edge of a children, neighborhood and not in within 300 the center. ft. of the school grounds; or in a public assembly structure.
GROUP DAYCARE FACILITY 7-12
Applicable if located on a collector or arterial street
One 12 sq. ft. attached sign
1 off-street space per employee
In the operator’s principal residence and shall be incidental to the principal use of the dwelling as a residence.
Cemetery, Mortuary or Mausoleum In any Residential zoning district, this use shall not channel a majority of the traffic generated by the use onto a local residential street.
C.
Jail or Detention Facility (1) This use shall be located with direct access onto a collector or arterial street. (2) Site design and security measures shall ensure that the peace and safety of the surrounding area shall not be disturbed or impaired.
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D.
College or Other Institution of Higher Education All changes of use or development where the development site is within 300 feet of a Residential zoning district shall require a Conditional Use Permit.
E.
School This use shall comply with all requirements and recommendations of the Idaho Transportation Department and the Ada County Highway District including but not limited to compliance with: (1) All requirements and recommendations in any land use master plan, school bus plan, pedestrian plan, or crossing guard plan applicable to the property; and (2) All requirements and recommendations related to: (a) Access safety; (b) Barriers between streets and school; (c) Location of school zone; (d) Need for flashing beacon; (e) Need for traffic control signal; (f)
Anticipated future improvements;
(g) Speed on adjacent highways; (h) Vehicular, bicycle, and pedestrian traffic volumes on adjacent highways; (i)
Effect upon the highway's level of service;
(j)
Need for acceleration or deceleration lanes;
(k) Internal site circulation; (l)
Access control of adjacent streets;
(m) Required striping and signing modifications; (n) Existing and planned roadway improvements to accommodate development; (o) Proposed roadway projects in the vicinity; and (p) Any other issues related to the operation and potential impacts of the use on public health, safety, and the surrounding area. F.
Trade or Vocational School (1) When this use is incorporated within an office development, it shall comply with the standards in Section 11-03-03.4.M, Office. (2) When this use is a standalone facility, it shall require a Conditional Use Permit pursuant to Section 11-05-05.3.C. (3) When located in the I-1, I-2, or A-1 zoning districts, this use shall only be allowed if the Planning Director determines that locating the use within the zoning district is necessary for the educational instruction of the school.
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4.
Commercial Uses A.
Animal Day Care or Kennel (1) Those parts of structures in which animals are boarded shall be fully enclosed, with solid core doors and no operable windows, and shall be sufficiently insulated to minimize the noise or odor that can be detected off the premises. (2) All boarded animals shall be kept within a totally enclosed part of a structure between the hours of 10:00 p.m. and 6:00 a.m. (3) Any outdoor animal areas shall be located at least 50 feet from each abutting property, except where the abutting property is owned or occupied by the operator of the use.
B.
Beekeeping, Accessory The purpose of these regulations is to ensure sound beekeeping practices and avoid problems that might be associated with the keeping of bees in an urban setting. (1) Standards All beekeeping shall comply with the following standards: (a) Noxious Insects Prohibited The keeping of wasps, hornets, Africanized bees (Apis mellifera scutellata) and other noxious insects is prohibited. (b) Density of Hives and Colonies There is no minimum parcel size for beekeeping, but the maximum density is three colonies per one-fourth acre. Higher densities may be permitted by Conditional Use Permit. (c) Nucleus Colonies For every two colonies authorized above, one additional nucleus colony is allowed. (d) Hives Colonies shall be kept in hives with removable frames. (e) Flyway Barriers For colonies located within 25 feet of a property boundary, a flyway barrier at least six feet in height consisting of a solid wall, fence, or dense hedge parallel to the property line and extending 10 feet beyond the apiary in each direction is required. (f)
Setbacks and Placement Hives shall be located at least 20 feet from front property lines and three feet from other property lines. The back of the hive shall be oriented to abutting properties.
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(h) Maintenance Hives not being actively maintained shall be removed. Colonies shall be maintained so as to not interfere with the quiet enjoyment of surrounding properties. (i)
Queens Where a colony exhibits unusually aggressive characteristics the colony shall be destroyed or re-queened.
(j)
Compliance with State Statutes Beekeeping shall comply with all applicable state laws.
(k) Contact Information Contact information for a responsible party shall be posted at apiaries on vacant property. C.
Urban Farm (1) Setbacks There are no setback requirements for garden plantings. Accessory structures including greenhouses, fencing, and other miscellaneous improvements are subject to the dimensional standards of the zoning district. (2) Maintenance Dead plants, produce, and trash not to be used for composting or other garden functions shall be removed from the site on a weekly basis. Composting materials shall be covered or enclosed. (3) Equipment The use of mechanical equipment is generally limited to that typically associated with home gardening. Larger equipment may be used on a limited basis for seasonal activities such as soil preparation or clean-up in the fall. The use of mechanical equipment is limited to daylight hours. (4) Chemicals and Fertilizers Chemicals, fertilizers, or other toxic materials shall not drain onto adjacent properties, into waterways, or onto public rights-of-way. Chemicals and other flammable materials shall be disposed of in accordance with federal and state requirements. If stored on site, they shall be kept in a locked structure when unattended. (5) Contact Information A non-illuminated sign displaying the name and contact information for the individual or agency responsible for the urban farm shall be provided. This sign shall not exceed six feet in height or 32 square feet in background area. (6) Lighting No overhead lighting is allowed, unless the lighting fixtures are within an enclosed structure, including greenhouses. All lighting shall comply with the standards in Section 11-04-011, Exterior Lighting.
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(7) Historic Districts Urban Farms located in a designated Historic District require a Certificate of Appropriateness. (8) Produce Distribution The pick-up and delivery of produce for the purpose of distribution to gardeners or those who have purchased shares of locally grown produce is limited to the hours of 6:00 am to 10:00 pm. Such activities shall not be considered retail sales. (9) Retail Sales In Residential zoning districts, retail sales may be allowed at Urban Farms upon approval of a Zoning Certificate. In addition to the standards listed above, the following criteria apply: (a) Sales shall be limited primarily to produce grown on the premises. Other items that have been grown or raised within the City's Area of Impact may also be sold. These items shall not exceed 25 percent of total amount of products on display. (b) Display areas shall adhere to the setbacks of the zoning district and be located as close to the front property line as feasible. (c) The area used for the sale, display and storage of produce shall not exceed 500 square feet. (d) Sales are limited to the hours of 7:00 a.m. to 8:00 p.m. (e) Installation of new, on-site parking to support retail sales is prohibited. D.
Wireless Communication Facilities This section establishes standards for the placement of wireless communication facilities (WCFs) to minimize aesthetic impacts by regulating the height, location, site characteristics, and design. It shall apply to the placement of all new WCFs and the expansion or alteration of existing WCFs. (1) General Requirements Facilities shall not: (a) Create adverse noise from generators or other accessory equipment. (b) Create access or grading problems. (c) Interfere with the safe operation of traffic control equipment. (d) Interfere with sight lines or clear zones for transportation or pedestrians. (e) Violate any applicable laws, codes, or regulations. (f)
The removal of private trees (limbs, branches, or the entire tree) is prohibited unless written approval is provided from the private property owner and submitted with an application. The removal of public trees (limbs, branches, or the entire tree) is prohibited unless written approval is provided by the City Forester. The removal, if approved, shall be completed by a tree service licensed by the City of Boise. WCFs that will disturb or impact existing landscaping or infrastructure maintained by the City within public rights-of-way shall comply with Section 7-7A-3. WCFs that disturb a tree shall also comply with Section 11-
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04-09.3.F(3), Avoiding Interference with Utilities and 11-04-09.8, Tree Preservation and may be required to comply with any other applicable ordinance or manual. (g) Disturbance to private property landscaping, regardless of if it is located within a public easement, shall be repaired to its original state after installation of the facility is complete. (2) Application Not Required Subject to the design standards in Section 11-03-03.4.D(6), an application shall not be required for: (a) Routine maintenance; (b) The replacement of a facility or antenna with another facility or antenna of equal or lesser size or height; or (c) The installation, placement, maintenance, operation, or replacement of strandmounted micro wireless facilities between existing utility poles; or (d) The installation of an attached Wireless Communication Facility as defined in Section 11-03-03.4.D(6). (3) Use Allowances and Applications The WCF use allowances and application requirements are identified in Table 11-03.3, below.
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TABLE 11-03.3: WIRELESS COMMUNICATION FACILITIES – ALLOWED, CONDITIONAL AND PROHIBITED USES BY ZONING DISTRICT A = ALLOWED
A*=ADMINISTRATIVE REVIEW
C= CONDITIONAL USE PERMIT FREESTANDING WIRELESS COMMUNICATION FACILITY
ZONING CATEGORY
ATTACHED WIRELESS COMMUNICATION FACILITY
MONOPOLE/STRUCTURE LESS THAN OR EQUAL TO 35-FEET IN HEIGHT IN THE R-1A, R-1B, R1C, R-2, AND MX-1 DISTRICTS, LESS THAN 45-FEET IN HEIGHT IN THE R-3, MX-2, MX-3, MX-4, MX-5, MX-H, MX-U, A-1, AND A-2 DISTRICTS, AND LESS THAN 55-FEET IN HEIGHT IN THE I-1, I-2, AND I-3 ZONING DISTRICTS
MONOPOLE/STRUCTURE GREATER THAN 35-FEET IN HEIGHT IN THE R-1A, R-1B, R-1C, R-2, AND MX-1 DISTRICTS, GREATER THAN 45-FEET IN HEIGHT IN THE R-3, MX-2, MX-3, MX-4, MX5, MX-H, MX-U, A-1 AND A-2, DISTRICTS, AND GREATER THAN 55FEET IN HEIGHT IN THE I1, I-2, AND I-3 ZONING DISTRICTS R-1 and R-2 zoning districts: Prohibited
Residential Districts (R1A, R-1B, R-1C, R-2, and R-3)
A
Mixed-Use Districts (MX1, MX-2, MX-3, MX-4, MX-5, MX-H, and MX-U)
A
A*
C
Industrial Districts (I-1, I2, and I-3)
A
A*
C
Open Land Districts (A-1 and A-2)
A
A*
Prohibited
A*
R-3: C
(4) Site Development Standards for Freestanding Wireless Communication Facilities Greater than the General Base Maximum Height of Zoning District The following shall apply to freestanding WCFs greater than 35 feet in height in the MX-1 district, 45 feet in height in the R-3, MX-2, MX-3, MX-4, MX-5, MX-H, MX-U districts, and 55 feet in height in the I-1, I-2, and I-3 zoning districts. (a) Setbacks i.
Monopoles/structures/towers greater than 35 feet in height in the MX-1 district, 45 feet in height in the R-3, MX-2, MX-3, MX-4, MX-5, MX-H, MX-U districts, and 55 feet in height in the I-1, I-2 and I-3 districts shall be set back from all property lines as required by that zoning district or by one foot for every 10 feet of total tower height, whichever is greater.
ii.
For a WCF located within 300 feet of a Residential zoning district or use, the minimum distance from the tower base to the nearest existing residential structure or building setback line shall not be less than the height of the tower.
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(b) Separation No closer than 1,000 feet to another freestanding WCF. (c) Height Measurement The height measurement of a WCF shall include the height of the structure including antenna attachments. (d) Conditional Use Approval Required WCFs greater than 35 feet in height in the MX-1 district, 45 feet in height in the R-3, MX-2, MX-3, MX-4, MX-5, MX-H, MX-U districts, and 55 feet in height in the I-1, I-2, and I-3 districts require approval of a Conditional Use Permit as indicated in Table 11-03.3. (e) Equipment Facilities All equipment shelters, cabinets, or on-ground ancillary equipment shall meet setback requirements of the zoning district in which they are located and shall not be located within the right-of-way unless approved through a fully executed lease or license agreement and all design standards have been met. (f)
Screening and Landscaping Facilities shall include a landscape buffer. The buffer shall consist of a landscape strip at least four feet wide outside the perimeter of the compound. A minimum of 50 percent of the plant materials shall be of an evergreen variety. The Planning Director may reduce or waive landscaping requirements where the visual impact of the facility is minimal.
(g) Color and Placement To the maximum extent practicable, WCFs shall use materials, colors, textures, screening, and landscaping that blend the facilities to the natural setting and the built environment (e.g., a monopine design or similar concealment). Any antennas and supporting equipment installed on a structure other than a tower shall use colors that are similar to the supporting structure and render the antennas and related equipment as unobtrusive as possible. (h) Lighting and Security Unless required by the Federal Aviation Administration (FAA) or the Federal Communications Commission (FCC), WCFs shall not be lighted. Equipment shelters may use security lighting that is compatible with the surrounding neighborhood, confined to the boundaries of the site, and in compliance with Section 11-04-011, Exterior Lighting. Where a WCF is required to meet FAA paint or lighting regulations, the distance between the WCF and any residential zoning district or use or any historic district shall not be less than one-fourth of a mile. (i)
Advertising No advertising or display shall be located on any antenna or support structure.
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(j)
Discontinuation of Use Any WCF that is no longer in use shall be reported immediately by the property owner or service provider to the Planning Director. Discontinued facilities shall be removed within six months and the site restored to its pre-existing condition.
(k) Gateway Streets Lattice towers and WCF poles greater than 35 feet in height in the MX-1 district, 45 feet in height in the R-3, MX-2, MX-3, MX-4, MX-5, MX-H, MX-U districts, and 55 feet in height in the I-1, I-2, and I-3 zoning districts are prohibited within 100 feet of: i.
Capitol Boulevard.
ii.
Vista Avenue from I-84 to Capitol Boulevard.
iii.
Broadway Avenue from I-84 to Warm Springs Avenue.
iv.
State Street from the State Capitol to State Highway 55.
v.
Myrtle Street.
vi.
Front Street.
vii. Federal Way from Capitol Boulevard to Bergeson Street. viii. Warm Springs Avenue. ix.
Park Center Boulevard.
(5) Site Development Standards for Freestanding Wireless Communication Facility Less Than/or Equal to the General Base Maximum Height of the Zoning District The following shall apply to freestanding WCFs less than or equal to 35 feet in height in the R-1A, R-1B, R-1C, R-2, and MX-1 districts, 45 feet in height in the R-3, MX-2, MX-3, MX-4, MX-5, MX-H, MX-U, A-1 and A-2districts, and 55 feet in height in the I-1, I-2, and I-3 zoning districts. (a) Setbacks i.
Monopoles/structures less than or equal to 35 feet in height in the R-1A, R1B, R-1C, R-2, and MX-1 districts, 45 feet in height in the R-3, MX-2, MX-3, MX-4, MX-5, MX-H, MX-U, A-1, and A-2districts, and 55-feet in height in the I-1, I-2, and I-3 zoning districts must comply with setbacks, landscaping and screening requirements for the zoning district in which they are located.
ii.
For a WCF located within 300 feet of a Residential zoning district or use, the minimum distance from the tower base to the nearest existing residential structure or building setback line shall not be less than the height of the tower.
iii.
In Residential zoning districts, freestanding WCFs shall be no closer than 20 feet to a dwelling.
(b) Design Criteria The WCF shall comply with the WCF design standards in Section 11-0303.4.D(6)(a).
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(c) Separation A freestanding WCF shall be no closer than 500 feet to another freestanding WCF. (d) Dual Purpose The pole shall allow for a Boise City Public Works approved street light or colocation of another WCF provider or utility service. (e) Ground Equipment All equipment not installed on or inside the pole shall be located underground, flush to the ground, within three feet of the utility pole and shall not be located within the right-of-way unless approved through a fully executed lease or license agreement and all design standards have been met. (f)
Placement The freestanding WCF shall not interfere with clear vision triangles or pedestrian access.
(g) Setback In residential zoning districts, freestanding WCFs shall be no closer than 20 feet to a dwelling. (h) Options to Co-locate The applicant shall demonstrate that all appropriate co-location options (including publicly owned utility poles, privately owned structures, poles, rooftops, and poles within easements) within a 500 foot radius are technically incompatible for co-location. (i)
Notification Notification of the adjacent property owners and occupants, including properties across streets and alleys, shall be submitted with the application, stating the adjacent owners and occupants have been notified of the applicant’s intent to install a freestanding wireless communication facility, that any disturbance to the site will be repaired to its original state, and the applicant’s contact information including name, telephone number, mailing address and email address. Certified mail is an acceptable means of notifying adjacent owners and occupants.
(6) Design Standards for Attached Wireless Communication Facilities The following shall apply to attached WCFs per Table 11-03.3: (a) General Criteria The total volume of antennas on one structure shall not exceed 15 cubic feet. i.
No antenna shall extend horizontally more than 20 inches past the outermost mounting point (where the mounting hardware connects to the antenna).
ii.
Antennas and associated equipment enclosures not fully concealed within a pole shall be camouflaged to appear as an integral part of the pole or be mounted as close to the pole as feasible and shall be reasonably related in size to the intended purpose of the facility and reasonable expansion for
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future frequencies and/or technologies, not to exceed the volumetric requirements otherwise required in this ordinance. iii.
Antennas and antenna equipment shall not be illuminated except as required by municipal, federal, or state authority or as incidental to deployment on a street light.
iv.
In addition to complying with the design standards in this Subsection, when co-located on a pole owned by a different company or establishment, the co-located antenna shall also comply with the design standards of the pole owner applicable to its own antennas.
(b) Strand-Mounted Wireless Facilities Strand-mounted facilities shall comply with the following: i.
Each strand-mounted antenna shall not exceed three cubic feet in volume;
ii.
No more than two strand mounted antennas between any two existing poles;
iii.
Strand-mounted devices shall be placed as close as possible to the nearest pole and in no event more than five feet from the pole; and
iv.
No strand-mounted device will be located in or above the portion of the roadway open to vehicular traffic. Strand-mounted devices shall be installed with the minimum excess exterior cabling or wires to meet the technological needs of the facility.
(c) Replacement i.
The center point of the replacement pole shall be located no more than five feet away from the center point of the original pole.
ii.
Construction of the replacement pole entails no new ground disturbance within a five foot radius outside previously disturbed areas, including disturbance associated with temporary support of utility, communications, or related transmission lines.
iii.
The pole shall be less than or equal to 35 feet in height in the R-1A, R-1B, R1C, R-2, and MX-1 districts, less than 45 feet in height in the R-3, MX-2, MX3, MX-4, MX-5, MX-H, MX-U, A-1 and A-2 districts, and 55 feet in height in the I-1, I-2, and I-3 zoning districts, except as otherwise authorized under this Code; and
iv.
Has an appearance consistent with the quality and appearance of the original pole.
(d) Exceptions i.
The design standards shall not apply to the extent that the facilities comply with any of the following standards: A.
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ii.
B.
Flush mounted, color coordinated panels on existing buildings where equipment is not visible above the roof line. All equipment shelters, cabinets or other accessory structures shall be located within the building used for the antennae, or on the ground located outside of any required setbacks, required landscaping or parking spaces.
C.
Antennae built into architectural features or that appear to be architectural features added to existing structures (such as chimneys, cupolas, dormers, bell towers, steeples, water tanks, stadium lights, utility poles, and other similar features), provided that the height of such architectural feature is less than or equal to 35 feet in height in the R-1A, R-1B, R-1C, R-2, and MX-1 districts, less than 45 feet in height in the R-3, MX-2, MX-3, MX-4, MX-5, MX-H, MX-U, A-1 and A-2 zoning districts, and 55 feet in height in the I-1, I-2, and I-3 zoning districts.
D.
Co-location on existing facilities where the height of the existing structure or pole does not exceed 35 feet in height in the R-1A, R-1B, R-1C, R-2, and MX-1 districts, 45 feet in height in the R-3, MX-2, MX-3, MX-4, MX-5, MX-H, MX-U, A-1 and A-2 districts, and 55 feet in height in the I-1, I-2, and I-3 zoning districts, unless a Conditional Use Permit is approved.
E.
Installations which are located far from any prospective viewer and in such a way as to have a backdrop of terrain which obscures the antennae as to make it visibly unobtrusive and effectively unnoticeable; or
F.
Antennas that appear to be natural features indigenous to the site and which are located in proximity to the features they are imitating so that they blend in and do not stand out visually.
An applicant may seek Planning Director approval to deviate from applicable site and design standards to the extent that compliance with the standard: (i) is not technically feasible; (ii) impedes the effective operation of the WCF; (iii) conflicts with other applicable laws or requirements governing the WCF; or (v) otherwise materially inhibits or limits the provision of wireless service.
(7) Eligible Facilities Request Upon receipt of an Eligible Facilities Request, the Planning Director shall review such application to determine whether the application so qualifies. The Planning Director shall issue an approval if the application qualifies. E.
Brewpub, Micro-distillery, or Micro-winery (1) In the MX-1 zoning district, this use shall not exceed 5,000 square feet of gross floor area and shall maintain at least 20 percent of the gross floor area for public use as an area for consumption of products produced on the premises. (2) In other zoning districts where this use is allowed, except the I-1 and I-2 districts, Brewpubs, Distilleries, or Wineries shall not exceed 10,000 square feet of gross floor area and shall maintain at least 40 percent of the gross floor area of the facility for
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public use as an area for consumption of products produced on the premises and food items. F.
Food Truck, Accessory All Food Trucks shall comply with the following standards in order to operate on private property, provided that: (1) Each Accessory Food Truck shall comply with all applicable city, state, and federal licensing requirements and shall be in good operating condition. (2) Each Accessory Food Truck and any associated tables, chairs, displays, umbrellas, and/or other equipment shall not physically occupy or obstruct access to any parking stalls necessary to meet the minimum parking requirements for any on-premises land uses, unless the Accessory Food Truck is operating outside of the business hours of on-premises uses. (3) Each Accessory Food Truck and any associated tables, chairs, displays, umbrellas, and other equipment shall not obstruct any designated pedestrian, bicycle, or vehicle ingress or egress from the property, or any designated drive aisle. (4) Each Accessory Food Truck shall have written permission from the property owner for use of the site and allowed location on the site, a copy of which shall be kept in the Accessory Food Truck and made available for review by any City inspector at all times during operation of the Accessory Food Truck at the site. (5) The Accessory Food Truck operator shall provide trash receptacles sized to meet expected demand and shall remove them after the Accessory Food Truck completes serving food.
G.
Food Truck Court (1) General (a) Food Trucks operating within a Food Truck Court shall meet all applicable city, state, and federal licensing requirements and shall be in good operating condition. (b) Motorized vehicular drive-through service from individual food trucks is prohibited. (2) Location (a) Food Trucks and associated seating areas shall not be located in any required landscaping area, access easement, driveway, or fire lane(s). (b) All eating, drinking, service, and delivery activity shall occur outside of setbacks, landscaping, and the public right-of-way. (3) Site Design (a) There shall be at least three feet of clearance between each individual Food Truck and between each permanent or accessory structure and at least 10 feet of unobstructed clearance for Food Trucks parked side-by-side. (b) Seating for the consumption of food and drink shall be provided. (c) Accessible restroom facilities, including handwashing facilities, shall be provided.
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(d) Each Food Truck Court shall provide trash receptacles sized to meet expected demand and shall empty or remove them on a daily basis. The site shall include a trash collection facility, including but not limited to a designated dumpster location accessible by trash collection vehicles. (e) The Food Truck Court shall be designed to allow for continuous pedestrian ingress and egress to and from the site as well as accessible internal walkways or passageways between Food Trucks, restroom facilities, trash receptables, and seating areas. (4) Operations (a) When located adjacent to a residential zoning district, the hours of operation shall be limited between 6:00 a.m. and 10:00 p.m. (b) Any amplified sound shall comply with Title 5, Chapter 7 of the Boise City Code regarding permissible levels of noise. H.
Neighborhood Café (1) A Neighborhood Café shall not exceed 2,000 square feet in gross floor area. (2) If alcoholic drinks are served, food shall be served as well. (3) Any outdoor seating area is limited to no more than 30 percent of the gross floor area of the Café. (4) In the R-1C zoning district, the location of this use is allowed on corner lots. If the use is proposed to be located on an interior lot, it shall require a Conditional Use Permit approval pursuant to Section 11-05-05.3.C. (5) Drive-Through Facilities are prohibited. (6) The Café shall only operate between the hours of 7:00 a.m. and 8:00 p.m.
I.
Sidewalk Café, Accessory (1) The property owner shall provide insurance coverage to protect the City from all liability for injury, death, or property damage occurring within the Sidewalk Cafe area or due to the operations of the Sidewalk Cafe, in a form and substance acceptable to the City. (2) The Sidewalk Cafe shall be designed and located: (a) To avoid interference with any pedestrian access ramp from any abutting street onto the sidewalk, and to avoid all areas required for maneuvering of wheelchairs and other ambulatory devices at the top of any pedestrian access ramp; and (b) So that an area at least five feet in width remains unobstructed to allow pedestrians clear passage around the Sidewalk Cafe area. The clear passage area shall not be obstructed by tree grates, flower planters, bicycles parked in bicycle racks, street lights, street furnishings, fencing, or other encroachments into the surface area of the sidewalk. (3) If the Sidewalk Cafe area has a direct entrance from the sidewalk, that entrance shall be at least 44 inches in width and shall be located on the edge of the Sidewalk Cafe parallel to the abutting building façade (the “parallel edge”, as shown in Figure 3.4 below).
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(4) If desired by the applicant, a secondary entrance may be provided on an edge of the Sidewalk Cafe area perpendicular to the abutting building façade (the “leading edge, as shown in Figure 3.4 below).
Figure 3.4. Sidewalk Cafe Area Layout
(5) If the Sidewalk Cafe serves alcohol, a decorative fence three feet in height shall be provided along all edges of the Sidewalk Cafe area and shall include a gate three feet in height across each primary and secondary entrance from the sidewalk. The fence shall be constructed of materials and with color similar to those used on the abutting building façade. (6) Within the Sidewalk Cafe area: (a) Circulation aisles at least three feet in width shall be provided to allow patrons to access all tables and chairs; and (b) All furniture and furnishings shall be durable and of the same visual appearance as the primary façade, as determined by the Planning Director. (7) Any plantings provided for the Sidewalk Cafe shall be located within the Sidewalk Cafe area.
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Figure 3-5. Sidewalk Cafe Area Design
J.
Bed and Breakfast (1) In the R-1A, R-1B, R-1C, R-2, R-3, and MX-1 districts: (a) This use is limited to existing or former Single-Family Detached Dwellings; and (b) Food service shall only be provided to residents and overnight guests. (2) Each guest stay shall be limited to a maximum of 30 consecutive days. (3) No food preparation or cooking shall be conducted within any bedroom made available for guests. (4) The exterior design of the structure and premises shall include an amount of façade articulation, and numbers and locations of windows and building entrances on the primary building façade that are similar to those in the surrounding area and neighborhood.
K.
Recreational Vehicle Park Any Recreational Vehicle Park shall be subject to the following standards: (1) Recreational vehicles shall not be visible from adjacent or surrounding arterial streets or highways. Screening shall comply with Section 11-04-09, Landscaping, Fencing, Walls, and Screening. (2) A site area for each recreational vehicle shall be designated and parking for the recreational vehicles, accessory vehicles, trailers and slide-outs, stairs, or similar items shall be contained within that individual vehicular site area. (3) No more than one recreational vehicle shall be permitted at any individual site area. (4) Recreational Vehicle Parks shall have a full-time manager on site at all times. (5) Services and amenities within the Recreational Vehicle Park shall be restricted to use by registered campers and their guests, and shall include at a minimum water, sewer, and electricity for each site, water and sewer facilities for common buildings, dump stations, common bathrooms and showers, laundry facilities, a management office, and an active recreational area that complies with Subsection (6) below.
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(6) An active recreational area shall be a minimum of four percent of the site, and may include a clubhouse, swimming pool, outdoor amphitheater, food and beverage service, catering facilities, and other such similar amenities. (7) Sale of retail items shall be limited to registered campers and their guests and shall not occupy more than 2,000 square feet of building area. (8) No blocking of recreational vehicles shall be permitted. (9) No outdoor storage by park guests shall be permitted. (10) The site shall be properly graded for drainage, and surfaced with concrete, asphalt or any other improved surface approved by the Planning Director based on durability, appearance, and dust control. (11) The site shall be maintained in good condition, free of weeds, trash, and debris. (12) Occupancy of an individual recreational vehicle on the park site shall be limited to a maximum of 30 consecutive days. L.
Financial Establishment, Medical or Dental Clinic, Personal and Business Services In the R-3 zoning districts, these uses may only be located on the ground floors of buildings containing primary Multiple-Family Dwelling uses or within an existing building.
M. Office (1) Within the R-3 zoning district, professional and executive offices may only be located on the ground floors of buildings containing primary Multiple-Family Dwelling uses or within an existing building. (2) In the I-1 and I-2 zoning districts, construction of new buildings for primary office uses, or the creation of accessory office uses that occupy more than 25 percent of the gross floor area of a primary structure require a Conditional Use Permit pursuant to Section 11-05-05.3.C. The use of up to 25 percent of the gross floor area of a new or existing building for office uses accessory to Allowed or Conditional Uses in the building does not require a Conditional Use Permit. N.
Firing Range, Indoor (1) The City may require a nuisance abatement plan or restrict hours of operation as a condition of approval to minimize adverse impacts on adjacent properties. (2) The design and construction of the use shall completely confine all ammunition rounds within the building and in a controlled manner.
O.
Retail Sales, Neighborhood (1) In the R-1C zoning district, the location of this use is allowed on corner lots. If the use is proposed to be located on an interior lot, it shall require a Conditional Use Permit approval pursuant to Section 11-05-05.3.C. (2) A neighborhood retail sales establishment shall only operate between the hours of 7:00 a.m. and 8:00 p.m.
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P.
Retail Sales Small, Medium, or Large In all zoning districts, the pedestrian walkways and entrances into each business shall remain unencumbered by merchandise or storage and shall provide a minimum horizontal clearance of five feet to allow convenient pedestrian passage.
Q.
Sexually Oriented Business (1) Legislative Intent and Purpose (a) It is the intention of the City that the provisions of this Section be construed, enforced, and interpreted in such a manner as will cause the least possible interference with any affected rights of speech, due process, equal protection, or other federal or state constitutional right, as interpreted by the courts. This Code and each Section and provision thereof are hereby declared to be independent divisions and subdivisions and, not withstanding any other evidence of legislative intent, it is hereby declared to be the controlling legislative intent that if any provisions of this Section, or the application thereof to any person or circumstance is held to be invalid, the remaining Sections or provisions and the application of such Sections or provisions to any person, business, or circumstances other than those to which it is held invalid, shall not be affected thereby, and it is hereby declared that such Sections and provisions would have been passed independently of such Section or provision so known to be invalid. (b) The purpose of these regulations is to allow the reasonable location of a Sexually Oriented Business within the city in a manner that shall protect property values, neighborhoods, and residents from the potential adverse secondary effects of Sexually Oriented Businesses while providing to those who desire to patronize Sexually Oriented Businesses such opportunity in appropriate areas within the city. It is not the intent of this Code to suppress any speech activities protected by the First Amendment of the United States Constitution, but to impose content-neutral regulations that address the adverse secondary effects a Sexually Oriented Business may have on abutting properties and the immediate neighborhood. (c) It has been determined and reflected in the land use studies of various US cities, that businesses that have as their primary purpose the selling, renting, or showing of sexually explicit materials have negative secondary impacts upon surrounding businesses and residences. The experience in other U.S. cities is that the location of a Sexually Oriented Business significantly increases the incidence of crimes, especially sex offenses, including rape, indecent exposure, lewd and lascivious behavior, and child molestation. (d) It has been determined and reflected in the land use studies of various US cities, that the operation of Sexually Oriented Businesses in business districts that are immediately adjacent to and that serve residential neighborhoods has a deleterious effect on both the business and the residential segments of the neighborhood, causing blight and down-grading property values. (e) It is the intent of these regulations to allow Sexually Oriented Businesses to exist within the city in various dispersed locations rather than to allow them to
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concentrate in any one business area. It is further the purpose of these regulations to require separation requirements between Sexually Oriented Businesses and residential uses, churches, parks, and educational institutions in an effort to buffer these uses from the secondary impacts created by Sexually Oriented Business activity. (2) Applicability The standards in this Section shall apply in the following circumstances: (a) The opening or commencement of any Sexually Oriented Business as a new business; (b) The conversion of an existing business or any part of any existing business to any of the Sexually Oriented Businesses regulated herein; (c) The addition or expansion of any business to include any of the regulated Sexually Oriented Businesses; and (d) The voluntary relocation of any such business. (3) Criteria In lieu of the generally applicable Conditional Use Permit criteria, a Sexually Oriented Business shall be subject to the following standards: (a) If the establishment is located in a Mixed-Use zoning district, it: i.
Shall be limited to businesses licensed to serve beer, wine, alcohol, or spirituous liquor for consumption on the premises and that features live performers or servers wearing bikinis or swimsuits covering specified anatomical areas; and
ii.
Shall be located at least 300 feet from any residential use or zoning district.
(b) In any zoning district in which the establishment is located, it shall comply with the following standards: i.
It shall not be located within 1,000 feet of a public or parochial school or daycare as defined and licensed by the City; a public park or playground; a Bar or Tavern or other premises serving alcohol; religious institution; or any other Sexually Oriented Business;
ii.
It shall not be located on a lot or parcel that is within 500 feet of a residential use or zoning district (except as noted in Subsection (a)(i) above);
iii.
Distance shall be measured in a straight line from the property line closest to the property line of the nearest school, park, playground, religious institution, or other Sexually Oriented Business. These standards shall apply regardless of the political jurisdiction in which schools, parks, or churches or other adult businesses are located;
iv.
Lobby and entrance areas should be designed so as to minimize obstruction of sidewalks during operating hours and shall be oriented and consistent with other commercial activities in the area;
v.
All building openings, entries, windows, and the like, shall be located, covered, or screened in such a manner as to prevent a view into the interior,
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so that personnel, instruments, devices, paraphernalia, and body parts thereof, that are associated in any manner with specified anatomical areas or specified sexual activities, cannot be viewed from streets, sidewalks, and adjacent private properties; vi.
No loudspeakers or sound equipment shall be used for such businesses that can be discerned by the public outside the building;
vii. The disposal of garbage and trash containing sexually explicit materials shall be disposed of in a manner that prevents minors from having access to the material; and viii. Hours of operation are from 4:00 p.m. to 2:00 a.m. One security staff person is required for each 20 required parking spaces or fraction thereof. The hours of operation shall be visibly posted on all entrances and exits. ix.
On-site security shall be present during all hours of operation.
x.
These provisions shall not be construed as permitting any use or act that is otherwise prohibited or made punishable by law.
xi.
No sexually oriented materials or performances shall be disseminated, performed for, by, or upon minors. Signs prohibiting minors upon premises shall be visibly posted on all entrances and exits.
xii. All areas of the use shall be illuminated at a minimum of 20 footcandles, normally maintained and evenly distributed at ground level. except that performance venues shall only be required to be illuminated at a minimum of five footcandles. xiii. The establishment shall limit the maximum number of image producing devices to the maximum occupancy load permitted in any room or partitioned portion of a room in which an image producing device is located. R.
Drive-Through Facility All Drive-Through Facilities shall comply with the following standards: (1) The location shall not cause an increase of commercial traffic in nearby residential neighborhoods, or cause significant adverse impacts in the vicinity, and traffic on nearby streets shall not be disrupted by increased vehicular congestion, blockage, or rerouting caused by the establishment; (2) Drive-through lanes and associated escape lanes shall each be a minimum of 10 feet in width. (3) Drive-through lane(s) shall be of sufficient length to accommodate average monthly peak volumes and shall comply with the table below, unless the Planning Director determines that additional spaces are required to avoid traffic congestion on abutting collector or arterial streets.
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TABLE 11-03.4: MINIMUM VEHICLE STACKING SPACE REQUIREMENTS USE
REQUIRED STACKING SPACES
Food and Beverage Service
5 per service lane
Other Uses
2 per service lane
(4) The number of drive-through lanes may be limited to allow for adequate on-site circulation of pedestrians and vehicles. (5) Drive-through windows and drive-through lanes shall be located to the rear of the building to the maximum extent practicable. (6) Drive-through lanes and related motor vehicle circulation shall not interfere with access to or reduce the number of motor vehicle parking spaces below the minimum required for all uses of the site, and shall not interfere with multi-modal access to, from, or through the site. (7) Drive-through lanes shall be separated from the sidewalk by a planting strip a minimum of five feet in width. (8) Exterior site lighting shall be designed and located to prevent glare and light trespass on abutting properties. (9) Landscaping shall minimize the visual impact of vehicular lights and on-site signs as viewed from the public street. (10) Drive-Through Facilities shall not create adverse noise, light, or other impacts on adjacent properties, and the hours of operation of a Drive-Through Facility may be limited to prevent or mitigate such impacts. (11) Drive-Through Facilities shall be designed to meet all applicable standards in Section 11-04-03.5, Neighborhood Transition Standards. (12) Where properties are located adjacent to a Residential district or residential use: (a) Sound from electronic devices such as loudspeakers, automobile service order devices, and similar sound sources related to the use shall not exceed 55 decibels as measured at the property line with any adjacent Residential district or residential use. (b) Drive-through lanes shall be set back at least 10 feet from each Residential zoning district or residential use; and (c) Landscape and sound abatement walls shall be required along each property boundary abutting a Residential zoning district or use. (13) In the MX-1, MX-3, MX-5, and MX-H zoning districts, Drive-Through Facilities may be allowed only if no drive-through service window or lane is located on a street-facing façade of the building. Service lanes and service windows must be completely covered by and enclosed on both sides by a portion of the primary structure and access to service lanes from any street must be through openings in the façade of the primary structure. Designs in which awnings, canopies, or other architectural features cover but do not enclose both sides the sides of the service lanes do not meet this standard.
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(14) In the MX-2 zoning district, Drive-Through Facilities may be allowed only if no drivethrough service window or lane is located on a street-facing façade of the building. S.
Electric Vehicle Charging Station All Electric Vehicle Charging Stations shall comply with the following standards: (1) In the Residential zoning districts, an Electric Vehicle Charging Station shall be accessory to an Allowed or approved Conditional Use and shall be limited to use by residents, occupants, and patrons of the facility to which the use is accessory. (2) Each charging station that is located in a parking lot shall comply with all applicable provisions of Section 11-04-08.6, Electric Vehicle (EV) Parking Spaces.
T.
Service Station (1) In the MX-1 zoning district, Service Stations shall be limited to a maximum of six fuel pumps. (2) All business and sales activities other than vehicle fueling shall be conducted within a completely enclosed building. (3) No outdoor storage of vehicle parts, discarded tires, or similar materials shall be permitted. (4) Fuel canopies shall be located to the side or rear of properties to minimize visual impact from public streets. (5) Where this use is located adjacent to a residential or mixed-use zoning district, the lot line/property lines adjacent to the Residential or Mixed-Use zoning district shall be screened pursuant to Section 11-04-09.5, Site Perimeter Buffers. (6) Service Station canopies shall comply with the canopy lighting standards in Section 11-04-011.4.G, Canopy Lighting.
U.
Vehicle Repair, Major and Minor (1) All major overhaul, body, and fender work, upholstering and welding, and spray painting shall be conducted within a completely enclosed building. (2) No outdoor storage of vehicle parts, discarded tires, or similar materials shall be permitted. (3) Outdoor storage of damaged, wrecked or temporarily inoperable vehicles awaiting repairs shall be limited to designated parking stalls and shall not be located in setbacks, landscaping areas, drive aisles, and pedestrian or bicycle networks. (4) Where this use is located adjacent to a Residential or Mixed-Use zoning district, the lot line/property lines adjacent to the Residential or Mixed-Use zoning district shall be screened pursuant to Section 11-04-09.5, Site Perimeter Buffers.
V.
Vehicle and Equipment Sales, Rental and Leasing, Light and Heavy (1) This use shall not be located within 300 feet of a Residential zoning district. (2) Vehicles shall not be displayed in required setbacks or areas designated for parking, vehicle and bicycle traffic circulation, drive aisles, fire lanes, or required landscaping.
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(3) Vehicles shall be displayed outside clear vision triangles at any intersection or driveway and shall not obstruct the sidewalk or entrance into the primary building or any other sidewalks that allow for pedestrian access to the site. (4) Where this use is located adjacent to a Mixed-Use zoning district, the lot line/property lines adjacent to the Mixed-Use zoning district shall be screened pursuant to Section 11-04-09.5, Site Perimeter Buffers. (5) No loading and unloading of vehicles or parking or sale of display vehicles in the public right-of-way is permitted.
5.
Industrial Uses A.
Artisan Industry (1) All activities shall be conducted within a completely enclosed building. (2) If located in the R-3 zoning district, this use shall not exceed 2,000 square feet of gross floor area and shall only operate between the hours of 6:00 am and 10:00 pm. (3) If located in a Mixed-Use zoning district, this use shall not exceed 10,000 square feet of gross floor area. (4) Retail sales of goods produced on the property are allowed.
B.
Light Industry and Heavy Industry (1) Any facility using hazardous materials or procedures subject to additional review, licensing, or approval by state or federal law, or emitting electromagnetic radiation or other radiation, shall comply with all state and federal requirements regarding the storage, handling, transfer, use, and safety of those materials, procedures, or radiation, and require approval pursuant to Section 11-05-05.3.C, Conditional Use Permit - Initial Approval or Major Expansion. (2) In the I-1 zoning district, this use shall be screened from abutting properties in any zoning district other than the I-1 and I-2 districts, along Interstate I-84, from each abutting residential use, and from abutting streets, by a Type A buffer as described in Section 11-04-09, Landscaping, Fencing, Walls, and Screening. (3) In the I-2 zoning district, this use shall be screened from abutting properties in any zoning district other than the I-2 district, and from abutting public streets, by a Type A buffer as described in Section 11-04-09, Landscaping, Fencing, Walls, and Screening.
C.
Mining and Extraction (1) This use is prohibited within: (a) 600 feet of a Mixed-Use zoning district; (b) 600 feet of any lot occupied by a residential use other than Caretaker’s Residence; and (c) 600 feet of any lot containing a Religious Institution or School. (2) In all zoning districts where this use is permitted, the use shall be screened from abutting properties in any zoning district other than an I-2 district, and from abutting public streets by a Type A buffer as described in Section 11-04-09, Landscaping, Fencing, Walls, and Screening.
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D.
Outdoor Storage (1) In the Mixed-Use zoning districts where this use is permitted, this use is only permitted as an accessory use to an Allowed or approved Conditional Use on the lot, and not as a principal use of the lot. (2) In the MX-1 district, outdoor storage of materials and display of merchandise related to nonresidential uses is prohibited. (3) In all zoning districts where this use is permitted, the use shall be screened from abutting properties in any zoning district other than an I-2 district, and from abutting public streets by a Type A buffer as described in Section 11-04-09, Landscaping, Fencing, Walls, and Screening. (4) Outdoor storage of corrosive, acid, alkali, flammable, or explosive materials is prohibited except as specifically indicated in this Code. (5) All outdoor storage shall be fully screened from adjacent properties and public rightsof-way with a solid or opaque fence or similar materials acceptable to the Planning Director.
E.
Self-Service Storage (1) All storage shall be kept within an enclosed building, except recreation or other oversized vehicles, which shall be stored only in exterior areas screened from view from any street frontage. (2) Only storage of goods and materials are allowed in self-storage rental spaces. The use of storage spaces to conduct or operate a business is prohibited. (3) The storage of hazardous materials is prohibited. (4) Loading docks shall not be located on a side of the facility abutting a Residential zoning district. (5) A permanent screen shall be required along all property boundaries and shall conform to landscaping and screening requirements in Section 11-04-09, Landscaping, Fencing, Walls, and Screening.
F.
Trucking Terminal (1) This use shall be screened from abutting properties in any zoning district other than an I-2 district, from any residential use regardless of zoning district, from Interstate 84, and from abutting streets by a Type A buffer as described in Section 11-04-09, Landscaping, Fencing, Walls, and Screening. (2) The use shall be located a minimum of 500 feet from any residential use, hospital, or school. (3) Sufficient off-street loading and maneuvering space to handle anticipated vehicles shall be provided, and the public right-of-way shall not be used for backing movements.
G.
Wholesale or Warehouse, Small and Large (1) The use shall not locate storage areas, truck loading bays, or vehicle circulation routes within a required setback or perimeter buffer.
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(2) The use shall locate outdoor storage areas to the rear of the primary structure and screen them in accordance with Section 11-04-09, Landscaping, Fencing, Walls, and Screening. (3) Sufficient off-street loading and maneuvering space to handle anticipated vehicles shall be provided, and the public right-of-way shall not be used for backing movements. (4) In the I-1 zoning district, any Large Wholesale or Warehouse facility adjacent to a Residential zoning district or a residential use shall require a Conditional Use Permit pursuant to Section 11-05-05.3.C. H.
Renewable Energy Facility (1) Solar Collectors (a) Solar collectors shall only be located in rear or side yards or on rooftops. (b) If the solar collector is not flush with the roof the applicant shall minimize the visibility of the collector from a public street, park, open space, or golf course to the maximum extent practicable without prohibiting the installation. (c) Ground-mounted accessory solar collectors shall not exceed the height of the primary structure on the lot or parcel. (2) Wind Energy System (a) Any wind energy system shall be set back from the property line and the primary structure at least one and one-half times the height of the turbine. (b) In Mixed-Use, Industrial, or Open Land zoning districts, accessory wind energy systems shall only be located in rear or side yards. (c) In Mixed-Use zoning districts, an accessory wind energy system shall not exceed the maximum building height of the applicable zoning district. (d) In the Industrial districts, an accessory wind energy system may exceed the maximum building height of the applicable zoning district by 20 feet.
I.
Utility Facility, Minor (1) Public service poles, towers, or similar installations are of a height of 85 feet or less are allowed, including the replacement of existing facilities. (2) Public service poles, towers, or similar installations of a height of 85 feet or greater require approval pursuant to Section 11-05-05.3.C, Conditional Use Permit - Initial Approval or Major Expansion, and in addition the pole, tower, or installation, locations and heights shall: (a) Not interfere with airport height restrictions; (b) Minimize disturbance to views from established residential areas; (c) Minimize disturbance to or interference with view of city, state, or federally registered historic structures; (d) Not obstruct clear vision triangles or otherwise threaten motorist or pedestrian safety; (e) Minimize conflict with existing uses;
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(f)
Be within route corridors already established or used by rail, automobile traffic arterials, or electrical transmission; and
(g) Be within route corridors that provide for a satisfactory level of energy efficient transmission of the product (electrical energy or other signals); or (h) Be the best available alternative placements and heights, even though they do not comply perfectly with all the above findings. J.
Composting Facility This use shall comply with the following standards: (1) A minimum 50 foot setback shall be maintained from the property boundaries to any active processing area of the facility including any area used for active composting and curing; (2) A minimum 200 foot buffer zone between the active composting pile and any existing Residential zoning district shall be maintained; (3) No composting facility shall be allowed in a floodplain or floodway; (4) Adequate space shall be provided between the piles to allow access to vehicles, including firefighting equipment; (5) A sign shall be posted and maintained at the composting facility showing the nature of the project, facility name, address and telephone number of operator, operating hours, materials that may be received by the facility, and the phrase, "No Dumping of Garbage, Trash, Or Rubbish Allowed"; and (6) The use shall be screened from abutting properties in any zoning district and from abutting public streets by a Type A buffer as described in Section 11-04-09, Landscaping, Fencing, Walls, and Screening.
K.
Junkyard, Vehicle Salvage (1) This use shall be conducted within a building or within a yard enclosed on all sides by a wall or solid fence at least eight feet in height meeting the requirements of Section 11-04-09.10, Landscaping, Fencing, Walls, and Screening and kept in good repair at all times. (2) Openings equipped with a gate or door not exceeding 24 feet in width, or not exceeding the minimum width needed to allow access to railroad lines or spurs serving the property, are permitted to allow vehicle access into the site. (3) Openings for vehicle access shall be closed when the establishment is not open for business. (4) Uses shall not have vehicle access points from or channel a majority of the traffic generated by the use onto a local residential street. (5) The use shall be screened from abutting properties in any zoning district and from abutting public streets by a Type A buffer as described in Section 11-04-09, Landscaping, Fencing, Walls, and Screening.
L.
Recycling Collection Facility Drop-off Recycling Collection Facilities shall comply with the following standards:
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(1) A Zoning Certificate is required for each new recycling container site. (2) Containers shall be located so as to do not interfere with required access or parking. (3) Containers shall be kept in a state of good repair and emptied on a regular basis to prevent overflow. (4) All containers shall be clearly marked as to the materials to be deposited in them. (5) Non-compostable residues shall be disposed or processed at a permitted solid waste disposal facility in accordance with local, state, and federal laws, regulations, and standards. M. Solid Waste Transfer Facility (1) The use shall be entirely enclosed within a building or yard enclosed on all sides by a wall or solid fence at least eight feet in height meeting the requirements of Section 11-04-09.10, Landscaping, Fencing, Walls, and Screening and kept in good repair at all times. No waste or recyclable materials shall be stored or kept at a level higher than the surrounding wall or fence. (2) Exterior storage areas and idling or waiting trucks shall be screened from the view of streets or abutting properties. (3) Sufficient area on the site shall be provided for the staging of idling or waiting trucks, to ensure traffic is not impeded. (4) No overnight storage or any waste materials subject to rotting or odor creation shall be allowed. (5) The site shall be properly graded for drainage and surfaced with concrete, asphalt or any other improved surface approved by the Planning Director based on durability, appearance, and dust control. (6) The site shall be maintained in good condition, free of weeds, trash, and debris. (7) The site shall provide barriers of such type and located so that no part of parked vehicles shall extend beyond the yard space or into the setback space from a lot line/property line abutting a Residential zoning lot or separated there from a street. (8) The use shall be screened from abutting properties in any zoning district and from abutting public streets by a Type A buffer as described in Section 11-04-09, Landscaping, Fencing, Walls, and Screening.
6.
Accessory Uses and Structures A.
Unlisted Uses Accessory to an Allowed Use Accessory uses not listed in Table 11-03.1: Table of Allowed Uses may be approved if the Planning Director determines that it is secondary and subordinate to and commonly associated with the principal use to which it is accessory.
7.
Temporary Uses A.
General (1) Applicability (a) Types of temporary uses and structures that may be approved under the temporary use approval process include:
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i.
Temporary buildings;
ii.
Temporary display and sale of merchandise;
iii.
Model homes, trailers, activities, and/or uses incidental to the construction of a building or group of buildings on the same or adjacent premises;
iv.
Seasonal uses including but not limited to fireworks stands, Christmas tree lots, and produce stands; and
v.
Other uses that clearly are not associated with a holiday, the growing season, or a construction project may be considered for approval by the Planning Director.
(b) Uses that shall not be considered for temporary approval include: i.
Uses that require Planning and Zoning Commission approval if they were a principal or accessory use in that zoning district.
ii.
Structures or uses that are intended to be placed upon unimproved property, other than seasonal uses or uses incidental to construction.
(2) General Standards for Temporary Uses A temporary use may be approved provided that the use complies with the following standards: (a) Location The temporary use shall allow for placement of a temporary structure, vehicle, or sign outside of any clear vision triangle, required setback, required parking stall (except as permitted for temporary, outdoor display sale of merchandise), service drive area, designated trash dumpster location, sidewalk, or any other position on a lot that may interfere with vehicular or pedestrian circulation, or the normal functions of other uses on the property, or be potentially hazardous to the public. (b) Duration Depending on the nature of the use, and with the exception of produce stands, a Temporary Use Permit shall not exceed 180 consecutive days. (c) Removal After the termination of the temporary use, the site shall be restored to its prior condition by the removal of the any structures, debris or refuse associated with the temporary use. Guarantees for timely removal may be required if there is a material risk of negative impacts on nearby properties or the City if such removal does not occur. B.
Construction Office (1) This use shall not begin, and any structure for the use shall not be installed, more than 30 calendar days before site construction begins. (2) If work on the project has been dormant for a period of six or more months, the construction office shall be removed, unless an extension is granted by the Planning Director based on anticipated construction restart date. (3) The construction office shall not contain sleeping or cooking accommodations.
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(4) The structure shall be set back at least five feet from any lot line/property line and eight feet from the building or structure under construction. C.
Mobile Food Truck (1) This use shall not operate on any lot where the principal use is a Single-Family Detached Dwelling, Single-Family Attached Dwelling, Duplex, Triplex, or Fourplex Dwelling. (2) Each Mobile Food Truck shall comply with all applicable city, state, and federal requirements including those related to licensing and operating in the public right-ofway, and shall be in good operating condition. (3) Each Mobile Food Truck shall not occupy more than 10 percent of the required offstreet parking spaces for the principal use on the subject property, unless an approved Temporary Use Permit provides for a longer time period or occupancy of a larger portion of the property. (4) Each Mobile Food Truck operator shall provide trash receptacles sized to meet expected demand and shall remove them after the Mobile Food Truck completes serving food. (5) A Temporary Use Permit for a Food Truck shall be valid for a maximum of seven consecutive days. (6) Food Trucks shall require approval from the City Clerk's Office.
D.
Off-Site Construction Staging (1) All parking and materials shall be located outside of the required setbacks per the zone. Any job trailer shall be located outside of setbacks. (2) Any access driveway shall be defined to be no wider than 24-feet. Non-construction related activities, and access to the site by the general public during off-hours, is not allowed. (3) Approved surface materials are to be placed at all driveways to eliminate track-out of dirt onto the street. (4) Any street-loading activities shall be coordinated with the Ada County Highway District and the applicant will be required to obtain all necessary right-of-way permits to work in the right-of-way. (5) Use of the site shall be limited to the hours of 7:00 a.m. to 7:00 p.m. Monday through Friday, and 8:00 a.m. to 6:00 p.m. for Saturday and Sunday. Hours may be temporarily altered for special circumstances as approved by the Planning Director. (6) The site shall be kept free of debris and in a nuisance-free and orderly manner. Temporary fencing with screening shall be placed around entire site. (7) The applicant shall coordinate with the Boise Fire Department to ensure access is not blocked to the trailer. (8) Contact information, including a phone number, for a person responsible for ensuring compliance with all regulations and available to answer calls during all hours of operation shall be clearly posted on the site and on file with the City.
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(9) The applicant is responsible for ensuring all site improvements are removed, placed back to its previous condition, and the site is inspected for compliance by planning staff. E.
Sales and Leasing Office (1) Sales and Leasing Offices are permitted in any zoning district on the site of the development for which the sales are taking place. (2) Sales and Leasing Offices are permitted to remain on the site of the development from 15 days before homes are offered for sale until 15 days after all homes or home sites within the development are sold.
F.
Seasonal Sales (1) Sales areas shall be set back a minimum of 15 feet from any public right-of-way. (2) Seasonal Sales require approval from the City Clerk's Office. (3) A Temporary Use Permit shall be valid for a maximum of 30 consecutive days. (4) Temporary Use Permits for produce stands shall be approved annually.
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Chapter 11-04 Development and Design Standards 11-04-01.
Purpose
The purpose of this Chapter 11-04 is to provide standards for developing property or establishing new uses of property within the Boise City to ensure the protection of the health, welfare, safety, and quality of life for local citizens, visitors, and business owners. These provisions address the physical relationship between development and adjacent properties, public streets, neighborhoods, and the natural environment, in order to implement the vision and goals of the Comprehensive Plan.
11-04-02. 1.
Applicability
Generally The requirements of this Chapter 11-04 shall apply to all new development and redevelopment pursuant to Section 11-01-04, Applicability, unless otherwise provided in another Section of this Code.
2.
Activities That Require Compliance with Specific Standards A.
Construction of any new primary or accessory structure on a lot shall require compliance with all standards in this Chapter unless an exception is stated in the Code.
B.
Table 11-04.1 identifies the design and development standards contained within this Chapter 11-04, Development and Design Standards and the development review decision where compliance with these standards is required. However, nothing in these standards shall exempt development activity from complying with all applicable standards of this.
C.
Section 11-05-06, Nonconformities, identifies activities that trigger full and limited compliance for legal nonconforming site and structures with specific development standards contained within this Chapter 11-04, Development and Design Standards.
TABLE 11-04.1: DEVELOPMENT STANDARDS COMPLIANCE THRESHOLDS ZONING CODE STANDARD
CODE SECTION
SUBDIVISION OF LAND
CONDITIONAL USE PERMIT
ZONING CERTIFICATE
Lot and Building Forms and Dimensions
11-04-03
X [1]
X
X
Subdivision Standards
11-04-04
X
Sensitive Lands
11-04-05
X
Building Design
11-04-06
X X
X X
Access and Connectivity
11-04-07
X
X
X
Parking and Loading
11-04-08
X
X
Landscaping, Fencing, Walls, and Screening
11-04-09
X
X
X
Exterior Lighting
11-04-011
Signs
11-04-012
X X
X X
X X
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X
X X 195
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TABLE 11-04.1: DEVELOPMENT STANDARDS COMPLIANCE THRESHOLDS ZONING CODE STANDARD
CODE SECTION
SUBDIVISION OF LAND
CONDITIONAL USE PERMIT
ZONING CERTIFICATE
CHANGE OF USE
Notes: [1] Review is for lot dimensions only.
3.
Compliance with Design Standards Required A.
In addition to the standards in this Section, all Residential Small Lot development, MultipleFamily, mixed-use, and nonresidential development shall comply with the standards and other mandatory content in the adopted Citywide Design Standards and Guidelines and the Downtown Design Standards and Guidelines. (1) The Downtown Design Standards and Guidelines shall apply to all Multiple-Family, mixed-use, and nonresidential development in the Downtown Planning Area. (2) The Citywide Design Standards and Guidelines shall apply to all Residential Small Lot development, Multiple-Family, mixed-use, and nonresidential development outside of the Downtown Planning Area.
B.
11-04-03. 1.
In the event of a conflict between the standards in this Chapter 11-04, Development and Design Standards and applicable standards in the Citywide or Downtown Design Standards and Guidelines, the provision requiring the higher level of visual building quality and interest, as determined by the Planning Director, shall apply.
Lot and Building Forms and Dimensions
General Lot and Form Standards A.
Access to Public Street No building shall be constructed or erected upon any parcel not abutting a public street or having a permanent access easement to a public street.
B.
Construction Over Platted Lot Line/Property Lines Construction over platted lot line/property lines of multiple whole lots in any zoning district is only allowed if: (1) Prior to issuance of a Building Permit, the applicant submits to the City a copy of a recorded Notice of Buildable Parcel and a map describing the entirety of the platted lots upon which construction is proposed to take place; and (2) Prior to construction, the applicant submits to the City a copy of a recorded Replat of any platted or recorded easements in the area of proposed construction or the written permission of the easement holder to complete such construction without vacating the easement.
2.
Dimensional Standards Summary Tables All development and redevelopment shall comply with the standards in this Section 11-04-03.2, Dimensional Standards Summary Tables unless another Section of this Code provides an alternative standard for a particular use, layout, or development type. Sections of this Code that may provide alternative standards include but are not limited to Section 11-03-03, Use-Specific Standards.
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A.
Residential Districts (1) Dimensional Standards (a) All development in Residential zoning districts shall comply with the standards in Table 11-04.2 unless those standards are adjusted pursuant to a provision of this Section 11-04-03, Lot and Building Forms and Dimensions or another provision of this Code. (b) All structures that were legally constructed and that complied with applicable dimensional standards prior to the Effective Date, but that no longer comply with the dimensional standards in this Section 11-04-03.2.A due to inclusion in a consolidated zoning district with different dimensional standards shall be considered conforming structures under this Code.
TABLE 11-04.2: RESIDENTIAL DISTRICT DIMENSIONAL STANDARDS N/A = NOT APPLICABLE NO PRIMARY OR ACCESSORY STRUCTURE SHALL OBSTRUCT A CLEAR VISION TRIANGLE
ZONING DISTRICT
R-1A
R-1B
R-1C
R-2
R-3
Lot Standards [1]
Lot Area (minimum) [2]
20,000 sf.
9,000 sf.
3,500 sf.
2,500 sf.
Single-Family Attached: 1,500 sf. All Other Uses: 2,000 sf.
Lot Width (average)
75 ft.
50 ft.
25 ft.
20 ft.
20 ft.
Street Frontage (minimum)
20 ft.
20 ft.
20 ft.
20 ft.
20 ft.
Density (maximum, units/acre) [2]
2.1 [3]
4.8 [3]
12.4 [3]
N/A
N/A
Front Entry Parking/Garage
20 ft.
20 ft.
20 ft.
20 ft.
20 ft.
Remainder of Structure
15 ft.
15 ft.
15 ft.
10 ft.
10 ft.
20 ft.
20 ft.
20 ft.
20 ft.
20 ft.
20 ft. [4]
20 ft. [4]
15 ft.
15 ft.
15 ft.
Setbacks (Minimum) Front
Street Side Side Street Entry Parking/Garage Remainder of Structure Interior Side [5]
10 ft.
10 ft.
5 ft. or 10 ft. [6]
5 ft. or 10 ft. [6]
5 ft. or 10 ft. [6]
Rear
20 ft.
20 ft.
15 ft.
15 ft.[7]
15 ft. [7]
35 ft.
3 stories not to exceed 40 ft.
4 stories not to exceed 45 ft.
4 stories not to exceed 50 ft.
Height (Maximum) Building Height (maximum)
35 ft.
Notes: [1] All Residential Small Lots shall meet the standards in Section 11-04-03.4, Residential Small Lots.
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TABLE 11-04.2: RESIDENTIAL DISTRICT DIMENSIONAL STANDARDS N/A = NOT APPLICABLE NO PRIMARY OR ACCESSORY STRUCTURE SHALL OBSTRUCT A CLEAR VISION TRIANGLE
ZONING DISTRICT
R-1A
R-1B
R-1C
R-2
R-3
[2] Minimum lot area and maximum density requirements shall not apply to Accessory Dwelling Units or Duplex Dwellings. [3] Maximum density requirement shall not apply to properties using incentives earned pursuant to Section 11-04-03.7.D. [4] See Section 11-06-02.5.B(4). [5] No interior side setback is required between Single-Family Attached Dwellings. [6] For the third story of a building when abutting a single-story building. [7] Reduced to 5 ft. when alley present.
B.
Mixed-Use, Industrial, and Open Land Districts (1) All development in Mixed-Use, Industrial, or Open Land zoning districts shall comply with the standards in Table 11-04.3 unless those standards are adjusted pursuant to provision of this Section 11-04-03, Lot and Building Forms and Dimensions or another provision of this Code.
TABLE 11-04.3: MIXED-USE, INDUSTRIAL, AND OPEN LAND DISTRICT DIMENSIONAL STANDARDS N/A = NOT APPLICABLE NO PRIMARY OR ACCESSORY STRUCTURE SHALL OBSTRUCT A CLEAR VISION TRIANGLE
ZONING DISTRICT
MX-1
MX-2
MX-3
MX-4
MX-5
MX-U
MXH
I-1
I-2
I-3
A-1
A-2
Lot Area (minimum)
N/A
N/A
N/A
N/A
N/A
N/A
N/A
N/A
N/A
N/A
1 acre
40 acres
Lot Width (average)
N/A
N/A
N/A
N/A
N/A
N/A
N/A
N/A
N/A
N/A
50 ft.
100 ft.
Street Frontage (minimum)
N/A
N/A
N/A
N/A
N/A
30 ft.
30 ft.
30 ft.
30 ft.
30 ft.
30 ft.
100 ft. 1 unit/ 40 acres
Lot Standards
Density (maximum)
N/A
N/A
N/A
N/A
N/A
N/A
N/A
N/A
N/A
N/A
1 unit/ acre
Building Setbacks (Minimum/Maximum) Front
Min 5 ft. Max 20 ft.
Min 5 ft. Max 20 ft.
Min 5 ft. Max 20 ft.
Min 5 ft. Max 20 ft.
Min 5 ft. Max 20 ft.
Min 10 ft. [1]
Min 10 ft.
Min 20 ft.
Min 20 ft.
[3] [4]
Min 20 Min 40 ft. [6] ft. [6]
Street Side
Min 0 ft. Max 20 ft.
Min 0 ft. Max 20 ft.
Min 0 ft. Max 20 ft.
Min 0 ft. Max 20 ft.
Min 0 ft. Max 20 ft.
Min 10 ft. [1]
Min 10 ft.
Min 15 ft.
Min 15 ft.
[3] [4]
Min 20 Min 40 ft. [6] ft. [6]
Interior Side
Min 0 ft.
Min 0 ft.
Min 0 ft.
Min 0 ft.
Min 0 ft.
N/A
[3] [4]
Min 10 Min 20 ft. [6] ft. [6]
Min 10 ft.
Min 10 ft.
Min 10 ft.
Min 10 ft.
Min 0 ft.
Min 10 ft. [1]
Min 0 ft. [2] Min 0 ft. [2]
Min 0 ft. [2]
Rear
1&2 stories 5 ft. 3+ stories 15 ft.
Min 0 ft. [2]
[3] [4]
Min 30 Min 60 ft. [6] ft. [6]
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TABLE 11-04.3: MIXED-USE, INDUSTRIAL, AND OPEN LAND DISTRICT DIMENSIONAL STANDARDS N/A = NOT APPLICABLE NO PRIMARY OR ACCESSORY STRUCTURE SHALL OBSTRUCT A CLEAR VISION TRIANGLE
ZONING DISTRICT
MX-1
MX-2
MX-3
MX-4
MX-5
MX-U
MXH
I-1
I-2
I-3
A-1
A-2 Min 20 ft. [6]
Parking Setbacks (Minimum) 20 ft.
10 ft.
10 ft.
10 ft.
10 ft.
10 ft. [1]
20 ft.
10 ft.
15 ft.
20 ft. [3]
20 ft. [6]
Street Side
20 ft.
10 ft.
10 ft.
10 ft.
10 ft.
10 ft. [1]
10 ft.
10 ft.
15 ft.
20 ft. [3]
20 ft. [6]
Interior Side
5 ft.
5 ft.
5 ft.
5 ft.
5 ft.
10 ft. [1]
10 ft.
0 ft. [2]
0 ft. [2]
15 ft. [3]
20 ft. [6]
Rear
5 ft.
5 ft.
5 ft.
5 ft.
5 ft.
10 ft. [1]
10 ft.
0 ft. [2]
0 ft. [2]
15 ft. [3]
30 ft. [6]
Min 20 ft. [6]
Any Yard Adjacent to Interstate (I84 & I-184)
10 ft.
20 ft.
20 ft.
20 ft.
10 ft.
N/A
10 ft.
20 ft.
20 ft.
20 ft. [3]
30 ft. [6]
Min 20 ft. [6]
55 ft.
150 ft. [5]
45 ft. or 35 ft. [6]
45 ft. or 35 ft. [6]
Front
Min 20 ft. [6] Min 20 ft. [6]
Building Height (Maximum) Building Height
45 ft.
45 ft.
70 ft.
70 ft.
N/A
[87]
78 ft.
55 ft.
Notes:
[1] Only applies from edge of the adopted Boise State University campus master plan boundaries. [2] When adjacent to a Residential zoning district or residential use, 30 ft. minimum for all development under three acres, 50 ft. minimum for all development between three acres and 10 acres, and 100 ft. minimum for all development of 10 or more acres. [3] If a development is part of an adopted Industrial Technology master plan, setbacks shall apply only to the perimeter of the campus. [4] 45 ft. + 1 ft. for every 1-foot increase in building height above 45 ft. OR 100 ft. when the property is adjacent to a Residential zoning district or residential use, regardless of whether the property is located on the perimeter of the campus. [5] Controlled by a 45 degree angle of bulk plan from all exterior property lines up to the maximum height of 150 feet. [6] Applies when the property abuts a Residential zoning district or a residential use. [87] Interior to the campus: Unlimited; Where the development site is located within 50 ft. of right-of-way on Beacon Street, Broadway Avenue, or Boise Avenue: 70 ft.; Where the development site is located within 50 ft. of a Residential zoning district (adjacent or across right-of-way(: 45 ft. or the maximum height of the Residential zoning district, whichever is greater.
3. Exceptions and Encroachments A.
Permitted Exceptions to Minimum Street Frontage To encourage creative building design, the Planning Director, following Interdepartmental Review, may reduce or waive the minimum street frontage requirement listed in Section 11-04-03.2, Dimensional Standards Summary Tables if the Planning Director determines
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that the site plan does not create material negative impacts on vehicle access, emergency services, or solid waste collection. B.
Permitted Encroachments into Setbacks Certain building and site features listed in Table 11-04.4 below may extend into the required building setbacks limits listed in Section 11-04-03, Lot and Building Forms and Dimensions as shown in Table 11-04.4 below.
TABLE 11-04.4: PERMITTED ENCROACHMENTS INTO REQUIRED SETBACKS STRUCTURE OR FEATURE
CONDITIONS OR LIMITS
Encroachments into Required Setbacks
Accessory Renewable Energy Facility
Permitted in side or rear setbacks in Residential and Mixed-Use districts, and in any setback in Industrial and Open Land districts, but not closer than two feet to any property line.
Balcony without roof
May extend up to four feet into any rear setback, provided the support structures are located outside of rear setback.
Chimneys no more than 8 feet in width
May extend up to two feet into any setback.
Covered front porches a minimum of 5 feet in depth for Single-Family Detached and Attached, Duplex, Triplex, or Fourplex Dwellings
May encroach into required front setback up to five feet. The encroachment shall not interfere with street trees, sidewalks, or required landscaping.
Detached accessory structures ≤500 square feet in area and < 14 feet in height [2]
In the R-1A, R-1B, R-1C, may have reduced interior side yard setbacks of 3 feet and rear yard setbacks of 9 feet. Allowed encroachments cannot conflict with any existing easements.
< 1,000 square feet in area and < 22 feet in height [2]
Exempt from rear and side yard setbacks abutting an alley.
Fencing in side or rear yards, landscaping, walkways, and accessible ramps
Little library book exchange boxes
Masonry ledges, windowsills, belt courses, fireplaces, cantilevers, architectural features, cornices, eaves, canopies, and roof overhangs that do not increase the volume of space enclosed by the building Open post patio/shade covers, pergolas, and similar structures under 250 feet in area and less than 15 feet in height and attached to a residential dwelling [3] Raised garden beds no more than three feet in height Boise Zoning Code Rewrite Adoption Draft
Exempt from setback requirements, provided they do not interfere with any existing easements. Exempt from front and side yard setbacks in Residential and Mixed-Use zoning districts, provided the portion of the yard occupied by the box does not exceed two square feet. May extend up to two feet into any setback. May have rear yard setbacks of nine feet in any zoning district. For corner lots, a minimum 15 foot side yard street setback is required. Exempt from all setback requirements.
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TABLE 11-04.4: PERMITTED ENCROACHMENTS INTO REQUIRED SETBACKS STRUCTURE OR FEATURE
CONDITIONS OR LIMITS
Encroachments into Required Setbacks Stair, railing, and landing without roof
May extend up to three feet into front or side setback or up to six feet into rear setback.
Window wells
May extend up to three feet into any front or rear setback.
Notes: [2] Applies to alley-loaded parking structures only. Height as measured from grade to the peak of the roof. [3] Structures that use the reduced setbacks shall not occupy more than 50 percent of the width of any rear yard.
C.
Permitted Exceptions Through Building Height Limits Certain building and site features listed in Table 11-04.5 below may exceed the maximum building height limits listed in Section 11-04-03.2, Dimensional Standards Summary Tables as shown in the Table below.
TABLE 11-04.5: EXCEPTIONS TO BUILDING HEIGHT LIMITS
4.
STRUCTURE OR FEATURE
CONDITIONS OR LIMITS
Accessory rooftop solar collectors
May extend up to 18 inches above the height limit for primary or accessory structures.
Accessory wind energy system
Permitted height shall be 10 feet above the height limit for primary structures.
Chimneys, ventilators, skylights, water tanks, bulkheads, similar features, and necessary mechanical appurtenances frequently mounted above the roof level
Exempt from height limit.
Ham radio antenna or television antenna
Permitted height shall be 45 feet measured from finished grade, only permitted in rear yard, and shall comply with all required setbacks.
Structures built to support, shelter, or enclose emergency warning sirens, communication antennae, or other public safety devices operated by government agencies. Requirements for telecom facilities are included in Section 11-03-03.4.D
Exempt from height limit.
Towers, steeples, spires, belfries, cupolas, and domes on primary nonresidential structures provided they are not used for human occupancy
Exempt from height limits, provided their largest horizontal cross-section does not exceed 20% of the horizontal cross-section of the top floor ceiling plate of the building. See Section 11-06-02.4.A(2).
Residential Small Lots A.
Purpose The purpose of this Section is to ensure that new residential development on lots less than 3,500 square feet and Substandard Original Lots of Record are compatible in design and scale with established housing.
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B.
Applicability (1) The standards in this Section 11-04-03.4 shall apply to new dwellings and additions to existing dwellings: (a) On lots less than 3,500 square feet created after the Effective Date in the R-2 and R-3 zoning districts; and (b) On Substandard Original Lots of Record existing on the Effective Date in the R1A, R-1B, R-1C, R-2, or R-3 zoning districts. (2) The Historic Preservation Commission may modify the regulations for Residential Small Lots in order to issue a Certificate of Appropriateness. (3) These standards do not apply to lots that are part of a Planned Unit Development and do not supersede any note recorded on a Subdivision Plat. (4) In the event of a conflict between this Section 11-04-03.4 and any other standard applied to new dwellings and remodels of existing dwellings by other Sections of this Code, the standards in this Section 11-04-03.4 shall apply.
C.
General Provisions (1) Design Review (a) A development containing four or fewer dwelling units on up to four contiguous Residential Small Lots shall be subject to Minor Design Review pursuant to Section 11-05-05.2.E. (b) A development of five or more contiguous Residential Small Lots shall be subject to Major Design Review pursuant to Section 11-05-05.3.D and shall also comply with the standards and guidelines in this Section 11-04-03.4. (c) If a proposed development includes three or more structures, each of which contains four or fewer dwelling units, and the Planning Director determines that the potential impacts of the development on surrounding areas is similar to that of a project that would require Major Design Review, the Planning Director may require that the project be subject to Major Design Review pursuant to Section 11-05-05.3.D.
D.
Development Standards (1) Setbacks (a) Front Front yard setbacks shall comply with the requirement of the applicable zoning district. (b) Side Interior side setbacks shall comply with the requirement for applicable the zoning district. The following building arrangements may also be permitted: i.
Common Lot Line/Property Line Attached Units When the building is located on a common lot line/property line, the remaining side yard setback shall comply with the requirement for the zoning district.
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Figure 4.1. Common Lot Line/Property Line Attached Units
ii.
Detached Units On Contiguous Lots For contiguous Residential Small Lots developed simultaneously, the interior side yard setbacks may be reduced to three feet interior to the development, provided the setbacks exterior to the development comply with the setbacks required by the zoning district.
Figure 4.2. Reduced Interior Setback for Detached Units on Contiguous Lots
iii.
Attached Buildings of Two Stories or More Two-story attached buildings shall have a minimum side yard setback of five feet for the first story and a minimum of eight feet for the second story from
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the exterior side property line, with bay windows, pop-outs or other architectural appurtenances allowed at the five foot setback line. Alternative proposals meeting the intent of this requirement may be approved by the Planning Director.
Figure 4.3. Two-Story Attached Units on Continuous Lots
(c) Rear The rear yard setback shall be as required by the zoning district in which the Residential Small Lot is situated. (2) Building Height The maximum height permitted for buildings on Residential Small Lots shall comply with the requirement for applicable the zoning district, except if an existing, less than two-story residential dwelling in a Residential zoning district abuts either side of the subject lot, then the maximum height shall not exceed 35 feet and shall contain no more than two stories, excluding basements. (3) Building Size Residential floor area shall not exceed 70 percent of the effective lot area. Below grade floor area is not included. (4) Open Space Each unit shall have a minimum of 200 square feet of open space. This open space shall be usable and shall not include driveways or parking areas. A minimum of 25 percent of the required open space shall consist of permeable ground surface with landscaping. (5) Public Right-Of-Way Improvement (a) Development on Residential Small Lots that include construction of a new dwelling unit (excluding ADUs) shall provide curb, gutter, and detached sidewalk a minimum of five feet in width that is separated by a minimum of 8-feet. Waivers or variations to this requirement may be granted by the Planning Director based upon exceptional circumstances. (b) Where driveways access a public street, a paved driveway apron that extends to the edge of street pavement of the roadway or alley shall be provided unless a waiver or variation on some or all of this requirement is granted by the Planning Director based upon site-specific conditions such as documented drainage problems that might result from the improvement of the roadway. Boise Zoning Code Rewrite Adoption Draft
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(c) Dirt or gravel strips in the front yard or undeveloped public street right-of-way shall not be permitted. Irrigated landscaping shall be provided in these areas through license agreements with ACHD. Bonding for landscape improvements may be allowed based on weather related constraints. If ACHD denies the necessary license agreement, the requirement for landscaping shall be waived. (6) Parking Vehicular access and parking shall comply with the following standards: (a) If alley access is available, all access shall be taken from the alley. One standard parking space shall be provided with 22 feet of back up space. (b) If alley access is not available and an attached garage is provided, the garage design shall include varied rooflines, dormers within the roofline or other architectural treatments that will avoid the appearance of garage domination of the front or side building façade. The face of the garage shall be set back 20 feet from the property line or back of sidewalk. Street-facing garages and driveways shall not exceed 20 feet in width, or 50 percent of the width of the building façade on which the garage is located, whichever is less. (c) If alley access is not available and unenclosed or uncovered parking is provided, the driveway and parking area shall not exceed 20 feet in width, or 50 percent of the width of the building façade on which the parking is located, whichever is less. (d) Two detached residential structures may share a 12 foot wide driveway or wider, providing access to rear yard detached garages or attached garages with a common wall on the property line. (e) Where front yard driveways are permitted, the driveway may be designed with two concrete wheel strips or grass pavers separated by vegetation. (7) Alternative Building Arrangements (a) Zero Lot Line/Property Line Option If multiple Single-Family Detached Dwelling units and garages are constructed on contiguous lots, a zero lot line/property line development is permitted provided that the design maintains full required setbacks from adjacent non-project lots. The zero lot line/property line units remain subject to the general design guidelines in Subsection E, below, and are subject to Minor or Major Design Review pursuant to Sections 11-05-05.2.E or 11-05-05.3.D, depending on the size of the project. (b) Attached Units i.
In order to achieve similar length to a standard-width Single-Family Detached Dwelling, Single-Family Attached Dwelling units shall be organized in structures containing a maximum of five units. The attached units remain subject to the general design criteria in Subsection E, below.
ii.
The applicant or builder shall obtain City approval of easement agreement(s) for the use and maintenance of common facilities such as driveways, parking sites, and common party walls. The agreement shall be recorded in the
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official records of Ada County prior to submission of plans for a Building Permit. iii.
E.
Adjustments to lot line/property lines and reduction in the number of lots within the same parcel are subject to review and approval pursuant to all applicable standards in this Code. The applicant shall obtain approval from the City and record any lot line/property line adjustments or reduction in lots with the County Recorder prior to submission for a Building Permit.
Design Guidelines In addition to the development standards above, the general design guidelines below shall also apply to developments on Residential Small Lots. Design Review shall take into account the location and design of adjacent buildings, landscaping, and public right-of-way improvements, and shall comply with the following criteria to the maximum extent practicable: (1) Orientation All buildings shall be oriented towards a public street, except when buildings cannot be oriented toward a public street due to inadequate street frontage. In this case, buildings shall be oriented towards a private street or lane conforming to City standards. (2) Front Façade Design Requirements (a) All dwelling units shall have a front door that faces the street. When a unit is built on a corner lot, the main entrance shall have the door facing the dominant street. (b) For dwelling units with front-loaded garages, a garage door shall not count toward window/opening requirements. The garage door shall also have design elements such as panels, windows, trim features, cross members, or other features as determined appropriate by the applicable Design Review process. (c) Portions of the façade occupied by garage doors shall comply with Section 1104-03.4.D(6), Parking above. (d) Required façade elements shall, in addition to complying with design guidelines in (a) and (b), above, include a minimum of two of the following: multi-paned windows, varied roof lines, bay windows, wainscot, covered front door, or other elements as approved by the applicable Design Review process that create a unique façade. (e) Attached units shall provide modulation and architectural design features to prevent flat façade wall planes. (f)
Building design shall incorporate materials such as brick, stone, stucco, tile, and wood for 35 percent of the facade and second story elements. The presence of such materials on nearby homes shall be reviewed as a guide for appropriate materials to be used on the new dwelling.
(g) Rain gutters shall be provided on the side elevations of all structure to aid in site drainage. Gutters shall direct water to the front or rear of the lot.
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5.
Neighborhood Transition Standards In order to facilitate a predictable transition from Multiple-Family, mixed-use, and nonresidential development on abutting lower-density residential zoning districts, all development listed in Subsection (A) below shall comply with all standards Subsections (B), (C), (D), and (E) below. In case of conflict between the standards in this Section 11-04-03.5 and any other standard in this Code, the standards in this Section 11-04-03.5 shall apply. A.
Applicability The standards in this Section 11-04-03.5 shall apply to all development or redevelopment after the Effective Date on lots located in the R-2 or R-3 zoning districts, or any Mixed Use, Industrial, or Open Land zoning district that have a side or rear lot line/property line abutting a lot in the R-1A, R-1B or R-1C zoning district.
B.
Building and Parking Area Setbacks (1) The primary building shall be set back from each side or rear property line abutting an R-1A, R-1B, or R-1C lot a distance at least equal to the minimum setback required in that abutting zoning district. (2) Any parking area, Drive-Through Facility, or vehicle circulation driveway shall be set back from each side or rear property line abutting an R-1A, R-1B, or R-1C lot by at least 10 feet or the minimum parking setback distance in the district where the primary building is located, whichever is greater; and
C.
Building Height Stepdown Each primary building constructed after the Effective Date with a height greater than 35 feet shall reduce the visual impact of the building when viewed from each abutting a R-1A, R-1B, or R-1C lot by limiting the maximum height of the building so that: (1) It does not exceed 35 feet at the minimum building setback line from the R-1A, R-1B, or R-1C lot; and (2) Any portion of the building with a height between 35 and 45 feet shall be set back an additional 20 feet from the required building setback as identified in Subsection B(1) above. (3) Any portion of the building with a height above 45 feet shall be set back an additional 10 feet from the setback identified in Subsection C(2) above.
Figure 4.4. Building Height Stepdown Requirements
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D.
Lighting Height In addition to complying with all standards in Section 11-04-011, Exterior Lighting, no outdoor pole or wall mounted light fixture located within 50 feet of any side or rear lot line/property line abutting an R-1A, R-1B, or R-1C zoning district shall be mounted more than 20 feet above grade.
E.
Screening and Buffering In addition to complying with the standards in Section 11-04-09, Landscaping, Fencing, Walls, and Screening, when the standards of that Section require or allow the construction of an opaque wall or fence, the wall or fence shall be set back from the property line in order to allow the required landscaping to be installed on the side of the fence facing the R-1A, R-1B, or R-1C zoning district. The required landscaping shall be maintained by the property owner required to install the landscaping.
6.
7.
Other Form Standards A.
All development shall comply with all Form, Layout, and Design Standards applicable to the MX-1, MX-2, MX-3, MX-4, and MX-5 zoning districts in Sections 11-02-03.1, 11-02-03.2, 11-02-03.3, 11-02-03.4, and 11-02-03.5 respectively.
B.
All development shall comply with all standards related to building or development form in each overlay district listed in Section 11-02-07, Overlay Districts.
Incentives A.
Purpose The purpose of this Section 11-04-03.7 is to support an increased supply of diverse, affordable, and sustainable/resilient housing that will efficiently use the existing infrastructure.
B.
Approval Procedure The approval procedures for projects earning one or more of the incentives shall be those otherwise applicable under this Code unless this Section specifically modifies the procedure to allow an administrative approval. Any conditions attached to a project approval shall not reduce or modify the housing incentives for which the project qualifies under this Section.
C.
Nonconforming Uses and Structures The housing incentives created by this Section shall be available regardless of whether the existing use of the property is a conforming use and regardless of whether any existing structures on the property are conforming structures. All structures shall be required to meet the applicable building codes.
D.
Incentives Available (1) In the R-1A, R-1B, and R-1C Zoning Districts Except as described in Subsection (2) below, in the R-1A, R-1B, and R-1C zoning districts, a project containing up to 4 primary or Accessory Dwelling Units permitted by Table 11-03.1: Table of Allowed Uses is not subject to the base zoning district density limit if the lot or sum of any new lots created meets or exceeds the zone’s minimum lot size, it complies with all applicable Use-Specific Standards in Section 11-
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03-03 and also complies with all of the following standards for affordability and sustainability/resilience. (a) Affordability At least one of the three permitted units, or at least two of the permitted four, shall be income-restricted affordable to households earning not more than 80 percent of the Area Median Income for the Boise area if the dwelling unit(s) is a rental unit for a period of at least 50 years; or affordable to households earning no more than 120 percent of the Area Median Income if the dwelling unit(s) is a for-sale property for a period of at least 50 years. (b) Sustainability/Resilience In addition to satisfying the criteria in Subsection (a) above, the project shall satisfy all of the following criteria for sustainable and resilient development: i.
Clean Energy The building shall use electricity or geothermal energy to meet all of its heating, hot water, and appliance energy needs for in all dwelling units;
ii.
Energy Conservation The building shall either:
iii.
A.
Consume at least 15 percent less electrical energy than would be consumed if the building met the adopted energy code, based on modeled building energy performance comparisons, individually documented energy savings measures, or receiving a comparable energy efficiency utility incentive (if applicable/available at time of construction); or
B.
Must meet the adopted City of Boise Green Building Code, whichever achieves the greater energy savings; and
Water Conservation The building shall consume at least 15 percent less water than would be consumed if the building met all water conservation standards applicable to similar development.
(2) In the R-1B and R-1C Districts In the R-1B and R-1C zoning districts, a project containing between three to 12 primary or Accessory Dwelling Units permitted by Table 11-03.1: Table of Allowed Uses is not subject to the base zoning district density limits if the lot or sum of any new lots created meets or exceeds the zone’s minimum lot size, it complies with all applicable Use-Specific Standards in Section 11-03-03 and also complies with all of the following standards for applicability and affordability. Projects that contain five or more dwelling units shall also receive a 50 percent reduction in minimum required off-street parking. If a project meets the requirements of both this Subsection (2) and Subsection (1) above, the requirements and incentives in this Subsection (2) shall apply. (a) Standards The project shall satisfy all the following criteria: Boise Zoning Code Rewrite Adoption Draft
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i.
ii.
Location A.
The project site shall be located entirely within 300 feet of a collector or arterial roadway (as determined by the Ada County Highway District Master Street Map) or within one fourth of a mile of a property zoned MX-3 and MX-4; and
B.
Have a minimum of 55 feet of street frontage.
Lot Characteristics The project site shall be:
iii.
A.
A vacant lot;
B.
A lot where the improvement/structure value as assessed by the Ada County Tax Assessor for the most recent year is no greater than 25 percent of the total assessed value of the property; or
C.
A lot on which an existing structure will be incorporated into the project design.
No Recent Demolitions The project site shall not include any property for which the City approved a demolition permit for a primary structure within the previous three years.
iv.
Parking, Visibility and Access A.
Any new surface parking lot or garage shall be located to the rear of the structure(s).
B.
Any surface parking lot or parking garage shall be accessed from an alley if an alley is present or shall have only one access point if an alley is not present.
(b) Affordability Projects shall comply with all the following affordability standards, as applicable to the size of the project. i.
Projects with Three or Four Dwelling Units No affordability requirements.
ii.
Projects with Five to Eight Dwelling Units At least one of the units shall be income-restricted affordable to a household earning not more than 80 percent of the Area Median Income for the Boise area for a period of at least 50 years if the dwelling unit is a rental unit; or affordable to a household earning no more than 120 percent of the Area Median Income for a period of at least 50 years if the dwelling unit is a for-sale property.
iii.
Projects with Nine to Twelve Dwelling Units At least two of the units shall be income-restricted affordable for a period of at least 50 years to households earning not more than 80 percent of the Area Median Income for the Boise area, if the dwelling units are rental units, or affordable to households earning no more than 120 percent of the Area
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Median Income, if the dwelling units are a for-sale property, for a period of at least 50 years. (3) In the R-2 and R-3 Districts In the R-2 and R-3 districts, a project containing five or more dwelling units permitted by Table 11-03.1: Table of Allowed Uses shall receive a 50 percent reduction in minimum required off-street parking if it complies with all applicable Use-Specific Standards in Section 11-03-03 and also complies with all of the following standards for applicability and affordability. (a) Location The project site shall be located entirely within one fourth of a mile of a property zoned MX-3, MX-4, or MX-5. (b) Affordability At least 25 percent of all permitted dwelling units shall be income-restricted for a period of at least 50 years to households earning not more than 60 percent of Area Median Income, and at least 25 percent of the income-restricted units must contain two or more bedrooms. (c) Sustainability/Resilience In addition to satisfying the criteria in Subsections (a) and (b) above, the project shall satisfy all of the following criteria for sustainable and resilient development: i.
Clean Energy The building shall use electricity or geothermal energy to meet all of its heating, hot water, and appliance energy needs for in all dwelling units;
ii.
Energy Conservation The building shall:
iii.
A.
Consume at least 15 percent less electrical energy than would be consumed if the building met the adopted energy code, based on modeled building energy performance comparisons, individually documented energy savings measures, or receiving a comparable energy efficiency utility incentive (if applicable/available at time of construction); or
B.
Must meet the adopted City of Boise Green Building Code, whichever achieves the greater energy savings; and
Water Conservation The building shall consume at least 15 percent less water than would be consumed if the building met all applicable water conservation standards applicable to similar development.
iv.
Landfill Waste Diversion The development shall dedicate an amount of on-site storage space for waste diversion techniques (such as comingled recycling, cardboard recycling, and/or organics recycling) that is equal or greater than the amount of on-site storage space provided for solid waste.
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(4) In the MX-3 District In the MX-3 district, a Multiple-Family Dwelling shall receive a 50 percent reduction in minimum required off-street parking if it complies with the applicable Use-Specific Standards in Section 11-03-03 and also complies with all of the following standards for affordability and sustainability/resilience: (a) Affordability At least 25 percent of all permitted dwelling units shall be income-restricted affordable for a period of at least 50 years to households earning not more than 60 percent of Area Median Income, and at least 25 percent of the incomerestricted units must contain two or more bedrooms. (b) Sustainability/Resilience In addition to satisfying the criteria in Subsection (a) above, the project shall satisfy all of the following criteria for sustainable and resilient development: i.
Clean Energy The building shall use electricity or geothermal energy to meet all of its heating, hot water, and appliance energy needs for in all dwelling units;
ii.
Energy Conservation The building shall:
iii.
A.
Consume at least 15 percent less electrical energy than would be consumed if the building met the adopted energy code, based on modeled building energy performance comparisons, individually documented energy savings measures, or receiving a comparable energy efficiency utility incentive (if applicable/available at time of construction); or
B.
Must meet the adopted City of Boise Green Building Code, whichever achieves the greater energy savings; and
Water Conservation The building shall consume at least 15 percent less water than would be consumed if the building met all applicable water conservation standards applicable to similar development.
iv.
Landfill Waste Diversion The development shall dedicate an amount of on-site storage space for waste diversion techniques (such as comingled recycling, cardboard recycling, and/or organics recycling) that is equal or greater than the amount of on-site storage space provided for solid waste.
(5) In the MX-4 District In the MX-4 district, a Multiple-Family Dwelling may exceed the applicable height limit in the MX-4 district and is not subject to an off-street parking requirement if it complies with all applicable Use-Specific Standards in Section 11-03-03 and also complies with all of the following standards for affordability and sustainability/resilience: Boise Zoning Code Rewrite Adoption Draft
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(a) Affordability At least 25 percent of all permitted dwellings shall be income-restricted affordable for a period of at least 50 years to households earning not more than 60 percent of Area Median Income, and at least 25 percent of the incomerestricted units must contain two or more bedrooms. (b) Sustainability/Resilience In addition to satisfying the criteria in Subsection (a) above, the project shall satisfy all of the following criteria for sustainable and resilient development: i.
Clean Energy The building shall use electricity or geothermal energy to meet all of its heating, hot water, and appliance energy needs for in all dwelling units;
ii.
Energy Conservation The building shall:
iii.
A.
Consume at least 15 percent less electrical energy than would be consumed if the building met the adopted energy code, based on modeled building energy performance comparisons, individually documented energy savings measures, or receiving a comparable energy efficiency utility incentive (if applicable/available at time of construction); or
B.
Must meet the adopted City of Boise Green Building Code, whichever achieves the greater energy savings.
Water Conservation The building shall consume at least 15 percent less water than would be consumed if the building met all applicable water conservation standards applicable to similar development.
iv.
Landfill Waste Diversion The development shall dedicate an amount of on-site storage space for waste diversion techniques (such as comingled recycling, cardboard recycling, and/or organics recycling) that is equal or greater than the amount of on-site storage space provided for solid waste.
(6) Accessory Dwelling Units (ADUs) In all zone districts where Accessory Dwelling Units (ADUs) are permitted, an ADU is not subject to the owner-occupancy requirement of Section 11-03-03.2.B if: (a) It complies with all other applicable Use-Specific Standards in Section 11-03-03; and (b) Either the primary structure or the ADU shall be income-restricted affordable for a period of at least 50 years to households earning not more than 60 percent of the Area Median Income.
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(7) Adaptive Reuse This Subsection (7) shall apply to projects involving the adaptive reuse of existing structures that are not eligible for the other incentives applicable to the reuse of existing structures in Subsections (1), (2), (3), and (4) above. (a) The project shall involve the adaptive reuse of an existing primary structure in the R-1A, R-1B, R-1C, R-2, R-3, MX-1, MX-2, or MX-3 zoning districts; and shall comply with one of the following two standards: i.
The existing primary building being adaptively reused may be increased or reduced in size a maximum of 10 percent; or
ii.
If no changes are made to the size of the existing primary building being adaptively reused, the project shall be exempt from setback requirements unless the location of the building is in conflict with any existing easements or encroaches on a neighboring property line.
(b) If the project is located in the R-1A, R-1B, R-1C, R-2, or R-3 zoning district: i.
The project shall receive a 50 percent reduction in minimum required offstreet parking; and
ii.
The project shall not be subject to the dwelling unit per acre density limits in the zoning district where the property is located.
(c) If the project is located in the MX-1, MX-2, or MX-3 zoning district, it shall not be required to provide any off-street parking in addition to that already provided on-site, but any existing on-site parking shall not be reduced below the amount otherwise required by this Code for the proposed reuse.
11-04-04. 1.
Subdivision Standards
Purpose The purpose of this Section 11-04-04 is to promote the public health, safety, and general welfare of present and future residents by ensuring that the Subdivision of Land results in: A.
Patterns of lots, blocks, streets, open space, and sites for public facilities that are consistent with the City’s adopted Comprehensive Plan;
B.
New developable lots having thorough and efficient networks of pedestrian, bicycle, and vehicular access and networks of utilities that are efficient and cost-effective to maintain;
C.
Systems of open space and stormwater drainage, and other natural areas that connect with and complement similar areas on adjacent lots where possible;
D.
Improved energy efficiency;
E.
Avoidance of development on lands such as water bodies, floodways, landslides and fault zones, steep slopes, unstable soils, and wildlife and habitat areas; and
F.
Prevention of noise-sensitive land uses or other uses that would conflict with operations of the airport.
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2.
Applicability A.
General This Section 11-04-04 applies to all land divisions within the City, unless another provision of this Code, including but not limited to Section11-05-05.4.F, Subdivision Plat - Preliminary provide a different standard or requirement.
B.
Exception for Five-Acre Parcel Division Approval of a Subdivision of Land pursuant to Subsection 4. below are not required for the division of land into parcels of five acres or more meeting the following standards: (1) The land is not zoned for or intended to be used for residential development purposes; (2) The dedication of public streets or construction of private streets is not required other than dedications for the widening of existing streets; and (3) The parcels front onto a street and meet the dimensional standards of the zoning district within which they are located unless a modification or waiver of those standards is granted by the Planning and Zoning Commission.
3.
Records of Survey The following changes of parcel boundaries shall require the review and approval of a Record of Survey prepared in accord with Idaho Code, 55-19, to establish that resulting parcels are conforming, buildable parcels. A.
Property Line Adjustment (1) Conforming Lots of Record The following standards apply to all Property Line Adjustments involving conforming lots of record that do not qualify as Residential Small Lots pursuant to Section 11-0403.4, Residential Small Lots. (a) The boundaries of a parcel within a Residential zoning district or that contains a residential use may be adjusted through the Property Line Adjustment process twice. Any additional boundary adjustments shall require a Subdivision. (b) The total number of buildable parcels must not be greater than the number of buildable parcels and/or lots existing prior to the Record of Survey. When Property Line Adjustments occur between section land and subdivided lots, no lot shall increase in area by more than 20 percent. (c) The resulting parcels must meet the minimum requirements for area, frontage, and width for the existing zoning district. (d) All existing buildings, driveways, and parking areas shall meet the setback requirements of the existing zoning district as measured from any parcel boundary being created by this process. Any setback that is legally nonconforming may remain as a legal nonconforming setback, provided the legal nonconforming setback is not altered by the Property Line Adjustment. If any building not meeting the required setback is to be partially or completely demolished, the demolition shall be completed prior to the approval of the Property Line Adjustment.
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(e) If existing residential buildings are to remain, the parcel containing such building(s) shall comply with the parking requirements in this Code. If any off-site parking is permitted by this Code, the amount of permitted off-site parking and the Section of this Code authorizing the off-site parking shall be documented on the Record of Survey. (f)
If the Property Line Adjustment results in the creation of a new buildable parcel that abuts a public right-of-way (without increasing the total number of buildable parcels on the site), a detached sidewalk that complies with all applicable standards on this Code, including but not limited to those standards in Section 11-04-07 Access and Connectivity and Section 11-04-09.4 Street Frontage Landscaping, shall be provided.
(g) All parcels that abut an alley shall be required to take parking access from the alley. (h) If the original parcel abuts an alley, each lot created by the Property Line Adjustment shall abut that alley. (i)
If the lot(s) has driveway access from the street rather than the alley, the area between the edge of the street pavement and the property line shall not be paved to a width any wider than the existing driveway. The applicant shall obtain a license agreement from the Ada County Highway District prior to landscaping and/or paving in the right-of-way.
(j)
When utilities cross land being divided, a utility easement to each proposed lot shall be provided and indicated on the Record of Survey. If an easement is located in a proposed area for a permanent structure to be construction, the easement shall be vacated prior to the approval of the Record of Survey.
(2) Residential Small Lots (a) If a Property Line Adjustment involves one or more Residential Small Lots, it shall not result in more buildable parcels than the total number of original substandard lots of record or the maximum number of Residential Small Lots permitted by Section 11-04-03.4, Residential Small Lots.
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Chapter 11-04 Development and Design Standards Section 11-04-04. Subdivision Standards 11-04-04.3 Records of Survey Figure 4.5. Substandard Original Lot of Record
(b) A Property Line Adjustment that includes a partial lot requires documentation that the split of the lot was recorded prior to October 30, 1965. If the partial lot was created by recorded deed prior to October 30, 1965, and does not qualify as a buildable parcel, it shall be combined with an original lot to count as one buildable parcel. (c) Adjusted side property lines shall be perpendicular to the public street. Exceptions can be made for lots where the original side lot line/property lines were not perpendicular to the street, such as pie shaped lots (See Figure 4.6).
Figure 4.6. Property Line Adjustment Not Allowed
(d) A Property Line Adjustment shall not result in buildable parcels that decrease the area, frontage, or width below that of the Residential Small Lot. (e) All parcels that abut an alley shall be required to take parking access from the alley. (f)
If the original parcel abuts an alley, each new lot created by the Property Line Adjustment shall abut that alley.
(g) All existing buildings, driveways, and parking areas must meet the setback requirements of the existing zoning district as measured from any parcel boundary being created by this process. Any setback that is legally nonconforming may remain as a legal nonconforming setback, provided the legal nonconforming setback is not altered by the Property Line Adjustment. If any building not meeting the required setback is to be partially or completely demolished, the demolition shall be completed prior to the Planning Director's approval of the Record of Survey. (h) If existing primary buildings are to remain, the parcel containing such building(s) shall comply with the parking requirements in this Code. If any off-site parking is permitted by this Code, the amount of permitted off-site parking and the Section
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of this Code authorizing the off-site parking shall be documented on the Record of Survey. (i)
If the Property Line Adjustment results in the creation of a new buildable parcel that abuts a public right-of-way (without increasing the total number of buildable parcels on the site), a detached sidewalk that complies with all applicable standards on this Code, including but not limited to those standards in Section 11-04-07 Access and Connectivity and Section 11-04-09.4 Street Frontage Landscaping, shall be provided.
(j)
If the lot(s) has driveway access from the street rather than the alley, the area between the edge of the street pavement and the property line shall be paved to align with the driveway. The applicant shall obtain a license agreement from the Ada County Highway District prior to landscaping and/or paving in the public right-of-way.
(k) When utilities cross property lines being relocated, a utility easement to each proposed lot shall be provided and indicated on the Record of Survey. If an easement is located in a proposed area for a permanent structure to be construction, the easement shall be vacated prior to the approval of the Record of Survey. (l)
The boundaries of a parcel within a Residential zoning district or containing a residential use may be adjusted through the Property Line Adjustment process twice. Any additional boundary adjustments shall require a Subdivision Plat or a Record of Survey for a Minor Land Division.
(m) A Property Line Adjustment shall only occur between an original corner lot and an original interior lot if the original corner lot is a minimum of 35 feet or more in width, or the minimum width for a corner lot permitted by Section 11-04-03.4 Residential Small Lots, whichever is smaller, unless three or more lots are combined resulting in a reduction in density. Adjusted corner lots shall comply with the following standards:
Figure 4.7. Property Line Adjustments Not Allowed
i.
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If a lot at the corner of two streets is proposed to be adjusted, the resulting corner lot shall be at least the same square footage as the original corner lot.
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Figure 4.8. Adjustments Demonstrated
ii.
If an existing dwelling is located on a corner lot, a 15 foot rear setback shall be provided from the existing dwelling to the new rear property line, regardless of the orientation or street address of the existing dwelling.
(n) If the lot(s) contains an existing dwelling, a minimum of 200 square feet of open space as required in Section 11-04-03.4, Residential Small Lots, located outside of the setbacks for each existing dwelling shall be designated as such on the Record of Survey. (3) Parcel Consolidation A Record of Survey is required to allow the consolidation of two or more existing contiguous parcels, with at least one parcel deemed as buildable, into one buildable parcel. (a) If an easement is located in a proposed area for a permanent structure to be construction, the easement shall be vacated prior to the approval of the Record of Survey.
4.
Subdivision of Land A.
Applicability All divisions of land into parcels of one or more lots or tracts for development shall be required to complete the Subdivision of Land process, except: (1) Divisions of land that are exempt from the Record of Survey and Subdivision of Land process pursuant to Section 11-04-04.2.B.
B.
General No Building Permit for the construction of any new structure upon property within a proposed Subdivision of Land shall be issued until the Subdivision Plat has been recorded.
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C.
Design Standards All Subdivisions of Land shall comply with the following standards unless Section 11-0505.4.F, Subdivision Plat - Preliminary or another provision of this Code provide a different standard or requirement. (1) Sensitive Lands All Subdivisions of Land shall comply with the standards in Section 11-04-05, Sensitive Lands applicable during the subdivision process. (2) Access and Connectivity (a) All Subdivisions of Land shall comply with the standards in Section 11-04-07.4, Access and Connectivity applicable during the subdivision process, including standards related to block layouts, maximum block dimensions, street and mobility networks, and perimeter access points. (b) Partial street dedications shall not be permitted unless the street forms the boundary of the property being subdivided, the adjacent property is not under common ownership, and the street is anticipated to be a through street upon development of adjacent properties. All partial street dedications shall require construction of partial street Sections that meet Ada County Highway District (ACHD) standards. (3) Common Drives Common driveways shall only be permitted in unique circumstances where the configuration benefits the design of the development, reduces the number of public street access points, can accommodate the collection of all applicable types of solid waste in an organized and efficient manner, and does not impede pedestrian, bicycle, and vehicular travel within the public right-of-way. Common driveways may serve Single-Family Detached, Single-Family Attached, and Duplex Dwellings and shall: (a) Provide safe and effective movement of vehicular, pedestrian, and bicycle travel; (b) Provide continuous, safe, and efficient pedestrian and bicycle facilities; (c) Not adversely affect access to adjacent properties or the public transportation network; (d) Not interfere or decrease public access to adjacent property or places of public interest; (e) Not connect one public street to another, unless specifically approved by the Planning Director; (f)
Not interrupt the continuity of public streets or the public street network;
(g) Be located within a common lot owned and maintained by the homeowner’s association. A perpetual recorded ingress/egress access easement and an agreement for maintenance for the common driveway, sidewalks, and any required landscaping shall be recorded prior to issuance of Building Permits. (h) Accommodate all driveway storm water runoff within a facility located in the common lot; and
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(i)
Comply with the ACHD ISPWC (Idaho Standards for Public Works Construction) structural standards for streets, as shown on design and construction documents prepared and certified by a registered professional engineer.
(4) Design (a) Common driveways shall comply with the following standards: (b) Access may be allowed to no more than six lots. (c) The minimum pavement width, including required ribbon-curbing along each side, shall be 24 feet. The maximum length shall be 150 feet. (d) “No parking” signs shall be placed on the common driveway. Required off-street parking shall be set back a minimum of 20 feet from the edge of the common driveway. (e) Shall terminate in an appropriate turnaround as approved by the Fire Department. (f)
Lots that abut a common driveway shall take access from the common driveway and not the public right-of-way.
(g) All utility easements shall be within the common lot of the common driveway. (5) Block Numbering Block numbers shall be designated as required by Idaho Code. (6) Lot Layout (a) Dimensions All lot areas, dimensions, and minimum street frontages shall comply with the standards in Section 11-04-03, Lot and Building Forms and Dimensions for the zoning district in which the lot is located, unless otherwise provided in this Code. (b) Double Frontage Lots Double frontage lots are prohibited except where it is shown that unusual topography or other conditions make it impossible to meet this requirement. Lots with double frontage shall be limited to one street access on one frontage by a plat note. (c) Landlocked Parcels All parcels that do not have required frontage or access shall be labeled "nonbuildable" on the plat. Each such non-buildable parcel shall be required to have a pedestrian ingress and egress easement unless adequate street frontage exists for a pedestrian pathway. (d) Building Envelopes To address unique site conditions or constraints, the Planning Director may require that the plat indicate a building envelope within which primary structures may be constructed. D.
Utility and Pathway Easements (1) Easements shall be provided as required by the utilities, and other public services.
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(2) City Council may require applicants to reserve permanent public use easements for public access pathways, or for future improvement and maintenance by the City or landowner or association. Any easement required under this Section may be used in conjunction with or as an alternative to a public pedestrian access requirement under Section 11-04-07.4.I, Pedestrian and Bicycle Connectivity and Circulation. (3) Residential projects that may be included in a Subdivision of Land at a later date shall place utilities in a street or in easements parallel and next to the street unless the City approves an alternative location. E.
Subdivision Buffers Along an Arterial and Collector Street (1) Front Lot Line/Property lines (a) Frontage roads separated from a collector or arterial street (as adopted in the current Ada County Highways District Master Street Map) by a landscaped median at least 10 feet wide, are permitted with approval of ACHD. The median shall be planted with trees and shrubs that at maturity will form a solid screen at least six feet high and a continuous tree canopy. (b) The front lot line/property line of a parcel may directly abut a collector or arterial street provided that an ACHD-approved alley is provided at the rear of such lots to provide direct lot access. Direct lot access to the collector or arterial is prohibited. (2) Side and Rear Lot Line/Property Lines (a) Except as described in Subsection (d) below, a non-buildable lot to contain required landscaped buffer areas shall be provided where single-family residential lots are adjacent to collector or arterial streets. If the creation of a non-buildable lot is impracticable, the Planning Director may authorize the creation of an easement to contain the required landscaping. (b) The buffer shall be located outside of any planned future right-of-way and outside the side and rear lines of each lot. (c) The width of the buffer along arterial streets shall be a minimum of 30 feet. Along collector streets it shall be a minimum of 20 feet. (d) As an exception to Subsections (a) and (b) above, if the Planning Director determines that the creation of a non-buildable lot is impracticable due to site or terrain conditions or utility locations, the Planning Director may approve the location of the buffer within one or more of the platted lots if: i.
In cases where the rear lot line/property line runs along an arterial or collector street, the depth of the lot is a minimum of 130 feet; and
ii.
In cases where the side lot line/property line runs along an arterial or collector street, the width of the lot is a minimum of 80 feet.
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Figure 4.9. Buffer Easement within Buildable Lot
5.
Required Improvements All Subdivisions of Land shall be required to construct the following improvements and to comply with the requirements concerning those improvements, related land dedications, and other matters described in this Section 11-04-04.5. A.
Filing of Plans and Financial Surety (1) Plans for the required improvements shall be certified by a professional engineer registered in the State of Idaho, unless otherwise specifically approved by the applicable public agency. (2) At or prior to the time of filing certification of the Final Plat, the applicant shall file with the Planning Director a surety bond or other form of financial security to secure the completion of the construction of required improvements not yet completed. All bonds or other guarantees shall be in the amount of 110 percent of the estimated cost of the improvement. (3) The financial surety shall be valid for a period of at least one year in order to cover the expected period of construction. The City may allow an additional six month period for construction if the validity of the financial surety is extended to cover that six month extension and the applicant pays all fees and costs to extend the surety and increases the amount of the surety to cover revised construction costs. Extensions of bond surety and construction time beyond this initial six month extension may be approved by the City Council upon a showing of undue hardship and the payment of all required fees. (4) Improvement(s) installed by the applicant as a condition of platting shall require certification that the construction is in accordance with approved plans. (5) After the completion of required improvements, the applicable public agency shall certify the completion and acceptance of those improvements in writing and shall transmit a copy of the certification to the applicant. Upon receipt of the certification,
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the City shall authorize release of the surety bond or other guarantee upon application. B.
Water (1) Water Lines and Hydrants (a) In all Subdivisions of Land, the applicant shall provide central water lines and fire hydrants that comply with all applicable City, state, and other governmental regulations, unless an alternative form of water supply has been approved by City Council. (b) Alternate provision for domestic water supply and fire protection may be approved by City Council if Council determines that the proposed alternative meets the standards of the City Fire Code, the Idaho Public Utilities Commission, the Idaho Department of Water Resources, and the Idaho Department of Health, and subject to any conditions imposed by City Council to protect public health, safety, and welfare. (2) Written Assurance (a) Written assurance by the applicant that provisions have been made for ownership, operation, and maintenance of the water supply and distribution system is required in a form acceptable to the City Attorney before the Final Plat is signed by the City Engineer. The assurance shall include a letter from an existing entity capable of owning, operating, and maintaining the system assuming responsibility for such operation and maintenance. (b) If the system is to be owned, operated, and maintained by a Homeowners’ Association, the applicant shall create binding covenants, conditions, and restrictions, approved by the City Attorney, providing for control, use, maintenance, and operation of the system, and shall record the covenants in the office of the Ada County Recorder before the Final Plat is signed by the City Engineer.
C.
Sanitary Sewer In all Subdivisions of Land, the applicant shall provide sanitary sewers that comply with all applicable city, state, and other governmental and agency provider regulations. Plans and specifications shall be approved by the appropriate sewer entity prior to signing of the Final Plat by the City Engineer.
D.
Drainage In all Subdivisions of Land, the applicant shall provide storm drainage facilities that comply with all applicable City, state, and other governmental regulations, including without limitation ACHD design and review requirements related to storm drainage. (1) All natural drainage courses shall be left undisturbed or be improved in a manner that will improve the hydraulics and ease of maintenance of the channel. For purposes of this provision, the term "natural drainage course" shall not be deemed to apply to minor swales and depressions that are located entirely on the applicant’s property and that serve a relatively small area where runoff is infrequent.
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(2) Relocation of natural swales is only permitted if the applicant meets applicable standards and regulations related to drainage hydraulics and ease of maintenance. (3) The City Council may require the reservation of an easement along any stream or important surface drainage course located in a proposed Subdivision of Land for the purpose of widening, deepening, sloping, improving, or protecting the stream or drainage course. E.
Irrigation Conveyance (1) No ditch, pipe, or structure for delivery of irrigation water or for carrying irrigation wastewater shall be obstructed, rerouted, covered, or changed in any way unless it has been approved in writing by the authorized representative of the person(s) owning the water rights delivered or diverted by means of the ditch. The applicant shall be required to provide such written authorization to the City prior to approval of the Final Plat. (2) Any covering or fencing program involving the distribution system of any irrigation district shall have the prior approval of the affected district. (3) In the event the applicant cannot obtain a response for the modifications proposed from the authorized representative of the water entity, approval shall be assumed to be obtained if the following documents are submitted to the Planning Director: (a) Copy of certified letter to the authorized representative along with documentation of receipt of letter. The letter to authorized representative shall be accompanied by plans and shall request written approval forwarded to the Planning Director within 30 days of receipt. (b) Letter from a registered professional engineer stating that the improvements and/or modifications to the ditch, lateral, canal, or drain will meet the provisions of Titles 31 and 42 of the Idaho Code, relating to requirements of delivery of water to downstream users.
F.
Street Lighting All applicants subdividing within the City limits shall be required to install street lights that comply with Public Works specifications and standards.
G.
Access and Connectivity Improvements (1) The applicant shall construct those improvements required by Section 11-04-07, Access and Connectivity unless the City has approved in writing an alternative or adjustment of the requirement to construct such improvements. (2) All public right-of-way improvements, license agreements, and/or bonding shall be completed prior to issuance of any Residential Certificate of Occupancy in the development.
H.
Land Dedications (1) General (a) The applicant shall dedicate to the City, or to the entity responsible for providing the services listed in Sections 11-04-04.5.B through 11-04-04.5.G above, the land on which the facilities related to the provision of that service is located, unless the
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City or service provider entity requests that the applicant retain ownership of the land subject to a lease or other agreement allowing for the provision of the service. (b) The dedication shall be roughly proportional both in nature and extent to the anticipated impacts of the proposed development, as shown through an individualized determination of impacts. (2) Park or School Sites Whenever the applicant desires or proposes to reserve area for a school or public park, the area shall be shown on the Subdivision Plat, and the applicant shall provide documentation that the proposed site is acceptable to the school district and the City, as applicable. Written acceptance of the dedication of any proposed school site by the appropriate school entity, and written acceptance of any proposed park by the Boise Parks and Recreation Department, shall be received by the City Engineer prior to approval of the Final Plat. I.
Landscaping Required landscaped areas shall be comply with the standards in Section 11-04-09, Landscaping, Fencing, Walls, and Screening.
J.
Pressure Irrigation (1) Unless a Variance is obtained pursuant to Section 11-05-05.3.L, a pressurized individual lot irrigation system is required for any residential subdivision. (2) Irrigation system maintenance and operation shall be provided by the irrigation district or canal company, a municipal irrigation district, a Homeowners’ Association, or another entity capable of operating and maintaining a pressurized irrigation system.
K.
Written Assurance (1) Written assurance that provisions have been made for ownership, operation, and maintenance of the system is required before the plat is signed by the City Engineer. Such assurance shall include a letter from an existing entity capable of owning, operating, and maintaining the system assuming responsibility for such operation and maintenance. (2) If the system is to be owned, operated, and maintained by a Homeowners’ Association, the applicant shall create binding covenants, conditions, and restrictions, approved by the City Attorney, providing for control, use, maintenance, and operation of the system.
L.
Proof of Compliance Prior to final approval of the Final Plat, the applicant shall provide proof of compliance with this Section and with Idaho Code, Section 31- 3805(1)(b).
11-04-05. 1.
Sensitive Lands
Airport Influence Area Standards All development within the Airport Influence Overlay district shall comply with the standards in Section 11-02-07.3.D, AI-O Airport Influence Area Overlay.
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2.
Boise River System Standards All development within the Boise River System Overlay district shall comply with the standards in Section 11-02-07.3.E, BR-O: Boise River System Overlay.
3.
Flood Hazard Standards All development within the Flood Protection Overlay district shall comply with the flood hazard standards in Section 11-02-07.3.F, FP-O Flood Protection Overlay.
4.
Hillside Development Standards All development within the Hillside Development Overlay district shall comply with the standards in Section 11-02-07.3.G, HS-O: Hillside Development Overlay.
5.
Wildland Urban Interface Standards All development within the Wildland Urban Interface Overlay district shall comply with the standards in Section 11-02-07.3.H, WUI-O: Wildland Urban Interface Overlay,
6.
Foothills Development Standards A.
Purpose The purpose of this Section 11-04-05.6 is to implement residential subdivision density and design elements of the Comprehensive Plan in the Foothills Planning Area. It is also designed to protect and promote preservation of contiguous areas of Foothills open space that contain important and significant natural and cultural resource values, as identified in the Comprehensive Plan and this Code.
B.
Applicability (1) This Section 11-04-05.6 shall apply to all proposed developments in the Foothills Planning Area at the time an Annexation is proposed and/or a Zoning Map Amendment is requested. (2) The standards of this Section 11-04-05.6 also apply to developments within the Hillside Development Overlay as described in Section 11-02-07.3.G, HS-O: Hillside Development Overlay.
C.
General Requirements (1) In addition to application materials otherwise required for an annexation or rezoning, applications for development in the Foothills Planning Area shall include materials required for a Hillside and Foothill Areas Development Permit, and where applicable, a Floodplain Permit. (2) Upon annexation the buildable areas shall be zoned as R-1A, and shall be required to comply with the provisions of this Section 11-04-05.6, unless City Council determines that some buildable areas not including steep slopes or sensitive lands shall be zoned R-1B in return for the zoning of other A-1 for preservation as open space. (3) Developments shall be required to connect to municipal water and sewer services and participate in other municipal service districts as applicable.
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D.
Permitted Development Densities (1) Additional Dwelling Units Permitted (a) In return for the preservation of open space, applicants shall be permitted to develop additional dwelling units beyond those permitted in the existing base zoning district(s) pursuant to the formula in Table 11-04.6. (b) These provisions do not increase the area of the site that may be developed, but increase the number of units that may be developed within the same buildable area. Additional dwelling units may be added to the density base units without the requirement for additional open space preservation. (c) The number of additional dwelling units permitted is based upon the ratio of (i) buildable area to be preserved as open space to (ii) the buildable area to be developed. (d) Additional dwelling units are allowed based on the percentage of built area occupied and open space dedicated as shown in Table 11-04.6: Density Bonus Formula, provided that the formula is unchanged. If the numbers for the applicant’s built area fall in between the numbers provided in the left hand column, the density bonus will be calculated based on built area shown in the table that is closest to, but higher than, the applicant’s built area. For example, if the applicants project has a built area equal to 73 percent of the site area, the density bonus will be based on the factors shown for a project with a built area equal to 75 percent. (e)
The density formula may be adjusted to allow density transfers from noncontiguous parcels after a Transfer of Development Rights (TDR) ordinance is in effect.
TABLE 11-04.6: DENSITY BONUS FORMULA OPEN SPACE DEDICATED (PERCENT)
DENSITY BONUS (UNITS/ACRE)
BUILDABLE AREA ON 100 ACRES AFTER OPEN SPACE SET – ASIDE (ACRES)
NUMBER OF BONUS UNITS
69
25 31
0.5 0.75
75.0 68.8
38 52
63
37
1.0
62.5
63
56 50
44
1.25
56.3
70
1.5 1.75
50.0 43.8
75
44
50 56
38
62
2.25
37.5
77 84
31
69
3.0
31.3
94
25
75
4.0
25.0
100
BUILT AREA (PERCENT) 75
(2) Eligible Preserved Open Space (a) Preserved open space eligible for a density bonus based on Table 11-04.6: Density Bonus Formula, shall comply with the following requirements: i.
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ii.
The open space shall be at least one acre in size and shall have an average width of at least 30 feet.
iii.
The open space shall not have a slope greater than 25 percent.
(b) Public rights-of-way that connect development pockets and provide access to public open space may be included in the density calculation for open space. (c) Roads within a development pocket and other public rights-of way that have dwelling units fronting or siding onto them shall not be included in density calculations for open space. (3) Ineligible Preserved Open Space (a) The following shall not be considered as preserved open space in the density bonus calculation, except as may be provided in Subsection (4): i.
Urban development such as club houses, tennis courts, swimming pools, dirt bike tracks, golf driving ranges, and similar uses that dramatically alter land from its natural state; and
ii.
Commercial land uses.
(b) Park sites internal to a subdivision or development may only be included as eligible open space when they are retained in a primarily natural condition and include a significant opening from the subdivision or development into a larger designated open space outside the subdivision or development. (4) Priority Open Space (a) Some areas of the Foothills have a combination of characteristics that cause them to be considered worthy of special incentives for preservation, even if they do not meet those size, slope, or dimensional standards to qualify as open space eligible for a density bonus under Subsection (2) above. When these areas are identified on a property and proposed for preservation, the PZC may classify them as priority open space and allow all or a portion of them to qualify for the approval of additional dwelling units. (b) General Eligibility Criteria Priority open space shall include at least four of the following characteristics to be eligible for a density bonus: i.
Wetlands;
ii.
Riparian areas;
iii.
Rare plant communities;
iv.
Critical deer and elk winter range and migration corridors;
v.
Potential Public Preservation Sites as documented by the HPC;
vi.
Unique geologic or visual features;
vii. Archeological or other historic sites; viii. Designated trails and trailheads in the Ada County Ridge to Rivers Pathway Plan;
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ix.
Other public trails and trailheads as approved by the Parks and Recreation Board;
x.
Areas adjacent to publicly held open spaces or areas that have been identified for consideration as permanent public open space; or
xi.
Areas that have been dedicated to or acquired by a public agency through a discounted sale.
(c) Additional Criteria for Steeply Sloped or Fragmented Open Space i.
ii.
Preservation of priority open space in steeply sloped areas or in fragmented pieces shall only be eligible for approval of additional dwelling units if it meets the following criteria, as determined by the Planning and Zoning Commission after receiving input from the Idaho Department of Fish and Game, the Parks and Recreation Board, and other public agencies with expertise in the issue at hand in determining the proper amount to be allowed to be set aside in return for a density bonus. A.
Public access is provided to the priority open space;
B.
The open space protects important vegetation, terrain, or scenic views and vistas that could be damaged or destroyed from an allowed use such as mining, logging, grazing, or construction of utilities or infrastructure;
C.
The open space links interspersed eligible areas into a more biologically complete and continuous wildlife corridor; or
D.
The open space is dedicated to or acquired by a public agency through a discounted sale.
Links type golf courses may be permitted in designated preserved open space, provided that the intervening spaces are maintained in a primarily natural condition. Golf courses shall use native plants and natural contours shall be left intact. Parking lots, club houses, driving ranges, maintenance facilities, and similar golf related uses shall not be counted as open space contributory to the density bonus. Designated trails and park sites shall be preserved in or around the golf course.
(5) Design Standards (a) General Standards i.
Residential uses shall be clustered in development pockets rather than scattered throughout the property.
ii.
Development pockets shall comply with design principles in the Comprehensive Plan concerning clustering, environmental protection, open space conservation, and scenic and aesthetic goals.
iii.
Gated entrances are prohibited due to the potential for such limited access to restrict or delay emergency response.
iv.
Designated open space shall be linked to the maximum extent practicable.
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v.
Disturbance of the land shall be minimized and development shall be avoided in areas that would require excessive grading, cut, and fill.
vi.
Road and trail access to adjacent properties shall be provided to prevent landlocked parcels or breaks in the trail systems, and to provide the opportunity for future connectivity.
vii. Roads and infrastructure shall not cross designated open space, floodways, wetlands, and areas of high wildlife habitat value to the maximum extent practicable. (b) Standards for Trails Trails that comply with the following design standards shall be provided as part of the subdivision or development. i.
The Ada County Ridge-To-Rivers Pathway Plan shall guide trail locations.
ii.
Public access to trails within and contiguous to the development shall be provided, unless no contiguous or intersecting public trails exist or are proposed, in which case private trails may be established through the open space, provided that the design preserves the natural character and wildlife habitat value.
iii.
Trail design shall preserve the natural scenic and wildlife habitat values to the maximum extent practicable.
iv.
Public trails shall be secured through dedication, easement, or other such binding mechanism, and shall be shown on the Subdivision Plat.
(c) Standards for Preserved Open Space Priority open space shall be preserved and managed to comply with the following standards. i.
Contiguous areas of open space within the development and adjacent properties shall be preserved by aligning them along common corridors to the extent possible.
ii.
Indigenous plant species, except for noxious and invasive weeds, shall be maintained undisturbed to the extent possible.
iii.
Areas of highest wildlife habitat value and migration corridors in designated wildlife habitat identified in the Comprehensive Plan shall be preserved.
iv.
Unique geologic and historic features defined as heritage sites, and sites designated for historic preservation by city, state, and federal agencies shall be preserved.
v.
Landslide areas and areas with unstable soils shall not be developed.
vi.
Fencing shall not encroach into preserved open space.
vii. Agricultural or utility uses may be permitted in open spaces, including livestock grazing, community gardens, or irrigation ponds, and only including those buildings, structures, and necessary appurtenances required by those uses, such as dams and irrigation or drainage systems. These use exceptions shall comply with the policies of the Foothills Policy Plan, shall be Boise Zoning Code Rewrite Adoption Draft
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shown on the site plan, and shall not degrade the value of the permanent open space. viii. Fencing shall not encroach into preserved open space. (d) Grading and Building Disturbance Envelopes i.
Building envelopes may be required to be shown on the final site plan, and if required shall be recorded or referenced in the notes on the Final Plat.
ii.
Slopes greater than 25 percent shall be shown on the Conditional Use Permit site plan with a disturbance envelope that defines the area outside of which no grading will be allowed.
(6) Ownership and Maintenance of Open Space (a) Open space areas may be owned and maintained: i.
By and for the use of the Homeowners’ Association of the project of which it is a part;
ii.
By any neighboring Homeowners’ Association with abutting preserved open space;
iii.
By an organization managing adjacent lands held as permanent open space and jointly maintained under a Development Agreement with the City;
iv.
By the City, if the open space is dedicated or sold to the City after a recommendation of approval to accept such lands by the Board of Parks and Recreation, Planning and Zoning Commission, or other public agency, or a private land trust for open space uses, as noted in a Development Agreement approved by City Council; or
v.
Through other open space preservation strategies under sole or joint ownership, such as deed restrictions, or conservation easements, as executed when approved by the City.
(b) Where the goals and policies of adopted plans specify the need for public trails or open space, easements for public lands or trails may be required. Trails or open spaces may be held in private ownership subject to an easement, or may be purchased by the City, or dedicated by the landowner(s) to the City. (c) The City will accept no responsibility for the costs of maintenance of open space or recreational facilities unless the Board of Parks and Recreation, PZC, and the City Council specifically approve that responsibility in a written agreement.
11-04-06. 1.
Building Design
Purpose The purpose of this Section 11-04-06 is to: A.
Provide standards that will help to reinforce existing and desired development patterns and building features intended to implement the Comprehensive Plan;
B.
Design sites and orient buildings with an emphasis on character and creating a comfortable walking environment;
C.
Design buildings that respond to the unique context of the site;
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2.
D.
Reduce impacts to wildlife;
E.
Promote original and distinctive building design; and
F.
Incorporate sustainable development practices.
Applicability The provisions of this Section 11-04-06 shall apply to all Multiple-Family, mixed-use, and nonresidential development listed in Section 11-04-02, Applicability, and as otherwise required in the Citywide and Downtown Design Standards and Guidelines.
3.
Compliance with Additional Form and Design Standards Required A.
In addition to complying with the standards in this Section 11-04-06: (1) All development shall comply with all other standards related to building and site form and design applicable to the zoning district in which the property is located, as listed in Sections 11-02-02 through 11-02-06; and (2) All new Multiple-Family, mixed-use, and nonresidential development, including but not limited to Parking Garages shall comply with all other standards and mandatory content related to building design in the Citywide and Downtown Design Standards and Guidelines, as applicable in the area where the property is located. (3) Residential uses with four or fewer units in a single structure are exempt from these standards.
B.
4.
In the event of a conflict between two or more standards in this Section 11-04-06, or between the standards in this Section 11-04-06 and applicable standards in the Citywide or Downtown Design Standards and Guidelines, the provision requiring the higher level of visual building quality and interest, as determined by the Planning Director, shall apply.
General Site and Building Design Form Standards A.
Buildings and Parking Placement In all zoning districts except the R-1A, R-1B, R-1C, A-1 and A-2 zoning districts, each primary building and each parking garage shall be located so that no surface parking lot is located closer to any abutting street than the façade of the building or parking garage fronting that street.
B.
Building Entrances (1) At least one pedestrian entry to each primary building shall be visible and directly accessible from at least one of the adjacent streets unless Subsection (3) below requires additional pedestrian entries or Subsection (4) below requires pedestrian entries in different locations. (2) At least one pedestrian entry to each primary building shall be visible and directly accessible from any pathway designated on the Boise Pathways Master Plan that is located on the same lot or on an abutting lot. (3) On each primary building frontage exceeding 100 feet in length that has a nonresidential ground floor use, at least one pedestrian entry to the building shall be visible and directly accessible from the street within each 50 horizontal feet of building length.
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Figure 4.10. Building Entrance Requirements
(4) In districts with an established pattern of building entrances facing the street, new buildings shall be designed with entrances complying with the established pattern to the maximum extent practicable. (5) Regardless of whether the entry is required by Subsections (1) through (3) above, each outward opening pedestrian entry facing a street shall be designed so that it does not encroach on or interfere with pedestrian passage along any designated sidewalk. (6) Regardless of whether the entry is required by Subsections (1) through (3) above, each pedestrian entry that provides access to a primary building or parking lot, and that faces a street or a surface parking lot, shall incorporate a covered area providing weather protection to those entering or leaving the building. Each covered weather protection feature shall extend at least five horizontal feet outward from the façade of the building or be inset a minimum of five feet into the façade of the building. Weather protection may be accomplished by canopies, arcades, awnings, or other building features. Covered areas shall not drain onto sidewalks. C.
Façade Transparency (1) If the ground floor of the building is located within 10 feet of the sidewalk, at least 40 percent of the ground floor, street-facing façade between four and eight feet above the sidewalk, shall be transparent.
Figure 4.11. Street Frontage Transparency
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(2) If the ground floor of the building is located between 10 and 20 feet from the sidewalk, at least 25 percent of the ground floor, street-facing façade between four and eight feet above the sidewalk shall be transparent. (3) When the ground floor of the building is occupied by residential uses, at least 15 percent of the street-facing façade (all vertical surfaces generally facing the street) shall be transparent. (4) Window glazing on the bottom two floors on street-facing façades of each primary building that does not provide visibility into residential dwelling units shall achieve a visible transmittance ratio (VT) of at least 0.60. (5) At least 90 percent of the glazing of any building façade shall include features that enable birds to perceive the glass as a solid object using at least one of the following treatments: (a) Non-reflective glass or window film that is opaque or translucent; (b) External screens installed permanently over glass windows; (c) Paned glass with mullions on the exterior of the glass; (d) Glass covered with patterns (e.g., dots, stripes, images, abstract patterns. lettering), etched. fritted, stenciled, silkscreened, applied to the glass on films or decals, or another method of permanently incorporating the patterns into or onto the glass. Elements of the patterns shall be at least one-eighth (1/8) inch tall and separated no more than two inches vertically, at least one-quarter (1/4) inch wide and separated by no more than four inches horizontally; or (e) Other glazing treatments providing an equivalent level of bird safety and approved by the Planning Director. D.
Building Façade Articulation Each street-facing façade of a primary building shall be designed to avoid undifferentiated wall planes by dividing street-facing façade into a series of smaller horizontal and vertical components that comply with the following standards. (1) Each street-facing façade shall incorporate at least three of the following elements within each 50 horizontal feet of the building façade: (a) Use of vertical piers or columns; (b) Change in building material or siding style; (c) Providing vertical building modulation of at least 12 inches in depth; (d) Projections, recessions, or reveals that include but not limited to, columns, pilasters, cornices, and bays, and having a change of wall plane that is a minimum of 12 inches in depth; (e) A change in building material, siding style, or color; and/or (f)
Other methods as approved by the Planning Director.
(2) In the Industrial zoning districts, each street-facing façade shall follow what is required in the Citywide Design Review Standards and Guidelines.
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5.
Use-Specific Building Form Standards A.
Applicability (1) All uses listed in Table 11-03.1: Table of Allowed Uses, as an Allowed Use shall comply with the following Use-Specific Form Standards (the Allowed Forms), as applicable to the zoning district in which the property is located. In the event of a conflict between these standards and applicable standards in Chapter 11-02, Zoning Districts or in Subsections 3 or 4 above, the standards in this Subsection 5 shall apply. (2) If an application for an allowed use does not comply with one or more of the Allowed Form standards in this Section 11-04-09.5, an Alternative Form for the building or development containing the use may be approved by the Planning Commission pursuant to Section 11-05-05.3.A, Allowed Use with Alternative Form. (3) These standards shall apply to all new construction or site redevelopments that result in the expansion and alteration of the gross floor area of an existing primary building by 50 percent or more.
B.
Uses Located in the MX-1 District (1) The use shall be located in a building at least two stories in height; or (2) The use shall be located in a building or development containing at least two different uses listed in Table 11-03.1: Table of Allowed Uses;
C.
Uses Located in the MX-3 District (1) The use shall be located in a building at least four stories in height; and (2) The use shall not provide a greater number of vehicle parking spaces than the minimum required by Section 11-04-08.5 Minimum and Maximum Off-Street Parking Standards, as adjusted pursuant to Section 11-04-08.7, Parking Adjustments. (3) As an alternative to Subsection (2) above, a Multiple-Family Dwelling may meet the requirements of Section 11-04-03.7.D(4) regarding affordable housing and sustainable development and earn the related incentives.
D.
Uses Located in the MX-4 District (1) The use shall be located in a building at least four stories in height; (2) The use shall be located in a building or development that does not include a surface Parking Lot; (3) The use shall be located in a building or development that does not include a Parking Garage with a greater number of vehicle parking spaces than the minimum required by Section 11-04-08.5, Minimum and Maximum Off-Street Parking Standards, as adjusted pursuant to Section 11-04-08.7, Parking Adjustments; and (4) The use shall be located in a building where at least 80 percent of the ground floor street frontage is occupied by uses that are in active use by occupants or users of the building or development, or by the general public. This requirement is not met by ground floor parking areas, storage areas, utility facilities, or stairwells that not accessible from the street frontage.
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(5) As an alternative to Subsections (2), (3), and (4) above a Multiple-Family Dwelling may meet the requirements of Section 11-04-03.7.D(5) regarding affordable housing and sustainable development and earn the related incentives. E.
Uses Located in the MX-5 District (1) The use shall be located in a building at least four stories in height; (2) The use or development shall not include a Surface Parking Lot outside of the building footprint; and (3) The use shall be located in a building where at least 80 percent of the ground floor street frontage is occupied by uses that are in active use by occupants or users of the building or development, or by the general public. This requirement is not met by ground floor parking areas, storage areas, utility facilities, or stairwells that not accessible from the street frontage.
11-04-07. 1.
Access and Connectivity
Purpose The purpose of this Section 11-04-07 is to support the City’s mobility and climate goals by providing comfortable walking, cycling, transit and other active modes of transportation in new development and the redevelopment of property.
2.
Applicability Unless otherwise stated in this Code, all development of vacant land, all construction of new structures, all modification of existing structures, and the Subdivision of Land, and developments on parcels shall comply with the standards of this Section 11-04-07.
3.
General A.
Compliance with Life Safety Regulations In addition to all other provisions of this Section 11-04-07, all developments shall comply with all applicable regulations and ordinances for fire protection, emergency vehicle access, and life safety adopted by the City, including those that may limit the number of residential dwelling units relying on a limited number of vehicle access points. If there is a conflict between the requirements of this Section and life safety standards, the Planning Director in consultation with the Ada County Highway District (ACHD) and the Idaho Transportation Department shall determine which standard shall apply.
B.
Americans with Disabilities Act (1) Compliance with the Americans with Disabilities Act (”DA") and other federal and state accessibility laws is the sole responsibility of the property owner. Compliance with this Code does not assure compliance with the ADA or any other federal or state accessibility laws or any regulations or guidelines enacted or promulgated under or with respect to such laws. The city is not responsible for enforcement of the ADA or any other federal or state accessibility laws. (2) All development shall comply with accessibility requirements based on the most recent version of the International Building Code and the International Code Council, or any future update of that document adopted by the City of Boise.
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(3) Where a project develops or redevelops property in the MX-5 district with street frontage adjacent to one or more of the City’s ADA accessible on-street existing or planned parking spaces, the applicant shall reconstruct the curb to include an ADA compliant pedestrian access ramp from the street level to the sidewalk along each such frontage. The design shall comply with the federal Public Right-of-Way Accessibility (PROWAG) Guidelines to the maximum extent practicable. The map of ADA accessible on-street parking spaces is available on the City’s website. C.
Compliance with Solid Waste Ordinance and Solid Waste Design Standards All developments shall comply with all applicable regulations, ordinances, and design standards for solid waste adopted by the City, including specifics around site design and solid waste service. All designs shall include measures to protect pedestrians and bicyclists to the maximum extent practicable. If there is a conflict between the requirements of this Section and solid waste design standards, the Planning Director in consultation with the Director of Public Works shall determine which standard shall apply.
4.
Design Standards A.
Purpose The intent of this Section 11-04-07.4 is to ensure that streets shall be designed to: (1) Provide safe and convenient access for bicyclists, pedestrians, and vehicles to and from perimeter streets, parks, schools, public transit facilities, public and private institutions to the maximum extent practicable. (2) Provide safe and convenient access for bicyclists and pedestrians to and from existing and proposed pathways and trails existing or designated on a Subdivision Plat, the Boise Pathways Master Plan, or other adopted City or ACHD plans. (3) Accommodate safe, convenient, and comfortable pedestrian and bicycle travel on streets, or on off-street pathways. In cases where the street network cannot be designed to accommodate pedestrian or bicycle travel due to soil, topography, easement, or other constraints. (4) Except for designated collector and arterial streets, allow individuals traveling within a development or subdivision, and to and from properties adjacent to that land, without accessing the collector or arterial street network. (5) Incorporate traffic calming strategies into street networks to the maximum extent practicable. Preferred treatments include curb extensions, median islands, speed humps, chicanes, traffic filters, and neighborhood traffic circles. Traffic calming devices that can significantly impede the response of or possibly damage emergency vehicles and equipment, such as speedbumps are not allowed.
B.
Public Streets (1) General Public streets shall be accepted, dedicated to, and owned by the Ada County Highway District (ACHD), Idaho Department of Transportation, or other governmental or quasigovernmental entity.
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(2) Street Design (a) The design of all streets shall conform to requirements established by National Association of City Transportation Officials (NACTO), ACHD, and the Idaho Transportation Department. Where there is a conflict in the standards, the City will require the design that achieves the highest level of safety and comfort. (b) Street intersections in residential areas shall create a 90 degree intersection to the maximum extent practicable. (3) Street Grades Street grades shall comply with applicable ACHD and adopted fire safety standards. (4) Dead-End Streets (a) Dead-end streets shall not be permitted, except streets temporarily terminating at the boundary of a subdivision may be allowed when ACHD or City Council determines the extension of the street is necessary for the proper development of the street pattern. An approved turnaround shall be required at the terminus of all temporary and permanent dead end streets. A sign indicating the street is planned to be extended in the future will be installed at the end of the street. (b) A paved hammerhead turnaround 15 feet wide and 50 feet long may be required in cases where lots are not accessible for solid waste collection vehicles to turn around completely. (5) Street Names Street names shall be approved by the Ada County Land Records Division. (6) Street Access (a) Each lot shall have direct access to a public street or alley that has been improved to applicable street standards and has been accepted, dedicated to, and accepted by the Ada County Highway District, or shall have access to a private street that has been improved to applicable City private street standards. (b) If alley access to individual lots is available, access points from that lot to an abutting street shall be prohibited unless the Planning Director determines the use of the alley access is impracticable due to the nature or operating characteristics of the proposed use on the lot. (c) Where alley access is not available or use of alley access is impracticable, street access points between abutting parcels shall be consolidated and shared to the maximum extent practicable. (d) Where alley access is not available and a lot has frontage on two or more streets, a single street access point shall be located on the street with the lowest traffic volume to the maximum extent practicable, unless the Planning Director determines that the access point on the street with the lowest traffic volume will adversely impact planned and existing pedestrian and bicycle facilities.
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(7) Gated Streets, Driveways, and/or Subdivisions (a) After the Effective Date, the use of access control gates that restricts access to new or existing developments in any Residential or Mixed-Use zoning district or any portion of a Planned Unit Development, is prohibited. (b)
Gates are permitted to be installed for security purposes in the Industrial or Open Lands zoning districts provided they are set back at least 30 feet from the right-of-way line.
(8) Insufficient Roadway Width When shorter segments of curb and gutter improvements are not feasible as determined by the Planning Director, a substitute physical demarcation or barrier shall be installed to provide a clear boundary between required landscaping and orderly, parallel, on-street parking, and to accommodate storm drainage. An approved barrier such as ribbon curbing with vertical landscaping, low fencing, or other approved means shall be installed to ensure the right-of-way does not become an area that is unmaintained and, if feasible, allows for on-street parking.
Figure 4.12. Insufficient Roadway Width Barrier Requirements
C.
Private Streets (1) General Private streets are strongly discouraged and shall only be permitted when approved by the Planning Director based on unique circumstances that make the construction and dedication of public streets impracticable. When approved by the Planning Director, private streets shall comply with standards in Subsection B above and, shall be located and designed to: (a) Provide safe, convenient, and comfortable movement of vehicular, bicycle and pedestrian travel;
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(b) Not adversely affect access to adjacent properties or the public transportation network; (c) Not interfere with or decrease public access to adjacent property or places of public interest; (d) Not connect one public street to another, unless otherwise approved by the Planning Director; (e) Not interrupt the continuity of public streets or the public street network; and (f)
Comply with the ACHD structural standards for streets, as shown on design and construction documents prepared and certified by a registered professional engineer.
(2) Single-Family-Detached/Single-Family Attached/Duplex Residential (a) Private streets are permitted in Single-Family Detached, Single-Family Attached, and Duplex Dwelling developments, provided they comply with the general requirements in Subsection (1) above and: i.
The parcel shape or site topography will not allow the street design to meet ACHD width standards for public streets; or
ii.
Compliance with ACHD public street standards is in conflict with the intent of minimizing disruption to vegetation or other topographical elements required by Section 11-02-07.3.G, HS-O: Hillside Development Overlay.
(b) Private streets shall comply with the standards in Table 11-04.7. TABLE 11-04.7: PRIVATE RESIDENTIAL STREET STANDARDS: SINGLE-FAMILY DETACHED, SINGLE-FAMILY ATTACHED, DUPLEX
NUMBER OF RESIDENTIAL LOTS VS. STREET LENGTH
MINIMUM RIGHT-OFWAY WIDTH (FEET)
STREET WIDTH BACK OF CURB TO BACK OF CURB (FEET)
DETACHED SIDEWALK REQUIRED BOTH SIDES
DETACHED SIDEWALK EASEMENT ALLOWED
Up to 3 lots w/ length less than 200 feet
24
24
Yes
Yes [1]
Up to 3 lots w/ length greater than 200 feet
28 (24 for the final 200 feet)
28/24
Yes
Yes [1]
4 or more lots w/ length less than 200 feet
24
24
Yes
Yes [1]
4 or more lots w/ length greater than 200 feet
28 (24 for the final 200 feet)
28/24
Yes
Yes [1]
Notes: [1] Setback requirements shall be from the back of sidewalk.
D.
Alleys – Public and Private Alleys are subject to the following standards:
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(1) The minimum alley width for a one-way alley shall be 12 feet. (2) The minimum alley width for a two-way alley shall be 20 feet. (3) Alley construction shall meet ACHD standards. E.
Cul-de-Sacs (1) Cul-de-sacs shall be avoided to the maximum extent practicable and shall only be permitted when unusual terrain or site conditions prevent a through street connection. (2) Where permitted, cul-de-sacs shall connect to the closest local, collector, or arterial street, to adjacent cul-de-sacs, or to any adjacent existing or proposed public open space, park, pathway, trail or school with a pedestrian easement or right-of-way at least 15 feet in width shown on the Subdivision Plat, unless deemed impracticable by the Planning Director.
Figure 4.13. Cul-de-Sac Design
F.
Block Size and Design Where a Subdivision Plat includes streets in a Residential or Mixed-Use zoning district, the dimensions of each new block created shall meet the following standards to the maximum extent practicable in light of topographic conditions. (1) The length of new blocks created shall not exceed 330 feet in width and 660 feet in length. (2) Each block shall be bordered by public or private streets meeting the requirements of this Section 11-04-07.4 and with all applicable Ada County Highway District technical requirements. (3) The Planning Director may adjust the standard in Subsection (1) above if the Planning Director determines that a larger perimeter is necessary because of constraints or unusual terrain or site conditions that make it impracticable to design blocks of this
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size, and that the reduced internal vehicle, bicycle, and pedestrian circulation caused by the larger block perimeter have been mitigated to the maximum extent practicable. G.
Cross-Access between Adjacent Mixed-Use and Nonresidential Uses All development or redevelopment in Mixed-use or Nonresidential zone districts shall comply with the following standards. (1) To the maximum extent practicable, each lot layout shall be designed to allow for cross-access to adjacent properties to encourage shared parking and shared access points to a street. This may be established by one or more of the following: (a) Connecting streets and driveways; (b) Coordinating parking lot and parking structure entrances; (c) Common service/delivery areas; (d) Legally shared parking lots and parking structures; (e) Linkages between parking lots and parking structures; or (f)
Providing shared access for two adjacent lots from public rights-of-way to minimize driveways.
(2) When cross-access is deemed impractical by the Planning Director on the basis of topography, the presence of natural features, or vehicular, bicycle and/or pedestrian safety, this requirement may be waived provided that appropriate bicycle and pedestrian connections are provided between adjacent Multiple-Family, Mixed Use or Nonresidential developments or land uses. H.
Transit Stops (1) Where an adopted plan of the City or a transit agency recognized by the City identifies a future transit stop location, no permanent or temporary structure, or utilities that are not transit supportive shall be located in any portion of the site identified for that transit stop, or for access points or parking facilities required by this Code. Transit footings or structures shall be installed at the time of development of the site to the maximum extent practicable. (2) Use of those portions of the site shall be limited to a transit stop, required landscaping, buffering, and open space until arrangements for the dedication or acquisition of that portion of the site for transit stop purposes is finalized, or until the City or the transit agency that designated the location indicates in writing that it is no longer needed for transit stop purposes.
I.
Pedestrian and Bicycle Connectivity and Circulation All development and redevelopment shall comply with the following standards to the maximum extent practicable. In the event of a conflict between these standards and those in another provision of this Code, the standard requiring the greater level of connectivity shall apply. (1) Sidewalks and Pedestrian Facilities Unless otherwise required by specific standards applicable to the Residential and Mixed-Use zoning district, by the Boise Pathways Master Plan or other adopted plan, or standard adopted by the City:
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(a) All sidewalks shall be a minimum of five feet wide. A minimum of 10 foot wide sidewalks shall be provided and constructed within a development if the Planning Director deems the access is beneficial to provide pedestrian and bicycle access to schools, playgrounds, shopping areas, transportation, or other community facilities. (b) Detached sidewalks shall be required on both sides of all arterial and collector streets identified within the current ACHD Master Street Map. Detached sidewalks shall be required on both sides of all local streets, including cul-de-sacs. The Planning Director may allow attached sidewalks on local streets when it has been determined detached sidewalks are unable to be constructed due to unusual terrain, site conditions, utility conditions, or other circumstances that make the provision of detached sidewalks impracticable. (c) When sidewalks are separated from the curb line, a minimum distance of eight to 10 feet or within an approved suspended pavement system is required to accommodate buffering and street trees required by Section 11-04-09.4, Street Frontage Landscaping shall be provided. (d) Sidewalks internal to developments shall be a minimum of five feet wide and shall be separated from vehicular areas (including but not limited to parking spaces, driveways, and drive aisles) by a vertical barrier such as curb, bollards or other means approved by the Planning Director. Any mailboxes, signs, utility equipment, vertical structures or other items located within or near any sidewalk shall be located in an area that preserves a five-foot clear passageway for pedestrians at all points on the sidewalk and limits protruding objects from the sidewalk to 80-inches above grade.
Figure 4.14. Limits of Protruding Objects
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(2) Bikeways Designated bicycle lanes and/or multi-use pathways are required in the design of all arterial, collector, and local streets as shown in the network maps included in the ACHD Roadways to Bikeways Plan, Boise Pathways Master Plan, Ada County Ridge-toRivers Trails Plan, and other adopted City or ACHD plans. In the event of a conflict between one or more plans, the Planning Director shall determine which network map and design standard shall apply. (3) Multi-Use Pathways Multi-use pathways, separated from motor vehicle traffic, are required where indicated on the Boise Pathways Master Plan, Ada County Ridge-to-Rivers Trails Plan, or other plans adopted by the City. The land or public easement to accommodate such pathways shall be dedicated to the appropriate entity, such as the City, Idaho Transportation Department, ACHD, or in some unique cases the Homeowners Association (HOA). (4) Connection to Sidewalks, Bikeways, and Multi-Use Pathways Each extension or connection of a street or right-of-way to an abutting property, street, or right-of-way shall include the extension or connection of associated bikeways, sidewalks, multi-use pathways, or trails. (5) Consent of Irrigation Easement Holder If one or more pedestrian walkway, pathway, or bicycle facility required by this Code is proposed to be located within or across an irrigation easement, the applicant shall coordinate with the irrigation company to determine if the facility can be built within the irrigation easement. If the irrigation company does not allow the facility to be built within the easement, it is the responsibility of the applicant to identify another location within the applicant’s control for the facility or crossing that will not prevent the facility from connecting to similar improvements on adjacent properties. (6) Design Standards The design of all sidewalks, bikeways, and multi-use paths shall comply with all requirements in the relevant adopted City plan, ACHD plan, or technical manual such as NACTO and must integrate with the design standards of the improvements on the adjacent development to ensure a safe, continuous, and comprehensive travel network. Where there is a conflict in the standards, the City will require the design that achieves the highest level of safety and comfort. J.
General Ingress and Egress (1) Driveways (a) Where lots/parcels are adjacent to an alley, all access to developments, parking areas, and parking garages shall be from the alley rather than from driveways leading to a street abutting the lot/parcel. (b) Except as stated in Subsection (a) above, driveways providing reasonable access to required private or public parking areas, including garages, may extend through the front or street side setback in a perpendicular manner provided they comply with Section 11-04-07.4.J(2), below.
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(c) Except as stated in Subsection (a) above, driveways that extend through the setback in other than a perpendicular manner may be approved due to physical limitations of the site or for safety purposes. The Planning Director may approve such driveways upon a determination that: i.
The driveway is required to enhance the natural elements of the site such as preserving existing trees; or
ii.
The driveway is required for safety reasons such as avoiding backing into a collector or arterial street or a street with limited motorist visibility.
(d) A driveway for a Single-Family Detached Dwelling or a Duplex Dwelling shall be a minimum of nine feet in width and shall not exceed 30 feet in width for each unit unless a different maximum width is permitted or required by another provision of this Code or an adopted City standard. (e) Circular driveways are prohibited unless specifically approved by the Planning Director based on considerations of safety. (f)
A paved hammerhead turnaround 15 feet wide and 50 feet long may be required in cases where lot(s) are not accessible for solid waste collection vehicles to turn around completely.
Figure 4.15. Driveway Width
(2) Service Drives (a) Applicability Service drives may be used to provide access to commercial or Multiple-Family parking lots and spaces, loading spaces, drive-up windows, or other areas that need a provision of access. (b) Standards i.
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ii.
Service drives shall not encourage or promote pass through between public or private streets, unless specifically approved by the Planning Director, based on considerations of bicycle, pedestrian, or traffic safety.
iii.
Service drives shall intersect a street at a 90 degree angle, unless otherwise approved by the City and the Ada County Highway District.
iv.
Each service drive identified as a fire access drive shall comply with all applicable Fire Department standards.
v.
A paved hammerhead turnaround 15 feet wide and 50 feet long may be required in cases where lots/parcels are not accessible for solid waste collection vehicles to turn around completely.
(c) Widths i.
One-way service drives without parking on either side shall be a minimum of 10 feet wide. Two-way service drives without parking on either side shall be a minimum of 20 feet wide.
ii.
The width of a service drive at the point where it intersects a street shall be a minimum of 10 feet in width if the street is limited to one-way traffic, or a minimum of 20 feet in width if the street accommodates two-way traffic.
iii.
The width of a service drive at the point where it intersects a street shall not exceed a maximum of 36-feet for Multiple-Family, commercial or mixed-use developments and a maximum of 40-feet for industrial developments.
iv.
The width between building appurtenances such as carport overhangs shall be a minimum of 24 feet.
Figure 4.16. Service Drive Width
v.
Where a service drive provides perpendicular access to a parking space or a garage, the parking space or garage shall be set back from the service drive so that the combined distance of the service drive width and the garage or parking space is a minimum of 22 feet.
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Figure 4.17. Garage Setback From Service Drive
(d) Grade Maximum grade for service drives shall be 10 percent unless a steeper grade is specifically approved by the Fire Code Official. A maximum grade of two percent, unless specifically approved by the ACHD, shall be required for the initial 80 feet from the intersecting curb to provide a landing at the junction of the service drive and the public right-of-way. K.
Mixed-Use, Industrial, and Open Land Districts Vehicular Circulation In the Mixed-Use, Industrial, and Open Land zoning districts, access to lots located on arterial and collector streets as depicted on the ACHD Master Street Map shall meet the requirements below. (1) Access points shall be oriented at right angles to the street. (2) Access points shall be minimized and located a minimum of 50 feet from each other, or meet ACHD requirements, whichever is more restrictive. (3) Access points shall be located at least 50 feet from any intersecting street right-ofway. (4) Access points shall be located at least 10 feet from an adjacent property line, except where one, shared driveway can be established or is planned to serve both the subject property and the adjacent property. (5) Primary circulation and access points shall be oriented toward the abutting street with the lowest traffic volumes to the maximum extent practicable unless the Planning Director determines that the access point on the street with the lowest traffic volume will adversely impact planned and existing pedestrian and bicycle facilities. (6) Driveways or service drives that allow all turning movements shall be aligned with one another on arterial, collector and local streets to contribute to a safe and efficient circulation pattern.
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L.
Pedestrian Access and Connectivity (1) Required Connections All parcels that contain a Multiple-Family and nonresidential use, shall provide the following pedestrian connections, as applicable: (a) A safe, convenient, and accessible pedestrian connection from the main entrance of a building to a public sidewalk and/or internal walkway that connects to a public sidewalk. (b) Connections between internal and perimeter sidewalks at a maximum interval of 1,320 feet along the perimeter street. (c) Sidewalks between the principal entrance of each building in a development containing more than one building. (d) Connections to any sidewalks on adjacent properties that extend to the boundaries of such properties. Multiple pedestrian connections between adjacent developments shall be provided to the maximum extent practicable. (e) Connections to community facilities on site, including, but not limited to, trash collection areas, mail collection facilities, bicycle parking and site amenities. (f)
Connections to any adjacent park, trail or transit stop.
(2) Standards for Pedestrian Connections (a) Each site shall include detached sidewalks at least five feet wide, on both sides of each abutting street, unless otherwise specified by district-specific requirements for the Mixed-Use zoning districts, or as otherwise required by the Boise Pathways Master Plan or other plan adopted by the City or ACHD. All sidewalks shall be sited and illuminated appropriately to provide safe passage and observation of the pathway route. (b) Mixed-use development and Multiple-Family Dwellings within one-quarter mile radius of a transit stop shall include a direct, on-site pedestrian connection to the transit station to the maximum extent practicable. If that is not practicable, a direct pedestrian connection to a public sidewalk leading to the nearest transit station with signage directing pedestrians the station shall be provided on site. (c) At each point where a sidewalk must cross a parking lot, service drive, internal street, or driveway, it shall be clearly marked using retroreflective painted lines, a change in color, change in materials, change in texture, change in elevation, or some combination of those techniques, some of which are illustrated in Figure 4.18, below.
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Figure 4.18. Options for Required Pedestrian Crossings
5.
Compliance with Design Standards A.
In addition to the standards required by this Section 11-04-07, all Multiple-Family Dwelling, mixed-use, and nonresidential development shall comply with the standards and other mandatory content in the Citywide Design Standards and Guidelines and the Downtown Design Standards and Guidelines, as applicable in the area where the property is located.
B.
In the event of a conflict between the standards in this Section 11-04-07 and applicable standards in the Citywide or Downtown Design Standards and Guidelines, the provision requiring the higher level of safety and visual building quality and interest, as determined by the Planning Director, shall apply.
11-04-08. 1.
Parking and Loading
Purpose The purpose of this Section 11-04-08 is to establish standards for vehicle and bicycle parking, on-site circulation, loading areas, and parking lot design to protect the public health, safety, and general welfare by: A.
Providing necessary access for service and emergency vehicles;
B.
Providing for safe, convenient, and comfortable interactions between motor vehicles, nonmotorized vehicles, bicyclists, and pedestrians;
C.
Encouraging active transportation options and enhanced pedestrian safety;
D.
Encouraging emission free vehicles;
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Chapter 11-04 Development and Design Standards Section 11-04-08. Parking and Loading 11-04-08.2 Applicability
2.
E.
Providing flexibility to respond to the transportation, access, and loading impacts of various land uses in different areas of the city;
F.
Reducing stormwater runoff, reducing heat island effect from large expanses of pavement, improving water quality, and minimizing dust pollution;
G.
Mitigating traffic congestion; and
H.
Mitigating the visual impact of large expanses of exposed parking.
Applicability A.
Generally Unless otherwise stated in this Code, the standards in this Section 11-04-08 shall apply to all uses in all zoning districts.
B.
Exceptions (1) The MX-5 zoning district is exempt from the requirement to provide off-street parking spaces, but any parking spaces provided shall comply with all other standards in this Section 11-04-08. (2) Structured parking facilities shall be exempt from maximum parking limits.
3.
General Parking Standards A.
Use of Parking Areas (1) Required off-street parking facilities shall be used for vehicle parking only. Vehicle sales, rental and leasing, storage, repair, and other uses are prohibited, except for approved temporary and/or seasonal uses. (2) No property owner or operator may designate any on-street parking space for the use of a specific establishment, and no property owner or operator may limit the use of any on-street parking space by the general public by using the parking space for the operation of a valet parking service, without the prior written consent of the City.
B.
Parking and Loading Calculations (1) All square footage-based parking and loading requirements shall be computed based on the gross floor area of the subject use or structure, unless otherwise specified. (2) Parking spaces designed or designated exclusively for two-wheeled vehicles such as motorcycles and scooters shall not be included in the calculation of minimum or maximum vehicle parking requirements. However, a reduction in the minimum number of parking spaces is allowed in accordance with Subsection 11-04-08.7.B when two-wheeled vehicle parking spaces are provided. (3) Lots containing more than one use shall provide parking and loading based on the shared parking calculations in Section 11-04-08.7.A, Shared Parking Facility Reduction.
C.
Reductions of Existing Parking Off-street parking or loading spaces existing on the Effective Date shall not be permanently reduced in a way that would bring the property out of conformance with this Section 1104-08 or would increase the degree of existing nonconformity with the provisions of this Section 11-04-08.
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D.
Parking for Unlisted Uses The Planning Director shall determine the required parking for uses not listed in Table 1104.9: Off-Street Parking Requirements, based on expected volume of activity on the site, the level of congestion on surrounding streets, proximity to Residential zoning districts, and the factors listed in Section 11-03-01.7, Classification of New and Unlisted Uses.
4.
Accessible Parking All development that provides on-site vehicle parking spaces shall comply with all applicable requirements of the Americans with Disabilities Act (ADA) and the International Building Code (IBC), and the standards in this Section 11-04-08.3. If the standards in this Section 11-04-08.3 conflict with the requirements of the ADA or IBC, the requirements of the ADA or IBC shall apply. A.
Amount of Accessible Parking Required (1) All development shall provide at least the following number of accessible parking spaces, unless a different number is required by Subsection (2) below: TABLE 11-04.8: REQUIRED NUMBER OF ACCESSIBLE PARKING SPACES TOTAL PARKING SPACES IN LOT OR GARAGE
MINIMUM NUMBER OF ACCESSIBLE SPACES
1 - 25
1
26 - 50
2
51 - 75
3
76 - 100
4
101 - 150
5
151 - 200
6
201 - 300
7
301 - 400
8
401 - 500
9
501 - 1,000
2% of the spaces provided
1,001 and Over
20 plus 1 for each 100 over 1,000
(2) All outpatient and other facilities providing medical care and other services for persons with mobility impairments shall provide accessible spaces that are equal to 20 percent of the number of required parking. B.
Additional Requirements (1) Valet parking facilities shall provide a passenger loading zone located on an accessible route to the entrance of the facility. (2) Accessible parking spaces shall not contain slopes in excess of two percent and shall not require access involving steps to or from abutting pedestrian walkways. (3) Accessible spaces shall be located closest to the main entrance. (4) When there are multiple buildings or main entrances, accessible spaces shall be distributed equally.
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(5) Accessible spaces shall be clearly marked as spaces reserved for persons with disabilities. (6) When Section 11-04-08.6, Electric Vehicle (EV) Parking Spaces, requires the provision of any type of Electric Vehicle parking spaces, at least five percent, but not less than one, of the required EV parking spaces shall also be accessible parking spaces. C.
Traditional Accessible Parking Stall Dimensions (1) Length All accessible spaces shall be a minimum of 20 feet in length.
Figure 4.19. Access Aisle at Passenger Loading Zone
(2) Width All accessible spaces shall be a minimum of eight feet in width plus a five foot wide adjacent access aisle, as shown in Figure 4.19. (3) Van Accessible (a) One in every six accessible spaces, but not less than one, shall have an adjacent access aisle that is eight feet in width and shall be designated as "Van Accessible" as noted in Figure 4.20. (b) A single accessible parking space that is van accessible shall be located on the left side of the access aisle as noted in Figure 4.20 (4) Signage And Markings All access aisles shall install a sign similar to the signs depicted below and read “Access Aisle No Parking” and shall apply blue pavement markings reading “No Parking” with accompanying diagonal striping within the limits of the access aisle
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adjacent to the accessible space in addition to the signage for the accessible parking stall.
Figure 4.20. Signage for Accessible Parking Spaces
5.
Minimum and Maximum Off-Street Parking Standards A.
All development not exempted by the provisions of Section 11-04-08.2.B shall provide vehicle parking spaces in the amounts required by Table 11-04.9, below, as those amounts may be modified by Section 11-04-08.6, Parking Adjustments below.
B.
No minimum parking requirements apply to developments within the MX-5 Mixed-Use Downtown Zoning District.
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TABLE 11-04.9: OFF-STREET PARKING REQUIREMENTS DU = DWELLING UNIT * = PLANNING DIRECTOR DETERMINATION BLANK CELL = NO MINIMUM/MAXIMUM REQUIREMENT GFA = GROSS FLOOR AREA 1BR, 2BR, 3+BR = NUMBER OF BEDROOMS
USE CATEGORY
MINIMUM REQUIRED
SF = SQUARE FEET
MAXIMUM ALLOWED
Residential Uses Household Living Accessory Dwelling Unit
See Section 11-03-03.2.B
Caretaker’s Residence
1 per DU
Dwelling, Single-Family Detached
1 per DU
Dwelling, Cottage Village
1 per DU
Dwelling, Single-Family Attached
1 per DU
Dwelling, Live/Work
2 per DU
Dwelling, Duplex Dwelling, Triplex or Fourplex
1-3 BR: 1 per DU 4+ BR: 0.75 per BR
Dwelling, Multiple-Family
Studio/Efficiency: 0.5 per DU 1BR: 1 per DU 2BR: 1.25 per DU 3+BR: 1.5 per DU Guest: 1 per 10 DU
Group Home, FHAA Small
1 per 4 persons design capacity
125% of required minimum
Livestock and Animals, Accessory Manufactured Home
1 per DU
Manufactured Home Community
1 per DU
Group Living Assisted Living Facility Boarding House
1 per 3 beds 1 per BR
Continuing Care Retirement Facility
0.5 per DU plus 1 per 4 beds
Convalescent or Nursing Home
0.25 per bed
Dwelling, Co-Housing Fraternity or Sorority House Recovery Residence
* 1 per bed 50% of parking otherwise required for residential use in that type of structure
Residential Home Occupations Home Occupation, Family Daycare Home Home Occupation, Group Daycare Facility Home Occupation, Other Public, Institutional and Civic Uses
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TABLE 11-04.9: OFF-STREET PARKING REQUIREMENTS DU = DWELLING UNIT * = PLANNING DIRECTOR DETERMINATION BLANK CELL = NO MINIMUM/MAXIMUM REQUIREMENT GFA = GROSS FLOOR AREA 1BR, 2BR, 3+BR = NUMBER OF BEDROOMS
USE CATEGORY
MINIMUM REQUIRED
SF = SQUARE FEET
MAXIMUM ALLOWED
Adult or Child Day Care Adult or Child Day Care Facility
1 per 400 sf GFA
Adult or Child Day Care Center, Small
1 per 400 sf GFA
Adult or Child Day Care Center, Large
1 per 400 sf GFA
Community and Cultural Facilities Art Gallery, Museum, or Library
1 per 400 sf GFA
2 per 400 sf GFA
1 per 400 sf GFA
2 per 400 sf GFA
Cemetery Community Center Fire or Police Facility Food Kitchen Forest Reserve or Recreation Area Jail or Detention Facility
3 per 1,000 sf GFA
Mortuary or Mausoleum Park or Playground Religious Institution
1 per 400 sf GFA
Uses Related to and Operated by a Religious Institution
*
Shelter Home
*
Education and Health Hospital College or Other Institution of Higher Education School Trade or Vocational School
1 per bed design capacity * Elementary, Middle, Junior High: 1 per classroom High School: 4 per classroom
125% of required minimum
1 per 3 classroom seats
Transportation Aircraft Landing Field
Determined by airport management
Park and Ride Facility Transit Facility
*
Transit Terminal
*
Commercial Uses Agriculture and Animals Agricultural Uses or Stables
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TABLE 11-04.9: OFF-STREET PARKING REQUIREMENTS DU = DWELLING UNIT * = PLANNING DIRECTOR DETERMINATION BLANK CELL = NO MINIMUM/MAXIMUM REQUIREMENT GFA = GROSS FLOOR AREA 1BR, 2BR, 3+BR = NUMBER OF BEDROOMS
USE CATEGORY
MINIMUM REQUIRED
Animal Daycare or Kennel
2.5 per 1,000 sf GFA
Animal Hospital or Clinic
2.5 per 1,000 sf GFA
SF = SQUARE FEET
MAXIMUM ALLOWED
Beekeeping, Accessory Commercial Feedlot Slaughterhouse, Rendering Plant Urban Farm Communication Facilities All Uses Food and Beverage Service Brewpub, Micro-distillery, or Microwinery
3 per 1,000 sf GFA
5 per 1,000 sf GFA
Neighborhood Café
1 per 1,000 sf GFA
4 per 2,000 sf GFA
Restaurant
5 per 1,000 sf GFA
7 per 1,000 sf GFA
5 per 1,000 sf GFA
7 per 1,000 sf GFA
Food Truck, Accessory Food Truck Court
Sidewalk Café, Accessory Tavern or Lounge Lodging Bed and Breakfast Hotel or Motel Recreation Vehicle Park
1 per guest bedroom plus 1 for manager 1 per guest bedroom
125% of required minimum
1 per RV spot
Office, Personal and Business Service Financial Institution
3 per 1,000 sf GFA
Medical or Dental Clinic
1 per 300 sf GFA
5 per 1,000 GFA
Office
1 per 400 sf GFA
4 per 1,000 sf GFA
Personal and Business Service
1 per 400 sf GFA
4 per 1,000 sf GFA
1 per 4 seats in main assembly area
125% of required minimum
Recreation and Entertainment Auditorium or Theater, Indoor Club, Lodge, or Social Hall
1 per 400 sf GFA
Conference or Event Center
3 per 1,000 sf GFA
Firing Range, Indoor Golf Course Recreation, Indoor
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125% of required minimum
2 per 1,000 sf GFA 5 per 1,000 sf GFA of restaurant /bar area Bowling Alley: 2 per lane All other: 4 per 1,000 sf GFA
150% of required minimum
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TABLE 11-04.9: OFF-STREET PARKING REQUIREMENTS DU = DWELLING UNIT * = PLANNING DIRECTOR DETERMINATION BLANK CELL = NO MINIMUM/MAXIMUM REQUIREMENT GFA = GROSS FLOOR AREA 1BR, 2BR, 3+BR = NUMBER OF BEDROOMS
USE CATEGORY Recreation, Outdoor
MINIMUM REQUIRED
SF = SQUARE FEET
MAXIMUM ALLOWED
*
Retail 1 per 500 sf GFA
125% of required minimum
Retail Sales, Neighborhood <2,000 SF
0.5 per 1,000 sf GFA
2 per 1,000 sf GFA
Retail Sales, Small <5,000 SF
3 per 1,000 sf GFA
Retail Sales, Medium 5,001 SF to 10,000 SF
2.5 per 1,000 sf GFA
Retail Sales, Large 10,001 SF to 60,000 SF
1 per 500 sf GFA
125% of required minimum
Retail Sales, Big Box >60,000 SF
2 per 1,000 sf GFA
125% of required minimum
3 per 1,000 sf GFA
125% of required minimum
Building Materials
Sexually Oriented Business Sexually Oriented Business Vehicles and Equipment Drive-Through Facility Electric Vehicle Charging Facility Parking Garage as Principal Use Parking Lot as Principal Use Service Station
3 per 1,000 sf GFA retail, office, waiting area
Vehicle Fleet Operations Center Vehicle Repair, Major
Vehicle Repair, Minor Vehicle Sales, Rental, and Leasing, Light Vehicle and Equipment Sales, Rental and Leasing, Heavy Vehicle Wash
3 per 1,000 sf GFA retail, office, waiting area plus 1 per service bay 3 per 1,000 sf GFA retail, office, waiting area plus 1 per service bay 3 per 1,000 sf GFA retail, office, waiting area plus 1 per service bay 2 per 1,000 sf GFA retail, office, waiting area
Industrial Uses Manufacturing and Processing Contractor Shop and Yard Industry, Artisan
2 per 1,000 sf GFA
Industry, Light
1 per 1,000 sf GFA
Industry, Heavy
1 per 1,000 sf GFA
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TABLE 11-04.9: OFF-STREET PARKING REQUIREMENTS DU = DWELLING UNIT * = PLANNING DIRECTOR DETERMINATION BLANK CELL = NO MINIMUM/MAXIMUM REQUIREMENT GFA = GROSS FLOOR AREA 1BR, 2BR, 3+BR = NUMBER OF BEDROOMS
USE CATEGORY
MINIMUM REQUIRED
SF = SQUARE FEET
MAXIMUM ALLOWED
Storage, Wholesale, and Warehousing Bulk Storage of Flammable or Dangerous Materials Fulfillment Center
1 per 2,000 sf GFA
Outdoor Storage Outdoor Storage, Accessory Self-Service Storage
3 per 1,000 sf GFA of indoor office area
Trucking Terminal Wholesale or Warehouse, Small or Large
1 per 2,000 sf GFA
Utilities Power Plant Renewable Energy Facility, Accessory Utility Facility, Minor Utility Facility, Major Waste and Salvage Composting Facility Junkyard, Vehicle Salvage Recycling Collection Facility Sanitary Landfill Solid Waste Transfer Facility Accessory Uses Unlisted Uses Accessory to an Allowed Use Temporary Uses Construction Office Mobile Food Truck Off-Site Construction Staging Safety Facility
*
Sales and Leasing Office Seasonal Sales
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6.
Electric Vehicle (EV) Parking Spaces All Multiple-Family, mixed-use, and nonresidential development shall comply with the UseSpecific Standards in Section 11-03-03.4.S, Electric Vehicle Charging Station and the following standards. A.
Number of EV Parking Spaces Required (1) The development shall include at least the minimum number of EV parking spaces shown in the following table: TABLE 11-04.10: REQUIRED NUMBER OF ELECTRIC VEHICLE PARKING SPACES TOTAL NUMBER OF PARKING SPACES
EV CAPABLE SPACES
EV READY SPACES
EV INSTALLED SPACES
Multiple-Family Dwelling Units <5
None
None
None
5-10
None
20% of total
≥ 11
None
20% of total
1 space 10% of total
Public, Civic, or Institutional, Commercial or Industrial Uses <5
None
None
≥5
20% of total
None
None None
(2) Each EV parking space provided shall be counted towards the minimum off-street parking requirements for the project, but shall not count against any limit on the maximum number of off-street parking spaces permitted. B.
Adjustment of EV Parking Requirements When the cost of installing EV parking spaces required by Subsection (1) above would exceed 10 percent of the total project cost, the applicant may submit to the Planning Director a cost estimate for the total project and for the EV installations required by this Section 11-04-08.6 and may request a reduction in the EV parking requirements, and the Planning Director may approve an adjustment in the required numbers or types of EV parking facilities to limit installation costs to no more than 10 percent of the total project costs.
C.
Dimensions and Design (1) All EV parking spaces shall meet the minimum dimensional standards of Section 1104-08. (2) EV charging equipment shall be designed and located so as to not impede pedestrian or vehicle travel or create hazards within the public right-of-way. (3) EV charging equipment shall be designed and located to be accessible. Accessible EV charging spaces shall be located on an accessible route and shall provide: a parking space a minimum of 11-feet wide and 20-feet deep, an adjoining access aisle that is a minimum of 5-feet in width, clear ground space at the same level as the vehicle charging space and positioned for an unobstructed side reach, and accessible operable parts that include the charger and the connector. (4) All sidewalks adjacent to all EV charging units shall be a minimum of seven feet wide.
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(5) Charging equipment shall be protected by wheel stops, bollards, or similar devices to prevent damage. (6) Charger cords shall be retractable or have a hanging or storage locations outside of pedestrian pathways. (7) Cords connecting chargers to vehicles shall not cross driveways, sidewalks, or loading areas. (8) EV parking spaces with an installed Electric Vehicle Charging Station shall be signed to reserve the parking space for EV users. (9) All Electric Vehicle Charging Stations shall include an emergency power shutoff located in a location easily accessible by emergency responders.
7.
Parking Adjustments The minimum and maximum parking requirements in Table 11-04.11 may be adjusted as described in this Subsection 7, provided that no combination of reductions in Subsections A through F shall result in the reduction of the minimum number of parking spaces required in Table 11-04.11 by more than 50 percent. A.
Shared Parking Facility Reduction (1) Where two or more uses listed in Table 11-03.1: Table of Allowed Uses share a parking lot or garage, the total off-street parking requirement for those uses shown in Table 11-04.9: Off-Street Parking Requirements may be reduced by the factors shown in Table 11-04.11: Shared Parking Reduction.
TABLE 11-04.11: SHARED PARKING REDUCTION To calculate the shared parking reduction, add the requirements for each use category, then divide the sum by the factor indicated below.
MULTIPLEFAMILY DWELLINGS
USE
Multiple-Family Dwellings Public, Institutional, or Civic Food, Beverage, Indoor Entertainment, or Lodging Retail Other Commercial
PUBLIC, INSTITUTIONAL, OR CIVIC
FOOD, BEVERAGE, INDOOR ENTERTAINMENT, OR LODGING
RETAIL
OTHER COMMERCIAL
1.0 1.1
1.0
1.1
1.2
1.0
1.2 1.3
1.3 1.5
1.3 1.7
1.0 1.2
1.0
(2) To calculate the revised minimum parking requirement, calculate the minimum offstreet parking requirement individually for the two uses with the highest off-street parking requirement, and then divide that sum by the number shown in the cell for that combination of uses in Table 11-04.11. For Example: a development with 5,000
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square feet of Small Retail space (3 per 1,000 square feet gross floor area) and 20, two-bedroom Multiple-Family Dwelling units (1.25 per dwelling unit) would take the total spaces required and divide by 1.2. (15) + (25+3) = 43. 43/1.2 = 35.833 The shared parking requirement is 36 spaces. (3) If more than two uses share a parking lot or structure, the reduction factors in Table 11-04.11 are applied only to the two uses with the highest parking requirements. The minimum parking required for the third and additional uses sharing the parking lot or facility are then added to the adjustment calculated in Subsection (2) above without further adjustment. B.
Two Wheeled Parking Reduction For every four motorcycle, scooter, or similar two-wheeled vehicle spaces (excluding bicycle parking) provided, the number of standard vehicle spaces required may be reduced by one, provided that each two wheeled parking space is at least four feet wide and at least 10 feet long and is clearly posted or marked as a motorcycle/scooter parking space.
C.
Tree Preservation The Planning Director may allow up to a 10 percent reduction of the required parking spaces to save healthy desirable trees.
D.
Affordable and Sustainable/Resilient Housing Reduction Affordable housing projects meeting the affordability and/or sustainability/resiliency requirements of Section 11-04-03.7, Incentives, shall be eligible for the parking reductions as set forth in that Section.
E.
Adaptive Reuse Reduction Adaptive reuse projects meeting the requirements of Section 11-04-03.7.D(7) shall be eligible for the parking reductions as set forth in that Section.
F.
Transportation Demand Management Reduction The Planning Director may allow a reduction in required parking for employers that enter into a Transportation Demand Management (TDM) Agreement with the City that specifies how on-site parking will be reduced through property owner or operator programs or initiatives that reduce the amount of parking demand on-site. If a reduction in parking is granted through a TDM Agreement, the employer will be required to remain in good standing with the TDM Agreement and shall submit an annual report documenting the terms of the Agreement are being met. Any TDM Agreement, whether used independently or in combination with other allowed parking reductions, is subject to the 50 percent limitation on overall parking reduction. Such programs may include the following: (1) Compressed work week schedules; (2) Flexible arrival and departure times; (3) Telework opportunities; (4) Incentives for employees to use alternative modes of transportation to the workplace;
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(5) End of commute amenities such as a locker room, changing room or shower; (6) Implement/support ridesharing program (i.e., vanpool, carpool); (7) Designate a Commute Coordinator (Employee Transportation Coordinator) to facilitate employee/property commute program; (8) Display transportation information in a prominent location including transit routes and schedules; carpooling and vanpooling information; bike routes; and commute subsidy information; (9) Provide information for new tenants and employees on transportation options (e.g., flyers, posters, brochures, onboarding information, and emails on commute alternatives); host/participate in transportation fairs, local commute events such as May in Motion or Boise Bike Week; (10) Provide employee subsidies for alternative transportation; (11) Provide preferred parking for carpool/vanpool; (12) Provide pre-tax benefits for transit/vanpool costs; (13) Allocated space for bike share station/kiosk; (14) Provide ongoing funding / sponsorship of bike share program/station; (15) Provide transit, scooter, and bike share passes; or (16) Provide website links to local transportation/commute programs that may include but are not limited to: Commuteride, City Go, alternative transportation programs on developer, property management, or employer websites. G.
Adjustments to Exceed Parking Maximums Up to 10 percent of the parking maximum may be exceeded by the Planning Director through an administrative approval if the Planning Director determines that: (1) The additional parking spaces are required to reduce adverse impacts to the surrounding neighborhood; and/or (2) The additional parking is required due to unique characteristics of the use not generally shared by other uses in the same use category shown in Table 11-03.1: Table of Allowed Uses.
8.
Vehicle Parking Location and Design A.
Location (1) Off-Site Locations Permitted Parking required by Table 11-04.11 shall be provided on the same lot or combination of contiguous lots for which it provides required parking, except that in the R-3, Mixed-Use, Industrial, or Open Land zoning districts, parking may be located up to 600 feet from the lot containing the principal uses for which it provides parking. The Planning Director may require written evidence from the owner of the off-site location confirming the continued availability of the site to meet such parking requirements.
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(2) On-Site Location (a) Prohibited Location Perpendicular vehicle parking is prohibited within the public-right-of-way, and all vehicle parking is prohibited on undeveloped or unimproved public right-of-way. (b) Required Setbacks i.
In the Residential zoning districts, except for working vehicles in daily use parked on driveways, in front of homes, parking areas and parking spaces shall not be permitted: A.
In required setbacks;
B.
Unimproved parking areas; or
C.
Other areas not designed for vehicle parking.
ii.
Trailers, camp trailers, boats, boat trailers, recreational vehicles, and all other vehicles not in daily use may use gravel surfacing but are prohibited from parking in the required setbacks.
iii.
Open air public or private parking areas and service drives in a Residential zoning district shall be permitted in side yards that do not abut a street, provided that a minimum five foot wide landscaping and screening area be constructed and maintained along the abutting property line as provided for in Section 11-04-09.10.D(2), Parking and Storage Areas.
iv.
In the Mixed-Use, Industrial, or Open Land zoning districts, parking areas and parking spaces shall not be permitted in any required setback, except as follows: A.
Rear setback areas shall not be used for off-street parking or loading areas unless the rear setback abuts an alley providing access to the parking spaces.
B.
Side yards that do not abut a street may be used for unenclosed offstreet parking provided that a minimum five foot wide landscape area is constructed and maintained along the abutting side property line.
(c) Time Limit No commercial vehicle or trailer shall be parked, stored, or otherwise left unattended at any place in a Residential zoning district whether on public or private property for over two hours except while engaged in construction or any other permitted activity. (d) Site Layout The following standards shall apply in the R-2, R-3, and Mixed-Use zoning districts, unless otherwise required by the Citywide or Downtown Design Standards and Guidelines, including but not limited to any Building Type Frontage Standards applicable to specific street segments. i.
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Surface parking areas shall be located to the side or rear of buildings.
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B.
ii.
For multi-building developments, no more than 50 percent of the primary street frontage shall be occupied by parking and vehicular access driveways.
iii.
Garage entries, carports, and parking structures shall be internalized in building groupings or oriented away from street frontage to the maximum extent practicable.
Dimensional Standards (1) Surface Parking Lots and Areas Dimensions of all parking or maneuvering areas in surface parking lots shall be designed as required by Table 11-04.12 below, except that accessible parking spaces shall be designed as required by Section 11-04-08.3.
Figure 4.21. Minimum Parking Lot Design Standards
TABLE 11-04.12: MINIMUM STANDARDS FOR PARKING LOT DESIGN PARKING ANGLE [A]
STALL WIDTH [B]
CURB LENGTH PER CAR
STALL DEPTH [D]
[C]
DRIVE AISLE WIDTH [E]
For Standard Vehicles 9 ft.- 0 in. 0°
23 ft.- 0 in.
9 ft.- 0 in.
12 ft.- 0 in.
30°
9 ft.- 0 in.
18 ft.- 0 in.
17 ft.- 8 in.
12 ft.- 0 in.
45° 60°
9 ft.- 0 in. 9 ft.- 0 in.
12 ft.- 9 in. 10 ft.- 5 in.
20 ft.- 5 in. 21 ft.- 10 in.
13 ft.- 0 in. 16 ft.- 0 in.
90°
9 ft.- 0 in.
9 ft.- 0 in.
20 ft.- 0 in.
22 ft.- 0 in.
For Compact Vehicles 7 ft.- 6 in. 0°
18 ft.- 0 in.
7 ft.- 6 in.
12 ft.- 0 in.
30°
7 ft.- 6 in.
15 ft.- 0 in.
14 ft.- 0 in.
12 ft.- 0 in.
45° 60°
7 ft.- 6 in.
10 ft.- 7 in.
15 ft.- 11 in.
13 ft.- 0 in.
7 ft.- 6 in.
8 ft.- 8 in.
16 ft.- 9 in.
16 ft.- 0 in.
90°
7 ft.- 6 in.
7 ft.- 6 in.
15 ft.- 0 in.
22 ft.- 0 in.
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(2) Compact Spaces (a) A maximum of 40 percent of the total spaces required may be designed, designated, and used for compact size vehicles. The dimensional standards for compact vehicle spaces and driveways are indicated in Table 11-04.12 above. (b) Compact spaces shall be clearly marked for use by compact vehicles on the pavement or curb. (3) Bumper Overhang Standard parking stall lengths may be reduced from 20 feet to 18 feet when the adjacent sidewalk or landscaping is increased by two feet above the minimum requirement. The minimum width for a sidewalk or landscape strip adjacent to a bumper overhang is seven feet. (4) Parking Structure Space Dimensions (a) Spaces within parking structures shall be a minimum of eight and one-half feet wide and 18 feet long. (b) Compact parking stalls shall not be provided within parking structures. C.
Tandem Parking Unless otherwise prohibited elsewhere in this Code, tandem parking for Single-Family Detached, Single-Family Attached Dwellings, and Manufactured Home Communities is allowed.
D.
Driveways (1) All driveways shall extend into the site perpendicular to the street from which they provide access, unless the Planning Director approves an alternative based on a determination that the driveway: (a) is required to enhance the natural elements of the site such as preserving existing trees; or (b) Is required for safety reasons such as avoiding backing into a collector or arterial street with limited motorist visibility. (2) All parking areas, driveways, and other vehicular access for Single-Family Detached, Duplex, Triplex, or Fourplex dwellings may consist of wheel strips, pavers, or other hard surface material approved by the Planning Director. Other residential uses are subject to standards in accordance with Subsection F, below. (3) Driveways for Single-Family Attached, Single-Family Detached or Duplex Dwellings shall be a minimum of nine feet in width. Driveways or service drives for other residential uses are subject to Section 11-04-07.4.J(2), Service Drives. (4) Driveways are permitted in the front and street side setbacks in accordance with Section 11-04-07.4.J(2), Service Drives. (5) For Single-Family Attached, Single-Family Detached Dwellings, individual driveways in the front or street side setback shall not exceed a width of 30 feet within the setback, unless another provision of this Code requires a narrower width. (6) Parking on Residential Small Lots is regulated by Section 11-04-03.4, Residential Small Lots.
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E.
Surfacing Driveways, parking areas and vehicle storage areas shall be built with a non-permeable material such as concrete or asphalt, except that: (1) A gravel surface area may be used within the I-1 or I-2 zoning districts for enclosed material storage yards or grounds maintenance areas only and shall not be used in areas where vehicles are stored or driven. The storage and maintenance areas shall be located behind the building and be enclosed by a six foot high sight obscuring fence. (2) The Planning Director may approve an alternative surface based on considerations of durability, permeability, and visual interest and quality:
F.
Residential Garages (1) Street access is prohibited when alley access is available. (2) Residential garages that provide a single space shall be a minimum of 10 feet wide and 20 feet long. (3) Residential garages shall provide 22 feet of back up space.
G.
Parking Area Landscaping All development shall comply with Section 11-04-09, Landscaping, Fencing, Walls, and Screening.
H.
Parking Area Lighting All development shall comply with Section 11-04-011, Exterior Lighting.
9.
Required Bicycle Parking A.
Amount Required (1) The development shall include at least the minimum number of bicycle parking spaces shown in the following table based on the category of the use or individual use as shown in Table 11-03.1: Table of Allowed Uses:
TABLE 11-04.13: MINIMUM BICYCLE PARKING REQUIREMENTS DU = DWELLING UNIT SF = SQUARE FEET
* = PLANNING DIRECTOR DETERMINATION GFA = GROSS FLOOR AREA
USE Multiple-Family Dwellings Assisted Living Facility or Continuing Care Retirement Facility
LONG TERM BICYCLE PARKING REQUIRED
SHORT TERM BICYCLE PARKING REQUIRED
1 space per DU
1 space per 10 DU
Retail Uses and Personal and Business Services
2 spaces or 1 space for every 10 employees, whichever is greater 2 spaces plus 1 additional space for every 2,000 sf. GFA
Food and Beverage Uses (excluding Food Truck uses)
2 spaces plus 1 additional space for every 2,000 sf. GFA
2 spaces plus 1 additional space for every 1,000 sf. GFA
Office
2 spaces plus 1 additional space for every 2,000 sf. GFA
2 spaces plus 1 additional space for every 2,000 sf. GFA
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TABLE 11-04.13: MINIMUM BICYCLE PARKING REQUIREMENTS DU = DWELLING UNIT SF = SQUARE FEET
* = PLANNING DIRECTOR DETERMINATION GFA = GROSS FLOOR AREA
LONG TERM BICYCLE PARKING REQUIRED
SHORT TERM BICYCLE PARKING REQUIRED
Auditorium or Theater, Indoor and Conference or Event Center
*
*
Forest Reserve or Recreation Area, Park or Playground, and Outdoor Recreation
*
*
USE
Industrial Uses
2 spaces plus 1 additional space for every 4,000 sf. GFA
2 spaces plus 1 additional space for every 10,000 sf. GFA
School
1 space for every 10 employees plus 1 space for every classroom
3 spaces for every 10 students
College or Other Institution of Higher Education Religious Institution
*
* 1 space plus 1 additional for every 4,000 sf. GFA
2 spaces plus 1 additional for every 4,000 sf. GFA
(2) If more than 10 bicycle parking spaces are required, a minimum of 10 percent of the required bicycle parking spaces shall be designed to accommodate cargo bicycles or bicycles with trailers. B.
Location (1) Short-term bicycle spaces designed to meet the needs of visitors to the development shall be located within 50 feet from the main entrance of the building. (2) Short-term bicycle racks shall be located so that they: (a) Are easily accessed from the street and protected from motor vehicles; (b) Are visible to passers‐by to promote usage and enhance security; (c) Do not impede or interfere with pedestrian traffic or routine maintenance activities when bicycles are parked at/in them; and (d) Do not block access to buildings, bus boarding or freight loading. (3) Long-term bicycle spaces shall be designed to meet the needs of employees, residents, public transit users, and others with similar needs. (4) Long-term bicycle parking shall be enclosed, covered and secured, or attended. Covered bicycle parking includes but is not limited to a secure and accessible room in a building, a secure and accessible enclosure within a parking structure, or a cluster of bicycle lockers. All bicycle parking lockers and structures shall be located outside of the required setbacks. (5) Required long-term bicycle parking for residential uses shall not be located within dwelling units or within deck or patio areas accessory to dwelling units.
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(6) Not less than 50 percent of required long-term spaces shall be accessible and not require the use of stairs or an elevator. (7) Long-term spaces that are accessed using stairs shall require a bike runnel. C.
Design Standards (1) No more than 25 percent of the required bicycle parking spaces may require the bicycle to be hung or parked vertically, rather than being parked with both tires on the ground. (2) Standard bicycle parking spaces shall be a minimum of six feet long and two and onehalf feet wide. (3) Cargo bicycle and bicycle trailer parking spaces shall be a minimum of 10 feet long and three feet wide. (4) A four foot wide aisle is required between rows of bicycle parking spaces or between a row of bicycle parking spaces and any wall or potential obstructions. (5) Three and one-half feet of clearance shall be provided between bicycle parking spaces and vehicle parking spaces or travel lanes for the opening of passenger-side doors. (6) All bicycle parking spaces and associated racks shall not impede pedestrian walkways. (7) All covered spaces shall have an overhead clearance of seven feet. (8) Bicycle racks shall be located on improved non-permeable surfaces and shall be anchored to the ground. (9) Bicycle racks shall be installed to the manufacturer's recommended specifications and adhere to any further design criteria or codes established by the City. Accommodation of varied bicycle sizes and styles, including electric bicycles and cargo bicycles, is encouraged through provision of racks installed with greater clearance from obstructions, walkways, and other bicycle parking spaces. (10) Designated bicycle parking areas shall include adequate lighting. (11) Bicycle racks shall provide two points of contact with the bicycle frame such as an inverted “U” or a post and ring and shall allow locking of frame and at least one wheel with a U-lock. Wave, schoolyard, wheel well, bollard and spiral racks are prohibited.
Figure 4.22. Examples of Allowed Bicycle Racks
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Chapter 11-04 Development and Design Standards Section 11-04-08. Parking and Loading 11-04-08.10 Off-Street Loading Facilities
Figure 4.23. Examples of Prohibited Bicycle Racks
10. Off-Street Loading Facilities All primary commercial and industrial uses shall comply with the standards in this Section 1104-08.10 regarding the provision of vehicle loading spaces. A.
Quantity and Size The quantity and size of loading spaces required shall be as indicated in Table 11-04.14, below.
TABLE 11-04.14: REQUIRED OFF-STREET LOADING SPACES GROSS FLOOR AREA (SQUARE FEET)
NUMBER OF LOADING SPACES REQUIRED
MINIMUM SIZE OF EACH REQUIRED LOADING SPACE
Less than 20,000
N/A
20,000-49,999
None 1
50,000-99,999
2
One 10 feet x 25 feet and One 12 feet x 50 feet
100,000 and more
2, plus 1 additional space for every 100,000 square feet beyond the first 100,000
14 feet x 50 feet and 13 feet high
B.
10 feet x 25 feet
Standards (1) Loading areas shall comply with setback and landscaping requirements. (2) Loading areas shall not be oriented toward Residential zoning districts and shall not be permitted between the primary façade of a building and the front lot line/property line. (3) Loading areas shall be clearly posted or marked. (4) For buildings greater than 20,000 square feet in the MX-5 zoning district, applicants may request approval of alleys for loading activities as an alternative to on-site loading area. (5) Loading spaces and access routes to loading spaces shall not interfere with parking lot or parking garage maneuvering areas or with designated on-site patron drop-off/pick up locations.
11. Modifications The Planning Director may modify the requirements of this Section 11-04-08 if the Planning Director determines that the site cannot accommodate these requirements and that alternative loading methods or facilities can be provided in a manner compatible with surrounding uses.
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12. Compliance with Design Standards A.
In addition to the standards required by this Section 11-04-08, all Multiple-Family, mixeduse, and nonresidential development, including but not limited to Parking Garages shall comply with the standards and other mandatory content in the Citywide Design Standards and Guidelines and the Downtown Design Standards and Guidelines, as applicable in the area where the property is located.
B.
In the event of a conflict between the standards in this Section 11-04-08 and applicable standards in the Citywide or Downtown Design Standards and Guidelines, the provision requiring the higher level of visual building quality and interest, as determined by the Planning Director, shall apply.
11-04-09. 1.
Landscaping, Fencing, Walls, and Screening
Purpose The purpose of this Section 11-04-09 is to establish requirements for the design, installation, and maintenance of landscapes that:
2.
A.
Conserve, protect and promote the City's natural environment and high quality of life;
B.
Contribute ecologically and aesthetically to the prosperity of the City;
C.
Achieve healthy, attractive, and safe environments based on recognized design and urban forestry principles;
D.
Expand the tree canopy to reduce the heat island impact and mitigate climate impacts;
E.
Improve pedestrian comfort;
F.
Conserve water;
G.
Integrate stormwater management and minimize polluted water;
H.
Screen the visibility of less desirable uses and functions;
I.
Preserve native vegetation and the appropriate use of native landscape materials; and
J.
Reduce adverse impacts to wildlife.
Applicability All applications for development or property use listed below shall comply with the provisions of this Section 11-04-09. A.
Development (1) All new development involving the construction of new multi-family, mixed-use and nonresidential buildings. Residential uses with four or fewer units in a single structure are exempt from these standards. (2) The expansion and alteration of the gross floor area of an existing Multiple-Family, mixed-use or nonresidential building by 50 percent or more.
B.
Compliance With Existing Approvals Required If an application under this Code does not otherwise require a change to the existing landscaping, fencing, walls, or screening on the lot or parcel, but the existing development is not in compliance with the landscaping, fencing, walls, or screening required by a previous permit or approval for that development, the City may require compliance with
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the terms of those prior approvals as a condition on the approval of the current application. C.
Existing Parking Lots (1) When existing parking lots are re-striped or a new coat is applied to the surfacing, the applicant shall replace and repair the existing landscaping to the standards that applied at the time the related building was constructed or the related use began operations. (2) When the area of an existing parking lot is replaced or is expanded up to 25 percent, the applicant shall replace and repair the existing landscaping to the standards that applied at the time the related building was constructed or the related use began operations and shall install parking lot perimeter landscaping that complies with Section 11-04-09.5.B(3). (3) When the area of an existing parking lot is expanded by 26 percent or more, the applicant shall comply with all standards in this Section 11-04-09 regarding parking lot landscaping.
3.
General Landscaping Standards A.
Landscape Plan Required A landscape plan is required for all activities subject to this Section 11-04-09, regardless of whether the application is for a Zoning Certificate, Certificate of Appropriateness, Conditional Use Permit, Variance, or Minor or Major Design Review.
B.
Adopted Streetscape Plans Where the City has adopted streetscape standards for any street bordering a project site, and there is a conflict between the adopted streetscape standards and the standards of this Section 11-04-09, the adopted streetscape standards shall apply.
C.
Site Area Landscaping (1) Any part of a site not used for buildings, parking, driveways, walkways, utilities, or approved storage areas shall be retained or reclaimed to its natural state such that it is free of dust and noxious weeds or landscaped pursuant to the standards in this Section 11-04-09. (2) Plants, walls, fences, buffering, and screening, located on adjacent properties do not satisfy landscape requirements for the subject property. All required landscaping shall be located on the property required to provide it pursuant to this Section 11-04-09. (3) An approved protective curbing shall be required adjacent to all planting areas that border driveways, parking lots or vehicle use areas. (4) If the location of any utility facility, utility easement, or service area required by adopted City or utility provider standards prevents the location of trees, shrubs, or other landscaping in locations required by this Section 11-04-09, the applicant shall be required to install an equivalent numbers of trees, shrubs, or landscaping in other landscaped areas of the site. If the required number of trees cannot be accommodated on the remaining available site area, the applicant shall satisfy the mitigation requirements under Section 11-04-09.8, Tree Preservation.
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D.
Landscape Material Standards (1) Approved Plant Materials (a) The latest edition of the Treasure Valley Tree Selection Guide, or any successor publication as determined by the Director of Parks and Recreation, is hereby adopted as the list of approved and recommended trees for on-site planting. (b) Plant selection, establishment, and maintenance for storm water facilities shall comply with the Public Works Department Stormwater Plant Materials Resource Guide to the maximum extent practicable. (c) New plant varieties are being produced every year and other species not listed in the above publications or species that are more disease resistant, pest resistant, or drought tolerant may also be approved by the Director of Parks and Recreation. (2) Prohibited Plant Materials The plants listed as Trees Not Permitted for Rights-of-Way Property Planting in the Treasure Valley Tree Selection Guide are prohibited from being planted along any street or within any parking lot subject to this Section 11-04-09. (3) Minimum Plant Sizes TABLE 11-04.15: MINIMUM PLANT SIZES TYPE OF PLANT
SIZE
Shade/Ornamental Trees
1.5 inch caliper
Evergreen Trees
6 foot height
Shrubs
3 gallon
Perennials
1 gallon
(4) Plant Species Diversity (a) Trees When five or more trees are to be planted to meet the requirements of any portion of this Section, a mix of species shall be provided as shown in Table 1104.16 below: TABLE 11-04.16: TREE SPECIES MIX REQUIRED NUMBER OF TREES
MINIMUM NUMBER OF SPECIES
5 - 10 11 - 30
2
31 - 50
4 5
50+
3
When the total number of trees is greater than 10, one species cannot amount to more than 30% of the total.
(b) Other Plant Materials i.
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To improve pollinator habitat, at least 25 percent of planted areas shall include native flowering and nectar producing plant species.
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ii.
Where shrubs are required to be planted, up to 25 percent of the total number of required shrubs may be substituted with flowering perennials, grasses, or ferns.
(5) Non-Vegetative Materials (a) Non-vegetative materials, such as decorative rock, artificial grass, bark, and perma-bark, shall not count toward the minimum landscape requirement. (b) The use of bark or other loose material shall be designed and located to prevent being displaced or washed out of the planting area. (c) Non-vegetative material, including but not limited to rock mulch and decorative rock, may only be used to augment the landscape or around the base of trees and shrub groupings or flower beds, and shall not constitute the only ground cover in more than 20 percent of any area required to be landscaped. (d) Planting areas using rock mulch or decorative rock shall have 50 percent of the ground surface covered by vegetation at plant maturity. (e) Natural colors shall be used. (6) Mulch (a) Organic mulch such as bark or soil aid shall be applied and maintained in all planting areas at a minimum two-inch depth, except that decorative rock mulch may be permitted as part of the approved landscape plan. (b) Use of mulch as the only ground cover in required planting areas is prohibited. (c) Impermeable plastic weed barrier under the mulch is prohibited. E.
Water Conservation and Xeriscaping Standards The landscape plan shall reduce water consumption through site design, plant selection, irrigation practices, and improved soil water holding capacity through amendment with compost, complying with the following conservation principles and standards.”: (1) Xeriscaping In addition to those standards in Subsections (2) through (5), below, the following principles shall apply to all required landscaped areas: (a) Design required landscaping to address the physical site characteristics of the property, the needs of those using the property and the best water-conserving methods. (b) Use mulches and water retaining soils to reduce evaporation, discourage weed growth and keep the soil cool. (2) Soil Amendment Prior to the installation of lawn or other plant materials in areas that have been disturbed or compacted by construction activity, soils shall be amended to increase soil water holding capacity. Proper soil amendment includes thoroughly loosening soils to a depth of six inches, adding compost as a soil amendment at a rate of four cubic yards per 1,000 square feet of total area to be planted, and thoroughly incorporating compost to a depth of at least two inches. Areas with existing native vegetation that remain undisturbed shall be exempt from soil amendment; provided
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that native soil and vegetation in such area is protected from disturbance and compaction during the construction process. (3) Lawn Areas (a) Lawn areas shall be a drought-tolerant and/or adaptive sod or seed mix that is appropriate to the natural conditions found at the site, except that lawn species that require regular mowing or maintenance, such as Kentucky Bluegrass: i.
Shall not exceed 33 percent of the landscaped area on a site; and
ii.
Shall not be used in median strips, parking strips, or difficult-to-maintain areas less than six feet in width.
(b) Lawn areas larger than 15,000 square feet shall have soil moisture sensors that are properly installed and adjusted. (c) In all zoning districts, any area that does not provide recreational value or is used solely for decorative purposes is prohibited from using lawn that requires regular maintenance for landscape purposes. This prohibition includes but is not limited to the installation of Kentucky Bluegrass turf in roadway medians, traffic circles and roundabouts, street frontage areas located between detached sidewalks and curbs, and within parking lot landscaped islands or stormwater swales. Low ground cover alternatives shall be used to the maximum extent practicable. (4) Plant Selection and Location (a) Plants shall be placed based on adaptability to regional and micro climatic conditions, including shade, sun, and wind. (b) Plants having similar water needs shall be grouped together in distinct hydrozones and spaced to minimize watering needs while maximizing growth and spread of plants. (c) Native and other low-water-use plants shall be installed to the maximum extent practicable. (d) Invasive, destructive, and exotic plants shall not be installed. (5) Water Features Water features such as fountains, waterfalls and ponds are discouraged, but if used shall comply with the following standards: (a) The water used shall be recycled through the feature; (b) The feature shall be designed to prevent leakage; (c) Provisions for continued maintenance of the feature shall be identified in a narrative that accompanies the landscape plan; and (d) Evidence of the right to use the water for this purpose is required when the water will be obtained from an irrigation ditch or a well.
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F.
Placement and Installation of Trees (1) Location and Spacing All trees planted pursuant to this Section 11-04-09 shall comply with the following standards. Class I, II, and III trees are identified in the Treasure Valley Tree Selection Guide. (a) For every 60 feet of perimeter landscape, one Class III tree shall be planted. (b) Class III trees shall be spaced 40 to 50 feet apart, depending on mature crown spread. (c) Class II trees may be used and spaced 25 to 45 feet apart, depending on mature crown spread. (d) Class I trees shall be used where overhead power lines prohibit use of taller trees and may be used to mark entry points into a subdivision or to mark a special feature. (e) Class I trees shall be spaced 15 to 30 feet apart, depending on mature crown spread. (f)
For design flexibility, trees may be grouped together or spaced evenly as desired. Unless Community Forestry approves an alternative spacing, trees shall be spaced no closer than 80 percent of the average mature width of the trees as demonstrated in the following examples:
Figure 4.24. Tree Spacing Calculation Example
(2) Curbing to Protect Trees All planting areas that border driveways, parking lots and other vehicle use areas shall be protected by curbing, wheel stops, or other protective devices located a minimum of 30 inches from all tree trunks. (3) Avoiding Interference with Utilities The following standards apply to the planting of trees near existing utilities and to trenching for new utilities near existing trees: Boise Zoning Code Rewrite Adoption Draft
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(a) Overhead Utilities Class I may only be planted under or within 10 lateral feet of any overhead utility wires if approved by Community Forestry. (b) Underground Utilities i.
All trees shall be planted outside of any utility easement, unless written approval is obtained from the applicable agency.
ii.
All trees shall be planted outside of any easement that contains a City sewer main, unless written approval is obtained from the City Engineer.
iii.
If any utility easement precludes trees required by this Section, the width of the required buffer shall be increased to accommodate the required trees.
(c) Trenching New underground utilities shall be located outside of the critical root zone of existing trees if trenched or be tunneled a minimum of three feet below existing grade within the tree's critical root zone. If trenching is to be done within the critical root zone, an air spade or hand trenching is required. No root two inches or larger shall be cut. This requirement is for placement of new utilities and does not affect the City's or the utility's ability to access existing utilities for repair, replacement, and maintenance. (4) Avoidance of Irrigation and/or Drainage Easements (a) Any tree planted within any irrigation or drainage easement must have written approval obtained from the agency holding the easement or managing facilities in the easement. (b) If any irrigation or drainage easement precludes installation of any trees required by this Section 11-04-09, the width of the required buffer shall be increased to accommodate the required trees or, if the site cannot accommodate the additional buffer, the applicant shall meet all tree mitigation requirements in Section, Tree Preservation. G.
Berms (1) Berm slopes shall not exceed three to one (3:1, horizontal: vertical). (2) Slopes shall not exceed four to one (4:1) on areas that require mowing.
H.
Clear Areas (1) Trees, shrubs, and other landscaping shall not encroach into the minimum required clear height and width of primary or emergency vehicle access and minimum required clear height (80-inches) of all pedestrian pathways. (2) Trees, shrubs, and other landscaping shall not encroach into any pedestrian walkway, including but not limited to sidewalks and multi-use pathways. (3) Landscaping shall not block the clear vision triangle at street intersections as determined by the ACHD. (4) The clear vision triangle shall be kept free of visual barriers including vegetation, except deciduous trees pruned at least eight feet in height above the sidewalk and 14
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feet above the roadway, and walls, signs, vehicles, solid fences, or other sight obstructions exceeding three feet in height. I.
Irrigation (1) Irrigation Required All landscape areas requiring irrigation shall be served with an automatic underground irrigation system. Areas of landscaping that will not require supplemental watering after initial establishment are not required to have permanent irrigation. (2) Irrigation Water Source (a) To the maximum extent practicable, all requirements for landscape irrigation for all forms of development and redevelopment shall be met through the use of non-potable surface water as defined by Idaho Code 67-6537. (b) If non-potable surface water supply is available prior to an annexation of land or City approval of a change of use for the property pursuant to this Code, the use of such water shall be retained for landscaping irrigation purposes following such City approvals.
J.
Installation (1) Certificate of Completion Before issuance of the final Certificate of Occupancy, a licensed landscaping professional shall submit to the city certification that the landscaping has been installed in compliance with the approved plans. Certification shall demonstrate that a certified arborist has been consulted. (2) Installation Schedule All required landscaping, irrigation systems and site features shall be installed according to the approved landscape plan prior to issuance of a final Certificate of Occupancy. (3) Extension of Time for Installation Upon recommendation of the Planning Director, a temporary Certificate of Occupancy may be issued for a specified time period, not to exceed 180 days when: (a) Due to weather or other circumstances, the landscaping or other required site amenities cannot be completed; and (b) The applicant has provided surety to the City for the required improvements.
4.
Street Frontage Landscaping A.
Applicability Street frontage landscaping shall be required to be installed between the curb and inside of sidewalk and between the sidewalk and each street-facing façade or parking lot, as applicable, of a primary Multiple-Family, mixed-use, and nonresidential building. Street frontage landscaping between the sidewalk and street-facing facades shall not be required in the MX-1, MX-2, MX-3, MX-4, and MX-5 zoning districts where a landscape buffer would prevent the placement of a proposed building at the allowed front or street side setbacks.
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B.
Size and Location (1) Street frontage landscaping shall be installed along the full width of the required front setback. (2) All required landscaping shall be located outside any public street right-of-way to the maximum extent practicable. (3) The required planting area between the sidewalk and façade or parking lot shall be measured from the property line (after dedication of any right-of-way) or from the back of the sidewalk, whichever is greater. (4) Landscape buffer widths shall be a minimum of eight feet for Class II and III trees and ten feet for Class I trees, as measured from the inside of the sidewalk to the inside of the curb. (5) Irrigated landscaping, by agreement with the Ada County Highway District (ACHD), is required in unpaved areas within the undeveloped public street right-of-way.
C.
Street Trees The following standards shall apply to all areas located between a detached sidewalk and a public street right-of-way. If an attached sidewalk is present, the following standards shall apply to the area located between the attached sidewalk and the closest primary building on the property. (1) All required street frontage landscaping shall be planted with trees and shrubs, or other vegetative groundcover, not including turf that requires regular maintenance, with a minimum density of one tree per 40 lineal feet. (2) The largest possible class of tree shall be planted in street frontage landscaping to the maximum extent practicable. (3) Coniferous and evergreen trees are only allowed to be installed in planting areas between sidewalks and streets greater than 20 feet in width in width. (4) Tree grates shall be a minimum of 36 square feet in size. (5) Trees located in the public right-of-way shall be comply with Title 7, Chapter 3 of the Boise City Code.
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Chapter 11-04 Development and Design Standards Section 11-04-09. Landscaping, Fencing, Walls, and Screening 11-04-09.5 Site Perimeter Buffers Figure 4.25. Street Frontage Landscaping
5.
Site Perimeter Buffers A.
Arterial and Collector Street Buffering (1) Applicability Where lots containing Single-Family Detached or Attached, Duplex, Triplex, Fourplex, Co-Housing, Cottage Village Dwellings or Manufactured Home Communities are adjacent to collector or arterial streets as shown on the current Ada County Highway District Master Street Map, the following landscape buffer standards apply. (2) Frontage Road (a) Frontage roads, as permitted by the Ada County Highway District and separated from a collector or arterial street by a 10 foot wide landscape buffer, may be permitted. (b) The landscape buffer shall be planted with trees and shrubs that at maturity will form a solid screen at least six feet high and a continuous tree canopy. (3) Side and Rear Perimeters (a) If a non-buildable lot abutting an arterial or collector street is created pursuant to Section 11-04-04.4.E(2), Side and Rear Lot Line/Property Lines, it shall be landscaped pursuant to Subsection B below. (b) If the buffer required by Section 11-04-04.4.E(2), Side and Rear Lot Line/Property Lines, is located within one or more platted lots, only the required side and/or rear setbacks on those lots (not the entire depth of the buffer shall be landscaped pursuant to Subsection B below. (c) Fences and walls shall not be placed within the following areas:
B.
i.
The internal boundary of the required landscape buffer;
ii.
A minimum of five feet from the back of attached sidewalks;
iii.
At the back of sidewalks separated from the curb by landscaping (unless the fence is not higher than four feet tall); or
iv.
15 feet from back of curb.
Other Side and Rear Perimeter Buffers (1) Applicability Side and rear landscape buffers shall be required for all boundaries of Multiple-Family, mixed-use, and nonresidential developments that are not adjacent to collector or arterial streets as shown on the current Ada County Highway District Master Street Map. (2) Size and Location Landscape buffer widths shall be based on the required setbacks of the underlying zoning district or the minimum width to accommodate the required plantings at full maturity, whichever is greater. All required side and rear buffers shall be located within the property and shall be maintained by the property owner. Where a utility easement is present, buffers shall be located adjacent to but not interfere with the easement.
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(3) Parking Lot/Vehicular Use Area Buffers (a) If an interior side or rear lot line/property line is adjacent to a parking lot or other vehicular use area including but not limited to vehicle sales areas, truck and bus parking areas and driveways the perimeter landscape strip shall be planted with one tree per 40 lineal feet. (b) Species shall be selected from the Treasure Valley Tree Selection Guide or an alternative approved by Community Forestry. (c) Clustering of trees is allowed, but clustered trees shall be spaced no closer than 80 percent of the average mature width of the trees, except as otherwise allowed by Community Forestry. (d) In the event of a conflict between the standards in Subsection (a) above and the standards in Section 11-04-09.5.B(4), Lot Buffers Between Different Land Uses below, the standard requiring the more intense visual screen, as determined by the Planning Director, shall apply. (4) Lot Buffers Between Different Land Uses (a) Applicability Lot buffers shall be required along the entire contiguous property lines between Residential uses and mixed-use or nonresidential uses. (b) Required Landscaping Required buffering shall be of one of the following four different types of landscaping, each of which has a defined purpose, but all of which shall be required to provide visual buffering to a height of eight feet above grade at maturity. i.
Type A – Screened Separation Type A landscaping is intended to function as a full screen and visual barrier.
Figure 4.26. Type A Landscaping
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ii.
Type B – Filtered Screen Type B landscaping is intended to function as a visual separator.
Figure 4.27. Type B Landscaping
iii.
Type C – Visual Enhancement Type C landscaping is intended to function as a partial visual separator that softens the appearance of parking areas and building elevations.
Figure 4.28. Type C Landscaping
iv.
Type D – Other Type D landscaping is all other landscaped areas that do not quality as Type A, B, or C landscaping.
(c) Standard Buffer Types i.
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Each required standard buffer shall comply with the buffer widths and planting requirements in Table 11-04.17 below.
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TABLE 11-04.17: STANDARD BUFFER TYPES STANDARD
TYPE A
TYPE B
TYPE C
TYPE D
PRIMARY PLANT MATERIALS [1]
A mix of primarily evergreen trees and shrubs
A mix of evergreen and deciduous trees and shrubs
Primarily deciduous trees
Native and low maintenance trees and shrubs, flower and perennial beds, and limited lawn areas
PLANT SPACING
The selected plant materials and configuration shall provide full horizontal screening of the site feature or adjacent property within six years of installation.
Trees provided at the rate of one tree per 40 linear feet of landscape strip
Trees provided at the rate of one tree per 40 linear feet of landscape strip
N/A
ADDITIONAL PLANTING MATERIALS
Groundcover
Groundcover
Shrubs and groundcover
N/A
Alternative tree spacing will be considered provided the plant materials and configuration meet the intent of the standards within three years of planting.
Alternative tree spacing will be considered provided the plant materials and configuration meet the intent of the standards within three years of planting.
N/A
ALTERNATIVE LANDSCAPING
N/A
Notes: [1] All buffer areas shall be comprised of, but not limited to, a mix of evergreen and deciduous trees, shrubs, lawn, or other vegetative groundcover. Fences, walls, and berms may also be incorporated into the buffer area.
(d) Standard Buffer Types i.
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Standard buffer types A, B, C, and D shall be required in the adjacent use situations shown in Table 11-04.18 below.
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TABLE 11-04.18: REQUIRED LANDSCAPE SEPARATORS AND BUFFERS ADJACENT USES AND ZONING
PROPOSED NEW DEVELOPMENT
SINGLEFAMILY ATTACHED & MULTIPLEFAMILY
SINGLE-FAMILY DETACHED
EXISTING RESIDENTIAL IN NONRESIDENTIAL ZONING DISTRICT
WITH FENCE [1]
WITHOUT FENCE [1]
WITH FENCE [1]
WITHOUT FENCE [1]
B or C
A
B or C
A
NONRESIDENTIAL USE OR VACANT LOT IN NONRESIDENTIAL ZONING DISTRICT
STREET RIGHT-OF WAY [2]
PUBLIC TRAIL OR OPEN SPACE
A, B, C, or D
(UP TO 3 STORIES)
A, B, C, or D (storefront building frontages are exempt)
OFFICE, COMMERCIAL, AND MIXEDUSE (UP TO 3 STORIES)
B or C
A
B or C
A
OFFICE, COMMERCIAL, AND MIXEDUSE (> 3 STORIES)
B or C
A
B or C
A
A, B, C, or D (storefront building frontages are exempt)
INDUSTRIAL
B or C
A
B or C
A
A, B, C, or D
PARKING AREA
A or B
N/A
B or C
A
SERVICE, LOADING, OR WASTE MANAGEMENT AREA
A
N/A
A or B
A, B, C, or D
C
C
A, B, C, or D
A or B except where designed as a shared service areas with adjacent property
A
A or B
Notes: [1] Fence refers to a privacy fence placed at or near the property line and behind the landscaping. Fences shall have a maximum height of six feet in residential areas and eight feet in commercial/industrial areas. [2] Buffer width shall follow the minimum setback of the underlying zoning district or the minimum width to accommodate the required plantings at full maturity, whichever is greater.
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of screen that mitigates noise and/or unsightly uses. If a wall or fence at least six feet tall is provided, the planting requirement may be reduced to at least one tree per 40 lineal feet, plus shrubs, lawn, or other vegetative groundcover, in lieu of the requirements of Subsections (2) and (3). Clustering of trees is allowed, but trees shall be spaced no closer than 80 percent of the average mature width of the trees, except as otherwise allowed by Community Forestry. (b) Chain-link fencing does not qualify as a screening material. If a chain link fence shall be installed for security or other reasons, the buffer must still be landscaped as described in Subsections (2), (3), and (4). (c) Landscaping and screens shall not eliminate required pedestrian access between Residential zoning districts and other districts or land uses. (d) Landscaping and screens shall not conflict with utility easements.
6.
Parking Lot Interior Landscaping A.
Applicability Interior parking lot landscaping shall be required in any parking lot with 10 spaces or more, including vehicle sales lots, as listed in Table 11-03.1: Table of Allowed Uses.
B.
Planter Design and Size (1) Landscaping shall be installed in planter islands or stormwater infiltration swales designed to allow infiltration and passive treatment of stormwater, as shown in Figure 4.29.
Figure 4.29. Landscaping Swale
(2) Planter islands or swales shall be a minimum of eight feet in width for Class II or III trees and 10 feet for Class I trees and shall be at least equal in length to the adjacent parking spaces. Dimensions are measured inside curbs. C.
Landscaping Locations (1) No linear grouping of parking spaces shall exceed 10 in a row, without an interior planter island or swale. (2) Interior planter islands or swales shall be used to guide major traffic movement within the parking area.
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(3) Terminal planter islands or swales shall be provided at the ends of rows of parking to protect parked vehicles and confine moving traffic to aisles and driveways. (4) Interior planter islands or swales shall be distributed as evenly as practicable to reduce the visual impact of long rows of parked cars. (5) Internal parking lot walkways shall include shade trees planted along at least one side of the walkway and spaced at a minimum of one tree per 30 linear feet.
Figure 4.30. Internal Parking Lot Planting Standards
D.
Trees Required (1) Each interior or terminal planter island or swale that serves a single row of parking spaces shall be landscaped in compliance with Type C landscaping as described in Section 11-04-09.5.B(4)(b)iii and at least one Class III tree. (2) Each interior or terminal planter island or swale that serves a double row of parking spaces shall have at least two Class II trees and shall be covered with low shrubs or other vegetative groundcover. (3) Class I trees shall only be allowed where a larger class of tree would create conflicts with overhead utility lines. (4) Deciduous shade trees shall be pruned to a minimum height of eight feet above the adjacent parking areas. Evergreen trees are prohibited in interior planters.
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Chapter 11-04 Development and Design Standards Section 11-04-09. Landscaping, Fencing, Walls, and Screening 11-04-09.7 Building Foundation Planting
Figure 4.31. Parking Lot Interior Landscaping
E.
Lights Prohibited Light poles and fixtures shall be located outside of landscape planter islands, landscape buffers or swales that contain required trees.
7.
Building Foundation Planting All street-facing building elevations, except for those in the MX-5 zoning district and those located within 20 feet of the front lot line/property line in the MX-1, MX-2, MX-3, and MX-4 zoning districts, shall have landscaping along any exposed foundation except those portions of the buildings that provide access for pedestrians or buildings to the building. Foundation landscaping shall comply with the following standards:
8.
A.
The landscaped area shall be at least three feet wide and shall not impede on the passage of pedestrians on the adjacent sidewalk;
B.
There shall be at least one three-gallon shrub for every three feet of linear foundation; and
C.
Ground cover plants shall fully cover the remainder of the landscaped area.
Tree Preservation All development shall comply with the following standards. A.
Credit Towards Required Landscaping Existing trees that are retained or relocated on site may count toward the required landscaping.
B.
Parking Reduction Healthy desirable trees may be preserved in exchange for a parking reduction as set forth in Section 11-04-08.7.C, Tree Preservation.
C.
Mitigation Trees (1) Each healthy desirable tree with four inch caliper or greater that is removed shall be replaced with one or more trees with a combined caliper equal to the caliper of the tree that was removed. (2) Each required replacement tree shall be of one-and-one-half inch caliper or greater.
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(3) Required replacement trees shall be located either on-site or off-site based on the recommendation of the City Forester. D.
Protection During Construction (1) Applicants shall coordinate with Community Forestry during construction to ensure adequate tree protection. Trees within a construction area shall be evaluated by a certified arborist, and a tree inventory of the site should be used to develop a tree protection plan that includes tree descriptions, protection fences, protection of root zones, and other information identified by the City Forester. (2) Existing trees that are retained shall be protected from damage to bark, branches, and roots during construction. Protection barriers around existing trees are required for the duration of construction. Protection barriers shall be an immovable metal fence with no door or access within the tree protection zone and a minimum height of six feet, and shall be installed prior to construction with adequate signage. (3) Irrigation shall be provided within the tree protection zone throughout the duration of construction and shall be removed, when appropriate, in conjunction with the installation of permanent irrigation. Acceptable irrigation delivery methods include but are not limited to drip irrigation, above ground sprinklers, soaker hoses, or tanks. (4) Construction within the tree protection zone of existing trees shall be avoided to the maximum extent practicable, but where construction activities must occur, they shall comply with the following standards: (a) Between six and 12 inches of mulch/wood chips or four inches of mulch with ground protection mats on top shall be used to reduce soil compaction. (b) Trunk protection shall be installed to the maximum extent practicable for trees that are near impervious surfaces, or where vehicles or pedestrians performing work within the tree protection zone may cause damage. (c) Impervious surfaces may be allowed at a distance from the trunk of a retained tree not less than the diameter at breast height plus five feet. (d) If excavation is required within the critical root zone, air spading, hand digging, and/or boring methods shall be used, and if root pruning within the critical root zone is required, pruning shall be performed by hand, to the maximum extent practicable. (e) Grade changes within the critical root zone of existing trees shall be avoided to the maximum extent practicable and are only permitted following a recommendation by the City Forester or a certified Arborist. (f)
Tree pruning for clearance shall be performed by a certified Arborist prior to construction.
(g) New underground utilities to be placed within the critical root zone of existing trees shall be installed as pursuant to Section 11-04-09.3.F(3)(c), Trenching.
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Chapter 11-04 Development and Design Standards Section 11-04-09. Landscaping, Fencing, Walls, and Screening 11-04-09.9 Stormwater Integration
9.
Stormwater Integration A.
Purpose The purpose of this Section 11-04-09.9 is to encourage the incorporation of vegetated, well-designed stormwater filtration swales into landscape areas where topography and hydrologic features allow. Such integrated site designs improve water quality and provide a natural, effective form of flood and water pollution control. Landscape areas which incorporate stormwater swales shall generally be in addition to the landscaping required by this Section.
B.
Design Standards New Multiple-Family, mixed-use, and nonresidential development shall comply with the following standards to the maximum extent practicable, after initial consultation with Planning and Development Services and Public Works Departments regarding the appropriateness of the site and initial designs. Additional information regarding stormwater system design is provided in the Boise Stormwater Design Manual and Stormwater Plant Materials Resource Guide, that are available from the Public Works Department. (1) Street Swales Except for Industrial Uses, as listed in Table 11-03.1: Table of Allowed Uses, swales shall not be located in required landscape buffers along streets. Swales located along streets within required landscape buffers may be approved through the Alternative Compliance process in Section 11-04-09.11. Swales located within street buffers shall meet the following standards: (a) Swales shall not exceed twelve inches in storage depth; (b) The beginning of the swale slope hall be separated from the edge of the sidewalk by a minimum of two feet; (c) Street trees shall be provided as required by this Section; (d) Rapid sand infiltration windows shall be integrated for timely drainage of stormwater; and (e) No infiltration basins are allowed. (2) Perimeter Buffers Swales located within required buffers in side and rear yards shall meet the following standards: (a) Swales shall not exceed 18 inches in storage depth; (b) Trees shall be provided as required by this Section; and (c) Rapid sand infiltration windows shall be integrated for timely drainage of stormwater. (3) Materials and Design (a) Gravel, rock, or cobble on the surface of swales shall not exceed 20 percent of the surface area of the bottom of the swale. Cobble may be incorporated into required landscape areas if designed as a dry creek bed or other design feature.
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(b) Stormwater swales shall be vegetated with appropriate plant materials. Plant materials shall be a species that are able to withstand the anticipated changes in soil wetness and moisture levels. Examples of appropriate plants materials include, but are not limited to: i.
Trees River Birch (Betula nigra), American Hornbeam (Carpinus caroliniana), Sweetgum (Liquidambar styraciflua), Cottonwood (populus trichocarpa), Willow (salix spp), Sycamore (Platanus occidentalis) and Mountain Alder (Alnus tenuifolia).
ii.
Shrubs Red Osier Dogwood (Cornus sericea), Serviceberry (Amelanchier alnifolia), Rhododendrons (Rhododendron sp.), American Cranberry Bush (Viburnum trilobum), Golden Currant (Ribes aureum) and Drummond Willow (Salix drummondiana).
iii.
Groundcovers Sedges (Carex sp.), Spike Rush (Eleocharus acicularis), Maiden Grass (Miscanthus sp.), and Fountain Grass (Pennisetum sp.).
iv.
Comprehensive List A comprehensive and updated list of appropriate plant materials can be found on the City website and should be consulted.
(c) Organic mulch shall not be used adjacent to the flow path. Plant material shall be installed adjacent to the flow path and infiltration area to aid in capturing sediment and reducing clogging. (d) Open water ponds and holding areas with a permanent water level are not permitted in required landscape or buffer areas, except along Interstate-84. However, ponds that are aesthetically designed with special grading and vegetative features may be approved as provided for through Alternative Compliance. (e) Slopes shall not exceed three to one (3:1, horizontal: vertical).
10. Fences, Walls, and Screening A.
Permitted Fencing and Screening Materials (1) In Historic Districts, a Certificate of Appropriateness is required for fences made with any material other than wood or wrought iron. (2) Electric fences are prohibited. (3) Barbed wire is permitted only in the I-1 and I-2 zoning districts unless the Planning Director determines that it is necessary for public safety and security related to a specific use, and only as the top section of a security fence. Barbed wire shall be located at least 72 inches above grade. (4) Walls, lattices, and screens shall be considered to be fences. (5) Boxes, sheet metal scraps, old or decayed wood, broken masonry blocks, or other unsightly materials are prohibited.
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(6) Chain-link fencing shall not qualify as a screening material. B.
Permitted Fences (1) In Residential and Mixed-Use zoning districts, maximum fence heights are as follows: (a) Solid fences to a height of 36 inches or open-vision fences to height of 48 inches may be built within the front yard setback. Open-vision may include slatted fences where the gap width is at least 50 percent of the slat width. (b) Fences to a height of 72 inches may be built within the setbacks along the rear and side property lines. The Planning Director may authorize a greater height if the Planning Director determines the additional height is necessary for public safety and security related to a specific use. (c) Fences between the front setback and the front of the building may be built to a height of forty-eight inches, except that the Planning Director may approve a greater height to appropriately screen windows from headlights or other disruptive lighting impacts from the street. (d) One ornamental gate or entryway in a front or street side setback may be allowed to exceed the fence height limits, provided the gate or entryway does not exceed eight feet in height by six feet in width, and is not located within a clear vision triangle.
Figure 4.32. Ornamental Gate or Entryway Dimensions
(2) Standards Applicable to All Fences (a) The property owner installing the fence shall locate the fence entirely on their property or within an easement unless agreements are made with the abutting property owners. (b) If a fence is to be erected upon and within public right-of-way, approval must also be obtained from the ACHD. (c) In Mixed-Use zoning districts, concrete and masonry walls of any height and fences over seven feet tall shall be approved by the Building Department.
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(d) Fences, walls, or plantings on or within the clear vision triangle shall be limited to 36 inches in height. (e) Multiple fences, railings, and/or privacy screens within setbacks shall be separated by a minimum distance of five feet in order to be considered separate.
Figure 4.33. Fence Separation in Setbacks
(f) C.
All fences shall be maintained in accordance with Section 11-04-013.1, Landscaping, Buffering, and Screening Maintenance.
Retaining Walls The following shall apply to retaining walls located within setbacks: (1) Individual retaining walls shall not exceed 36 inches in height when located within a front setback or clear vision triangle. (2) Individual retaining walls shall not exceed 72 inches in height when located within any other setback. (3) Walls shall be separated by a minimum distance of five feet in order to be considered as separate walls.
Figure 4.34. Distance for Separation
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(4) If the wall is located in the HS-O district, multiple walls with a combined height that exceeds the height allowed in the setback may be approved through the Category 2 Hillside Development Permit process if the design complies with the following conditions: (a) The additional height is necessary and appropriate because of the size, configuration, topography, or other unique characteristics of the property; (b) The Planning Director and City Engineer have jointly determined that the height, location, and grading for the walls are the minimum necessary for reasonable development of the property; (c) The additional height will not have any substantial detrimental effect on adjacent or nearby properties; (d) Terraces between the walls are of sufficient width and depth to accommodate landscaping or other techniques designed to reduce the visual impact. Conditions requiring such techniques shall be incorporated into the permit; and (e) Clear vision triangles are free of obstructions that exceed 36 inches in height. D.
Screening (1) Applicability This Section 11-04-09.10.D shall apply to all Multiple-Family, mixed-use and nonresidential development in all districts, except the I-2 zoning district when not adjacent to residential uses. (2) Parking and Storage Areas All parking and storage areas including vehicle sales areas, truck parking areas, bus parking areas, and service drives shall comply with the following standards: (a) A solid Type B screen at least five feet deep, with a height not less than eight feet shall be provided when a parking lot is adjacent to the side and/or rear yard of a residential land use. (3) Service Areas (a) All developments shall comply with all applicable regulations, ordinances, and design standards for solid waste adopted by the City, including specifics around site design and solid waste service. If there is a conflict between the requirements of this Section and solid waste design standards, the Planning Director in consultation with the Director of Public Works shall determine which standard shall apply. (b) Service areas visible from the street, pathway, public space, or parking area shall be enclosed and screened around their perimeter by a durable wall or fence at least six feet high. (c) Developments shall use materials and detailing consistent with primary structures on-site. Acceptable materials include brick, concrete block, or stone. (d) The sides and rear of the enclosure shall be screened with Type A, B, or C as described in Section 11-04-09.5.B(4)(b), at least five feet deep in locations visible
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from the street, dwelling units, customer parking areas, or pathways to soften the views of the screening element and add visual interest. (e) Collection points shall be located and configured so that the enclosure gate swing does not obstruct pedestrian or vehicle traffic or does not require that a hauling truck project into any public right-of-way.
Figure 4.35. Service Area Enclosure and Landscaping Requirements
(4) Mechanical and Utility Equipment (a) Roof-Mounted i.
Roof-mounted mechanical equipment shall be integrated into the building’s overall design so as not to be visible from five feet above ground on any lot line/property line, and from any adjacent public rights-of-way or open spaces to the maximum extent practicable.
ii.
Where integration to avoid visibility is not practicable, roof-mounted mechanical equipment shall be screened from view from five feet above ground on any lot line/property line, and from any adjacent public rights-ofway or open spaces using parapet walls or an enclosure using one of the primary building façade colors to surround the equipment.
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Figure 4.36. Roof-Mounted Screening
(b) Ground-Mounted Ground-mounted mechanical equipment located within view of customer entrances and public rights-of-way or open spaces shall be integrated into the overall site design, the architectural design of the building, and screened from public view using one or a combination of the following: i.
A decorative wall, fence or enclosure that is constructed of one of the primary materials and colors used on the adjacent façade of the building, and of a height that is not less than the height of the equipment to be screened; or
Figure 4.37. Ground-Mounted Equipment Wall Enclosure
ii.
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Landscaping that is of sufficient height at maturity and of opacity to effectively soften and screen views of the equipment, and that is integrated into the overall landscape plan.
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Figure 4.38. Ground Mounted Equipment Landscaping
11. Alternative Compliance A.
Purpose The purpose of this Section 11-04-09.11 is to provide for alternative means to meet the intended purposes of the landscaping requirements in this Section 11-04-09 when explicit compliance is not practicable or the alternative means are superior to what is required.
B.
Process (1) General The applicant shall request Alternative Compliance in conjunction with the submittal of a Zoning Certificate, Conditional Use Permit, or Design Review application, or upon the determination that the development does not comply with the specific provisions of this Section 11-04-09, at the applicant’s option. The request will be considered by the same approval body as the base application. The request shall specify: (a) The specific requirements that are proposed to be modified; (b) The reasons for the modification; and (c) A demonstration of how the alternative means for compliance meets the requirements' intended purpose. (2) Stormwater Swales Stormwater swales within front setbacks can be approved administratively provided that the landscape plans approved by the applicable approval body are not changed substantially and comply with Section 11-04-09.9. A landscape plan with swale construction details that incorporates the landscape design shall be submitted for the staff level review.
C.
Standard The proposed alternative means for compliance with the specific requirements shall demonstrate that the alternative provides an equal or superior means of meeting the intent and purpose of the regulation.
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D.
Required Findings An application for Alternative Compliance may be approved if the Planning Director determines that: (1) Strict adherence or application of the requirements is not practicable because one of the following conditions exist: (a) Topography, soil, vegetation, or other site conditions are such that full compliance is impossible or impractical; (b) The site involves space limitations or an unusually shaped lot; (c) Safety considerations; (d) Other regulatory agencies or departments having jurisdiction are requiring design standards that conflict with the requirements of this Section; (e) The proposed design includes innovative design features based on "new urbanism," "neotraditional design," or other site designs that promote walkable and mixed use neighborhoods; or (f)
Environmental quality benefits.
(2) The Alternative Compliance provides an equal or superior means for meeting the requirements; and (3) The alternative means will not be detrimental to the public welfare or adversely affect the uses and character of surrounding properties.
12. Compliance with Design Standards A.
In addition to the standards required by this Section 11-04-09, all Multiple-Family, mixeduse, and nonresidential development shall comply with the standards and other mandatory content in the Citywide or Downtown Design Standards and Guidelines, as applicable in the area where the property is located.
B.
In the event of a conflict between the standards in this Section 11-04-09 and applicable standards in the Citywide or Downtown Design Standards and Guidelines, the provision requiring the higher level of visual building quality and interest, as determined by the Planning Director, shall apply.
11-04-010. 1.
Assured Water Supply
Applicability Unless otherwise exempt pursuant to 11-04-010.2 below, and regardless of whether or not the development requires a Subdivision of Land, on and after July 1, 2024 the following development shall demonstrate that it has an Assured Water Supply by providing an analysis, meeting the requirements of 11-04-010.4 as part of the development application process: A.
All proposed development on previously undeveloped land;
B.
All proposed development or redevelopment that includes the creation of five or more total dwelling units; and
C.
All proposed development or redevelopment in a Groundwater Management District (GMD) defined by Idaho Statute 42-5224; Critical Groundwater Area (CGA) or Groundwater
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Management Area (GMA) defined by Idaho Statute 42-233A and 233B, respectively; or an Aquifer Recharge District (ARD) defined by Idaho Statute 42-4201.
2.
Exemption The Planning Director may exempt a project from the requirements of this Section if the applicant has submitted information demonstrating that, upon completion of the project and issuance of all required use and occupancy permits, the development or redevelopment will not increase total consumptive water use when compared to the use of the property at the time of application.
3.
Designated Water Provider Every municipal provider of water as a public utility, with a service area within the City limits or the City Area of Impact and that intends to serve any proposed redevelopment or new development subject to the provisions of this Section, is required to be certified as a Designated Water Provider by demonstrating it has an Assured Water Supply, as defined in Subsection 4. as approved by the Planning Director or designee.
4.
Elements of Demonstrating Assured Water Supply To demonstrate a water supply is assured, information provided must meet the following criteria. A Designated Water Provider shall base its analysis of the criteria upon reasonable population projections within the existing certificated service area. An individual applicant shall base its analysis on the maximum permitted occupancy of the proposed development or redevelopment: A.
Physical and Legal Water Availability (1) An individual applicant shall demonstrate that it has sufficient physical and legal water availability by providing a copy of a water right permit issued by the Idaho Department of Water Resources with a permitted quantity in an amount sufficient to supply water to the maximum occupancy of the development. If the applicant does not have a water right permit at the time of application, the applicant may submit, in the alternative, a hydrologic analysis demonstrating the physical availability of water supply for the demand of the development or redevelopment. (2) A Designated Water Provider shall demonstrate that it has sufficient physical and legal water availability by providing: (a) A copy of the water right permit(s) or license(s) issued by the Idaho Department of Water Resources; and (b) A hydrological analysis demonstrating the physical water supply is sufficient to meet the total forecasted demand at full build out within the existing certificated service area.
B.
Adequate Delivery Demonstrate that adequate water delivery, storage, and treatment works will be available to or be constructed for the project or existing certificated service area for a period of at least 50 years.
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C.
Financial Capability Demonstrate the financial capability to construct the water delivery infrastructure and any required storage and/or treatment facilities to meet: (1) Additional demand of the project for an individual applicant; or (2) The forecasted total demand at full build out within the existing certificated service area for a Designated Water Provider
D.
Continuous Water Availability Demonstrate the redundancy in supply and delivery of water for the 50-year period such that service to: (1) The proposed development for an individual applicant; or (2) The forecasted total demand at full buildout within the existing certificated service area for a Designated Water Provider will be uninterrupted under any reasonably foreseeable circumstance.
E.
Water Quality Demonstrate current compliance or the future ability to comply with the Idaho Rules for Public Drinking Water Systems and/or the Recycled Water Rules for the intended beneficial use at the time of the application.
F.
Compliance with GMD, CGA, GMA, ARD Standards If the property is located in a Groundwater Management District (GMD), Critical Groundwater Area (CGA) Groundwater Management Area (GMA), or Aquifer Recharge District (ARD), demonstrate that the applicable standards and requirements are met.
5.
Proof of Assured Water Supply Required Each applicant subject to these provisions shall provide an Assured Water Supply analysis, as defined in Section 11-04-010.4.D above, as part of the development application process. Proof may be provided by: A.
A letter from a Designated Water Provider committing all or a portion of its Assured Water Supply to meet the anticipated water demands of Project Completion; or
B.
The applicant may submit to the City an independent Assured Water Supply analysis, prepared at the applicant’s expense, subject to approval by Planning Director or designee confirming that the application has an Assured Water Supply for Project Completion.
Applicant shall comply with all licensure requirements of Idaho state code, to the extent submission of information within such analysis is subject thereto.
6.
Representations The proof of Assured Water Supply shall be submitted to the Planning Director or his designee on a form acceptable to the City Attorney and include a written representation by the Designated Water Provider or the applicant, that: A.
The information is true and complete to the best of their knowledge;
B.
The representations are binding upon the signing party and its successors in interest; and
C.
The individual executing the letter has any and all required authorization to submit the materials.
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7.
Certification and Required Recertification Upon review and acceptance of the proof by the Planning Director, the application is certified to have met the requirements of this Section, provided that the applicant or Designated Water Provider, as applicable, must recertify proof of its Assured Water Supply if any of the follow occur: A.
By the Designated Water Provider (1) More than 10 years have passed since obtaining approval by the Planning Director or designee of its Assured Water Supply; (2) The Designated Water Provider applies to enlarge its certificated service area; or (3) The City has experienced extreme or exceptional drought, according to the United States Drought Monitor, for a majority of months within each calendar year for a period of three consecutive years.
B.
By the Applicant (1) More than 10 years have passed since obtaining approval by the Planning Director or designee; (2) The project, subject to the application, has changed in scope such that there is a change in the type or intensity of water demand; or (3) The City has experienced extreme or exceptional drought, according to the United States Drought Monitor, for a majority of months within each calendar year for a period of three consecutive years.
11-04-011. 1.
Exterior Lighting
Purpose The purpose of this Section 11-04-011 is to provide for exterior lighting to enhance safety, minimize light trespass from developed areas, reduce sky-glow, improve nighttime visibility through glare reduction, encourage lighting techniques and systems that conserve energy, reduce the adverse effects light can have to wildlife behavior and reproduction, and reduce development impact on nighttime environments.
2.
Applicability A.
All outdoor lighting in all zoning districts shall comply with the standards in this Section 11-04-011 unless exempted by Subsection B below or by another provision of this Code.
B.
The following are exempt from this Section 11-04-011: (1) Luminaires with lamps of 100 watts or less in Residential zoning districts; (2) Emergency lighting used by police, fire fighting, or medical personnel, or at their direction; (3) Traffic control devices and luminaires on these devices installed by the City or other governmental entity; (4) Navigational lighting systems at airports and other lighting necessary for aircraft safety; (5) Holiday lighting and seasonal decorations using typical unshielded low-intensity incandescent lamps; and
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(6) Lighting for temporary festival, carnivals, or other amusements lasting less than 14 consecutive days, provided the lighting is turned off within 30 minutes after the last event of each day.
3.
Prohibited Lighting The following types of exterior lighting are prohibited:
4.
A.
Any lighting that could interfere with the safe movement of motor vehicles, bicycles, or pedestrians on public or private streets;
B.
Searchlights and rotating beacons;
C.
Laser, strobe, and or flashing light sources or any similar high intensity light for outdoor advertising or entertainment;
D.
Mercury vapor and low-pressure sodium lighting; and
E.
Tower lighting, unless required by the Federal Aviation Administration (FAA).
General Standards All exterior lighting for all uses, other than the I-2 zoning district, shall comply with the following standards. A.
Lighting Types and Efficiency (1) Light sources shall be color-correct types such as Halogen, LED, or metal halide. (2) All lighting shall have a nominal correlated color temperature (CCT) of no greater than 3,500 degrees Kelvin. (3) All exterior light fixtures shall generate at least 80 lumens per watt of energy consumed, as shown on the manufacturers’ specifications for the fixture.
B.
Shielding (1) All lighting fixtures, except motion detector-activated lighting, shall be fully shielded so that the lighting element is not visible to an observer at any property line. (2) Unless otherwise specified, all lighting fixtures shall be full cutoff type as installed.
Figure 4.39. Examples of Full-Cutoff Light Fixtures
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Figure 4.40. Example of Required Light Cutoff
(3) A lighting fixture may beam light upward only if all upward light is reflected back down by a canopy, roof, or other such structure. C.
Light Trespass All lighting shall be designed so that the lighting level at each property line that does not front on a public or private street shall not exceed 1.0 footcandle.
Figure 4.41. Light Trespass
D.
Reduced Lighting During Evening Hours All outdoor light fixtures within Residential, Mixed-Use, Industrial, and Open Land districts shall remain off between 11:00 p.m. and sunrise except for security purposes or to illuminate walkways, driveways, equipment yards, and parking lots.
E.
Maintenance All outdoor light fixtures shall be maintained in accordance with Section 11-04-013.2, Exterior Lighting.
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F.
Parking Lots or Areas (1) Average luminance values in surface parking areas shall be a maximum of four footcandles. (2) Parking lot poles shall not exceed 20 feet in height. (3) Pedestrian walkways and bicycle paths in parking areas shall be lit with pedestrianscale lighting as described in Subsection H, below.
G.
Canopy Lighting Light fixtures installed in canopies, pavilions, drive-through bays, or similar structures shall be flush-mounted or recessed above the lower edge of the canopy and shall be equipped with flat lenses that do not project below the canopy ceiling. The canopy fascia shall not be internally illuminated.
Figure 4.42. Example of Canopy Lighting
H.
Pedestrian-Scaled Lighting All on-site pedestrian walkways shall be lit with bollard lamps with shatterproof lamp coverings that direct light downwards, mounted no higher than four feet above grade.
I.
Lighting Within Planter Islands and Landscape Buffers Lighting fixtures and poles shall not be located in planter islands or landscape buffers or in any location that will in the future interfere with the natural growth of required trees.
5.
Alternative Compliance A.
Purpose The purpose of this Section to provide for alternative means to meet the intended purposes of the exterior lighting requirements in this Section 11-04-011 when explicit compliance is not practicable or the alternative means are superior to what is required.
B.
Process The applicant shall request Alternative Compliance in conjunction with the submittal of a Zoning Certificate, Conditional Use Permit, or Design Review application, or upon the determination that the development does not comply with the specific provisions of this
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Section 11-04-011, at the applicant’s option. The request will be considered by the same approval body as the base application. The request shall specify: (1) The specific requirements that are proposed to be modified; (2) The reasons for the modification; and (3) A demonstration of how the alternative means for compliance meets the requirements' intended purpose. C.
Required Findings An application for Alternative Compliance related to alternative lighting designs, materials, or methods of installation or operation not specifically prescribed by this Code may be approved if the Planning Director determines that: (1) The Alternative Compliance provides an equal or superior means for meeting the requirements of this Section 11-04-011; and (2) The alternative means will not be detrimental to the public welfare or adversely affect the uses and character of surrounding properties.
6.
Historic Street Lights A.
Applicability The applicant shall install historic street lights in the following areas: (1) Historic Districts; (2) The Downtown Planning Area; (3) Any other areas with historic character; and (4) The shaded areas in the Downtown Historic Street Light Area shown in Figure 4.43;
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Figure 4.43. Map of Downtown Historic Street Light Area
(5) The shaded street frontages on the Harrison Boulevard and Hyde Park Historic Street Light Areas shown in Figure 4.44 and 4.45.
Figure 4.44. Map of Harrison Boulevard Historic Street Light Area
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Figure 4.45. Map of Hyde Park Historic Street Light Area
(6) The shaded street frontages on the Vista Historic Street Light Area shown on Figure 4.46, below.
Figure 4.46. Map of Vista Historic Street Light Area
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(7) The shaded street frontages on the Warm Springs Historic Street Light Area shown on Figure 4.47.
Figure 4.47. Map of Warm Springs Historic Street Light Area
B.
General Standards Where required, historic street lights shall comply with the lighting and spacing requirements in this Subsection B, unless an exception to these standards in Subsection C applies. (1) General (a) These standards establish general location requirements only; exact locations will be determined in consultation with the Director of Public Works. (b) Historic street lights shall be located to match the street light on the opposite side of the street. (c) When replacement is required, historic street lights shall be replaced in the same location. (2) By Sub-District (a) Downtown District As required by the latest approved Capital City Development Corporation design standards, except that the Grove Plaza, 30th Street Area, and Broad Street shall instead comply with the standards in Subsection C below. (b) Vista Avenue District Three lights per block evenly spaced along both sides of the street.
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(c) Harrison Boulevard District Lights shall be located at either end of the street and in each center island. (d) Hyde Park District 65 to 75 feet spacing, on both sides of the street. (e) Warm Springs District: Three lights per block evenly spaced along both sides of the street. C.
Exceptions to General Standards (1) The Grove Plaza Street lights in the Grove Plaza shown in Figure 4.48 shall be the Landscape Forms FGP 12 foot light, using model numbers and light requirements obtained from the Public Works Department, and with locations of light fixtures to be determined by the Public Works Department.
Figure 4.48. The Grove Plaza
(2) 30th Street Area Streetlights on Main Street south to I-184 and within the district boundary east and west, as shown on Figure 4.49, shall comply with the following standards: (a) The light fixture for this area is the EPAX Eurotique Aluminum Pole Series 12 foot light, using model numbers and light requirements obtained from the Public Works Department.
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(b) On east-west streets, four lights per block shall be installed and shall be evenly spaced. (c) On north-south streets a light shall be installed at each alley. (d) Locations of light fixtures shall be determined by the Public Works Department.
Figure 4.49. 30th Street Area
(3) Broad Street Street lights on Broad Street from Capitol Boulevard to Second Street, as shown on Figure 4.50, shall comply with the following standards. (a) The light fixture for this area is the EPAX Eurotique Aluminum Pole Series 12 foot, Eurotique Arms and Antique Street Lamps Munich Pendant, using model numbers and light requirements obtained from the Public Works Department. (b) Light locations are to be determined by the Public Works Department.
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Figure 4.50. Broad Street Area
D.
Installation (1) All historic street lights shall be installed and paid for by the developer of the project, shall meet current Public Works standards and be approved and inspected by the Public Works Department. (2) If the installation is not associated with a specific development, the applicant shall contract the work with technical assistance provided by the Public Works Department. (3) Upon completion and successful inspection, the Public Works Department will accept ownership of the lights and assume responsibility for operation and maintenance costs.
11-04-012. 1.
Signs
Purpose The purpose of this Section 11-04-012 is to: A.
Protect the health, safety, property, and welfare of the public;
B.
Provide for the neat, clean, orderly, and attractive appearance of the community;
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2.
3.
C.
Improve the effectiveness of signs;
D.
Provide for safe construction, location, erection, and maintenance of signs;
E.
Minimize adverse visual safety factors to the traveling public; and
F.
Comply with all applicable provisions of state and federal law regarding freedom of speech and sign content neutrality.
Applicability A.
All signs and advertising devices within the City boundaries shall be established, altered, changed, erected, constructed, reconstructed, moved, divided, enlarged, demolished, or maintained in compliance with this Section 11-04-012.
B.
This Section shall be interpreted and enforced so as to avoid violation or inconsistency with applicable state or federal law.
Prohibited Signs The following signs are prohibited in all zoning districts, unless specifically permitted by another provision of this Section 11-04-012, this Code, or other City, state, or federal law. A.
Signs or posters that are visible from a public way and are affixed to walls, buildings, trees, poles, fences, bridges, or other structures;
B.
Signs placed on any street right-of-way, sidewalk, pole, bridge, or tree; such signs may be deemed nuisances and removed by the City without prior notice;
C.
Banners, pennants, strings of lights, ribbons, streamers, balloons, mechanically aided, or similar devices that call attention rather than contribute to the establishment décor;
D.
Portable signs except those allowed as temporary signs and those allowed in the MX-5 district.
E.
Signs whose lighting, location or appearance would cause such signs to have the appearance of traffic safety signs and lights, or municipal vehicle warnings;
F.
Any sign attached to or placed on a vehicle or trailer that is parked on public or private property or driven on public streets, except for signs that comply with the following standards: (1) The primary purpose of such a vehicle or trailer is not the display of signs; and (2) The signs are magnetic, decals or painted upon an integral part of the vehicle or equipment; and (3) The vehicle or trailer is in operating condition, currently registered and licensed to operate on public streets, and actively used or available for use in the daily function of the establishment to which such signs relate;
G.
Roof signs;
H.
Animated signs;
I.
Strobe lights and flashing lights;
J.
Any sort of sign used to advertise or display any visually communicated message by letter or by picture, of any kind, on any seating bench, or in direct connection with any bench
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unless authorized by the regional public transportation system authority as permitted from the Planning Director; and K.
4.
Abandoned signs, including but not limited to any on-premises sign that relates to an establishment that no longer occupies or operates on the property where the sign is located.
Signs Not Requiring a Permit The following shall be exempt from requirement to obtain a Sign Permit under Section 11-0505.1.C or shall be required to comply with other applicable provisions of this Section 11-04-012, unless an exception or deviation from those standards is authorized by another provisions of this Code or other City, state, or federal law. A.
General Signs (1) Official notices authorized by a court, public body, or public safety official. (2) Directional, warning or information signs authorized by a government. (3) Memorial plaques, establishment identification signs and building cornerstones when cut or carved into a masonry surface or when made an integral part of the building or structure. (4) The flag of government or noncommercial institution, such as a school. (5) Religious symbols and seasonal decorations. (6) Works of art containing no form of advertising. (7) Street address signs and combination nameplate and street address signs that contain no advertising copy and which do not exceed 6 square feet in area. (8) Signs oriented only to the property on which they are located and which are not visible from the public right-of-way, such as restaurant menu boards. (9) Signs in the display windows of an establishment that are incorporated in a display of merchandise. (10) "No Trespassing," "No Dumping" or similar signs not to exceed one and one-half square feet in area and not exceeding four per parcel. (11) Window signs that maintain 25 percent or less aggregate area of the window area. (12) Political signs that are not placed in any public right-of-way and do not obstruct traffic visibility. (13) Neighborhood identification, and wayfinding signage approved as a community program.
B.
Temporary Signs (1) Non-illuminated real estate signs that comply with the following standards: (a) One per residential parcel. (b) One per frontage for nonresidential. (c) Six square feet for a single residential lot. (d) 32 square feet in Residential and Open Land zoning districts. (e) 64 square feet in Mixed-Use and Industrial zoning districts.
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(2) Non-illuminated signs temporarily erected during construction to inform the public of the nature of the project that comply with the following standards: (a) One per residential parcel. (b) One per frontage for nonresidential parcel. (c) Six square feet for a single residential lot. (d) 64 square feet in Residential and Open Land zoning districts. (e) 96 square feet in Mixed-Use and Industrial zoning districts. (f)
Eight feet maximum height.
(3) Such signs shall not be displayed until after the issuance of construction permits and shall be removed not later than 24 hours following issuance of an occupancy permit for any portion of the project. (4) Signs and posters advertising a special community event, including in or over public rights-of-way, subject to approval by the Planning Director as to the size, location, and method of erection based on considerations of pedestrian, bicycle, and vehicle safety and impacts on surrounding areas. Signs that might impair safety or obstruct traffic visibility shall not be approved. (5) Pennants, flags, banner, balloons, and promotional sandwich boards during and for community events in the Grove that comply with the following standards: (a) Signs shall not remain in place overnight. (b) Sandwich boards shall not exceed a maximum height of four feet or a width of three feet.
5.
Signs Requiring a Permit Unless specifically exempted by Subsection 4 above or other provision of this Code or other City, state, or federal law, each erection or installation of a sign in the City shall require the approval of a Sign Permit pursuant to Sections11-05-05.1.D, Sign Permit for On-Premise Sign 1105-05.1.E, Temporary Sign Permit, as applicable. Sign Permits are not required for change of copy, repainting, or other normal maintenance and repair, provided there is no expansion of the sign structure or face.
6.
General Sign Standards A.
Sign Measurement (1) Sign Height The distance from the adjacent ground elevation supporting the sign to the highest point of the sign. A landscape berm or other structure erected to support the sign shall be measured as part of the height. If the street to which the sign is oriented is higher than the grade at the base of the sign, then the street elevation shall be used as the ground elevation for purposes of calculating the permitted height of the sign. (2) Sign Area (a) Sign area is calculated as the area within a continuous perimeter with up to eight straight sides that encloses the limits of text and graphics of a sign. Additionally, this area includes any frame or other material or color forming an integral part of
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the display or used to differentiate the sign’s message from the background against which it is placed. The area excludes the structure upon which the sign is placed (unless the structure is an integral part of the display), but includes any open space contained within the outer limits of the display face of a sign, or between any component, panel, strip, or figure of any kind composing the display face, whether this open space is enclosed by a frame or border or not. (b) When computing the sign area, only the face or faces that can be seen from one direction at one time, shall be considered.
Figure 4.51. Sign Area Measurement
B.
Design (1) Pole support structures shall be covered with an enclosure. (2) Signs shall complement the architectural style of the building.
C.
Traffic Visibility (1) Signs shall not be permitted in the clear vision triangle as defined in this Code and ACHD. (2) Signs shall not be erected at any intersection or driveway entrance location that will obstruct the view of traffic, as determined by the Planning Director, ACHD, or the Idaho Transportation Department.
D.
Adjacent to Residential Zones Signs in Mixed-Use, Industrial, or Open Land zoning districts shall not be located within 50 feet of a Residential zoning district boundary. Where a zoning district boundary is the centerline of the street, the distance shall be measured to the opposite street side.
E.
Street Trees Trees shall not be topped or removed to facilitate better view of signs.
F.
Maintenance and Repair Signs shall be maintained in accordance with the standards set forth in Section 11-04-013, Operations and Maintenance.
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7.
On-Premise Signs A.
Accessory On-Premise Signs (1) Awning Sign (a) Applicability Awning signs are prohibited in the Residential zoning districts (excluding the R-3 zoning district), and in the A-1 and A-2 zoning districts. (b) Standards The copy area of awning signs shall not exceed an area equal to 25 percent of the background area of the awning to which the signs is affixed, or the permitted area for wall or fascia signs, whichever is less. Background colors, striping, patterns, or valances shall not be included in the computation of the sign area. (2) Canopy and Marquee Signs (a) Applicability Canopy and marquee signs are prohibited in the Residential zoning districts, excluding the R-3 zoning district, and in the A-1 and A-2zoning districts. (b) Standards for Under Canopy or Marquee Signs (Hanging Signs) i.
There shall be no more than one under canopy or under marquee sign per public entrance to any tenant or user space, and shall not exceed 16 square feet;
ii.
Each sign shall maintain a clear vertical distance above any sidewalk or pedestrian way a minimum of eight feet; and
iii.
Each sign shall be mounted perpendicular to the building wall.
(c) Standards for Above Canopy and Above Marquee Signs i.
The maximum sign width shall be no more than 33 percent of the canopy background width;
ii.
The minimum space between the bottom edge of the letter and the top of the canopy background shall be 1.5 inches; and
iii.
The maximum height of each letter shall be no more than three times the canopy background height, with a maximum of 30 inches, whichever is less.
(d) Standards for Signs on Marquees i.
No more than one sign shall be permitted on each side of a marquee, and any such sign shall be in lieu of a wall, canopy, or projecting sign;
ii.
The sign area of each side shall not exceed two square feet of total area per lineal foot of building frontage or 200 square feet, whichever is smaller;
iii.
The vertical dimension of the sign shall not exceed six feet; and
iv.
The bottom of the sign shall have a minimum vertical clearance of twelve feet above the sidewalk or pedestrian way.
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(a) Shall be located within a landscaped area no smaller than the background area of the sign; new landscaped areas shall be reviewed as part of the sign application. Decorative rock may be a component of the landscaping area counted to calculate its area for this purpose; (b) Shall include the street address in letters at least three and one-half inches tall; (c) Shall be oriented perpendicular to the street providing frontage to the establishment and be located toward the front of the parcel and as close to the main vehicle entrance as possible. Orientation to interstate highways or the I-184 Connector is prohibited; (d) Shall be set back at least five feet from the front property line in Residential and Mixed-Use zoning districts, and one foot in Industrial and Open Land zoning districts. The entirety of the sign must be located outside of the setbacks. (e) Shall be set back at least five feet from side property lines in all zoning districts; (f)
Shall not exceed one per street frontage, except that: i.
Where two signs are allowed for a single establishment on a street corner or a collection of buildings within an integrated commercial center, each sign shall be designed and located so as to be viewed only from the street on which it is located; and
ii.
In lieu of two signs, one corner sign designed to be viewed from both streets is allowed, provided it complies with other provisions of this Code;
(g) May have architectural appurtenances with no text extend up to two feet over the allowed height. TABLE 11-04.19: FREESTANDING SIGN, MAXIMUM BACKGROUND AREA AND HEIGHT ZONING DISTRICT
MAXIMUM BACKGROUND AREA (SQUARE FEET)
MAXIMUM HEIGHT (FEET)
GATEWAY (FEET) [1]
R-1A, R-1B, R-1C, R-2, R-3, A-1, A-2
1 per 3 lineal ft. of street frontage up to 50
6
6
MX-1
1 per 3 lineal ft. of street frontage up to 50
8
8
MX-3, MX-4, MX-5, MX-U, I-1, I-2
70
15
12
MX-2
80
20
12
Notes: [1] Applies to freestanding signs oriented toward the following streets: Capitol Boulevard; Vista Avenue from 1-84 north; Broadway Avenue from I-84 north; State Street from State Capitol to Highway 55; Myrtle Street; Front Street; Federal Way from Capitol Boulevard. to Bergeson Street; Warm Springs Avenue; Park Center Boulevard.
(4) Directional Signs (a) Up to two directional signs shall be permitted at the street entrance to any parcel. The maximum area is four square feet and the maximum height is four feet.
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(b) Non-accessory directional or wayfinding signs may be erected by governments giving direction to places of general interest such as colleges, parks, hospitals, or Neighborhood Associations. Such signs shall be subject to approval by the Planning Director as to the size, location, and method of erection. (5) Electronic Message Displays (EMD) (a) Applicability i.
EMDs are permitted for all uses located in the Mixed-Use, Industrial, and Open Land zoning districts.
ii.
EMDs are only permitted for nonresidential uses located on collector or arterial roadways in the Residential zoning districts and in the A-1, and A2zoning districts.
(b) Standards All electronic message displays shall comply with the following standards: i.
Only one EMD is permitted per establishment. For establishments located in a center, only one EMD is permitted for the center.
ii.
No EMD may be installed on a non-conforming sign.
iii.
EMDs shall contain static messages only, and shall not have movement, or the appearance or optical illusion of movement, of any part of the sign structure, design, or pictorial segment of the sign, including the movement or appearance of movement of any illumination or the flashing, scintillating, or varying of light intensity.
iv.
Each message or frame shall be displayed for a minimum of 20 seconds.
v.
The area used for an EMD shall not occupy more than 50 percent of the total sign area.
vi.
The brightness or intensity of the EMD shall be factory set not to exceed 5,000 nits on clear days and 500 nits from dawn to dusk. The EMD shall also not exceed 50 percent of its maximum brightness on clear days and 10 percent of maximum brightness from dawn to dusk. Each display shall have a light sensing meter that will adjust the display brightness as the ambient light changes.
vii. Text-only single-color message displays with letters no higher than 12 inches may scroll or travel without the static message limitation. Maximum area for such displays is eight square feet. (6) Portable Signs (a) Applicability Portable signs are only permitted in the MX-5 district and shall comply with the following standards. (b) Standards i.
Number A.
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B. ii.
One sign per building frontage may be permitted for upper levels and one for below ground uses.
Maximum Sign Area Maximum sign area is seven square feet.
iii.
iv.
Location A.
Signs shall be located outside vision triangles in the furnishing zone or close to the curb in front of the establishment and shall not obstruct pedestrian traffic or violate ADA guidelines. The sign shall not have a protruding object that is more than 27 inches in height and protruding more than 4 inches.
B.
If adequate space does not exist in a furnishing zone or near the curb, a sign may be placed in a vestibule or alcove near a building entrance, so long as a five foot clear pedestrian zone is maintained and limits protruding objects from grade to 80-inches above grade. Signs shall not be placed within five feet of the curb abutting an on-street accessible parking stall.
Materials Signs shall be made of stable and durable materials and complimentary in design to the immediate area.
(7) Projecting Sign (a) Applicability Projecting signs are prohibited in the Residential zoning districts, excluding the R-3 zoning district, and in the A-1 and A-2 zoning districts. (b) Standards i.
Maximum Background Area The maximum background area shall be:
ii.
iii.
A.
The lesser of five percent of the wall area facing a street or 50 square feet in the MX-1 district.
B.
The lesser of 10 percent of the wall area facing a street or 75 square feet in all other districts where allowed.
C.
When both projecting and wall signs are used, the maximum area for both signs is reduced by 50 percent.
Number Allowed A.
One per street level establishment for each street frontage.
B.
Where there is more than 150 feet of frontage for one establishment, a second sign is permitted.
Projection Above Building Height No sign shall extend vertically above the highest point of the building façade upon which it is mounted by more than two feet.
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iv.
Projection from Wall The projection from the wall shall be no more than 10 feet, or to within two feet of the face of the curb, whichever is less.
v.
Clearance Clearance over public property shall be a minimum of 12 feet.
vi.
Maximum Height No portion of any projecting sign shall extend more than 30 feet above the ground.
(8) Wall Signs (a) Wall Signs Oriented to Interstate Highways i.
Applicability In the Mixed-Use, Industrial, and Open Land zoning districts, properties that abut I-84 or I-184 southwest of 15th Street may have one wall sign per establishment oriented to the highway, provided the sign complies with the following standards:
ii.
Standards A.
Area One square foot in sign area for each lineal foot of wall up to 32 square feet.
B.
Height Shall not exceed the height of the wall or 30 feet.
iii.
Prohibited Signs EMDs and other forms of signage using light emitting diode (LED) technology are prohibited.
(b) All Other Wall Signs Wall signs shall comply with the standards in Table 11-04.20 and the following standards: i.
Wall signs shall not project above the wall to which they are attached.
ii.
Wall signs shall face the street or streets that the building faces, except that a sign on a building wall in a Mixed-Use, Industrial, or Open Land zoning district that does not face a street may be permitted if it complies with the following standards:
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A.
The sign area may be borrowed from that allowed on the building wall facing the street; and
B.
The sign area shall not exceed 10 percent of the building wall; where multiple tenants or users are located in a single building, and allowable sign area is allocated between some or all of those tenants or users, the calculation of the 10 percent maximum sign area shall be allocated among each tenant or user based on the square footage of the ground
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floor wall space of the building frontage occupied by that individual tenant or user, rather than the wall area of the building as a whole.
iii.
C.
For commercial centers with multiple tenants, allowed signage for each tenant is based on the percentage allowed for the zone and calculated based on the square footage of the ground floor wall space of that individual tenant; and
D.
The sign faces an abutting property zoned Mixed-Use, Industrial, or Open Land.
In Mixed-Use, Industrial, or Open Land zoning districts, the sign area allowed may be divided among multiple signs according to Table 11-04.20 below.
TABLE 11-04.20: WALL SIGNS ZONING DISTRICT R (Multiple-Family and nonresidential signs), A-1, and A-2
One square foot per three lineal feet of building wall facing the street. Maximum 50 square feet.
MX-1
One square foot per two lineal feet of building wall facing the street. Maximum 75 square feet.
MX-3, MX-4 MX-2, MX-5, MX-U, I-1, I-2
B.
MAXIMUM SIGN AREA
15% of building wall facing the street. 20% of building wall facing the street.
Temporary Signs (1) Special Promotions, Event and Grand Opening Signs Any lawful location for a nonresidential use, except a Home Occupation, may have one temporary, portable sign that complies with the following standards, after obtaining a Sign Permit pursuant to Section 11-05-05.1.E Temporary Sign Permit: (a) Within any calendar year, each establishment shall be limited to the display of one temporary sign for a maximum of three 30 consecutive day periods. Each 30 day period shall be separated by at least 30 days. (b) Maximum sign area is 32 square feet. (c) Maximum sign height for freestanding signs is eight feet.
8.
Alternative Sign Plan A.
Multi-tenant nonresidential developments that are planned and developed as an integrated center or a single, multi-tenant building shall obtain approval of an Alternative Sign Plan pursuant to Section 11-05-05.2.A before constructing or installing any sign on the property. This includes but is not limited to: (1) Hospital complexes on sites of two acres or larger; (2) Office centers with multiple building on sites of two acres or larger; (3) Industrial parks with multiple buildings on sites of five acres or larger; and (4) Single, multi-tenant buildings on sites of two acres or larger.
B.
The Alternative Sign Plan shall establish standards and criteria for all signs that require Sign Permits and shall address location, materials, design, and quantity.
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C.
One freestanding center sign is permitted on each street frontage, with a maximum of two, according to the provisions of the following Table 11-04.21. Where there is more than 1,000 feet of frontage on a street, a second sign is allowed. Center signs on Gateway Streets shall not exceed the Gateway Street height standards.
D.
Freestanding signs shall be located as near to the primary access driveway to the maximum extent practicable.
E.
Freestanding signs in Mixed-Use, Industrial, and Open Land zoning districts shall not be closer than 150 feet from any Residential district.
F.
Separate building pads within centers and parks are allowed one monument style sign with a maximum height of six feet and a maximum background sign area of 32 square feet, but shall not exceed the standards in Table 11-04.19.
G.
Wall signs are permitted in any number, location, or orientation, provided they do not face a Residential district, and provided the total square footage does not exceed 18 percent of the ground floor tenant wall face upon which the signs are placed.
H.
Sign height and placement shall be consistent throughout the development.
I.
Signs shall incorporate materials, colors and design motifs that are compatible with buildings in the development. TABLE 11-04.21: CENTER SIGN MAXIMUM BACKGROUND AREA AND HEIGHT MAXIMUM BACKGROUND AREA (SQUARE FEET)
MAXIMUM HEIGHT (FEET)
MX-1
80
8
MX-3, MX-4, MX-5, MXU, I-1, I-2
100
25
MX-2
150
30
ZONING DISTRICT
9.
Off-Premise Signs A.
Off-Site Identification When off-site identification is needed because of excessive distance from a public street, lack of street frontage, unusual topography or other special circumstances, an off-premise sign may be allowed with a Conditional Use Permit. The standard conditional use approval criteria and the special circumstances noted above shall be used to evaluate the request. The base zoning district standards for sign size and location shall apply.
B.
Poster Panel and Bulletin Panel Off-Premise Signs (Billboards) Each application for a billboard shall be accompanied by a demolition permit for an existing billboard. The number of billboard signs in the City shall not be increased except through annexation. Off-premise poster panels and bulletin panels are only permitted in the MX-2, MX-3, I-1, and I-2 zoning districts, and only after approval of a Conditional Use Permit, provided that no signs may be located on Capitol Boulevard or on Federal Way between Capitol Boulevard and Bergeson Street.
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(1) Approval Criteria The Planning and Zoning Commission shall make the following findings: (a) That the sign will not negatively impact the visual quality of a public open space. (b) That the sign will not block the view of a structure of historical or architectural significance. (c) That sign height is compatible with buildings within a 300 foot radius. Where view of the sign would be blocked by buildings, or where view of buildings would be blocked by the sign, the sign height shall not exceed the building height by more than 12 feet. Where there are no buildings within 300 feet, sign height shall not exceed 22 feet. (d) That sign lighting will not trespass onto adjacent properties. (2) Design and Location New signs shall comply with the following standards: (a) Sign area height shall not exceed 10.5 feet. (b) Sign area shall not exceed 248 square feet for poster panels and 378 square feet for bulletin panels. (c) Sign height shall not exceed 40 feet, but may be limited to less by 11-04012.9.B(1)(c) above. (d) No sign may be located within 1,000 feet of another billboard on the same side of the street. However, if a sign is larger than 312 square feet, the distance to another such sign shall be at least 2,000 feet. (e) A sign on one side of the street may be no closer than 150 feet from a sign on the opposite side of the street, as measured along the line of travel. (f)
At any street intersection, there may be no more than 496 combined square feet of billboard sign area within 250 feet measured from the street corner curbs.
(g) Back-bracing is prohibited. (h) View of the sign should be unobstructed for 250 feet along the line of travel. (i)
Electronic message displays are allowed with static frame effects that change with no transition - no more frequently than every 20 seconds. Brightness levels shall comply with Section 11-04-012.7.A(5)(b)vi. A change from non-EMD to EMD requires the approval of a sign permit.
(j)
Setbacks shall be at least five feet from any property line. When adjacent to a Residential zoning district, the setback of that residential zoning district shall be met.
10. Special Sign Districts A.
Capitol Boulevard Sign Standards In addition to the generally applicable sign regulations of this Section 11-04-012, these special standards apply in the Capital Boulevard Special Design District. (1) Review (a) Signs require Design Review approval as an overall sign plan for the site.
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(b) The Design Review Commission shall provide recommendations to the Planning and Zoning Commission on requests for Variances and Conditional Use Permits. (2) General Standards (a) One wall sign, or one projecting sign, or one canopy sign, or one freestanding sign per building is permitted for each street frontage in accordance with the following standards. i.
Wall signs shall not exceed 15 percent of the wall area or 65 square feet in size, whichever is less.
ii.
Projecting signs shall not exceed 25 square feet in area and shall not exceed the building height or 20 feet, whichever is less.
iii.
Freestanding signs are allowed as per the size and height regulations for Gateway Streets in Table 11-04.19.
(b) One wall sign per street frontage may exceed the maximum size allowed in Subsection (a) if it is reviewed and approved by the Design Review Commission. The Design Review Commission shall take into account the scale and height of the building, the visibility and orientation of the proposed sign, and impacts on the Capitol Boulevard view corridor when evaluating these requests. (c) In addition to the signs in Subsection (a), each building with more than one tenant or occupant is allowed either: one 20 square foot wall sign or one 12 square foot projecting sign per tenant or occupant located on the ground floor of the building. (d) Colors, materials, and lighting shall be restrained and harmonious with the building and site. (e) Use of neon is encouraged for illumination. (f)
11-04-013. 1.
Electronic message displays are permitted only with a Conditional Use Permit. Manual readerboards require approval by the Design Review Commission.
Operations and Maintenance
Landscaping, Buffering, and Screening Maintenance All landscaping, buffering, and screening required by this Code shall be maintained by the property owner in compliance with the following standards. A.
No required street tree shall be topped without the written permission of the City. For street trees not located within a public right-of-way, alternative pruning techniques to achieve specific horticultural or aesthetic effects may be used if approved by the Parks and Recreation Department. Examples include pleached allee, pleached bosque, espalier, and pollarded canopy.
B.
Tree grates shall be widened to accommodate the growing tree trunk and prevent girdling of any trees planted in tree wells within sidewalks or other public right-of-way.
C.
Plant materials that exhibit evidence of insect pests, disease, and/or damage shall be appropriately treated to correct the problem. Dead plant materials shall be replaced.
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Chapter 11-04 Development and Design Standards Section 11-04-013. Operations and Maintenance 11-04-013.2 Exterior Lighting
2.
D.
All required landscaping shall be subject to periodic inspections by City Officials to determine compliance.
E.
Required landscaped areas in residential subdivisions that are not located in individual lots shall be placed under the control and maintenance of a Homeowners’ Association, unless the applicant can demonstrate that the landscaping will be maintained in an attractive condition by another entity including but not limited to individual property owners or the ACHD.
F.
All fences and walls shall be maintained and kept structurally sound.
Exterior Lighting All exterior lighting required to comply with Section 11-04-011, Exterior Lighting shall be maintained by the property owner in compliance with the following standards.
3.
4.
A.
All lighting fixtures that are required to be shielded shall be installed and maintained so that they maintain compliance with all standards for shielded fixtures as specified in Section 11-04-011, Exterior Lighting and other applicable regulations as adopted by the City.
B.
Exterior lighting fixtures shall comply with the Building Code, the energy efficiency standards, and other applicable regulations adopted by the City.
C.
Exterior lighting shall be maintained in good structural condition at all times.
Signs A.
Signs shall be maintained by the property owner in a state of good appearance, safety, and repair.
B.
Any on-premise sign associated with a building or establishment that has been vacant and unoccupied for more than six months, or any sign no longer associated with the use on the property shall be deemed abandoned and shall be removed by the property owner.
Noise All activities shall comply with Title 5, Chapter 7 of the Boise City Code regarding permissible levels of noise and shall be conducted so as to avoid the creation of any noise that would create a public nuisance interfering with the use and enjoyment of adjacent properties.
5.
Glare, Heat, Smoke, Fumes, Radiation, and Odors Every use shall be operated so that it does not exceed an objectionable or dangerous degree of glare, heat, fumes, electromagnetic radiation, nuclear radiation, or odors beyond any property line of the site on which the use is located.
6.
Vibration Every use shall be operated so that the ground vibration inherently and recurrently generated is not perceptible, without instruments, at any property line of the site on which the use is located.
7.
Hazardous Materials All uses and activities shall comply with all state and federal laws and regulations regarding the use, storage, handling, and transportation of flammable liquids, liquefied petroleum, gases, explosives, hazardous materials, hazardous wastes, toxic materials, and solid wastes, as those terms are defined by applicable statutes, rules, regulations, or ordinances.
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8.
Waste Materials A.
No materials or wastes shall be deposited upon a property in any form or manner that would permit natural causes or forces to transfer them off the site.
B.
All materials or wastes that may cause fumes or dust, or that constitute a fire hazard, or that may be edible by or otherwise attractive to rodents or insects shall only be stored outdoors in closed solid waste containers that are screened from adjacent property.
C.
All biomedical wastes that are processed through ozonation treatment shall either be beneficially reused, recycled, or rendered safe for disposal in a municipal solid waste landfill or other approved disposal facility, or as otherwise permitted by state and federal law.
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Chapter 11-05 Administration and Procedures 11-05-01.
Purpose
The purpose of this Chapter 11-05 is to identify the roles and responsibilities of appointed and elected boards and City Officials, departments, and staff in the administration of this Code and describes the review and decision-making procedures of applications for development.
11-05-02.
Summary Table of Review and Decision-Making Procedures
1.
Table 11-05.1: Summary of Review and Decision-Making Procedures identifies the development procedures authorized by this Code and establishes whether public notice and pre-submittal activities are required, the role of the City review and decision-making bodies, and whether public hearings are required during each process.
2.
The Summary Table of Review and Decision-Making Procedures lists applications that have unique processes but generally fall within one of four types. Refer to the Specific Procedures to identify unique requirements of each application.
3.
If a specific procedure is not listed in Table 11-05.1, the application shall be subject to a Zoning Compliance Review or the approval of a Zoning Certificate, as determined by the Planning Director.
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TABLE 11-05.1: SUMMARY OF REVIEW AND DECISION-MAKING PROCEDURES < > = PUBLIC HEARING
Home Occupation Permit for Family Daycare Home
Type 1 11-05-05.1.B
D
<A>
Record of Survey
Type 1 11-05-05.1.C
D
<A>
Sign Permit for OnPremise Sign
Type 1 11-05-05.1.D
D
<A>
Temporary Sign Permit
Type 1 11-05-05.1.E
D
<A>
Temporary Use Permit
Type 1 11-05-05.1.F
D
<A>
Zoning Compliance Review
Type 1 11-05-05.1.G
D
<A>
D
<A> <A>
Type 1 Ministerial Decisions
Type 2 Planning Director Decisions Allowed Use with Allowed Form
Type 2 11-05-05.2.A
X
Alternative Sign Plan
Type 2 11-05-05.2.B
X
D
Certificate of Appropriateness Minor
Type 2 11-05-05.2.C
X
D
Conditional Use Minor Expansion
Type 2 11-05-05.2.D
X
D
Design Review – Minor
Type 2 11-05-05.2.E
X
Floodplain Permit
Type 2 11-05-05.2.F
X
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X
X
<A> <A>
D D
<A> <A>
327
City Council
<A>
Planning & Zoning Commission
Hearing Examiner
D
Neighborhood Meeting
Type 1 11-05-05.1
Posted
Hillside Development Permit – Category 2
Application
Type of Procedure and Code Reference
Mailed
Planning Director
REVIEW AND DECISION-MAKING BODIES Historic Preservation Commission
PRE-SUBMITTAL ACTIVITIES Interdepartmental Review
PUBLIC NOTICE
X = Required
Design Review Commission
A = APPEAL
Concept Review
D = DECISION
Published
R = RECOMMENDATION
Chapter 11-05 Administration and Procedures Section 11-05-02. Summary Table of Review and Decision-Making Procedures 11-04-013.8 Waste Materials
TABLE 11-05.1: SUMMARY OF REVIEW AND DECISION-MAKING PROCEDURES < > = PUBLIC HEARING
<A>
PUD Modification Minor
Type 2 11-05-05.2.H
X
D
<A>
Reasonable Accommodation for Accessibility
Type 2 11-05-05.2.I
X
D
<A>
Residential Small Lot Approval - Minor
Type 2 11-05-05.2.J
X
D
<A>
River System Permit - Minor
Type 2 11-05-05.2.K
X
D
<A>
Zoning Certificate
Type 2 11-05-05.2.L
X
D
<A>
City Council
D
Planning & Zoning Commission
Hearing Examiner
X
Neighborhood Meeting
Type 2 11-05-05.2.G
Posted
Legal Nonconformity Confirmation, Change, or Minor Expansion
Mailed
Application
Type of Procedure and Code Reference
Planning Director
REVIEW AND DECISION-MAKING BODIES Historic Preservation Commission
PRE-SUBMITTAL ACTIVITIES Interdepartmental Review
PUBLIC NOTICE
X = Required
Design Review Commission
A = APPEAL
Concept Review
D = DECISION
Published
R = RECOMMENDATION
<D>
<A>
Type 3 Appointed Body Decisions Allowed Use with Alternative Form
Type 3 11-05-05.3.A
X
X
X
X
X
R
Certificate of Appropriateness Major
Type 3 11-05-05.3.B
X
X
X
X
X
R
Conditional Use Permit - Initial Approval or Major Expansion
Type 3 11-05-05.3.C
X
X
X
X
X
R
Design Review Major
Type 3 11-05-05.3.D
X
X
X
X
X
R
Floodplain Variance
Type 3 11-05-05.3.E
X
X
X
X
X
R
Hillside Development Permit - Category 3
Type 3 11-05-05.3.F
X
X
X
X
X
R
<D>
<A>
Legal Nonconformity Major Expansion
Type 3 11-05-05.3.G
X
X
X
X
X
R
<D>
<A>
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X
<A>
<D>
<D>
<A>
<A>
<D> <D>
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TABLE 11-05.1: SUMMARY OF REVIEW AND DECISION-MAKING PROCEDURES < > = PUBLIC HEARING
X
R
X
X
X
R
X
X
X
X
R
X
X
X
X
X
R
X
X
X
X
X
R
X
X
R
X
Reclassification of Historic Resource
Type 3 11-05-05.3.I
X
Residential Small Lot Approval - Major
Type 3 11-05-05.3.J
X
River System Permit - Major
Type 3 11-05-05.3.K
Variance
Type 3 11-05-05.3.L
City Council
X
Type 3 11-05-05.3.H
Planning & Zoning Commission
Planning Director
X
PUD Modification Major
Historic Preservation Commission
Interdepartmental Review
X
Application
Type of Procedure and Code Reference
Mailed
Neighborhood Meeting
REVIEW AND DECISION-MAKING BODIES
Concept Review
PRE-SUBMITTAL ACTIVITIES
Posted
PUBLIC NOTICE
X = Required
Design Review Commission
A = APPEAL
Hearing Examiner
D = DECISION
Published
R = RECOMMENDATION
<D>
<A> <A>
<D>
<A>
<D> <D>
<A>
<R>
<D>
<R>
<D>
<D>
Type 4 City Council Decisions Annexation of Land and Related Zoning Map Amendment
Type 4 11-05-05.4.A
X
X
X
X
Code Adoption or Amendment
Type 4 11-05-05.4.B
D
X
X
X
X
R
Comprehensive Plan Adoption or Amendment
Type 4 11-05-05.4.C
X
X
X
X
X
R
<R>
<D>
Development Agreement or Modification
Type 4 11-05-05.4.D
X
X
X
X
X
R
<R> [3]
<D>
Major Historic Preservation Actions
Type 4 11-05-05.4.E
X
X [4]
X [4]
X
X
R
<R> [5]
<D> [6]
Subdivision Plat Preliminary
Type 4 11-05-05.4.F
X [7]
X [7]
X [7]
X [8]
X [8]
R
<R>
<D>
Subdivision Plat Final
Type 4 11-05-05.4.G
X [8]
R
D
Subdivision Plat – Replat
Type 4 11-05-05.4.H
<D>
Zoning Map Amendment (Rezoning, including Planned Unit Development)
Type 4 11-05-05.4.I
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X [9]
X
X
X
X
X [9]
X [9]
X [9]
R
X
X
X
R
R [1]
R [2]
<R>
R [1]
R [2]
<R>
329
<D>
Chapter 11-05 Administration and Procedures Section 11-05-03. Review and Decision-Making Bodies 11-05-03.1 Purpose
TABLE 11-05.1: SUMMARY OF REVIEW AND DECISION-MAKING PROCEDURES X = Required
Notes: [1] Only required if application is to establish a Design Review Overlay district other than an HD-O district. [2] Only required if application is to establish an HD-O district. [3] If requested by City Council. [4] Notice varies depending on specific action being requested. [5] Only required if application is to establish or remove an HD-O district. [6] Council action only required if HPC recommends approval for some actions. [7] Required for applications for proposed subdivision that include more than five acres. [8] Required for applications for proposed subdivisions that include 40 or more lots or dwelling units. [9] Varies by type of Replat.
11-05-03. 1.
Review and Decision-Making Bodies
Purpose This purpose of this Section 11-05-03 is to describe the organization, powers, and duties of the offices and governing bodies responsible for the administration of this Code.
2.
City Council A.
Duties, Jurisdiction, and Authority The Boise City Council ("the Council") is the final legislative authority on zoning and land use decisions. The Planning Director and all commissions and committees indicated in this Code function at the direction of the City Council. Specific duties and authority of the City Council related to this Code include but are not limited to the following: (1) Confirm the Mayor's appointments to the memberships of the Planning and Zoning Commission, the Design Review Commission, the Historic Preservation Commission, and the position of Hearing Examiner; (2) After receiving a recommendation from the Planning and Zoning Commission, Design Review Commission, or Historic Preservation Commission, hear and decide all legislative matters including but not limited to Comprehensive Plan Adoption or Amendments, including amendments to the Future Land Use Map, Code Text Amendments, Annexation of Land, Zoning Map Amendments, Area of Impact provisions, emergency ordinances and moratoriums.
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City Council
Planning & Zoning Commission
Historic Preservation Commission
Design Review Commission
Hearing Examiner
REVIEW AND DECISION-MAKING BODIES Planning Director
Interdepartmental Review
Neighborhood Meeting
PRE-SUBMITTAL ACTIVITIES
Posted
Application
< > = PUBLIC HEARING
PUBLIC NOTICE
Mailed
Type of Procedure and Code Reference
A = APPEAL
Concept Review
D = DECISION
Published
R = RECOMMENDATION
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(3) Hear and decide applications as indicated in Table 11-05.1: Summary of Review and Decision-Making Procedures and in Sections 11-05-04, Common Procedures, 11-05-05, Specific Procedures, and 11-05-06, Nonconformities; and (4) Hear and decide appeals of decisions of the Planning and Zoning Commission, Design Review Commission, and the Historic Preservation Commission. B.
Membership The membership of the City Council shall be as set forth in Election of Council Members by Designated Seat in Title 1, Chapter 9 of the Boise City Code.
C.
Procedures (1) General Rules of procedure for the City Council are set forth in Title 1, Chapter 6 of the Boise City Code. (2) Emergency Ordinances (a) If the City Council finds that an imminent peril to the public health, safety, or welfare requires adoption of ordinances, or adoption of a moratorium upon the issuance of certain classes of permits, or both, it shall issue a written statement containing the reasons for the adoption. The City Council may then proceed to a hearing without recommendation of a commission and upon any abbreviated notice of hearing that it finds practical to adopt the ordinance or moratorium. (b) An emergency ordinance or moratorium may remain in effect for no more than 182 days. Restrictions established by an emergency ordinance shall not be imposed for consecutive periods. Further, an intervening period of not less than one year shall exist between an emergency ordinance or moratorium and reinstatement of the same emergency ordinance or moratorium. To sustain restrictions established by an emergency ordinance beyond the 182 day period, the City Council must adopt an interim or regular ordinance, following the notice and hearing procedures in Section 11-05-04.5, Scheduling and Notice of Public Hearing. (3) Interim Ordinances (a) If the City Council finds that a plan, plan component, or amendment to a City plan is being prepared, it may adopt interim ordinances following the notice and hearing procedures provided in Section 11-05-04.5, Scheduling and Notice of Public Hearing. The City Council may also adopt an interim moratorium upon the issuance of certain classes of permits if, in addition to the foregoing, the City Council finds that an imminent peril to the public health, safety, or welfare requires the adoption of an interim moratorium. (b) An interim ordinance shall state a definite period of time, not to exceed one calendar year, during which it shall be in effect. To sustain restrictions established by an interim ordinance, the City Council must adopt a regular ordinance, following the notice and hearing procedures provided in Section 11-05-04.5, Scheduling and Notice of Public Hearing.
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3.
Planning and Zoning Commission A.
Duties, Jurisdiction, and Authority For enabling legislation for the Planning and Zoning Commission (PZC) generally, see Title 2 of the Boise City Code. Duties, jurisdiction, and authority of the PZC related to this Code include but are not limited to the following: (1) Prepare and recommend approval of a Comprehensive Plan and periodically review the provisions of the plan and report its findings and recommendations to the City Council; (2) Review and decide applications as indicated in Table 11-05.1: Summary of Review and Decision-Making Procedures and in Sections 11-05-04, Common Procedures and 1105-05, Specific Procedures; (3) As indicated in Table 11-05.1: Summary of Review and Decision-Making Procedures and in Sections 11-05-04, Common Procedures and 11-05-05, Specific Procedures, submit to the City Council, following a public hearing, a report of findings and a recommendation to approve, approve with conditions, or deny each application; (4) Initiate, from time to time, a review of the provisions of this Code, report its findings and recommendations to the City Council; (5) Petition the City Council requesting an amendment of this Code or the Comprehensive Plan, provided that it shall first have held public hearings following the procedures provided in Section 11-05-04.5, Scheduling and Notice of Public Hearing; and (6) Perform other functions related to the administration of this Code or related regulations authorized by City Council.
B.
Membership (1) Composition (a) The PZC shall consist of not less than seven nor more than eleven voting members. (b) Members of the PZC shall be appointed by the Mayor and confirmed by the City Council. Members may reside outside of the city limits and within the Area of Impact. The Mayor, in the same manner, shall appoint a member to fill an unexpired term in case of a vacancy. (2) Term of Office Appointment to such office shall be for the period of four years. No person shall serve more than two full consecutive terms without specific concurrence by two-thirds of the City Council adopted by motion and recorded in minutes. If a vacancy shall occur during any unexpired term, the Mayor, with the confirmation of the City Council, shall appoint a member for the balance of the term. (3) Chair The PZC shall appoint one of its members as Chair of the PZC, who shall hold office as Chair for such term as the PZC shall so designate, and the PZC may elect a Vice-Chair who shall act as Chair in the absence of the Chair of the PZC.
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C.
Procedures The rules of procedure for the PZC are as set forth in Title 2, Chapter 4 of the Boise City Code and the by-laws adopted by the PZC. (1) Compensation The members of the PZC shall serve and act without compensation, except that their actual and necessary expenses shall be allowed by the City Council and the City shall provide the necessary and suitable equipment and supplies to enable the PZC to properly transact and perform its business. (2) Quorum A majority defined as half plus one of the active appointed members of the PZC shall be necessary to constitute a quorum for the transaction of business. (3) Meetings and Attendance (a) The PZC shall meet in regular hearing once per 30 days on the first Monday of the month for at least nine months of the year. The PZC may hold additional hearings following the regular monthly hearing if required by the volume of applications received, and at such other times as may be called by the Chair or by the Mayor. (b) The members of the PZC are expected to attend scheduled meetings. Members may be excused from attendance due to personal illness, family emergency, or out of town business trips. PZC members whose attendance at scheduled meetings falls below 60 percent without cause within any given year may be removed from the PZC by the Mayor with the approval of Council. (4) Conflict Of Interest Prohibited Members of the PZC shall honor the Code of Ethics within Title 1, Chapter 8 of the Boise City Code and shall not participate in any proceeding or action when the member or their employer, business partner, business associate, or any person related to the member by affinity or consanguinity within the second degree has an economic interest in the procedure or action. Any actual or potential interest in any proceeding shall be disclosed at or before any meeting at which the action is being heard or considered.
4.
Design Review Commission A.
Duties, Jurisdiction, and Authority The duties, jurisdiction, and authority of the Design Review Commission related to this Code include, but are not limited to the following: (1) Maintain and enhance valued environmental features of the City, and ensure that the general appearance of buildings and structures does not impair or preclude the orderly and harmonious development of the community; (2) Review all development proposals within the Design Review Overlay Districts or subject to the adopted Citywide Design Standards and Guidelines and the Downtown Design Standards and Guidelines, and as indicated in Table 11-05.1: Summary of
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Review and Decision-Making Procedures, Sections 11-05-04, Common Procedures and 11-05-05, Specific Procedures. (3) Develop and recommend to the PZC for Council adoption, special design criteria districts including additional requirements relating to bulk and design or design standards for specific uses, types of uses, parking standards, streetscapes, or other similar items. Where a special district has been adopted, it shall be designated on the zoning map; and (4) Perform other functions related to the administration of this Code or related regulations authorized by City Council. B.
Limitations The DRC is specifically prohibited from requiring reduction in density, reduction in floor area ratio, or other regulations set forth in Table 11-04.2: Residential District Dimensional Standards and Table 11-04.3: Mixed-Use, Industrial, and Open Land District Dimensional Standards that cannot be shown to be required by reason of public safety, health, or destruction or diminution of property values, except as allowed per Section 11-04-03.4, Residential Small Lots.
C.
Membership (1) Composition The DRC shall consist of not less than five nor more than nine voting members. Members of the DRC shall be appointed by the Mayor and confirmed by the City Council with due regard to the proper representation of such fields as architecture, landscape architecture, engineering, planning (environmental, urban, and town), and the visual arts. Only one member may reside outside of the city limits and within the Area of Impact. The Mayor, in the same manner, shall appoint a member to fill an unexpired term in case of a vacancy. (2) Term Of Office Members shall each serve for a four year term. If a vacancy occurs, the Mayor, with the consent of the City Council, shall appoint a member to fill an unexpired term or may be appointed for a full term. (3) Chair The DRC shall appoint one of its members as Chair who shall hold office for a term of office designated by the DRC. The DRC shall elect a Co-Chair to act as the Chair in the absence of the Chair.
D.
Procedures (1) Compensation The members of the DRC shall serve without pay but shall be reimbursed by the City for necessary expenses incurred in connection with their duties. (2) Quorum A majority defined as half plus one of the active appointed members of the DRC shall be necessary to constitute a quorum for the transaction of business.
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(3) Meetings The DRC shall meet in regular hearing once per 30 days on the second Wednesday of each month. The DRC may hold additional hearings following the regular monthly hearing if required by the volume of applications received, and at such other times as may be called by the Chair or by the Mayor.
5.
Historic Preservation Commission A.
Duties, Jurisdiction, and Authority The duties, jurisdiction, and authority of the Historic Preservation Commission (HPC) are as follows: (1) Conduct a survey of local historic properties and landmarks; (2) Recommend contracting with the state or federal governments in the pursuit of the objectives of historic preservation; (3) Cooperate with the federal, state, and local governments in the pursuit of the objectives of historic preservation; (4) Participate in the conduct of land use, urban renewal, and other planning processes undertaken by the City, the County, or any other governmental entity; (5) Recommend ordinances and otherwise provide information for the purposes of historic preservation within the City; (6) After having received prior consent of the owner, occupant, or person in charge, and solely in performance of official duties and only at reasonable times, enter upon private lands for the examination or survey such lands; and (7) Review all development proposals within the HD-O district and as indicated in Table 11-05.1: Summary of Review and Decision-Making Procedures, Sections 11-05-04, Common Procedures, and 11-05-05, Specific Procedures.
B.
Membership (1) Composition The HPC shall consist of not less than five nor more than nine voting members. Members of the HPC shall be appointed by the Mayor and confirmed by the City Council with due regard to the proper representation of such fields as history, architecture, urban planning, archeology, and law. Only one member may reside outside of the city limits and within the Area of Impact. The Mayor, in the same manner, shall appoint a member to fill an unexpired term in case of a vacancy. (2) Term of Office All appointments shall be for a term of three years. If a vacancy occurs, the Mayor, with the consent of the City Council, shall appoint a member to fill an unexpired term or may be appointed for a full term. (3) Chair The HPC shall appoint one of its members as Chair of the HPC who shall hold office as Chair for a consecutive period not to exceed two years. The HPC may also appoint a Co-chairman who shall act as the Chair in the absence of the HPC Chair.
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C.
Procedures (1) Compensation The members of the HPC shall serve without pay but shall be reimbursed by the City for necessary expenses incurred in connection with their duties. (2) Quorum A majority defined as half plus one of the active appointed members of the HPC shall be necessary to constitute a quorum for the transaction of business. (3) Meetings The HPC shall meet in regular hearing once per 30 days. The HPC may hold additional hearings following the regular monthly hearing if required by the volume of applications received, and at such other times as may be called by the Chair or by the Mayor.
6.
Hearing Examiner A.
Duties, Jurisdiction, and Authority (1) This Section authorizes the PZC to use the services of a Hearing Examiner pursuant to the authority granted in Idaho Code §67-6520 ("the Local Land Use Planning Act"). (2) The Hearing Examiner may conduct hearings on behalf of the PZC on matters as indicated in Table 11-05.1: Summary of Review and Decision-Making Procedures and in Sections 11-05-04, Common Procedures, and 11-05-05, Specific Procedures.
B.
Qualifications A person filling the position of Hearing Examiner shall be professionally trained or licensed planner, and/or have land use law legal training and/or experience. The Hearing Examiner shall be appointed by the Mayor and confirmed by the City Council. The Hearing Examiner shall serve at the pleasure of the Mayor.
C.
Procedures (1) Meetings The Hearing Examiner shall meet in regular hearing once per 30 days. The Hearing Examiner may hold additional hearings following the regular monthly hearing if required by the volume of applications received, and at such other times as may be called by the Chair or by the Mayor. (2) The Hearing Examiner shall review all information supplied by the Planning Director prior to any hearing the Hearing Examiner is authorized to conduct. (3) The hearing shall be conducted in accordance with Section 11-05-04.5, Scheduling and Notice of Public Hearing and applicable state law. (4) At the completion of each hearing, the Hearing Examiner shall render a decision supported by a summary of testimony, findings of fact, and conclusions of law. The decision and supporting materials shall be filed with the Planning Director and shall be available to the applicant and the public no later than 30 days after the close of each hearing.
7.
Planning Director
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A.
Duties, Jurisdiction, and Authority (1) It shall be the duty of the Planning Director to provide for the administration of this Code and the Comprehensive Plan. The Planning Director shall serve as the technical staff on planning and zoning issues. (2) Duties and responsibilities of the Planning Director may be formally delegated to City Officials in subordinate positions to the Planning Director. (3) The specific duties and responsibilities of the Planning Director related to this Code shall include, but not be limited to the following: (a) Provide and maintain a continuing program of public information on zoning matters and provide planning and zoning assistance to the public as requested; (b) Submit a written report evaluating applications, to the appropriate bodies; (c) Review all development proposals and make those recommendations or decisions indicated in Table 11-05.1: Summary of Review and Decision-Making Procedures, Sections 11-05-04, Common Procedures, and 11-05-05, Specific Procedures; (d) Review Building Permit applications for zoning compliance; (e) Provide public notice of hearings; (f)
Maintain records and files of all zoning applications;
(g) Initiate revisions and amendments of this Code and the Comprehensive Plan; (h) Prepare special studies and plans; (i)
(j)
Ensure the proper administration of this Code and the Comprehensive Plan including: i.
Interpretation of the meaning and application of the Code in specific instances;
ii.
Determine the application of the Code where there is no specific guidance as in the classification of uses not specifically identified in this Code;
iii.
Determine the required procedures for applications including minor modification of procedures;
iv.
Resolve conflicts in adopted code provisions; and
v.
Approve alternative means for compliance with adopted code requirements.
Coordinate applications with the appropriate City departments and other public or quasi-public agencies;
(k) Serve as Floodplain Administrator; and (l) B.
Perform other functions related to the administration of this Code or related regulations as directed or authorized by City Council.
Qualifications The person filling the position of Planning Director shall be professionally trained or licensed planner and/or have land use law legal training and/or experience. The Planning Director shall be appointed by the Mayor and confirmed by the City Council. The Planning Director shall serve at the pleasure of the Mayor.
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8.
Floodplain Administrator A.
Duties, Jurisdiction, and Authority (1) Designation The Planning Director shall serve as the Floodplain Administrator and shall administer and implement Sections 11-02-07.3.F, FP-O Flood Protection Overlay and 11-04-05.3, Flood Hazard Standards. (2) Duties The duties, jurisdiction, and authority of the Floodplain Administrator are as follows: (a) Review Applications Review all applications for Zoning Map Amendments, Subdivision Plats, and Conditional Use Permits to determine: i.
If the development is within an Area of Special Flood Hazard;
ii.
That all necessary permits have been obtained from those federal, state, or local governmental agencies from which prior approval is required; and
iii.
Compliance with the provisions of Sections 11-02-07.3.F, FP-O Flood Protection Overlay and 11-04-05.3, Flood Hazard Standards and disclose to the PZC and Council whether the application is, or is not, in compliance with the provisions of those Sections.
(b) Interpretations i.
Make interpretations of the location of the boundaries of the Floodway and the Floodway Fringe.
ii.
When uncertainty exists as to whether a new development is within an Area of Special Flood Hazard, determine whether development is within the Floodway or Floodway Fringe.
(c) Zoning Certificates Issues Zoning Certificates for those structures that are to be constructed or modified in compliance with the provisions of Sections 11-02-07.3.F, FP-O Flood Protection Overlay and 11-04-05.3, Flood Hazard Standards. (d) Available Data Obtain, review, and reasonably use any base flood elevation and floodway data available from a federal, state, or other source when such data has not been provided in the Flood Insurance Study. (e) Record Keeping Compile and maintain in perpetuity for public inspection all records pertaining to the provisions of Sections 11-02-07.3.F, FP-O Flood Protection Overlay and 11-0405.3, Flood Hazard Standards, including records of all appeal actions and Variances, records of first floor elevations, flood-proofing certificates, letters of map amendment, and all other records required by those sections or by federal regulations.
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(f)
Notification Notify adjacent jurisdictions and the Idaho Department of Water Resources prior to any alteration or relocation of a watercourse, submit evidence of such notification to the Federal Insurance Administrator, and require that the floodcarrying capacity of the altered or relocated portion of that watercourse is maintained. i.
Base Flood Elevations may increase or decrease resulting from physical changes affecting flooding conditions. As soon as practicable, but not later than six months after the date such information becomes available, the Floodplain Administrator shall notify the Federal Insurance Administrator of the changes by submitting technical or scientific data in accordance with Volume 44 Code of Federal Regulations Section 65.3. Such a submission is necessary so that upon confirmation of those physical changes affecting flooding conditions, risk premium rates and floodplain management requirements will be based upon current data.
ii.
Notify the Federal Insurance Administrator in writing of acquisition by means of annexation, incorporation or otherwise, of additional areas of jurisdiction.
(g) Engineer Certification i.
Require that for all new or substantially improved structures in an Area of Special Flood Hazard along the Boise River or in the gulches, a licensed professional engineer or registered land surveyor certify the actual elevation (in relation to mean sea level) of the lowest floor (including basement) of the structure and record the certified elevation, whether or not the structure contains a basement.
ii.
Require that for all new or substantially improved structures in an Area of Shallow Flooding in an Area of Special Flood Hazard, a licensed professional engineer or registered land surveyor shall certify the actual height in feet, as measured from the building edges at the lowest floor height to the highest ground which surrounds the building and record the certified height, whether or not the structure contains a basement.
iii.
Require that for all new or substantially improved flood-proofed nonresidential structures, a licensed professional engineer or registered land surveyor certify that the actual elevation (in relation to mean sea level) to which the structure is flood-proofed, and maintain copies of the floodproofing certificates as required in Sections 11-02-07.3.F, FP-O Flood Protection Overlay and 11-04-05.3, Flood Hazard Standards.
(h) Permit Issuance Issue Building or Grading Permits for new construction, new development, and substantial improvement to structures that are in compliance with the provisions of Sections 11-02-07.3.F, FP-O Flood Protection Overlay and 11-04-05.3, Flood Hazard Standards.
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(i)
Corrective Procedures When the Floodplain Administrator finds violations of applicable state and local laws, it shall be their duty to notify the owner or occupant of the building of the violation. The owner or occupant shall immediately remedy each of the violations of law cited in such notification.
9.
City Engineer A.
Duties, Jurisdiction, and Authority (1) Designation (a) The City Engineer shall be that person designated by the Director of Public Works to administer and implement the duties of that office. The City Engineer shall perform all duties referenced in this Code related to the development or redevelopment of property, either jointly or in consultation with the Planning Director and other City Officials, as applicable. (b) Upon request from the Planning Director, the City Engineer shall provide technical assistance and information including, but not limited to, verifying field surveys and technical information submitted by any applicant for new development.
11-05-04. 1.
2.
Common Procedures
General A.
The common review procedures in this Section 11-05-04 provide the foundation for specific review and approval procedures identified in Section 11-05-05, Specific Procedures.
B.
Not all common review procedures apply to every development application type. Section 11-05-05, Specific Procedures identifies how these common review procedures are applied to specific development application types and identifies additional procedures and requirements beyond the general review procedures.
C.
If an application under this Code is proposed to be developed as a condominium under Idaho law, the proposed or approved condominium documents required by Idaho law shall be submitted to the City along with other required application materials. This requirement applies to all condominium developments, regardless of whether they involve the division of airspace or the division of surface land into separate areas for individual or shared occupancy, ownership, or development. The City may review the submitted condominium documents in connection with applications for the related development under this Code to evaluate their consistency with the adopted Comprehensive Plan or this Code.
Four Paths for Review and Approval The City uses four different types of procedures for reviewing and making decisions on applications under this Code. A.
Type 1 - Ministerial Decisions (1) Purpose The purpose of Type 1 procedures is to process simple applications where planning requirements may be reviewed at the time a Building Permit or other ministerial approval is issued.
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(2) General Procedure Unless modified by another provision of this Code, Type 1 applications are reviewed and decisions made by the Planning Director or a City Official, as described in more detail in Section 11-05-05.1. B.
Type 2 - Planning Director Decisions (1) Purpose The purpose of Type 2 procedures is to process applications for allowed uses, with or without Use-Specific Standards (or Use-Specific Form Standards), and other types of applications where some interdepartmental or interagency collaboration is required, but no review by an appointed body is necessary. (2) General Procedure Unless modified by another provision of this Code, Type 2 applications are reviewed and decisions made by the Planning Director or a City Official after Interdepartmental Review, as described in more detail in Section 11-05-05.2.
C.
Type 3 - Appointed Body Decisions (1) Purpose The purpose of Type 3 procedures is to process applications for conditional uses, allowed uses with alternative forms, and other complex applications that require interpretation and the exercise of discretion in making a decision by an appointed body. (2) General Procedure Unless modified by another provision of this Code, Type 3 applications are reviewed and decisions made by an appointed City Official or Commission and require public notice and hearing as described in more detail in Section 11-05-05.3
D.
Type 4 - City Council Decisions (1) Purpose The purpose of Type 4 procedures is to process the most complex development applications, changes to the procedures or standards in this Code or the zoning map, and legislative actions that require public notice and hearing, recommendation by an appointed body and action by City Council. (2) General Procedure Unless modified by another provision of this Code, Type 4 applications are reviewed and decisions made by City Council, as shown in more detail in Section 11-05-05.4.
3.
Pre-Submittal Activities Pre-submittal activities include the Concept Review, Neighborhood Meeting, and Interdepartmental Review, if any, required for each type of application as shown in Table 1105.1: Summary of Review and Decision-Making Procedures.
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A.
Concept Review (1) Purpose The purpose of a Concept Review is to discuss the concept of the proposed development with Planning and Development Services staff on an informal basis to identify the potential alignment of the project with this Code and the Comprehensive Plan, as applicable. (2) Applicability This procedure applies to all Type 2, 3, and 4 applications under this Code. (3) Procedure (a) When required by Subsection (2) above, the applicant shall request a Concept Review by request to the Planning Director or through the City’s website. (b) The applicant shall bring to the Concept Review all information listed as required on the City’s website. (c) At the time of Concept Review, the Planning Director may require an Interdepartmental Review for any Type 2 application if the Planning Director determines the project as proposed will present concerns related to safety and connectivity, solid waste collection, life safety service, or any other service or facility provided or maintained by the City. (4) Effect Any information or discussions held at the Concept Review meeting shall not be binding on the City or the applicant. Discussions of potential conditions or commitments to mitigate impacts do not reflect actions by the decision-making body until and unless a decision-making body takes formal action to attach that condition or commitment to an approval. (5) Noticing No public notice of a Concept Review meeting is required.
B.
Neighborhood Meeting (1) Purpose A Neighborhood Meeting is intended to allow residents, property owners, businesses, and organizations in the area surrounding a proposed development an early opportunity to learn about the project details and to provide feedback to the applicant before significant resources have been expended on project design and engineering. (2) Applicability A Neighborhood Meeting shall be required as indicated in Table 11-05.1: Summary of Review and Decision-Making Procedures, that includes most Type 3 and Type 4 applications. The Planning Director may waive this step for projects that the Planning Director determines have little potential to create significant material impacts on the surrounding neighborhood.
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(3) Procedure (a) When required by Subsection (2) above, the applicant shall hold a meeting allowing the public to review the proposed project only after any required Concept Review meeting with the City has been held. (b) A Neighborhood Meeting shall be held no more than six months prior to submission of the application, in a finished, climate-controlled structure near the project site in a venue that is accessible to persons experiencing mobility impairments (e.g., those using wheelchairs or walkers) and vision impairments, Monday through Thursday, excluding holidays, and shall start between 6:00 p.m. and 8:00 p.m. Hybrid meetings that include both in-person and virtual attendance options may be allowed. (c) The mailed invitation to the neighborhood meeting shall include the specifics of the planned meeting in addition to the description of the project, general site plan of the proposed development, and the contact information of the applicant including email and telephone number. (d) A second Neighborhood Meeting may be required by the Planning Director because of the size and complexity of the project, the potential to create significant impacts, or if the application has substantially changed since the initial Neighborhood Meeting. (e) The Planning Director may, but is not required to, assign a City staff member to attend the Neighborhood Meeting, based on the Planning Director’s determination of the size, complexity, and potential impacts of the development on the surrounding neighborhood. (f)
The applicant shall bring to the Neighborhood Meeting a general site plan for the proposed development, that does not need to include precise dimensions, but that shall indicate the height and general location of primary and accessory structures on the property, proposed vehicle parking and service areas, and proposed points of pedestrian, bicycle, and vehicular access to the property. The applicant is not required to provide any level of engineering detail for the site or architectural elevations of proposed primary or accessory structures.
(g) After the Neighborhood Meeting, the applicant shall complete and submit to the City a detailed summary of the Neighborhood Meeting presentation and discussion, using a template available on the City’s website. (4) Effect The City will not schedule an Interdepartmental Review pursuant to Section 11-0504.3.C until the detailed summary of the Neighborhood Meeting has been received. (5) Noticing Notice shall be mailed following the standard notification procedures for mailed noticed in Section 11-05-04.5A(2), Scheduling and Notice of Public Hearing, as well as residents of the project site known to the owner, at least 10 days prior to the scheduled Neighborhood Meeting. Hand deliveries shall not be used as a substitute for mailed notice. Notice does not convey a property right. Boise Zoning Code Rewrite Adoption Draft
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C.
Interdepartmental Review (1) Purpose The purpose of an Interdepartmental Review is to allow staff from the Planning and Development Services Department, other City departments and agencies, and other public and quasi-public groups an opportunity to review draft application materials and neighborhood feedback received through the Neighborhood Meeting (if required) to identify potential issues related to their respective services before the applicant has prepared required application materials at a 100 percent level of detail. The review also enables reviewing departments, agencies, and groups the ability to specify the detailed information required to address the issues of their concern necessary for the application to be completed. (2) Applicability An Interdepartmental Review is required as indicated in Table 11-05.1: Summary of Review and Decision-Making Procedures. The Planning Director may waive this step for projects that the Planning Director determines do not have potential material impacts on the services or facilities of other City departments or agencies or other public or quasi-public agencies. The Planning Director may require an Interdepartmental Review for any Type 2 application if the Planning Director determines that the application may create significant impacts on surrounding areas. (3) Procedure (a) When required by Subsection (2) above, the applicant shall request an Interdepartmental Review by a written request to the Planning Director. The Planning Director shall determine which departments and agencies’ facilities and services are potentially affected by the proposed application and shall schedule the meeting in consultation with those departments and agencies. (b) The applicant shall bring to the review all draft application materials with at least 50 percent of the detailed information required for a complete application, as determined by the Planning Director. (c) The representatives of departments and agencies included in the meeting may make recommendations to the applicant as to changes to the application materials or the design of the project needed to comply with their respective standards or requirements or the additional necessary for them to complete their review when a full application is submitted. (d) The Planning Director shall document any recommendations made at the Interdepartmental Review and that document may, at the Planning Director’s discretion, be included with the full application materials for referral and consideration by the review and decision-making bodies if and when a full and complete application is submitted to the City. (4) Effect Following any required Interdepartmental Review, the applicant may proceed to file a complete application for the proposed project pursuant to Section 11-05-04.4, Application Submittal and Processing, below.
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(5) Noticing No public notice of an Interdepartmental Review meeting is required.
4.
Application Submittal and Processing A.
Application Submittal and Fees (1) Application Requirements (a) Applications shall be submitted on prescribed forms available on the City's website and shall be accompanied by all required supporting documents, as shown on the City’s website. (b) Additional submittal requirements necessary to evaluate the application may be required, as determined by the Planning Director, based on the size, complexity, or potential impacts of the project on the surrounding neighborhood or the City’s transportation system, utility, or other public services or systems. (c) The Planning Director may waive application submittal requirements if the Planning Director determines that those materials or level of detail are not required to evaluate potential impacts of the proposed development or compliance with the requirements of this Code. (2) Application Fees The Planning Director shall maintain a list of fees as established by the City Council and shown on the City’s website, and the applicant shall pay all required application fees to the City in full before an application will be reviewed by the Planning Director or scheduled for a public hearing. No portion of required application fees shall be refunded if an application is abandoned, withdrawn, or denied following. (3) Application Resubmittal Except as indicated in Section 11-05-05, Specific Procedures, no application that has been denied shall be resubmitted in substantially the same form, as determined by the Planning Director, in less than one year unless the reviewing body issuing the denial allowed for a resubmittal within that time.
B.
Application Processing (1) Incomplete Application (a) The Planning Director shall notify the applicant of any deficiencies in the application. No application will be verified as complete until the applicant has corrected the deficiencies and resubmitted the application for a determination of completeness. (b) If the applicant fails to resubmit an application with any additional or corrected materials necessary to make the application complete within 90 calendar days after being notified of submittal deficiencies, the application shall be considered abandoned and no further steps to review the application will be taken by the City. (c) No application shall be reviewed for compliance with this Code or scheduled for a public hearing by any review or decision-making body until it is determined to be complete.
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(2) Complete Application Upon receiving an application, the Planning Director shall determine whether the application is complete. A complete application is one that: (a) Contains all information and materials required by Subsection A. above; (b) Is in the form required by the City’s website for submittal of that type of application; and (c) Is accompanied by the fee established for the type of application being submitted. Upon determining that an application is complete, the Planning Director shall accept the application for review in accordance with the procedures and standards of this Code. (3) Withdrawal of Application An application shall be deemed withdrawn and the review terminated if: (a) The applicant requests that the application be withdrawn; or (b) The applicant fails to respond or submit revised plans, reports, or correspondence to the Planning Director for more than 90 days following a request from the Planning Director. The Planning Director may extend the response period for good cause shown by the applicant. (4) Application Referrals Applications requiring public hearings shall be referred to all interested or affected city departments, Registered Neighborhood Associations in good standing, and all political subdivisions providing services to the site, as determined by the Planning Director, for review and comment. Application referrals to the Registered Neighborhood Association shall be in addition to, and not in lieu of, mailed public hearing notice. C.
Concurrent Permit Processing When a proposed development or activity requires more than one permit or approval under this Code, the applicant may request, or the Planning Director may require that all of the applications shall be reviewed and a decision on the related decisions be made by the highest level review body authorized to make a decision on any of the required applications. In that case: (1) A project or activity that requires both a Type 1 and Type 2 approval shall be processed as a Type 2 approval. (2) A project or activity that requires a Type 1 and/or Type 2 approval as well as a Type 3 approval shall be decided by the Type 3 review body (HPC, DRC, or PZC). (3) A project or activity that requires a Type 1, Type 2 and/or Type 3 approval as well as a Type 4 approval shall be decided by the Type 4 review body (City Council).
D.
Mediation (1) Applicability When a difference arises between or among persons affected by a proposed development that will require an approval by an appointed body or City Council under
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this Code, the City Council, the PZC, the applicant, or any person affected by the proposed development may request mediation pursuant to Section 67-6510 of the Idaho Code. (2) Timing of Mediation Request Mediation may occur at any point during the decision-making process or after a final decision has been made. If a mediated resolution is agreed to by the participating parties after a final decision has been made, the revisions resulting from such resolution shall be the subject of a new public hearing before the decision-making body that made the initial decision. (3) Written Request Required Mediation may be requested by submission of a written request to the Planning Director. An affected person is one having an interest in real property or residing in or doing business in real property that may be adversely affected by the issuance or denial of a permit or approval. The request shall include a statement of concerns and issues and the desired outcome of the mediation. (4) Notification of Willingness to Participate The Planning Director shall forward the request to the applicant or affected persons on the other side of the issue, as determined by the Planning Director. The notice shall state that these parties have seven days to notify the City as to whether or not they will participate in mediation. (5) Tolling of Time Limits Upon notice of a request for mediation all time limits related to hearings and appeals are tolled until: (a) All parties on one side of an issue decline further participation in the mediation process; or (b) No mediation session is scheduled for a period of 28 days from the date the request for mediation is received. (6) Participation The parties shall participate in at least one mediation session if requested by the PZC or Council. If the applicant or affected person declines to participate in mediation and the City Council declines to direct mediation, the mediation process and the tolling of time limits are ended. (7) Expenses of Mediation The City Council shall select and pay the expenses of the Mediator for the first session. Any additional sessions shall be paid for by participating parties. (8) Mediation Not Part of the Application Record The mediation process shall not be part of the official application or project record and shall not be disclosed or used in any subsequent City hearings on the application or appeal of a decision on such application.
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5.
Scheduling and Notice of Public Hearing A.
Notice (1) Published Notice Where Table 11-05.1: Summary of Review and Decision-Making Procedures indicates that published notice is required, notice of the time and place and a description of the proposal shall be published in the official newspaper of Boise City at least 15 days prior to any required public hearing. Based on the size, complexity, or potential impacts of a proposed application, the Planning Director may require that notice shall be provided to other newspapers, radio, City website, social media and television stations servicing the city for use as a public service announcement. (2) Mailed Notice Where Table 11-05.1: Summary of Review and Decision-Making Procedures indicates that mailed notice is required, notice shall be mailed to the applicant and to property owners, tenant addresses known to the City, and Registered Neighborhood Associations whose boundaries include the subject property, at least 15 days prior to any required public hearing: (a) Within the subject property; (b) Within 300 feet from the external boundaries of the subject property, unless otherwise noted below: i.
For River System Permits, 500 feet upstream and 1,000 feet downstream from the project site;
ii.
For Comprehensive Plan Amendments, Zoning Map Amendments, Subdivision Plats five acres or greater, and Conditional Use Permits or development in a PUD zoning district involving properties larger than one acre or on a gateway street, 500 feet;
iii.
For Certificates of Appropriateness and Reclassifications of Historic Resources, to adjacent property owners and residents (including tenants); and
iv.
For Variances, to adjacent properties (including those across a roadway, street, alley, canal, or other public right of way), except that a Variance to increase maximum building height by over 100 feet shall require notice to a distance from the property equal to three times the height of the proposed structure.
(c) The Planning Director may require that mailed notice also be sent to additional area(s) if the public interest would be better served by expanding the notification area. (3) Posted Notice (a) General i.
Where Table 11-05.1: Summary of Review and Decision-Making Procedures indicates that posted notice is required, and when an appeal of a decision is filed, sign(s) regarding the application shall be posted in a conspicuous
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place on the premises at least 15 days prior to any required public hearing. The applicant shall be responsible for the timely posting of all sites and for the documentation of such postings. ii.
The Planning Director may require larger sized sign(s) or additional sign(s) if the Planning Director determines that the public interest would be better served by expanding the size or number of required signs.
(b) Placement and Quantity i.
The notice(s) shall be posted along each street frontage, excluding Interstate 84, adjacent to the subject property boundaries, and shall be oriented perpendicularly to the lot line/property line.
ii.
The base of the notice shall be at least three feet above the ground.
iii.
If the property has street frontage of 1,000 feet or more, a notice shall be placed at each end of that street frontage.
iv.
If the notice(s) cannot be placed on the property and still be clearly visible, the notice(s) may be placed within the public right-of-way with the written consent of the owner of the right-of-way.
(c) Proof of Posting 10 days prior to the public hearing, the applicant shall submit to the City a notarized statement and photograph of the posting stating where and when the notice(s) were posted. If the required statement is not received by that date, the hearing will be deferred. (d) Removal The posted notice(s) shall be removed no later than three days after the public hearing for which the notice(s) was posted. (4) Alternate Forms of Notice (a) When mailed notice is required for 200 or more property owners or tenant addresses known to the City, an alternative form of notice may be provided as follows: i.
In lieu of mailed notices, two additional newspaper notices as described in Subsection (1), above; and
ii.
The general area that is the subject of the application may be posted with notice in lieu of posting a separate notice on each lot or parcel included in the application.
(b) If the Planning Director determines that it is in the public interest to do so, due to the size, complexity, or potential impacts of specific applications or types of applications under this Code, the City may send, or cause to be sent, electronic notices to those property owners or tenant addresses known to the City in the area surrounding the site that is the subject of the application.
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(5) Notice of Continued Hearing At any public hearing, the review body may order the hearing to be continued by publicly announcing the time and place of continuance. No further notice shall be required. (6) Adequacy of Notice (a) The City Clerk's and Planning Director's proof of publication, mailing, and posting shall constitute proof of notice. (b) If the applicant provides evidence that the required notices were timely provided, then the failure of an intended person or organization to receive actual notice due to changes of address since the latest update to the City real estate records, or due to changes of e-mail addresses since those were last provided to the City, or due to s in postal delivery or newspaper publishing, or for other reasons beyond the control of applicant or City, shall not be grounds for a delay of application review or public hearings, and shall not be grounds for appeal of the resulting decision. B.
Public Hearing Procedure and Conduct (1) Types of Public Hearings (a) Legislative Legislative hearings include hearings on amendments to, or enactments of, any ordinance. They also include revisions or amendments to the Comprehensive Plan, to the text of this Code or Zoning Map, or applications to establish a new zoning or overlay district. In legislative hearings, the record is not limited to the record developed by the review body. Any and all new evidence may be received by Council during a legislative hearing regardless of whether the evidence was introduced in prior procedural steps. (b) Quasi-Judicial Quasi-judicial hearings are hearings in which the review bodies are making decisions on the development of a specific property. (2) Timing of Public Hearings (a) The date for hearings before any appointed body shall be established by the Planning Director based upon hearing dates as follows: i.
The application shall be scheduled at the next available hearing.
ii.
The Planning Director may extend the review time for applications based on their size, complexity, or potential impacts of the project on the surrounding neighborhood, or the City’s transportation system or utility systems.
iii.
Deferrals due to lack of quorum, lateness of the hour, or a request by the applicant shall extend any required time during which the hearing shall be held, pursuant to Section 11-05-04.5.B(3)(c) Review Body Deferral Procedure, below.
(b) Council hearing dates shall be established at a Council meeting.
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(3) Conduct of Public Hearings Before Review Bodies The following provisions govern the conduct of public hearings before the Hearing Examiner, the Planning and Zoning Commission (PZC), the Design Review Commission (DRC), and the Historic Preservation Commission (HPC), unless another provision of this Code states an exception to these provisions. (a) Requirements i.
Sign-In Roster A sign-in roster shall be kept at the entrance to the hearing room for all persons who wish to testify at the hearing on a particular application or issue.
ii.
Allotted Time for Testimony In order to accommodate all participants, the Chair may determine the time allotted to each speaker within the following parameters:
iii.
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A.
The applicant and staff shall be provided up to 30 minutes for a presentation.
B.
The Registered Neighborhood Association shall be provided a minimum of five minutes for their presentation or testimony. Only the representative of the Registered Neighborhood Association who has been authorized by the association's established procedures to represent the association in the matter before the review body shall be allowed the amount of time identified above. Any other member of such association shall be limited to three minutes.
C.
The general public shall be provided three minutes for their presentation or testimony.
Submission of Written Documents and Evidence to a Review Body A.
Every document referred to by any person during testimony (including charts, maps, photographic evidence, or any other physical evidence) shall be identified and entered into the record of the proceeding. Such exhibits shall be incorporated into the public record in the Planning and Development Services Department. In most cases, a decision will be made at the end of the hearing; therefore, it is strongly encouraged that documents be given to the Planning and Development Services Staff as early as possible before the hearing so that all evidence will be adequately reviewed by staff and the review body.
B.
A review body cannot review written documents handed to them during the hearing while listening to verbal testimony. Further, the submission of such documents does not allow other parties time to address the material. Therefore, the submission of written information to a review body may be accepted to the extent that it is a copy of the testifying party's oral testimony presented to the review body. All other written testimony and documents must be submitted to the Planning Director by 5:00 pm. on the Thursday preceding the review body 351
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hearing in order to be included in the record presented to the review body. iv.
Recording All proceedings shall be recorded and all material presented shall be maintained by the City. The record shall be made and maintained in a manner such that the hearing record may be transcribed.
v.
Disclosure and Inquiry Review body members shall disclose any comments received or observations they have made, or discussions they have had regarding the application prior to and outside of the public hearing proceedings. Disclosure shall be on the record prior to the time for testimony to allow parties of record to address them. Disclosure shall include from whom the comments were received, with whom the person making the comments is affiliated and the nature of the comments, as well as any related documents.
(b) Review Body Consent Agenda i.
Criteria for Consent Agenda Routine, uncontested applications may be placed on a consent agenda in accordance with the procedures in this Subsection (b). Based upon a recommendation from the Planning Director, the Chair shall identify all items proposed for the consent agenda at the beginning of the public hearing. Only applications that meet the following criteria shall be considered for the consent agenda:
ii.
A.
There has not been any written or oral opposition to the application.
B.
The Planning Director and the applicant are in agreement on the findings and conclusions and recommended conditions of approval.
C.
The application complies with the Comprehensive Plan and this Code as proposed or as it will be modified by conditions of approval.
D.
Members of the review body has no concerns with the application.
Opposition to Consent Agenda A.
If there is any opposition from any party or member of the public regarding an application, or if no one is present to testify, but written testimony was provided, that item shall not be placed on the consent agenda.
B.
Once the consent agenda is established, the review body may approve all items on the consent agenda with one motion.
(c) Review Body Deferral Procedure i.
Deferral Allowed Applications that have been placed on the review body public hearing agenda may be deferred for no more than 60 days unless the applicant agrees to a longer period.
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ii.
iii.
Lack of Quorum or Lateness of Hour A.
If the review body makes a specific finding at the public hearing that a limited delay is necessary due to the lack of a quorum or the lateness of the hour, then a delay can be granted to the next scheduled meeting of the review body.
B.
A request for deferral may be initiated by a member of the review body, the applicant, or the Planning Director.
C.
Scheduled agenda items shall only be deferred by the review body and only during the public hearing.
Criteria for Deferral Requests for deferral submitted prior to or at the start of the public hearing shall be ruled upon by the review body subject to the following standards:
iv.
A.
The review body shall act on requests for deferral only after soliciting input from the applicant, the Planning Director, and the public attending the hearing.
B.
If the applicant and the Planning Director are in agreement on the deferral, including the requested length of deferral, and there is no public opposition, the review body shall be deferred to a specific date whenever possible to avoid the need to repeat required public notice.
C.
If a deferral is granted, any member of the public who cannot or will not return for a deferral hearing shall be provided an opportunity to testify.
Deferral Process A.
Indefinite Deferral Process When action on an application has been deferred indefinitely at the applicant's request, the applicant shall pay an additional fee to cover the cost of re-advertising before the application is scheduled for a public hearing. Such fee shall be determined by the Planning Director.
B.
Deferrals for Specific Applications Unless the applicant agrees to a deferral, applications for Sexually Oriented Businesses, Religious Institutions, and other forms of expression and activity protected by the First Amendment or similar Idaho state law shall be decided within 45 days following the public hearing. Failure of the Commission to decide such application within 45 days following the hearing shall result in its approval.
(d) Inclusion on Agenda An application shall be considered as being on the agenda upon the mailing of radius notices to impacted property owners or tenant addresses known to the City. Prior to the placement of an application on the public hearing agenda, the applicant may submit a request for rescheduling to the Planning Director. The Planning Director may reschedule the hearing to an appropriate date if the Boise Zoning Code Rewrite Adoption Draft
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applicant has requested rescheduling or if there are procedural or logistical reasons that justify rescheduling.
6.
Decision A.
Decision The decision-making body shall approve, approve with conditions, or deny an application based upon the applicable standards and criteria in this Code. The decision shall be deemed to have been made on the date that the appointed or elected body adopts a reasoned statement or on the date that an administrative decision was mailed to the applicant. A decision is final unless appealed. (1) Timing of Decision (a) Director or City Official Approval Where Table 11-05.1: Summary of Review and Decision-Making Procedures indicates that the Planning Director or a City Official is authorized to make a decision, the Planning Director or official shall approve, approve with conditions, or deny the application and shall notify the applicant, in writing, of the decision and the reasons for modification or denial. (b) Appointed Body Approval Where Table 11-05.1: Summary of Review and Decision-Making Procedures indicates that an appointed body is authorized to make a decisions, the appointed body shall take action within 60 days from the date of the initial public hearing unless the applicant agrees to a deferral for a longer period of time, or unless otherwise provided in this Code. The decision of an appeal body is considered to have been made when that body has issued the written reason statement of its decision. (c) Optional Referral of Review and Decision to PZC, DRC or HPC If Table 11-05.1: Summary of Review and Decision-Making Procedures authorizes the Planning Director to make a decision, and the Planning Director determines that the application is unusually large or complex or raises potentially unique or serious impacts on the City or the surrounding neighborhoods, the Planning Director: i.
May refer a decision for which the PZC is the appeal body directly to the PZC for an initial decision, in which case a public hearing pursuant to Section 1105-04.5, Scheduling and Notice of Public Hearing shall apply, and the PZC shall make a decision on the application using the criteria that would apply if the Planning Director had made the decision.
ii.
May refer a decision for which the DRC is the appeal body directly to the DRC for an initial decision, in which case a public hearing pursuant to Section 11-05-04.5, Scheduling and Notice of Public Hearing shall apply, and the DRC shall make a decision on the application using the criteria that would apply if the Planning Director had made the decision.
iii.
May refer a decision for which the HPC is the appeal body directly to the HPC for an initial decision, in which case a public hearing pursuant to
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Section 11-05-04.5, Scheduling and Notice of Public Hearing shall apply, and the HPC shall make a decision on the application using the criteria that would apply if the Planning Director had made the decision. (d) Extended Review The Planning Director may extend the review and processing period for large Zoning Map Amendment applications for rezoning to PUD. This extended review period is to allow for adequate staff research and analysis, agency review and comment, coordination with other city departments, and coordination with the applicant. (2) Reason Statement The approval or denial of an application shall be in writing and accompanied by a statement that explains the applicable criteria and standards, states the relevant facts relied upon, and explains the rationale for the decision based on the applicable provisions of the Comprehensive Plan and this Code, relevant and statutory provisions, pertinent constitutional principles, and factual information contained in the record. (3) General Decision Criteria (a) Decision by Planning Director, City Official, or Hearing Examiner i.
ii.
Where Table 11-05.1: Summary of Review and Decision-Making Procedures indicates that the Planning Director, City Official, or Hearing Examiner shall make the decision on an application, the Planning Director, City Official, or Hearing Examiner shall approve the application, or approve it with conditions, if it complies with the following criteria. The decision shall be based on the evidence submitted with the application, comments from referral agencies, information on file with the Planning and Development Services Department, and any required approvals from other bodies. A.
The application complies with all applicable provisions of this Code and other City regulations, as modified by any previously approved Minor Modifications, Major Modifications, or Variances;
B.
The property is not subject to a pending notice of violation or legal action as a result of a violation of any federal, state, county, or city land use law or administrative rule; and
C.
The property is not subject to a Development Agreement containing any provision that was required to be performed before the date of the subject application and that has not been satisfied.
Notwithstanding Subsection (i) above, if specific findings for approval of that type of application are listed in Section 11-05-05, Specific Procedures or another section of this Code, the specific criteria listed in Section 11-05-05 or the other section of this Code shall apply.
(b) Decision by Appointed Body or City Council i.
When Table 11-05.1: Summary of Review and Decision-Making Procedures or another provision of this Code indicates that an appointed body or City Council under this Code shall make the decision on an application, the
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appointed body or City Council shall approve the application, or approve it with conditions, if it complies with the following criteria:
ii.
A.
The application complies with all applicable provisions of this Code and other adopted City regulations, as modified by any previously approved Minor Modification, Major Modification, or Variance;
B.
The application is consistent with any previous development approvals related to the property including but not limited to any Conditional Use Permit;
C.
The application will not create any material negative impacts on adjacent properties; or any material negative impacts have been mitigated to the maximum extent practicable and the public benefits of the application outweigh any material negative impacts that cannot be mitigated; and
D.
The application will promote the efficient use of land, resource, and existing infrastructure.
E.
The application will not create any material negative impacts on the provision of public services, including schools.
F.
The approval is not in conflict with the policies of the Comprehensive Plan;
Notwithstanding Subsection (i) above, if specific findings for approval of that type of application are listed in Section 11-05-05, Specific Procedures or another section of this Code, the specific criteria listed in Section 11-05-05 or the other section of this Code shall apply.
(4) Conditions (a) A decision-making body authorized to act under this Code may impose conditions as needed to ensure that the approval is consistent with the purposes of the Comprehensive Plan and the general purpose of this Code stated in Section 11-01-03. (b) All conditions of approval shall be reasonably related and proportionate to the anticipated impacts of the proposed use or development or shall be based upon standards duly adopted by the City prior to the review of an application. Such conditions may include those necessary to carry out the purpose and intent of the Comprehensive Plan and this Code. (c) During its consideration, the decision-making body may consider alternative potential conditions, and no discussion of potential conditions shall be deemed an attempt or intent to impose any condition that would violate the federal or state constitutions, statutes, or regulations. Discussions of potential conditions to mitigate impacts do not reflect actions by the decision-making body unless and until the decision-making body takes formal action to attach that condition to a development approval. (d) Any conditions that require an applicant to dedicate land or pay money to a public entity in an amount that is not calculated according to a formula Boise Zoning Code Rewrite Adoption Draft
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applicable to a broad class of applicants shall include an individualized determination and shall be roughly proportional both in nature and extent to the anticipated impacts of the proposed development, as shown through an individualized determination of impacts. (5) Effective Date of Approval (a) An approval under this Code documented in any form other than an ordinance shall become final upon the issuance of a written reason statement and after 10 days have elapsed from the date following the written decision, provided however, that such effective date shall be stayed by the filing of an appeal under Section 11-05-04.7.A, Appeals. (b) Ordinances shall be effective upon publication. (6) Notice of Public Appointed Body and City Council Decisions (a) The Planning Director shall mail notice to the applicant, Registered Neighborhood Associations within which the property is located, and any appellant, within three business days following a decision under this Code. The notice shall indicate: (b) The decision, and any conditions attached to any approval; (c) Where a reason statement for the decision can be reviewed; (d) Whether the decision can be appealed, and if so to what body, and the deadline for filing that appeal; and (e) That the property owner can request a taking analysis pursuant to Section 11-0504.6.C, Regulatory Takings Analysis. (7) Reconsiderations of Review Body Decisions (a) Purpose The purpose of this Section is to minimize the number of appeals, prevent new information related to the application from being presented for the first time on appeals, and resolve disputes at the lowest possible level. The decision-making body may reconsider a decision according to the procedure below and applicable provisions of Idaho law. (b) Applicability i.
This Section applies to any applicant or affected person who intends to seek judicial review of a decision made under this Code. The decision is not considered final, and no application for judicial review of the decision may be filed, until reconsideration of the decision pursuant to this Section has been requested and the provisions below have been completed.
ii.
The 28 day timeframe for filing an application for judicial review is tolled until a written decision upon reconsideration has been made, or until 60 days after the request for reconsideration is filed, whichever occurs first. If a decision upon reconsideration is not made within 60 days after the request for reconsideration is filed, the request for reconsideration is deemed denied.
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(c) Procedure
B.
i.
A request for reconsideration shall be filed within 14 days after the decision was made and shall state specific ways in which the decision does not comply with this Code or with applicable provisions of state or federal law.
ii.
The public hearing process for reconsideration shall be the same as that which applied to the initial decision, except that no additional public notice shall be required.
iii.
If the applicant has modified the application, the review body shall determine if the revised application shall be reconsidered or if a new application is required.
iv.
Upon reconsideration, the decision may be affirmed, reversed, or modified to comply with the provisions of this Code or with applicable provisions of state and federal law.
v.
A decision on a reconsideration is not appealable.
Period of Validity (1) Approvals Run with the Land Unless otherwise stated for a specific type of permit, application, or decision under this Code, or unless otherwise stated on the permit or approval document, permits, approvals, and approvals with conditions under this Code run with the land and are not affected by changes in ownership, tenancy, or the form of ownership or tenancy of the property. Subsequent owners and tenants of the property have the same rights and obligations with respect to the permit, approval, or decision as the initial applicant. (2) Period of Validity Unless otherwise indicated in Section 11-05-05, Specific Procedures, the term of an approval shall be as shown in Table 11-05.2 below, unless the property owner or permit holder has taken action to initiate construction of the improvements (including the installation of utilities), initiate the allowed use or activity, modify the property, or take other actions to use the authority granted in that permit or development approval within the period of validity.
TABLE 11-05.2: PERMIT AND APPROVAL VALIDITY TYPE OF APPROVAL
PERIOD OF VALIDITY
Type 1 Ministerial Review Hillside Development Permit – Category 2
Three years form the date of approval
Home Occupation Permit for Family Daycare Home
Two years from the date of approval
Record of Survey Sign Permit for On-Premise Sign
Two years from the date of approval
Temporary Sign Permit Temporary Use Permit
As stated in the Temporary Sign Permit As stated in the Temporary Use Permit
Zoning Compliance Review
Two years from the date of approval
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One year from the date of approval
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TABLE 11-05.2: PERMIT AND APPROVAL VALIDITY TYPE OF APPROVAL
PERIOD OF VALIDITY
Type 2 Administrative Decision Allowed Use with Allowed Form
Two years from the date of approval
Alternative Sign Plan
Two years from the date of approval
Certificate of Appropriateness - Minor Conditional Use – Minor Expansion
Two years from the date of approval
Design Review – Minor
Two years from the date of approval Two years from the date of approval
Floodplain Permit
Two years from the date of approval
Legal Nonconformity - Confirmation, Change, or Minor Expansion
See Section 11-05-06, Nonconformities
PUD Modification – Minor
Two years from the date of approval
Residential Small Lot Approval – Minor
Does not expire as long as the rationale for approval of the Reasonable Accommodation remains valid Two years from the date of approval
River System Permit - Minor
Two years from the date of approval
Zoning Certificate
Two years from the date of approval
Reasonable Accommodation for Accessibility
Type 3 Decisions by an Appointed Body Allowed Use with Alternative Form
Two years from the date of approval
Certificate of Appropriateness – Major Conditional Use Permit - Initial Approval or Major Expansion
Two years from the date of approval
Design Review – Major
Two years from the date of approval Two years from the date of approval
Floodplain Variance
Two years from the date of approval
Hillside Development Permit – Category 3
Three years form the date of approval
Legal Nonconformity - Major Expansion
Two years from the date of approval
PUD Modification – Major Reclassification of Historic Resources
Two years from the date of approval Two years from the date of approval
Residential Small Lot Approval - Major
Two years from the date of approval
River System Permit - Major
Two years from the date of approval, unless otherwise conditioned
Variance
Two years from the date of approval
Type 4 Decisions by City Council Annexation of Land and Related Zoning Map Amendment Code Adoption or Amendment
Do not expire
Comprehensive Plan Adoption or Amendment
Do not expire
Development Agreement or Modification
See Section 11-05-05.4.D
Major Historic Preservation Actions Subdivision Plat – Preliminary, Final, and Replat
Do not expire
Zoning Map Amendment (Rezoning, including Planned Development)
Do not expire
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See Sections 11-05-05.4.F, 11-05-05.4.G, and 1105-05.4.H
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(3) Extension of Approval Term (a) The property owner or holder of a permit or approval subject to lapsing pursuant to this Section may file with the Planning Director a written request for an extension of the period of validity, provided that the request is received before the expiration of the permit and shows good cause why the permit or approval should be extended. If a request for extension is timely received, the approval expiration time limit shall be suspended between the time of filing and decision for an extension request. (b) Provided that each written request is timely received, the Planning Director may approve up to two extensions of a permit or approval, neither of which may exceed one-half of the period of validity of the initial permit or approval, if the Planning Director determines that there is good cause for the extension. Good cause generally requires that the inability to initiate or complete the project for which the permit or approval was given was due to circumstances beyond the control of the property owner or the holder of the permit or approval. (c) As an alternative to Subsection (b), the Planning Director may direct that the PZC hold a public hearing to determine whether the permit or approval shall be extended if the Planning Director determines that: i.
There have been significant amendments to the Comprehensive Plan or Code that will affect the permit or approval;
ii.
There have been significant land use changes in the area surrounding the property that would adversely impact the project or be adversely impacted by the project; or
iii.
There are hazardous situations that have developed or have been discovered in the area.
(d) If a public hearing on the extension is required, notice shall be provided per Section 11-05-04.5, Scheduling and Notice of Public Hearing. (e) A new application and fee are required and shall be reviewed for compliance with current plans and ordinances. C.
Regulatory Takings Analysis (1) Applicability (a) Following a final decision on an application, the property owner may request in writing that the City conduct an analysis to determine if the approval, approval with conditions, or denial constitutes a regulatory “taking” of private property in violation of state or federal law. (b) The decision is not considered final, and no application for judicial review of the decision may be filed, until reconsideration of the decision pursuant to this Section has been requested and the provisions below have been completed. (2) Procedure (a) A request for a regulatory taking analysis shall be submitted to the Planning Director within 28 days from the date of the final decision.
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(b) Upon request, the City shall prepare a written taking analysis of any decision or condition(s) of approval on any site specific development application pursuant to the criteria in Subsection (3) below. The regulatory taking analysis shall become a part of the record related to the application. (c) A requested regulatory takings analysis shall be provided to the real property owner within 42 days of the request. During the preparation of a taking analysis, any time limitations related to the application or action shall be tolled. (d) If the analysis concludes that the decision created a regulatory taking of private property in violation of state or federal law, the decision shall be referred to City Council for corrective action to avoid the violation. (e) If a regulatory taking analysis is requested by the property owner and is not prepared by the City, the decision for which the analysis was requested is voidable, and the property owner may seek judicial determination of the validity of the governmental action by initiating a declaratory judgment action or other appropriate legal procedure. A suit seeking to invalidate a City action for noncompliance with paragraph (b) of this Subsection shall be filed in a District Court in the county in which the private real property affected by the decision is located. (3) Criteria The City shall use the most current regulatory taking guidelines of the Idaho Attorney General to prepare the takings analysis. The following guidelines are current as of the Effective Date: (a) Does the regulation or action result in a permanent or temporary physical occupation of private property? (b) Does the regulation or action condition the receipt of a government benefit on a property owner dedicating a portion of property, granting an easement, or expending funds for items unrelated to the impacts of the proposed action? (c) Does the regulation deprive the owner of all economically viable uses of the property? (d) Does the regulation have a significant impact on the landowner's economic interest? (e) Does the regulation deny a fundamental attribute of ownership?
7.
Post-Decision Actions and Limitations A.
Appeals (1) Appeal of Administrative Decisions (a) General i.
Except as noted in Subsection (ii), an affected person may file an appeal for review of an interpretation of this Code made by the Planning Director, or a decision of the Planning Director to abate violations or enforce the provisions of this Code pursuant to Section 11-05-07, Violations, Enforcement, and Penalties, or a decision for which Table 11-05.1: Summary
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of Review and Decision-Making Procedures identifies the Planning Director, a City Official, the Hearing Examiner, Design Review Commission, or Historic Preservation Commission as the decision-maker. ii.
Appeals of decisions for which Table 11-05.1: Summary of Review and Decision-Making Procedures requires public notice and a public hearing, including any appeal to City Council, may only be filed by a Party of Record or by someone entitled to receive mailed notice for that type of application pursuant to Section 11-05-04.5.A(2), Mailed Notice.
iii.
The decision shall be heard by body the listed in Table 11-05.1.
iv.
These provisions shall apply to appeals of administrative decisions in Specific Plan Districts unless an alternative appeal process is established in the Specific Plan District.
(b) Grounds for Appeal i.
ii.
For an appeal of an administrative decision, the appeal shall list one or more of the following grounds for appeal: A.
Prevention of an allowed land use;
B.
Prohibited or unwarranted restriction of building type, material, or method;
C.
Misapplication or misinterpretation of the criteria in review of the application;
D.
Conditions not authorized by Section 11-05-04.6.A(4), Conditions.
For appeals of administrative decisions, the appeal shall list the section of this Code or applicable state or federal law that has been incorrectly applied or violated and a written description of how they have been incorrectly applied or violated. If the appeal alleges an error in applying floodplain regulations, it shall be supported by technical or scientific evidence.
(c) Procedure i.
The appeal shall be submitted to the Planning Director within 10 days of the decision. The timely filing of an appeal stays further action based on the decision being appealed unless the Planning Director determines that a stay would cause imminent peril to life or property.
ii.
The appeal shall be accompanied by the appeal fee established by City Council and available on the City’s website. If the appeal is successful and the decision is reversed or modified, the appeal fee shall be refunded.
iii.
Upon receipt of a timely appeal, the Planning Director shall:
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Schedule the hearing before the appropriate appeal body shown in Table 11-05.1.for the next available public hearing date;
B.
Provide notice pursuant to Section 11-05-04.5.A(2), Mailed Notice to the appellant, the applicant for the permit, approval, or decision being appealed; and
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C.
Transmit the record of the decision, including application materials submitted with the application, to the appeal body shown in Table 1105.1.
iv.
If more than one appeal is received related to the same interpretation, permit, approval, or decision, the Planning Director shall consolidate them into a single appeal and shall schedule a single public hearing on all appeals.
v.
The appeal shall be conducted pursuant to the Section 11-05-04.5.B, Public Hearing Procedure and Conduct.
vi.
The appeal shall be conducted on the record and the appellant shall bear the burden of demonstrating that the decision was in error. Testimony and evidence presented may include materials not included in the application, but shall be limited to matters relevant to those items of 11-05-05.3.D and sections of this Code and applicable state and federal listed in the appeal filing. Testimony based on special administrative or technical expertise shall be weighted accordingly.
vii. The appeal body may uphold, modify, attach conditions to, or reverse the decision being appealed in order to bring the decision into conformance with this Code or applicable provisions of state or federal law. viii. The Planning Director shall mail notice of the appeal body decision to those individuals and organizations entitled to receive notice of the appeal pursuant to Subsection (e) above, and to Parties of Record at the public hearing on the appeal. ix.
A decision appealed to the PZC or HPC, as listed in Table 11-05.1 shall not be further appealed to City Council but may be subject to review the District Court pursuant to Idaho law.
(2) Appeals of Planning and Zoning Commission Decisions (a) Applicability A Party of Record on decision of the PZC on an application for which Table 1105.1: Summary of Review and Decision-Making Procedures shows the PZC as the decision-maker may file an appeal to City Council. i.
PZC decisions on appeals from decision of the Planning Director, or another City Official shall not be appealed to City Council.
ii.
PZC recommendations to Council shall not be appealed since Council will consider the application and will consider the PZC recommendation at that time.
iii.
These provisions shall apply to appeals of PZC decisions in Specific Plan Districts unless an alternative appeal process is established in the Specific Plan District.
(b) Procedure i.
The appeal shall be submitted to the Planning Director within 10 days of the PZC decision. The timely filing of an appeal stays further action based on the
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decision being appealed unless the Planning Director determines that a stay would cause imminent peril to life or property. ii.
An appeal of a PZC decision to City Council may only be filed by a Party of Record or a person entitled to receive mailed notice for that type of application pursuant to Section 11-05-04.5.A(2), Mailed Notice.
iii.
The appeal shall list the section of this Code or applicable state or federal law that has been incorrectly applied or violated and a written description of how they have been incorrectly applied or violated.
iv.
Upon receipt of a timely appeal, the Planning Director or the City Clerk shall: A.
Notify the City Clerk and City Council of the appeal;
B.
Schedule a public hearing before City Council on the first available date, as determined by Council.
C.
Provide notice pursuant to Section 11-05-04.5.A(2), Mailed Notice to the Parties of Record.
D.
Transmit to City Council the record relating to the decision being appealed and shall make the record available to the public.
v.
If a Party of Record or a person entitled to receive mailed notice of the PZC public hearing believes that information has been omitted from the administrative record, they shall bring it to the attention of the Planning Director no later than 10 days prior to the date for the appeal hearing. If information has been omitted from the record, the Planning Director shall determine if the information was presented to the review body and, if so, shall include it in the record provided to the City Council.
vi.
If more than one appeal is received related to the same interpretation, permit, approval, or decision, the Planning Director shall consolidate them into a single appeal and a single public hearing shall be held to consider all appeals.
vii. Supplemental documents may be submitted subject to the following: A.
The parties to the appeal and the Planning Director may file written arguments (memoranda) regarding the appeal within 14 days after the appeal deadline. For purposes of this Subsection (vii), staff reports to the City Council regarding the appeal are not considered memoranda.
B.
Replies to memoranda shall be filed within 21 days of the appeal deadline.
C.
The Council may modify the schedule if the hearing date on the appeal is deferred.
viii. Memoranda, responses, and testimony and evidence presented shall not contain new facts or evidence or discuss matters outside the record but shall be limited to matters relevant to those items of error and sections of this Code and applicable state and federal law listed in the appeal filing.
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Memoranda, responses, and testimony based on special administrative or technical expertise shall be weighted accordingly. ix.
The appeal shall be conducted pursuant to the Section 11-05-04.5.B, Public Hearing Procedure and Conduct.
x.
Except as noted in Subsection xi. below, the appeal shall be conducted on the record and the appellant shall bear the burden of demonstrating that the decision was in error.
xi.
Where an appeal of a decision by the PZC is combined with or related to a decision for which Table 11-05.1 shows City Council as the decision-maker, the City Council may hear the appeal of the lower body’s decision de novo.
xii. After conducting the public hearing on the appeal, City Council may uphold, modify, attach conditions to, or reverse the decision being appealed in order to bring the decision into conformance with this Code or applicable provisions of state or federal law. If the City Council determines that the procedural steps required by this Code were not followed, the City Council may remand the decision to PZC with instructions to comply with required procedures. The City Council shall adopt a written reason statement in support of its decision, based on the grounds for appeal listed in the appeal filing. xiii. A City Council decision to modify, attach conditions to, or reverse a PZC decision shall be based on one or more of the following criteria: A.
The decision violates state or federal law.
B.
The decision exceeds the statutory or delegated authority of PZC.
C.
The decision was made through procedures that are unlawful or are inconsistent with this Code.
D.
The decision is not supported by substantial evidence.
E.
The decision is arbitrary, capricious or an abuse of discretion in that it was made without rational basis, or in disregard of the facts and circumstances presented. Even if the record, memoranda, responses, and testimony would support two different interpretations of what this Code and applicable state and federal law requires, the action is not arbitrary and capricious if exercised honestly and after due consideration.
xiv. The Planning Director shall mail notice of the City Council decision and the reason statement to those individuals and organizations entitled to receive notice of the appeal pursuant to Subsection iv above, and to Parties of Record at the public hearing on the appeal. B.
Modifications of Approvals This Section describes the procedures for modification of existing approvals under this Code.
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(1) Minor Modifications (a) Procedure i.
After City approval or approval with conditions of an application under this Code, a property owner or holder of a permit or approval under this Code may apply for a Minor Modification of the permit or approval.
ii.
No Minor Modification may be approved if it would have the effect of reversing a decision on appeal of the initial approval or is inconsistent with a condition attached to the initial approval.
iii.
The Planning Director is authorized to approve, approve with conditions, or deny Minor Modifications and to require the applicant to file and/or record those materials necessary to document the Minor Modification in the City or Ada County records, as applicable.
(b) Permitted Minor Modifications i.
Conditional Use Permits A.
The Planning Director may approve the following types of Minor Modifications: (i)
A reduction in the density that does not exceed 25 percent of total units;
(ii) A relocation of dwelling units or building pads for some practical reason such as road alignment, topography, access, solar access, or stability in hillside areas; (iii) A change in the phasing plan; (iv) A modification to the recreation area or open space design that does not significantly reduce or eliminate the recreation or opens space area; (v) An increase or decrease in the proposed setback as long as Code requirements are met; and (vi) Similar changes as determined by the Planning Director. B.
ii.
Applications for minor expansions of approved conditional uses shall be processed pursuant to Section 11-05-05.2.D, Conditional Use - Minor Expansion.
Design Review Approvals The Planning Director may approve the following types of Minor Modifications to Design Review approvals:
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A.
Modifications to previous Minor Design Review that are consistent with Code standards;
B.
Relocation of building pads or dwelling units provided that the modification does not significantly alter the site in terms of parking layouts, vehicular circulation, or landscaping;
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iii.
C.
Increase or decrease in a setback as long as Code requirements are met;
D.
Change in materials, colors, window and door locations, and mechanical units, provided building design remains essentially the same and the changes comply with Code requirements.
E.
Modification to a recreation area or open space design that does not eliminate or significantly reduce the size of any area shown on the initial approval; and
F.
A change in landscape design or plant types, minor parking lot revisions, or minor site revisions that are consistent with Code requirements.
Planned Unit Developments Minor Modifications to approved Planned Units or related Development Plans shall be processed pursuant to Section 11-05-05.2.H.
iv.
Other Approvals Under this Code Those modifications that the Planning Director determines are not inconsistent with any standard or requirement in this Code or any condition attached to a prior permit or development for the property, and that are not included in those types of applications for which a Floodplain Variance pursuant to Section 11-05-05.3.E or a Variance pursuant to Section 11-0505.3.L are required.
(c) Findings for Approval i.
The Planning Director may approve a Minor Modification, or approve it with conditions, if the Planning Director determines that the modification is not inconsistent with any standard or requirement in this Code or any condition attached to a prior permit or development for the property and will not create a material negative impact on surrounding properties.
ii.
In the event the Planning Director is unclear as to whether a requested Minor Modification is consistent with this Section, the Planning Director may refer the application to the appointed body that granted the initial approval for treatment as a Major Modification.
iii.
The Planning Director’s decision as to what qualifies as a Minor Modification, and the Planning Director’s decision to refer the application to an appointed body, are not appealable.
(2) Major Modifications (a) After City approval or approval with conditions of an application under this Code, a property owner or holder of a permit or approval under this Code may apply for a Major Modification of the permit or approval. (b) A Major Modification is one that does not meet the definition of a Minor Modification under Subsection (1)(b) above.
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(c) Unless otherwise provided in this Code, an applicant for a Major Modification shall be required to file a new application and follow the same procedure applicable to the initial application that was approved or approved with conditions, and the approval of the change shall be subject to the same criteria applicable to the initial application as applied to the requested modification. (d) Major expansions of approved conditional uses are processed pursuant to Section 11-05-05.3.C, Conditional Use Permit - Initial Approval or Major Expansion. (e) Major modifications to Planned Unit Developments are processed pursuant to Section 11-05-05.3.H. (f)
11-05-05. 1.
The Planning Director is authorized to waive any application submittal materials that are not required for the decision-making body listed in Table 11-05.1: Summary of Review and Decision-Making Procedures to evaluate the impacts of the proposed modification.
Specific Procedures
Type 1 Ministerial Decisions A.
Hillside Development Permit - Category 2 (1) Applicability (a) A Hillside Development Permit is required for any development proposal for properties when any topographical slope exceeds 15 percent or where adverse conditions associated with slope stability, expansion soils, high water table and springs, erosion or sedimentation are present as determined by the Planning Director in consultation with the City Engineer. (b) A Category 2 Hillside Development Permit is required for those projects defined in Section 11-02-07.3.G(3)(b). (2) Procedure Hillside Development Permit - Category 2 Application Review Director Decision Appeal to Hearing Examiner
Public Hearing = Input Opportunities
(a) All applicable provisions of Sections 11-05-02, Summary Table of Review and Decision-Making Procedures and 11-05-04, Common Procedures for a Type 1 application apply unless specifically modified by the provisions of this Section 1105-05.1. (b) A Category 2 Hillside Development Permit shall be processed together with the development application to which it relates.
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(3) Findings for Approval The Planning Director shall approve the application, or approve it with conditions, if it complies with the following criteria: (a) The proposed development complies with the geo-technical and engineering requirements of Sections 11-02-07.3.G, HS-O: Hillside Development Overlay and 11-04-05.6, Foothills Development Standards if applicable including those related to grading, drainage, hazardous areas, revegetation, preservation of outstanding and unique features; and (b) If located in the FP-O district, the proposed development complies with all requirements of Section 11-02-07.3.F, FP-O Flood Protection Overlay. B.
Home Occupation Permit for Family Daycare Home (1) Applicability This procedure applies to all applications to establish a Home Occupation Family Day Care Home. (2) Procedure Home Occupation Permit for Family Daycare Home Application Review City Clerk Decision Appeal to Hearing Examiner
Public Hearing = Input Opportunities
(a) All applicable provisions of Sections 11-05-02, Summary Table of Review and Decision-Making Procedures and 11-05-04, Common Procedures for Type 1 applications apply unless specifically modified by the provisions of this Section 11-05-05.1 (b) A Home Occupation Permit for Family Daycare Home shall be processed through the City Clerk’s licensing process and reviewed by the Planning Director to confirm compliance with all applicable standards in this Code. (3) Findings for Approval The Planning Director shall approve the application, or approve it with conditions, if it complies with the criteria in Section 11-05-04.6.A(3)(a), Decision by Planning Director, City Official, or Hearing Examiner, including, but not limited to compliance with the standards in Section 11-03-03.1.B, Additional Standards for Accessory Uses and those in Section 11-03-03.3.A, Adult or Child Daycare Uses. C.
Record of Survey (1) Applicability A Record of Survey is required for the following:
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(a) A Property Line Adjustment that establishes or modifies the boundaries of buildable parcels with boundaries that differ from existing buildable parcels and/or buildable lot boundaries; and (b) A Parcel Consolidation that combines two or more existing, contiguous buildable parcels into one buildable parcel. (2) Procedure Record of Survey Application Review Director Decision Appeal to Hearing Examiner
Public Hearing = Input Opportunities
(a) All applicable provisions of Sections 11-05-02, Summary Table of Review and Decision-Making Procedures and 11-05-04, Common Procedures for a Type 1 application apply unless specifically modified by the provisions of this Section 1105-05.1.C. (b) Evidence of recordation of a notice of buildable parcel with the City Clerk and Ada County Recorder is required before a Building Permit may be issued. (3)
Findings for Approval The Planning Director shall approve the application, or approve it with conditions, if it complies with the criteria in Section 11-05-04.6.A(3)(a), Decision by Planning Director, City Official, or Hearing Examiner, including, but not limited to, the applicable standards set forth in Section 11-04-04.3, Records of Survey.
D.
Sign Permit for On-Premise Sign (1) Applicability (a) Except as otherwise exempted by Section 11-04-012.4, Signs Not Requiring a Permit, it shall be unlawful to erect, construct, enlarge, move, or convert any sign without first obtaining a Sign Permit. (b) A Sign Permit shall not be required for a change of copy on a sign, nor for the repainting, cleaning, or other normal maintenance or repair for which a permit has previously been issued provided that the sign or sign structure is not altered in any way.
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(2) Procedure Sign Permit for On-Premise Sign Application Review Director Decision Appeal to Hearing Examiner
Public Hearing = Input Opportunities
All applicable provisions of Sections 11-05-02, Summary Table of Review and DecisionMaking Procedures and 11-05-04, Common Procedures for Type 1 applications apply unless specifically modified by the provisions of this Section 11-05-05.1.D. (3) Findings for Approval (a) The Planning Director shall approve the application, or approve it with conditions, if it complies with the criteria in Section 11-05-04.6.A(3)(a), Decision by Planning Director, City Official, or Hearing Examiner, including, but not limited to compliance with the standards in Section 11-04-012, Signs. (b) No condition attached to the approval of any Sign Permit shall include any form of content regulation prohibited by state or federal law. E.
Temporary Sign Permit (1) Applicability Except as otherwise exempted by Section 11-04-012.4, Signs Not Requiring a Permit, it shall be unlawful to erect, construct, enlarge, move, or convert any temporary sign without first obtaining a Temporary Sign Permit. (2) Procedure Temporary Sign Permit Application Review Director Decision Appeal to Hearing Examiner
Public Hearing = Input Opportunities
All applicable provisions of Section 11-05-02, Summary Table of Review and DecisionMaking Procedures and 11-05-04, Common Procedures for a Type 1 application shall apply unless specifically modified by the provisions of this Section 11-05-05.1.E. (3) Findings for Approval The Planning Director shall approve the application, or approve it with conditions, if it complies with the criteria in Section 11-05-04.6.A(3)(a), Decision by Planning Director, City Official, or Hearing Examiner, including but not limited to compliance with the standards in Section 11-04-012.7.B, Temporary Signs. Boise Zoning Code Rewrite Adoption Draft
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F.
Temporary Use Permit (1) Applicability A Temporary Use Permit is required for each use listed as a Temporary Use in Table 11-03.1: Table of Allowed Uses or any use with a planned duration of 180 days or less. (2) Procedure Temporary Use Permit Application Review Director Decision Appeal to Hearing Examiner
Public Hearing = Input Opportunities
All applicable provisions of Section 11-05-02, Summary Table of Review and DecisionMaking Procedures and 11-05-04, Common Procedures for a Type 1 application shall apply unless specifically modified by the provisions of this Section 11-05-05.1.F. (3) Findings for Approval The Planning Director shall approve the application, or approve it with conditions, if it complies with the criteria in Section 11-05-04.6.A(3)(a), Decision by Planning Director, City Official, or Hearing Examiner, including but not limited to compliance with the standards in Section 11-03-03.7, Temporary Uses. G.
Zoning Compliance Review (1) Applicability A Zoning Compliance Review through the Building Permit review is required to approve a Type 1 applications that are not listed separately in this Code, including but not limited to the following: (a) Category 1 Hillside Development Permits for those projects defined in Section 11-02-07.3.G(3)(a); (b) Minor exterior commercial building or Multiple-Family Dwelling changes including but not limited to: i.
Addition or removal of a window that complies with Code standards;
ii.
Change of exterior building material that complies with applicable design standards; and
iii.
Change in awning type, such as fabric to metal or aluminum, that complies with applicable design standards;
(c) Accessory structures over 1,000 square feet in area or over 22 feet in height; and (d) Commercial fences.
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(2) Procedure Zoning Compliance Review Application Review Director Decision Appeal to Hearing Examiner
Public Hearing = Input Opportunities
All applicable provisions of Section 11-05-02, Summary Table of Review and DecisionMaking Procedures and 11-05-04, Common Procedures for a Type 1 application shall apply unless specifically modified by the provisions of this Section 11-05-05.1.G. (3) Findings for Approval The Planning Director shall approve the application, or approve it with conditions, if it complies with the criteria in Section 11-05-04.6.A(3)(a), Decision by Planning Director, City Official, or Hearing Examiner.
2.
Type 2 Administrative Decisions A.
Allowed Use With Allowed Form (1) Applicability This procedure applies to all applications for an Allowed Use, as shown in Table 1103.1: Table of Allowed Uses that meets all applicable Use-Specific Form Standards and therefore has an Allowed Form applicable to the Allowed Use. (2) Procedure Allowed Use with Allowed Form Concept Review Interdepartmental Review Application Review Director Decision Appeal to Hearing Examiner
Public Hearing = Input Opportunities
All applicable provisions of Sections 11-05-02, Summary Table of Review and DecisionMaking Procedures and 11-05-04, Common Procedures for a Type 2 application apply unless specifically modified by the provisions of this Section 11-05-05.2.A. (3) Findings for Approval The Planning Director shall approve the application, or approve it with conditions, if it complies with the criteria in Section 11-05-04.6.A(3)(a), Decision by Planning Director, Boise Zoning Code Rewrite Adoption Draft
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City Official, or Hearing Examiner including but not limited to the applicable UseSpecific Standards for that use, and specifically including those Use-Specific Form Standards (the Allowed Form) applicable to the Allowed Use in the zoning district in which it is located. B.
Alternative Sign Plan (1) Applicability This procedure applies to all applications for approval of an Alternative Sign Plan pursuant to Section 11-04-012.8. (2) Procedure Alternative Sign Plan Concept Review Interdepartmental Review* Application Review Director Decision Appeal to Hearing Examiner *If required by Section 11-05-04.3.A(3)(c)
Public Hearing = Input Opportunities
All applicable provisions of Sections 11-05-02, Summary Table of Review and DecisionMaking Procedures and 11-05-04, Common Procedures for a Type 2 application apply unless specifically modified by the provisions of this Section 11-05-05.2.B. (3) Findings for Approval The Planning Director shall approve the application, or approve it with conditions, if: (a) It complies with the criteria in Section 11-05-04.6.A(3)(a), Decision by Planning Director, City Official, or Hearing Examiner, including but not limited to compliance with the standards in Section 11-04-012.8, Alternative Sign Plan; (b) It will not create material distractions or confusion that could materially impact traffic safety; and (c) It will not materially increase visual clutter when viewed from adjacent streets, parks, open spaces, and Residential zoning districts, or any material impact to visual clutter have been mitigated to the maximum extent practicable. C.
Certificate of Appropriateness - Minor (1) Applicability (a) General Within any HD-O district, the following provisions shall apply unless an exception to these provisions is shown in Subsection (b) below; i.
No building, site, structure, or exterior feature of any building, site, structure, or object (including, but not limited to, walls, pavement, or other
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appurtenant features), above ground utility structure, trees removed or substantially modified, or any type of sign shall be erected, altered, restored, moved, or demolished within such district until after an application for a Minor Certificate of Appropriateness has been approved by the Planning Director or the HPC. ii.
A Minor Certificate of Appropriateness shall be required whether or not a Building Permit is required, and before any other application under this Code may be approved for the property in question.
iii.
The Minor Certificate of Appropriateness process shall apply to each activity identified in Subsection i. above that is identified as eligible for review and decision by the Planning Director in the Certificate of Appropriateness Matrix of major and minor historic preservation actions adopted by resolution by the City Council on recommendation from the HPC and on file in the Planning and Development Services Department and available on the City’s website.
(b) Exceptions i.
ii.
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No Certificate of Appropriateness is required for the following items: A.
Interior arrangement of any building or structure;
B.
Installation of temporary structures and features that do not remain in existence for more than 45 days in any consecutive 12 month period.
C.
A site or building improvement that does not require a Certificate in the Certificate of Appropriateness Matrix as adopted by resolution by the City Council and on file in the Planning and Development Services Department and available on the City's website.
If an application that is eligible for review as a Minor Certificate of Appropriateness will also require a Variance, it shall be reviewed as a Major Certificate of Appropriateness.
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(2) Procedure Certificate of Appropriateness - Minor Concept Review Interdepartmental Review* Application Review Director Decision Appeal to HPC *If required by Section 11-05-04.3.A(3)(c)
Public Hearing = Input Opportunities
All applicable provisions of Sections 11-05-02, Summary Table of Review and DecisionMaking Procedures and 11-05-04, Common Procedures for a Type 2 application apply unless specifically modified by the provisions of this Section 11-05-05.2.C. (3) Findings for Approval The Planning Director shall approve, or approve with conditions, the application if the Planning Director, after consideration of the factors listed in Section 11-05-05.3.B(3), Findings for Approval, as applicable, determines that the proposed activity will not create a material negative impact on the historic character of the HD-O district in which the property is located, and that any minor impacts have been mitigated to the maximum extent practicable. D.
Conditional Use - Minor Expansion (1) Applicability This procedure applies to all applications for approval to: (a) Expand an approved conditional use by less than 20 percent of the approved gross floor area or site area; (b) Reduce the project density by up to 25 percent of the total units; (c) Relocate dwelling units or building pads for some practical reason such as road alignment, topography, access, solar access, or stability in hillside areas; (d) Modify the phasing Plan; (e) Modify the recreation area or open space design that will not eliminate or significantly reduce these areas; (f) Increase or decrease in the proposed setbacks that comply with Code standards; and (g) Modify building elevations.
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(2) Procedure Conditional Use – Minor Expansion Concept Review Interdepartmental Review* Application Review Director Decision Appeal to Hearing Examiner *If required by Section 11-05-04.3.A(3)(c)
Public Hearing = Input Opportunities
(a) All applicable provisions of Sections 11-05-02, Summary Table of Review and Decision-Making Procedures, 11-05-04, Common Procedures for a Type 2 application, and Section 11-05-04.7.B, Modifications of Approvals apply unless specifically modified by the provisions of this Section 11-05-05.2.D. (b) In addition to the Interdepartmental Review that may be required by the Planning Director pursuant to Section 11-05-04.3.C prior to submittal of an application, the Planning Director may require an Interdepartmental Review of the application after the completeness of an application has been confirmed pursuant to Section 11-05-04.4. (3) Findings for Approval The Planning Director shall approve the application, or approve it with conditions, if it complies with the criteria in Section 11-05-04.6.A(3)(a), Decision by Planning Director, City Official, or Hearing Examiner and with the following criteria: (a) The location and design of the proposed use is compatible to other uses in the surrounding area; and (b) The proposed expansion will not create any material negative impacts to uses in the surrounding area, or any material negative impacts will be mitigated to the maximum extent practicable. E.
Design Review - Minor (1) Applicability (a) General This procedure applies to all applications for Minor Design Review approval unless exempted pursuant to Subsection (b) below: i.
A commercial or mixed-us building not exceeding 5,000 square feet gross floor area that is not on a lot abutting a Residential zoning district or residential use.
ii.
An industrial building not exceeding 10,000 square feet gross floor area that is not on a lot or parcel abutting a residential zoning district or a residential use.
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iii.
A residential development of less than 50 dwelling units.
iv.
Surface parking lots.
v.
Signs.
vi.
Demolition of structures (excluding uninhabited accessory structures).
vii. A Modification meeting the standards set forth in Section 11-0504.7.B(1)(b)ii. (b) Exceptions i.
Single-Family Detached, Single-Family Attached, Duplex, Triplex, and Fourplex Dwellings are exempted from the requirements of this Section, unless they are required to comply pursuant to Section 11-04-03.4, Residential Small Lots.
ii.
Installation of the following: A.
Building additions or accessory buildings less than 200 square feet;
B.
Roof and fascia changes;
C.
Minor parking lot revisions;
D.
Minor repairs that do not result in discernable changes; and/or
E.
Repainting of approved parking stalls.
(c) Applications that are not required to complete Minor Design Review are still required to comply with applicable design standards in Section 11-04-06, Building Design. (2) Procedure Design Review - Minor Concept Review Interdepartmental Review Application Review Director Decision Appeal to DRC
Public Hearing = Input Opportunities
(a) All applicable provisions of Sections 11-05-02, Summary Table of Review and Decision-Making Procedures, 11-05-04, Common Procedures for a Type 2 application, and Section 11-05-04.7.B, Modifications of Approvals apply unless specifically modified by the provisions of this Section 11-05-05.2.E. (b) The Planning Director shall determine whether the application is categorized as requiring Minor or Major Design Review. (c) For those applications that require Minor Design Review pursuant to Section 1105-05.2.E, a separate application for a Zoning Certificate shall not be required and Boise Zoning Code Rewrite Adoption Draft
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compliance with the applicable use standards shall be reviewed as a part of the Minor Design Review approval. (3) Findings for Approval (a) The Planning Director shall approve, or approve with conditions, the application if it complies with the criteria listed in Section 11-05-04.6.A(3)(a), Decision by Planning Director, City Official, or Hearing Examiner. (b) The Planning Director may determine whether an approval or approval with conditions may be attached to a required Zoning Certificate rather than a separate approval document. F.
Floodplain Permit (1) Applicability (a) A Floodplain Permit is required for all development within the Flood Protection Overlay district (FD-O) as described in Section 11-02-07.3.F(1)(c), Applicability. (b) Compliance with the standards in this Code shall not relieve any person of the independent obligation to comply with all applicable standards and practices established in federal and state law and all other applicable rules, regulations, standards, and specifications of the City regarding development within a floodplain. (2) Procedure Floodplain Permit Concept Review Interdepartmental Review* Application Review Director Decision Appeal to Hearing Examiner *If required by Section 11-05-04.3.A(3)(c)
Public Hearing = Input Opportunities
(a) All applicable provisions of Sections 11-05-02, Summary Table of Review and Decision-Making Procedures and 11-05-04, Common Procedures for a Type 2 application apply unless specifically modified by the provisions of this Section 1105-05.2.F. (b) The application shall be processed concurrently with other related development applications for the same project. (3) Findings for Approval The Planning Director shall approve the application, or approve it with conditions, after consultation with the Floodplain Administrator, if it complies with the criteria in Section 11-05-04.6.A(3)(a), Decision by Planning Director, City Official, or Hearing
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Examiner, including but not limited to compliance with the standards in Section 1102-07.3.F, FP-O Flood Protection Overlay. G.
Legal Nonconformity - Confirmation, Change, or Minor Expansion (1) Applicability (a) This Section applies to: i.
All applications by a property owner to confirm the legal nonconforming status of an existing parcel, use, or building;
ii.
All applications by a property owner to expand a legal nonconforming use or building by less than 20 percent of the gross floor areas at the time the use became nonconforming;
iii.
All applications by a property owner to change a legal nonconforming use to a different legal nonconforming use; and
iv.
All requests by the Planning Director to have a property owner provide evidence of the legal nonconforming status and existing use.
(b) Applications for an expansion of a legal nonconforming use or building by 20 percent or more shall be subject to the standards set forth in Section 11-0505.3.G, Legal Nonconformity - Major Expansion. (2) Procedure Legal Nonconformity – Confirmation, Change, or Minor Expansion Concept Review Interdepartmental Review* Application Review Director Decision Appeal to Hearing Examiner *If required by Section 11-05-04.3.A(3)(c)
Public Hearing = Input Opportunities
(a) All applicable provisions of Sections 11-05-02, Summary Table of Review and Decision-Making Procedures and 11-05-04 Common Procedures for a Type 2 application apply unless specifically modified by the provisions of this Section 1105-05.2.G. (b) Regardless of whether the property owner or the Planning Director has requested confirmation of the legal nonconforming status of a property, the property owner shall be required to provide evidence of the date on which the parcel, structure, use, sign, or site feature was first created or established. Evidence may include but is not limited to utility records, photographs, assessor's records, rental receipts, phone directories, notarized statements, and Polk Directories.
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(c) If the Planning Director determines that the legal nonconforming status has been demonstrated by the property owner, the Planning Director shall issue a Zoning Certificate documenting the legal nonconforming status. (d) If the property owner does not provide evidence or the Planning Director determines that the evidence presented does not demonstrate legal nonconforming status of the parcel, structure, use, sign, or site feature, the Planning Director shall mail the property owner a notice that the property does not have legal nonconforming status. The notice may also identify what portions or aspects of the property may be violations of this Code and what is required to bring the property into compliance with this Code. (3) Findings for Approval (a) The Planning Director shall approve or approve with conditions the application for confirmation of a legal nonconforming use or building if the Planning Director determines that the use or building that is the subject of the application was legal when the use was begun or the building was constructed, and has become nonconforming since that time due to the actions of a government agency, including but not limited to an amendment to this Code or another government regulation, and not due to the actions of the current or prior owner of the property. (b) The Planning Director shall approve or approve with conditions a change of a legal nonconforming use to different legal nonconforming use if the new use: i.
Will not unduly burden transportation or service facilities in the vicinity and does not adversely impact the delivery of services by any political subdivision providing services;
ii.
Will not result in material negative impacts to surrounding properties; or that any deviation from those criteria has been mitigated to the maximum extent practicable;
iii.
Will be no greater in intensity, impacts, and demand for services than the existing legal nonconforming use; and
iv.
Will not be in conflict with the Comprehensive Plan;
(c) The Planning Director shall approve or approve with conditions an expansion of a legal nonconforming use or building by up to 20 percent beyond the area of the building or parcel occupied by the legal nonconforming use or the building on the date it became legally nonconforming, if: i.
The expansion will not unduly burden transportation or service facilities in the vicinity and does not adversely impact the delivery of services by any political subdivision providing services;
ii.
The expansion will not result in material negative impacts to surrounding properties or that any deviation from those criteria has been mitigated to the maximum extent practicable;
iii.
Any expansion of a legal nonconforming building will conform to the applicable sections of this Code and will not increase the degree of
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nonconformity of that part of the building that does not meet the provisions of this Code; and iv. H.
The expansion will not be in conflict with the Comprehensive Plan.
Planned Unit Development Modification - Minor (1) Applicability (a) This Section applies to applications for modifications to Planned Unit Developments approved after the Effective Date that are similar to a Minor Design Review application pursuant to Section11-05-05.2.E or a Zoning Certificate pursuant to Section 11-05-05.2.L. (b) For Planned Unit Developments approved prior to the Effective Date, modifications shall be reviewed through the Conditional Use Minor Expansion process pursuant to Section 11-05-05.2.D. (2) Procedure Planned Unit Development Modification - Minor Concept Review Interdepartmental Review* Application Review Director Decision Appeal to Hearing Examiner *If required by Section 11-05-04.3.A(3)(c)
Public Hearing = Input Opportunities
All applicable provisions of Sections 11-05-02, Summary Table of Review and DecisionMaking Procedures, 11-05-04, Common Procedures for a Type 2 application, and Section 11-05-04.7.B, Modifications of Approvals apply unless specifically modified by the provisions of this Section 11-05-05.2.H. (3) Findings for Approval The Planning Director shall approve, or approve with conditions, the application if it complies with the required Findings for Approval for a Minor Design Review in Section 11-05-05.2.E(3) or for a Zoning Certificate in Section 11-05-05.2.L(3), as applicable to the proposed modification. I.
Reasonable Accommodation for Accessibility (1) Applicability This procedure shall apply to each request to deviate from the standards in this Code to provide Reasonable Accommodation for a person experiencing disabilities as defined in the federal Fair Housing Amendments Act, as amended and interpreted by the courts.
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(2) Procedure Reasonable Accommodation for Accessibility Concept Review Interdepartmental Review* Application Review Director Decision Appeal to Hearing Examiner *If required by Section 11-05-04.3.A(3)(c)
Public Hearing = Input Opportunities
(a) Any ADA accommodation that is medically necessary and cannot satisfy the zoning code requirements may request additional review and approval prior to a zoning approval being issued. (b) Any ADA accommodation that is not medically necessary and cannot satisfy the zoning code requirements shall be treated as a variance and shall file a variance application. (c) All applicable provisions of Section 11-05-02, Summary Table of Review and Decision-Making Procedures and 11-05-04, Common Procedures for a Type 2 application apply unless specifically modified by the provisions of this Section 1105-05.2.I. (3) Findings for Approval (a) No such accommodation shall encroach or be located within a public right-ofway. (b) Such ADA accommodation for residential use shall refer to the adopted Building Code for construction guidance to ensure safe assembly, heights, distances, entry access and slope. (c) The Planning Director shall approve the application, or approve it with conditions, after consultation with the City Attorney and other applicable parties, determines that approval of the Fair Housing Reasonable Accommodation is required to comply with the provisions of the Federal Fair Housing Amendments Act. J.
Residential Small Lot Approval - Minor (1) Applicability This procedure applies to all applications subject to the Residential Small Lot standards in Section 11-04-03.4 that contain four or fewer dwelling units on up to four contiguous Residential Small Lots.
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(2) Procedure Residential Small Lot Approval - Minor Concept Review Interdepartmental Review* Application Review Director Decision Appeal to Hearing Examiner *If required by Section 11-05-04.3.A(3)(c)
Public Hearing = Input Opportunities
All applicable provisions of Sections 11-05-02, Summary Table of Review and DecisionMaking Procedures and 11-05-04, Common Procedures for a Type 2 application apply unless specifically modified by the provisions of this Section 11-05-05.2.I. (3) Findings for Approval The Planning Director shall approve the application, or approve it with conditions, if it complies with the criteria in Section 11-05-04.6.A(3)(a), Decision by Planning Director, City Official, or Hearing Examiner, including but not limited to the applicable standards set forth in Section 11-04-03.4, Residential Small Lots. K.
River System Permit - Minor (1) Applicability A Minor River System Permit is required for all lands and waters and all aquatic, wetland, riparian, and upland environments within the jurisdiction of Boise City that lie: (a) Within the 100 year Floodplain boundaries adjacent to the Boise River; or (b) Within the Setback Lands and Waters as described in Section 11-02-07.3.E(6), Setbacks; or (c) Within Class A, Class B and Class C areas as described in Section 11-02-07.3.E(5), A, B, And C Lands and Waters Classifications; and that (d) Do not affect more than 100 lineal feet of river bottom or bank, nor more than one-half acre of Class A or B lands; (e) Do not materially alter, fully restores, or enhances the existing surface and groundwater hydrology, soils, plant and animal communities and habitats present within or adjacent to the project; and (f)
Provide for the maintenance of storm water detention/sedimentation basins and stabilization structures.
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(2) Procedure River System Permit - Minor Concept Review Interdepartmental Review* Application Review Director Decision Appeal to Hearing Examiner *If required by Section 11-05-04.3.A(3)(c)
Public Hearing = Input Opportunities
(a) All applicable provisions of Sections 11-05-02, Summary Table of Review and Decision-Making Procedures and 11-05-04, Common Procedures for a Type 2 application apply unless specifically modified by the provisions of this Section 1105-05.2.K. (b) In addition to that Interdepartmental Review that may be required by the Planning Director pursuant to Section 11-05-04.3.C prior to submittal of an application, the Planning Director may require an Interdepartmental Review of the application after the completeness of an application has been confirmed pursuant to Section 11-05-04.4. (c) The application shall be reviewed concurrently with all other applications required for approval of the specific development proposed for the property. (3) Findings for Approval The Planning Director shall approve the application, or approve it with conditions, if it complies with the criteria in Section 11-05-04.6.A(3)(a), Decision by Planning Director, City Official, or Hearing Examiner and with the following criteria: (a) The proposed development complies with the applicable standards for Uses in Class A, B or C lands and waters in Section 11-02-07.3.E(5), A, B, And C Lands and Waters Classifications. (b) The proposed development complies with all standards in Section 11-02-07.3.F, FP-O Flood Protection Overlay applicable to the property, (c) The proposed development is not in conflict with the Comprehensive Plan and complies with all the policies and standards of the Boise River Plan. (d) The proposed development includes measures designed to ensure that natural resources functions and values are preserved or enhanced and maintained. (e) The proposed development complies with all local, state, and federal laws and regulations.
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L.
Zoning Certificate (1) Applicability (a) A Zoning Certificate is required for any use that: i.
Does not require a Conditional Use Permit or Design Review approval;
ii.
Is not listed separately as a Type 2 application; and
iii.
Only requires review by the Planning Director to confirm compliance with the applicable standards of this Code. This category includes but is not limited to applications for approval of a mural, Sidewalk Café, Accessory Dwelling Unit, a Duplex, Triplex, or Fourplex Dwelling, or an Adult or Child Day Care Facility.
(b) A Zoning Certificate is also required prior to demolition of the following: i.
Any primary structure containing a primary Multiple-Family Dwelling or a Public, Institutional, and Civic, Commercial, or Industrial use as described in Table 11-03.1: Table of Allowed Uses.
ii.
Any non-accessory residential structure completed more than 50 years ago.
iii.
Any demolition for a structure within the NC-O Overlay District.
(c) Any request for demolition addressed in Subsection (b) above that is not accompanied by an application for a replacement structure shall be reviewed for compliance with the applicable Sections of Chapter 11-04, Development and Design Standards. (2) Procedure Zoning Certificate Concept Review Interdepartmental Review* Application Review Director Decision Appeal to Hearing Examiner *If required by Section 11-05-04.3.A(3)(c)
Public Hearing = Input Opportunities
(a) All applicable provisions of Sections 11-05-02, Summary Table of Review and Decision-Making Procedures and 11-05-04, Common Procedures for a Type 2 application apply unless specifically modified by the provisions of this Section 1105-05.2.L. (b) For those applications that require Minor Design Review pursuant to Section 1105-05.2.E, a separate application for a Zoning Certificate shall not be required and compliance with the applicable Design Review standards shall be reviewed as a part of the Minor Design Review.
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(3) Findings for Approval The Planning Director shall approve the application, or approve it with conditions, if it complies with the criteria in Section 11-05-04.6.A(3)(a), Decision by Planning Director, City Official, or Hearing Examiner and that all applicable Minor Design Review criteria set forth in Section 11-05-05.2.E(3) have been met.
3.
Type 3 Decisions by an Appointed Body A.
Allowed Use with Alternative Form (1) Applicability This procedure applies to all applications for an Allowed Use, as shown in Table 1103.1: Table of Allowed Uses that comply with all Use-Specific Standards for the use, except that they do not meet one or more of Use-Specific Form Standards applicable to the Allowed Use in the zoning district that they are located in and therefore are proposing an Alternative Form for approval. (2) Procedure Allowed Use with Alternative Form Concept Review Neighborhood Meeting
Project Review and Questions
Interdepartmental Review Application Review PZC Decision
Public Hearing
Appeal to City Council
Public Hearing = Input Opportunities
(a) All applicable provisions of Sections 11-05-02, Summary Table of Review and Decision-Making Procedures and 11-05-04, Common Procedures for a Type 3 application apply unless specifically modified by the provisions of this Section 1105-05.3.A. (b) The review of the PZC shall be limited to consideration of the proposed Alternative Form of the proposed development and shall not consider or attach conditions to the use, operation, or activities within the proposed development. (3) Findings for Approval The PZC shall approve the Alternative Form for the Allowed Use, or approve it with conditions, if it determines that at least one of the following criteria have been met: (a) The Alternative Form will promote the urban design goals of the Comprehensive Plan and other approved plans applicable to the property as well or better than compliance with all Use-Specific Form Standards applicable to the Allowed Use;
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(b) The Alternative Form is needed because the use and design of adjacent developed properties makes it impracticable to comply with the one or more of the Use-Specific Form Standards; or (c) If the Alternative Form includes a reduction in the required minimum height of the building:
B.
i.
The reduced height of the building will still provide an adequate sense of street enclosure and an adequate level of residential or nonresidential activity from the building to promote the goals of the Comprehensive Plan and other applicable plans for the property; or
ii.
The reduced height of the building, and any resulting reduction in the size of the building will not result in the underdevelopment of the site or the inefficient use of City facilities and infrastructure.
Certificate of Appropriateness - Major (1) Applicability (a) General Within any HD-O district, the following provisions shall apply, unless an exception to these provisions is shown in Subsection (b) below. i.
No building, site, structure, or exterior feature of any building, site, structure or object (including, but not limited to, walls, pavement or other appurtenant features), above ground utility structure, trees removed or substantially modified, or any type of sign shall be erected, altered, restored, moved or demolished within such district until after an application for a Minor or Major Certificate of Appropriateness has been approved by the Planning Director or the HPC.
ii.
A Major Certificate of Appropriateness shall be required whether or not a Building Permit is required, and before any other application under this Code may be approved for the property in question.
(b) Exceptions i.
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No Certificate of Appropriateness is required for the following items: A.
Interior arrangement of any building or structure; and
B.
Installation of temporary structures and features that do not remain in existence for more than 45 days in any consecutive 12 month period;
C.
A site or building improvement that does not require a Certificate in the Certificate of Appropriateness Matrix as adopted by resolution by the HPC and on file in the Planning and Development Services Department.
An application for a Major Certificate of Appropriateness may include a request for a Variance pursuant to Section 11-05-05.3.L(1), Applicability.
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(2) Procedure Certificate of Appropriateness - Major Concept Review Neighborhood Meeting
Project Review and Questions
Interdepartmental Review Application Review HPC Decision
Public Hearing
Appeal to City Council
Public Hearing = Input Opportunities
(a) All applicable provisions of Sections 11-05-02, Summary Table of Review and Decision-Making Procedures and 11-05-04, Common Procedures for a Type 3 application apply unless specifically modified by the provisions of this Section 1105-05.3.B. (b) If an alteration, demolition, or relocation that requires a Certificate of Appropriateness occurs prior to the issuance of a Certificate of Appropriateness for that action, the Planning Director shall, within 180 days, prepare a premature alterations report. The report shall identify any violations of Section 11-05-05.3.A and recommends rehabilitative measures, if any. The Planning Director shall provide the premature alterations report to the applicant and the relevant Registered Neighborhood Association and applicant. Upon issuance of the report, the Planning Director shall negotiate with the applicant, relevant Registered Neighborhood Association, and other affected parties in an effort to find a means of restoring the property to its original condition. Thereafter, but in no event to exceed 180 days from the issuance of the premature alterations report, the Planning Director shall provide to the Historic Preservation Commission a final report incorporating findings, recommendations, comments, and any other information. Pursuant to its grant of power under Idaho Code Section 67-4604 and Section 11-05-03.5.A, Duties, Jurisdiction, and Authority, the Commission may adopt, adopt with modifications, or deny the findings and recommendations of the final premature alterations report. i.
The premature alterations procedure, including the preparation of the report and negotiations, may be waived at the discretion of the Planning Director at any time.
ii.
During a review of a premature alteration, all work at the subject property, including further alterations, demolitions, relocations, construction, or modifications of any kind, shall cease until the final premature alterations report is adopted, or adopted with modifications. If denied by the
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Commission work on the property shall remain stopped until resolved either by further action of the Commission or appeal to the City Council. (c) The HPC shall schedule a public hearing and 15 calendar days prior to the hearing, notice shall be mailed to the applicant, adjacent property owners and residents (including tenants), and to the Registered Neighborhood Association. (d) If the HPC determines that the findings for approval in Subsection (3) have not been met, it shall place upon its records the reason for such determination and shall notify the applicant in writing of its reasons and recommendations, if any, as to what actions could be taken in order to obtain a certificate. (e) The decision is deemed to have been made on the date that the HPC adopts written findings of fact and conclusions of law. (3) Findings for Approval The HPC shall approve the application, or approve it with conditions, if the following criteria have been met (a) General Findings i.
Plans and Guidelines The design of the project is consistent with the following plans and guidelines as applicable to the property:
ii.
A.
1993 Downtown Boise Plan;
B.
Urban Renewal Plans;
C.
Design Guidelines for Residential Historic Districts;
D.
Boise City Historic Preservation Plan (dated July 1979);
E.
The Secretary of the Interior's Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring and Reconstructing Historic Buildings (The Secretary of the Interior's Standards);
F.
A Field Guide to American Houses by Virginia and Lee McAlester;
G.
American Vernacular Design 1870-1940 An Illustrated Glossary by Herbert Gottfried and Jan Jennings; and
H.
Design Guidelines for Commercial Historic Districts with the Secretary of the Interior's Standards for Historic Preservation August 2009.
Site Design The application shall be reviewed by the HPC, with input from other agencies, to evaluate the site design, and to determine compatibility and impact both on and adjacent to the site as it relates to access, parking lot design, landscaping, grading and storm drainage, and other development of the site. The HPC’s decision with regards to site design shall be based upon the following findings as they relate to historic preservation:
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A.
Traffic Impact, Pedestrian and Bicyclist Provisions That the site provides a safe, convenient, and efficient network that minimizes conflicts between pedestrians, bicyclists, and vehicular traffic by creating a network that includes sidewalks, pathways, landscaping that promotes and supports active transportation and does not adversely impact the delivery of services by any political subdivision providing services.
B.
Landscaping That the proposed landscaping enhances the Historic District and neighborhood with attributes that include but are not limited to protection of desirable existing trees, provision of street trees, and adequate screening methods where needed to buffer adjacent uses and unsightly areas or features.
C.
On-Site Grading and Drainage That on-site grading and drainage have been designed so as to minimize off-site impact and provide for erosion control as required by the Public Works Department, Ada County Highway District and/or other jurisdictional agencies.
D.
Utility Service Systems That utility service systems and equipment do not detract from the building design or adjacent buildings, and the size and location of all service systems are appropriate and maintainable.
iii.
Structure Design The design of all proposed buildings shall be reviewed in accordance with the Design Guidelines for Commercial Historic Districts Design Guidelines for Residential Historic Districts, on file in the Planning and Development Services Department and available ’on the City's website, as well as the following findings: A.
Building Mass That the mass of the building is reviewed for its relationship and consistency to other buildings within the historic district and area, and with the use proposed by the applicant.
B.
Proportion of Building Façades That the height to width relationship shall be compatible and consistent with the predominant architectural character of the Historic District.
C.
Shadow Relief/Design Interest That the exterior of the building provides shadow relief and design interest compatible with the architectural character of the area.
D.
Relationship of Exterior Materials That the appropriateness of materials and colors (paint colors are only reviewed in commercial historic districts) shall be reviewed as they
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relate to building mass, shadow relief and compatibility with other buildings within the Historic District and area. E.
Multiple-Family Buildings That any Multiple-Family building is designed to include features that add to the visual and aesthetic appearance of the structure and help prevent a sterile, box-like appearance. Such features may include the use of brick or stone, roof or façade modulation, planter boxes, bay windows, balconies, or porches. Specific design features have been added to enhance the physical appearance of such Multiple-Family residential structures.
F.
Commercial/Industrial Buildings Adjacent to Residential Uses That the building is designed to minimize impacts on adjacent residential uses and/or Residential zoning districts.
(b) Findings for Alterations In addition to the general findings in Subsection (a). above, an application for the alteration of an existing building shall only be approved or approved with conditions if the HPC finds that the application: i.
Is consistent with the Design Guidelines for Commercial Historic Districts or Residential Historic Districts and that based on the Guidelines, the request will not be incongruous with the historical, architectural, archeological, educational, or cultural aspects of the district;
ii.
Is consistent with the Secretary of the Interior's Standards for Rehabilitation, or other standards as applicable (preservation, restoration, or reconstruction);
iii.
Complies with the dimensional standards and other applicable requirements of this Code including, but not limited to, setbacks, height restrictions and parking requirements unless the HPC finds that modifying those standards is necessary to protect the overall characteristics of the district and to comply with the adopted Design Guidelines; and
iv.
Will not be in conflict with the Comprehensive Plan
(c) Findings for Signs In addition to the general findings in Subsection (a) above, an application for a sign shall only be approved if the HPC finds that the sign will be congruous with the building in design, materials, size, and location. (d) Findings for Demolitions or Relocations i.
If the application involves the demolition or relocation of a structure, in addition to the general findings in Subsection (a) above, the HPC must find that at least three out of the five following criteria have been met: A.
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The building, site, structure, or object is not classified as contributing within the district as stated on the survey form on file in the Planning and Development Services Department; 392
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ii.
B.
The building, site, structure, or object cannot reasonably meet national, state, or local criteria for designation as an historic property;
C.
Demolition of the building, site, structure, or object would not have an adverse impact on the character of the district and/or the adjacent properties;
D.
The owner has reasonably demonstrated that rehabilitation of the building, site, structure, or object would not be economically practical, realistic, or viable based on review of the information required in the application provided by the applicant at the time the request for a Certificate of Appropriateness is submitted; and
E.
Plans have been submitted to redevelop the property if the demolition proceeds and such plans will have a positive effect on the district and/or adjacent properties. The size, scale, use, materials, and/or overall design of the project may be considered as qualities for producing a positive effect.
If the HPC has approved a partial demolition and approved the replacement structure and the plans for the replacement structure remain the same, and the Building Official later determines in writing that a full demolition is necessary for life safety and there are no other cost-effective alternatives, the Planning Director may approve the full demolition.
(e) Findings for Change in Use If the application requests a change of use, in addition to the general findings in Subsection (a) above, the HPC must find that the following criteria have been met:
(f)
i.
That the request will not be in conflict with the Comprehensive Plan and supports the goals, objectives, and policies of the applicable neighborhood plans; and
ii.
That the request will be congruous with the historical, architectural, archeological, educational, or cultural significance of the district.
Findings if a Request for Variance is Included An application for a Certificate of Appropriateness may be combined with an application for a Variance pursuant to Section11-05-05.3.L, and both applications may be reviewed and a decision made by the HPC after a single public hearing, provided that the decision on the Variance application shall be based on the findings for approval in Section 11-05-05.3.L(3).
C.
Conditional Use Permit - Initial Approval or Major Expansion (1) Applicability (a) A Conditional Use Permit is required for any use that is classified as a Conditional Use in Table 11-03.1: Table of Allowed Uses and for a Major Expansion of an approved conditional use permit. A Major Expansion of an approved conditional use permit includes but is not limited to:
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i.
An increase in density;
ii.
A density decrease exceeding 25 percent of the total units that has been approved through a Conditional Use Permit;
iii.
Any change that will impact the neighborhood, such as a significant change in traffic generation or flow;
iv.
A change that was the subject of an appeal during the public hearing;
v.
A change that would affect some other condition such as a condition regarding pathways, streets, schools, floodplain, or foothills;
vi.
A request for a greater than 20 percent increase in building square footage;
vii. A request to change the nature of the approved use; viii. A request to change or delete a condition of approval; and ix.
A request that would increase or cause impacts to a foothill or river area, or an increase in soil erosion.
(b) No conditional use shall be conducted except in compliance with all applicable provisions of this Code and with any conditions upon such Conditional Use Permit approval. (2) Procedure Conditional Use Permit - Initial Approval or Major Expansion Concept Review Neighborhood Meeting
Project Review and Questions
Interdepartmental Review Application Review PZC Decision
Public Hearing
Appeal to City Council
Public Hearing = Input Opportunities
(a) All applicable provisions of Sections 11-05-02, Summary Table of Review and Decision-Making Procedures and 11-05-04, Common Procedures for a Type 3 application apply unless specifically modified by the provisions of this Section 1105-05.3.C. (b) An application for a Conditional Use Permit may be combined with an application for a Variance pursuant to Section11-05-05.3.L, and both applications may be reviewed and a decision made by the PZC after a single public hearing, provided that the decision on the Variance application shall be based on the findings for approval in Section 11-05-05.3.L(3).
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(c) The PZC may extend the review and processing period for Conditional Use Permit applications. This extended review period is to allow for adequate staff research and analysis, agency review and comment, coordination with other City departments, and coordination with the applicant. (d) In addition to those types of conditions listed in Section 11-05-04.6.A(4), Conditions, the PZC may attach additional conditions to the approval of a Conditional Use Permit, including but not limited to the following types of conditions: i.
Requiring more restrictive standards than those generally required in an ordinance;
ii.
Conformity to approved plans and specifications;
iii.
Provision of open spaces, pathways, buffer strips, walls, fences, landscaping, and lighting;
iv.
Maximum volume of traffic generated, requirements for off-street parking, service drive design, construction standards, vehicular and pedestrian movements within the site, and points of ingress and egress;
v.
Performance characteristics related to noise, vibration, and other potentially dangerous or objectionable elements;
vi.
Limits on hours of operation;
vii. The period of time for which a permit is issued; viii. The sequence and timing of the development; ix.
Guarantees as to compliance with the terms of the permit;
x.
Number, location, color, size, height, lighting, use of outdoor areas, and landscaping of outdoor signs and structures;
xi.
Requiring the provision for on-site or off-site public facilities or services, including the installation of street lights in accordance with the requirements of the Public Works Department;
xii. Requiring irrigation or drainage facilities to be covered or fenced for public safety. (e) Conditions applied by the PZC shall not restrict or specify the exterior detail or design, color, or materials, except if such detail is of such magnitude as to affect the general appearance and compatibility of the development with its surroundings. (3) Findings for Approval (a) General Unless Subsection (b) below applies, the PZC shall approve the application or approve it with conditions if it complies with the criteria in Section 11-0504.6.A(3)(b), Decision by Appointed Body or City Council and the following criteria:
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D.
i.
The proposed location is uniquely suited to accommodate the proposed use or is a location for the proposed use supported by the Comprehensive plan or other adopted plan of the City;
ii.
The proposed use will not create any material negative impacts to uses in the surrounding area, or any material negative impacts will be mitigated to the maximum extent practicable, or the public benefits of the proposed use outweigh any material negative impacts of the proposed use that cannot be mitigated;
iii.
The site is large enough to accommodate the proposed use and all yards, open spaces, pathways, walls, fences, parking, loading, landscaping, and other such features as are required by this Code;
iv.
The site provides a safe, convenient, and efficient network that minimizes conflicts between pedestrians, bicyclists, and vehicular traffic by creating a network that includes sidewalks, pathways, landscaping that promotes and supports active transportation and does not adversely impact the delivery of services by any political subdivision providing services;
v.
The proposed use is not in conflict with the Comprehensive Plan; and
vi.
If the application is combined with an application for a Variance, the findings for approval of the requested Variance in Section 11-05-05.3.L have been met.
Design Review - Major (1) Applicability (a) Compliance Required A Major Design Review application is required for each of the following, unless listed as an action that can be approved as a Minor Design Review application under Section 11-05-05.2.E or exempted by Subsection (b) below: i.
Any visible exterior improvement or alteration to a site, building, or structure, including demolitions;
ii.
Any development in the CD-O district that meets the criteria set forth in Section 11-02-07.2.D(4), Design Review Permit; and
iii.
Any development in the HD-O district that is also subject to the Citywide or Downtown Design Standards and Guidelines, on file in the Planning and Development Services Department and available on the City's website. If the Citywide or Downtown Design Standards and Guidelines conflict with the Historic Preservation Guidelines, the Historic Preservation Guidelines shall prevail.
(b) Exceptions i.
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Single-Family Detached, Single-Family Attached, Duplex, Triplex, and Fourplex Dwellings are exempted from the requirements of this Section, unless they are required to comply pursuant to Sections 11-03-03.2G, Duplex, Triplex, or Fourplex Dwelling or 11-04-03.4, Residential Small Lots. 396
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ii.
iii.
Installation or modification of the following: A.
Building additions or accessory buildings less than 200 square feet;
B.
Replacement of approved roof and fascia;
C.
Minor parking lot revisions;
D.
Minor repairs that do not result in discernable changes; and
E.
Repainting of approved parking stalls.
Applications that are not required to complete Minor Design Review or Major Design Review are still required to comply with applicable design standards in Section 11-04-06, Building Design.
(2) Procedure Design Review - Major Concept Review Neighborhood Meeting
Project Review and Questions
Interdepartmental Review Application Review DRC Decision
Public Hearing
Appeal to City Council
Public Hearing = Input Opportunities
(a) All applicable provisions of Sections 11-05-02, Summary Table of Review and Decision-Making Procedures and 11-05-04, Common Procedures for a Type 3 application apply unless specifically modified by the provisions of this Section 1105-05.3.D. (b) The Planning Director shall determine whether the application is categorized as requiring Minor or Major Design Review. (c) Applications that are for new buildings or building additions greater than 200 square feet shall be prepared by, or under the direct supervision of, a duly licensed architect who shall be clearly identified on such designs, unless exempted under Idaho Code, Section 54-306. (d) If a Design Review application requires associated approvals by the PZC or City Council, such as a Conditional Use Permit or Planned Unit Development, those approvals shall be obtained before an application for Design Review approval may be processed. (e) The Planning Director may extend the review/processing period for Major Design Review applications. This extended review period is to allow for adequate staff
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research and analysis, agency review and comment, coordination with other City departments, and coordination with the applicant. (f)
Except for development on Residential Small Lots, the DRC shall not require reductions in height, density, floor area ratio, or other regulations included in Table 11-04.2: Residential District Dimensional Standards and Table 11-04.3: Mixed-Use, Industrial, and Open Land District Dimensional Standards, unless required for reasons public safety, reasonable accommodation, or health.
(3) Findings for Approval The DRC shall approve the application, or approve it with conditions, if it complies with the following criteria. (a) Site Design i.
The site provides a safe, convenient, and efficient network that minimizes conflicts between pedestrians, bicyclists and vehicular traffic by creating a network that includes sidewalks, pathways, landscaping that promotes and supports active transportation.
ii.
The landscaping promotes well-conceived and attractive landscaping that will retain and protect existing vegetation where possible, enhance environmental conditions of the Treasure Valley, reduce potential impacts between adjacent and neighboring uses, and screen and conceal utilities, mechanical units, and services areas.
iii.
The on-site grading and drainage are designed to minimize off- site impact and provide for erosion control.
iv.
Signs minimize visual clutter.
v.
Utility systems do not detract from building design and their size and location are appropriate and maintainable.
(b) Structure Design i.
The building mass is appropriately designed to address the street and create a pedestrian-friendly environment.
ii.
The design employs façade articulation techniques that add visual interest to the pedestrian realm and reduce the perceived scale of large buildings.
iii.
Openings in the building façade provide visual interest to the pedestrian and mitigate impacts of monotonous flat walls planes, blank wall areas and provide shadow relief.
iv.
Exterior materials are high-quality materials that minimize maintenance cost and provide visual interest to the street. Locally sourced and sustainable materials are strongly encouraged.
v.
The building design shall minimize impacts on adjacent Residential zoning districts and residential uses.
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by conditions attached by the DRC to satisfy the required findings in Subsections (a) and (b) above. E.
Floodplain Variance (1) Applicability (a) A Floodplain Variance is required for all requests to vary the requirements of Section 11-02-07.3.F, FP-O Flood Protection Overlay. (b) Floodplain Variances may generally be issued for new construction and substantial improvements to be erected on a lot of one-half acre or less in size that is contiguous to and surrounded by lots with existing structures constructed below the Base Flood Elevation. (2) Procedure Variance Concept Review Neighborhood Meeting
Project Review and Questions
Interdepartmental Review Application Review Hearing Examiner Decision
Public Hearing = Input Opportunities
(a) All applicable provisions of Sections 11-05-02, Summary Table of Review and Decision-Making Procedures and 11-05-04, Common Procedures for a Type 3 application apply unless specifically modified by the provisions of this Section 1105-05.3.E. (b) In reaching a decision, the Hearing Examiner shall review: i.
The danger that materials may be swept onto other lands to the injury of others;
ii.
The danger to life and property due to flooding or erosion damage;
iii.
The susceptibility of the proposed facility and its contents to flood damage and the effect of such damage on the individual owner;
iv.
The importance of the services provided by the proposed facility to the community; the necessity to the facility of a waterfront location where applicable;
v.
The availability of alternative locations for the proposed use which are not subject to flooding or erosion damage;
vi.
The compatibility of the proposed use with existing and anticipated development;
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vii. The relationship of the proposed use to the Comprehensive Plan and floodplain management program for that area; viii. The safety of access to the property in times of flood for ordinary and emergency vehicles; ix.
The expected heights, velocity, duration, rate of rise, and sediment transport of the flood waters, if applicable, expected at the site; and
x.
The costs of providing governmental services during and after flood conditions, including maintenance and repair of public utilities and facilities including but not limited to sewer, gas, electrical, water systems, and streets and bridges.
(c) Any applicant to whom a Floodplain Variance is issued shall be given written notice that the cost of flood insurance may be commensurate with any increased flood risk. (d) The Floodplain Administrator shall maintain a record of all Floodplain Variance actions, including justification for their approval. (3) Findings for Approval (a) General The Hearing Examiner shall approve a Floodplain Variance request, or approve it with conditions, if it complies with the criteria in Section 11-05-04.6.A(3)(a), Decision by Planning Director, City Official, or Hearing Examiner and the following criteria: i.
Floodplain Variances shall not be issued within any designated floodway if any increase in flood levels during the Base Flood discharge would result.
ii.
A Floodplain Variance shall only be issued upon determination that the variance is the minimum necessary, considering the flood hazard, to afford relief.
iii.
A Floodplain Variance shall only be issued upon a showing of good and sufficient cause, a determination that failure to grant the variance would result in exceptional hardship to the applicant; and a determination that the granting of a variance shall not result in increased flood heights, additional threats to public safety, extraordinary public expense, the creation of nuisances, degradation of or victimization of the public, or conflict with existing local laws or ordinances.
iv.
The Floodplain Variance is consistent with the National Flood Insurance Program adoption of the general zoning law principles that:
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A.
They pertain to a physical piece of property;
B.
They are not personal in nature;
C.
They do not pertain to the uniqueness of the structure, its inhabitants, economic or financial circumstances;
D.
They primarily address smaller lots in densely populated residential neighborhoods; and 400
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E. v.
F.
They should be approved quite rarely.
Floodplain Variances for nonresidential buildings may be approved in very limited circumstances to allow a lesser degree of flood-proofing than watertight or dry-flood-proofing, where it can be determined that such action will have low damage potential, and otherwise complies with the standards in Sections 11-02-07.3.F(3)(b)i, Uses and 11-02-07.3.F(3)(b)ii, Utilities.
Hillside Development Permit - Category 3 (1) Applicability (a) A Hillside Development Permit is required for any development proposal for properties when any topographical slope exceeds 15 percent or where adverse conditions associated with slope stability, expansion soils, high water table and springs, erosion or sedimentation are present as determined by the Planning Director or City Engineer. (b) A Category 3 Hillside Development Permit is required for those projects defined in Section 11-02-07.3.G(3)(c). (2) Procedure Hillside Development Permit Category 3 Concept Review Neighborhood Meeting
Project Review and Questions
Interdepartmental Review Application Review Public Works Department Meeting PZC Decision
Public Hearing
Appeal to City Council
Public Hearing = Input Opportunities
(a) All applicable provisions of Sections 11-05-02, Summary Table of Review and Decision-Making Procedures and 11-05-04, Common Procedures for a Type 3 application apply unless specifically modified by the provisions of this Section 1105-05.3.F. (b) A meeting with the Public Works Department shall be held after acceptance of the application. (c) An application for a Category 3 Hillside Development Permit may be combined with an application for a Subdivision Plat or Planned Unit Development and both
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applications may be reviewed, and a recommendation made by the PZC to the City Council. (3) Findings for Approval The PZC shall approve the application, or approve it with conditions, if it complies with the criteria in Section 11-05-04.6.A(3)(b), Decision by Appointed Body or City Council and the following criteria: (a) The proposed development complies with the technical requirements of Sections 11-02-07.3.G, HS-O: Hillside Development Overlay and 11-04-05.6, Foothills Development Standards if applicable including those related to grading, drainage, hazardous areas, revegetation, preservation of outstanding and unique features; (b) If located in the FP-O district, the proposed development complies with all requirements of Section 11-02-07.3.F, FP-O Flood Protection Overlay. (c) The land itself is capable of the volume and type of development proposed as determined by geological, hydrological and soils engineering analysis; and (d) The project does not create a potential hazard of flooding, soil instability, fire, and erosion. G.
Legal Nonconformity - Major Expansion (1) Applicability This procedure applies to all applications to expand a legal nonconforming use or building by 20 percent or more of the areas occupied at the time the use became legally nonconforming. (2) Procedure Legal Nonconformity - Major Expansion Concept Review Neighborhood Meeting
Project Review and Questions
Interdepartmental Review Application Review PZC Decision
Public Hearing
Appeal to City Council
Public Hearing = Input Opportunities
All applicable provisions of Sections 11-05-02, Summary Table of Review and DecisionMaking Procedures and 11-05-04, Common Procedures for a Type 3 application apply unless specifically modified by the provisions of this Section 11-05-05.3.G.
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(3) Findings for Approval The PZC shall approve the application, or approve it with conditions, if it complies with the criteria in Section 11-05-04.6.A(3)(b), Decision by Appointed Body or City Council and the following criteria: (a) The expansion will not unduly burden transportation or service facilities in the vicinity and does not adversely impact the delivery of services by any political subdivision providing services; (b) Will not result in material negative impacts to surrounding properties; or that any deviation from those criteria has been mitigated to the maximum extent practicable and the public benefits of the proposed expansion outweighs any material negative impacts of the proposed expansion that cannot be mitigated; (c) Any expansion of a legal nonconforming building will not increase the degree of nonconformity of that part of the building that does not meet the provisions of this Code; and (d) The expansion will not be in conflict with the Comprehensive Plan. H.
Planned Unit Development Modification - Major (1) Applicability (a) This Section applies to applications for modifications to Planned Unit Developments approved after the Effective Date that the Planning Director determines are not eligible for approval as a Planned Unit Development Minor Modification pursuant to Section 11-05-05.2.H. (b) For Planned Unit Developments approved prior to the Effective Date, modifications shall be reviewed through the Conditional Use Major Expansion process pursuant to Section 11-05-05.3.C. (2) Procedure Planned Unit Development Modification - Major Concept Review Neighborhood Meeting
Project Review and Questions
Interdepartmental Review Application Review PZC Decision
Public Hearing
Appeal to City Council
Public Hearing = Input Opportunities
All applicable provisions of Sections 11-05-02, Summary Table of Review and DecisionMaking Procedures and 11-05-04, Common Procedures for a Type 3 application apply unless specifically modified by the provisions of this Section 11-05-05.3.H. Boise Zoning Code Rewrite Adoption Draft
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(3) Findings for Approval The PZC shall approve the application, or approve it with conditions, if it complies with the required findings for approval for a Zoning Map Amendment pursuant to Section 11-05-05.4.I(2)(a)ii as applicable to a Planned Unit Development. I.
Reclassification of Historic Resource (1) Applicability This procedure applies to any application to change the classification of any building, site, structure, or object located within a designated Historic District from a noncontributing to a contributing property, or from a contributing to a non-contributing property, which action may occur on or after the 50th anniversary of its original construction. (2) Procedure Reclassification of Historic Resource Concept Review Neighborhood Meeting
Project Review and Questions
Interdepartmental Review Application Review HPC Decision
Public Hearing
Appeal to City Council
Public Hearing = Input Opportunities
(a) All applicable provisions of Sections 11-05-02, Summary Table of Review and Decision-Making Procedures and 11-05-04, Common Procedures for a Type 3 application apply unless specifically modified by the provisions of this Section 1105-05.3.I. (b) The application shall be filed pursuant to a motion of the Historic Preservation Commission or at the request of the Planning Director, property owner, or an applicant with the written consent of the property owner, (c) The HPC may reclassify a building, site, structure, or object within a designated HD-O district from non-contributing to contributing or from contributing to noncontributing. (3) Findings for Approval The HPC shall approve the application, or approve it with conditions, if it complies with the criteria in Section 11-05-04.6.A(3)(b), Decision by Appointed Body or City Council and the following criteria:
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(a) A building, site, structure, or object may be reclassified from non-contributing to contributing or from contributing to non-contributing if the HPC determines that an error was made on the original survey. (b) A building, site, structure, or object may be reclassified from contributing to noncontributing or from non-contributing to contributing if alterations, additions or restorations have been made so that the classification prior to the change no longer reflects the proper classification after the change. (c) If the HPC determines that a reclassification is justified pursuant to Subsections (a) or (b) above, the HPC shall also make the following findings in writing.
J.
i.
Whether or not the building, site, structure, or object is eligible for the National Register of Historic Places.
ii.
Whether or not the building, site, structure, or object contributes to the HDO district in which it is located.
Residential Small Lot Approval - Major (1) Applicability This procedure applies to all applications subject to the Residential Small Lot standards in Section 11-04-03.4 that contain five or more dwelling units on five or more contiguous Residential Small Lots. (2) Procedure Residential Small Lot Approval - Major Concept Review Neighborhood Meeting
Project Review and Questions
Interdepartmental Review Application Review DRC Decision
Public Hearing
Appeal to City Council
Public Hearing = Input Opportunities
All applicable provisions of Sections 11-05-02, Summary Table of Review and DecisionMaking Procedures and 11-05-04, Common Procedures for a Type 3 application apply unless specifically modified by the provisions of this Section 11-05-05.3.J. (3) Findings for Approval The DRC shall approve the application, or approve it with conditions, if it complies with the criteria in Section 11-05-04.6.A(3)(b), Decision by Appointed Body or City Council, including but not limited to the applicable standards set forth in Section 1104-03.4, Residential Small Lots.
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K.
River System Permit - Major (1) Applicability A Major River System Permit is required for all lands and waters and all aquatic, wetland, riparian, and upland environments within the jurisdiction of Boise City that lie: (a) Within the 100 year Floodplain boundaries adjacent to the Boise River; (b) Within the Setback Lands and Waters as described in Section 11-02-07.3.E(6), Setbacks; or (c) Within Class A, Class B and Class C areas as described in Section 11-02-07.3.E(5), A, B, And C Lands and Waters Classifications and that are not eligible for review as a Minor River System Permit pursuant to Section 11-05-05.3.A. (2) Procedure River System Permit - Major Concept Review Neighborhood Meeting
Project Review and Questions
Interdepartmental Review Application Review PZC Decision
Public Hearing
Appeal to City Council
Public Hearing = Input Opportunities
(a) All applicable provisions of Sections 11-05-02, Summary Table of Review and Decision-Making Procedures and 11-05-04, Common Procedures for a Type 3 application apply unless specifically modified by the provisions of this Section 1105-05.3.K. (b) In addition to that Interdepartmental Review that may be required by the Planning Director pursuant to Section 11-05-04.3.C prior to submittal of an application, the Planning Director may require an Interdepartmental Review of the application after the completeness of an application has been confirmed pursuant to Section 11-05-04.4. (c) Review by the Parks Board is required when the property to which the application relates is adjacent to or includes the Greenbelt setback lands and waters. (d) The application shall be reviewed concurrently with all other applications required for approval of the specific development proposed for the property.
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(3) Findings for Approval The PZC shall approve the application, or approve it with conditions, if it complies with the criteria in Section 11-05-04.6.A(3)(b), Decision by Appointed Body or City Council and the following criteria: (a) The proposed development is in compliance with the applicable standards for uses in Class A, B or C lands and waters. (b) The proposed development will not be in conflict with Comprehensive Plan and complies with all the policies and standards of the Boise River Plan, Section 1102-07.3.F, FP-O Flood Protection Overlay, and Section 11-02-07.3.E, BR-O: Boise River System Overlay. (c) The proposed development includes measures designed to ensure that natural resources functions and values are preserved or enhanced and maintained. (d) The proposed development complies with or shall comply with all local, state, and federal laws and regulations. L.
Variance (1) Applicability (a) This procedure applies to all applications by a property owner to deviate from the standards of this Code applicable to a proposed action or development, and that is not eligible for review and decision pursuant to Section 11-05-05.3.E, Floodplain Variance. (b) An application for a Variance shall not include a request to permit a use that is not shown as an allowed, conditional, temporary, or accessory use for that zoning district in Section 11-03-02, Table of Allowed Uses and shall not be used to modify Use-Specific Standards applicable to an allowed, conditional, temporary, or accessory use in Section 11-03-03, Use-Specific Standards. (2) Procedure Variance Concept Review Neighborhood Meeting
Project Review and Questions
Interdepartmental Review Application Review Hearing Examiner Decision
Public Hearing = Input Opportunities
(a) All applicable provisions of Sections 11-05-02, Summary Table of Review and Decision-Making Procedures and 11-05-04, Common Procedures for a Type 3
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application apply unless specifically modified by the provisions of this Section 1105-05.3.L. (b) A Neighborhood Meeting shall be held in accordance with Section 11-05-04.3.B, Neighborhood Meeting, except that only the property owners and residents (including tenants) adjacent to the project and the Registered Neighborhood Association need to be notified. (c) A public hearing before the Hearing Examiner is required pursuant to Section 1105-04.5, Scheduling and Notice of Public Hearing, except that mailed notice for a Variance is required only to the applicant and to each property owner or tenant addresses known to the City within the subject property and adjacent to the subject property (including those properties across a street, alley, canal, or other public right-of-way). (d) If the application is combined with an application for a Conditional Use Permit, the Hearing Examiner shall defer a decision on the application to the PZC, which shall decide the request for Variance pursuant to the findings for approval in Subsection (3) below. (e) As a part of a Variance approval, the Hearing Examiner may require a modification of the Code standards for lot size, lot coverage, width, depth, setbacks, parking spaces, height of buildings, or other Code provisions affecting the size or shape of a structure or the placement of the structure upon parcels in order to mitigate the impacts of the approved Variance. (3) Findings for Approval The Hearing Examiner shall approve the application, or approve it with conditions, if it complies with the criteria in Section 11-05-04.6.A(3)(a), Decision by Planning Director, City Official, or Hearing Examiner and the following criteria: (a) A Variance may be granted to an applicant only upon a showing of undue hardship because of characteristics of the site; (b) Granting of the Variance will not be in conflict with the public interest; (c) Granting the Variance will not provide a right or special privilege to the property that is not available to other properties within the same zoning district; and (d) Granting of the Variance will not create material negative impacts to the public health, safety, or welfare, or injurious to the property or improvements of other property owners, or the quiet enjoyment of the property, or any negative impacts have been mitigated to the maximum extent practicable. (e) If the requested Variance is to the standards in Section 11-04-04, Subdivision Standards: i.
The tract to be subdivided is of unusual size or shape or has unusual conditions such that the strict application of these regulations would result in substantial hardship or inequity;
ii.
The requested Variance is necessary so that the property may be developed in a reasonable manner; and
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iii. (f)
4.
The quality of the development is not diminished.
If the requested Variance is to the standards in Section 11-04-012, Signs: i.
It shall not have the effect of permitting any type of sign that is prohibited in that zoning district; and
ii.
The existence of legal nonconforming signs in the vicinity surrounding the property site shall not be cited as a hardship or used as justification for a special circumstance supporting the application.
Type 4 Major Decisions by City Council A.
Annexation of Land and Related Zoning Map Amendment (1) Applicability (a) An Annexation is required to expand the corporate boundary of the City. (b) The City shall limit its annexation to those lands within its Area of City Impact. If Boise City wishes to annex lands outside of its Area of City Impact, it shall first renegotiate its Area of City Impact Boundary with Ada County in accord with Idaho Code 67-6526(d) unless renegotiation is not required pursuant to Idaho Code 50-222, Annexation by Cities, Category A. (c) The Planning Director shall determine into which of the three following categories an application request falls: i.
Category A annexations are those in which: A.
All private landowners raise no objection to annexations; or
B.
Residential enclaved lands of less than 100 privately owned parcels, irrespective of surface area, that are surrounded on all sides by: (i)
Lands within the City;
(ii) Lands within the City's limits and by lands for which owner approval shall be given pursuant to Section 11-05-05.4.A(3)(b)i; or (iii) Lands within the City and by the boundary of the city's Area of City Impact. ii.
Category B annexations are those in which: (i)
The subject lands contain less than 100 separate private ownerships and platted lots of record and where not all such landowners have consented to annexation;
(ii) The subject lands contain more than 100 separate private ownerships and platted lots of record and where landowners owning more than 50 percent of the area have evidenced their consent to annexation at the outset of the annexation process; or (iii) The lands are the subject of a development moratorium or a water or sewer connection restriction imposed by state or local health or environmental agencies; provided such lands shall not be counted for purposes of determining the number of separate private
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ownerships and platted lots of record aggregated to determine the appropriate category. iii.
Category C annexations are those in which the subject lands contain more than 100 separate private ownerships and platted lots of record and where landowners owning more than 50 percent of the area of the subject private lands have not evidenced their consent to Annexation at the outset of the Annexation process.
(2) Procedure Annexation of Land and Related Zoning Map Amendment Concept Review Neighborhood Meeting
Project Review and Questions
Interdepartmental Review Application Review PZC Recommendation
Public Hearing
City Council Decision
Public Hearing = Input Opportunities
(a) All applicable provisions of Sections 11-05-02, Summary Table of Review and Decision-Making Procedures and 11-05-04, Common Procedures for a Type 4 application apply unless specifically modified by the provisions of this Section 1105-05.4.A. (b) A request for the Annexation of property into the City may be initiated by the City Council, the PZC, or by property owners or holders of valid purchase interest. When the Annexation request is initiated by the property owner, the PZC may expand or modify the Annexation request. (c) A request for Annexation shall include evidence of consent to Annexation. Prior consent to annex shall be deemed given when consent is evidenced by written authorization or approval executed by the owner or the owner's authorized agent. (d) For Category A Annexations, the City may initiate the planning and zoning procedures set forth in Chapter 65, Title 67, Idaho Code, to establish the Comprehensive Planning policies, where necessary, and zoning classification of the lands to be annexed. (e) In Category B Annexations, valid consent to annex is implied for the area of lands connected to a water or waste water collection system operated by the City if the connection was requested in writing by the owner, or the owner's authorized agent, or completed before July 1, 2008. Boise Zoning Code Rewrite Adoption Draft
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(f)
In Category C Annexations: i.
Valid consent to annex is implied for the area of lands connected to a water or wastewater collection system operated by the City if the connection was requested in writing by the owner, or the owner's authorized agent, or completed before July 1, 2008.
ii.
Following completion of all procedures required for consideration of a Category B Annexation, but prior to enactment of an annexation ordinance and upon an affirmative action by the City Council, the city shall mail notice to all private landowners owning lands within the area to be annexed, exclusive of the owners of lands that receive water or sewer service and owners of lands that are subject to a recorded consent to annex. Such notice shall invite property owners to either give written consent or express written opposition to the Annexation, include a description of how that consent or opposition can be made and where it can be filed, and inform the landowner where the entire record of the subject Annexation may be examined. Such mailed notice shall also include a legal description of the lands proposed for Annexation and a simple map depicting the location of the subject lands.
iii.
Each landowner desiring to consent to or oppose the proposed Annexation shall submit the consent or opposition, in writing, to the City Clerk by a date specified in the notice, which shall not be sooner than 21 days after the date of the mailing of such notice.
iv.
After the date specified in the notice for receipt of written consent or opposition, the City Clerk shall compile and present to the Council a report setting forth the total physical area sought to be annexed and the total physical area of the lands, as expressed in acres or square feet, whose owners have consented in writing to the Annexation, plus the area of all lands receiving water or sewer service from the city and the area of all lands subject to a recorded consent to annex.
v.
Objections to the proposed Annexation shall be considered, except that:
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Objections received after the conclusion of the 21-day period shall not be considered unless the late objection is due to the City's failure to follow the procedures provided in this Subsection (f).
B.
Objections received from owners of lands subject to a recorded consent to annex, or from owners receiving water or sewer service from the City, shall not be considered objections for purposes of this Subsection (f).
C.
Upon receiving the City Clerk's report, the City Council shall review the report and may thereafter confirm whether consent was received from the owners of a majority of the land areas and those providing written consent, in addition to all lands subject to the implied consent provisions set forth herein and those subject to consent of record in the office of the Ada County Recorder. The results of the report shall be reflected in the minutes of the City Council. 411
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D.
If the report, as accepted by the City Council, confirms that owners of more land area have consented to Annexation than oppose such Annexation, the City Council may enact an ordinance of Annexation, that shall be published and become effective according to the terms of the ordinance.
E.
If the report confirms that owners of more land area oppose Annexation than consent to such Annexation, the Category C Annexation shall not be authorized.
(g) Written consent to annex lands, if recorded in the Ada County Recorder's Office, shall be binding upon subsequent purchasers, heirs, or assigns of lands addressed in the consent. Lands need not be contiguous or adjacent to the city limits at the time the landowner consents to annexation for the property to be subject to a valid consent to annex; provided however, no annexation of lands shall occur, irrespective of consent, until such land becomes contiguous or adjacent to Boise City. (h) For all categories of Annexation, compliance with the notice and hearing procedures governing a zoning district boundary change as set forth in Section 67-6511, Idaho Code, on the question of whether the property should be annexed and, if annexed, the zoning designation to be applied to the property; provided however, the initial notice of public hearing concerning the question of Annexation and zoning shall be published in the official newspaper of the City and mailed by first class mail to every property owner with lands included in such Annexation proposal not less than 28 days prior to the initial public hearing. (i)
All public hearing notices shall establish a time and procedure by which comments concerning the proposed Annexation may be received in writing and heard and, additionally, public hearing notices delivered by mail shall include a one page summary of the contents of the City's proposed Annexation plan and shall provide information regarding where the Annexation plan may be obtained without charge by any property owner whose property would be subject to the Annexation proposal.
(j)
After considering the written and oral comments of property owners whose lands would be annexed and other affected persons, the City Council may proceed with the enactment of an ordinance of Annexation and zoning.
(k) The decision to annex shall conclude with the passage of an ordinance of Annexation. (l)
In accordance with Idaho Code 67-6526(d), a renegotiation may be initiated by the City Council or the Board of Ada County Commissioners.
(3) Findings for Approval (a) The PZC shall recommend approval of the Annexation and zoning, or approval with conditions, if it determines that the Annexation will: i.
Incorporate the Boise sewer planning area;
ii.
Honor negotiated area of impact agreements;
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iii.
Allow the efficient and economically viable provision of tax-supported and fee-supported municipal services; and
iv.
Promote other goals of population balance, contiguous development, protection of sensitive lands or environmental resources necessary for the delivery of municipal resources, and prevention of costs due to noncontiguous development.
(b) The City Council shall approve the Annexation and zoning, or approve it with conditions, if it determines that the Annexation is for the public convenience or necessity or for the general welfare and that the following criteria are met: i.
For a Category B Annexation: A.
The lands are contiguous or adjacent to the city limits and lie within the Area of City Impact.
B.
Land division of parcels to be annexed meets the following criteria: (i)
The land is laid off into lots or blocks containing not more than five acres of land each, whether the same shall have been or shall be laid off, subdivided, or platted in accordance with any statute of the State of Idaho or otherwise, or whenever the owner or proprietor or any such person by or with their authority has sold or begun to sell off such contiguous or adjacent lands by metes and bounds in tracts not exceeding five acres, or whenever the land is surrounded by the city.
(ii) Splits of ownership that occurred prior to January 1, 1975, and that were the result of placement of public utilities, public roads or highways, or railroad lines through the property shall not be considered as evidence of an intent to develop such land and shall not be sufficient evidence that the land has been laid off or subdivided in lots or blocks. (iii) A single sale after January 1, 1975, of five acres or less to a family member of the owner for the purpose of constructing a residence shall not constitute a sale within the means of this Section. For purposes of this Section, "family member" means a natural person or the spouse of a natural person who is related to the owner by blood, adoption, or marriage within the first degree of consanguinity. C.
A written Annexation Plan has been prepared and published that is appropriate to the scale of the Annexation contemplated and includes, at a minimum, the following elements: (i)
The manner of providing tax-supported municipal services to the lands proposed to be annexed;
(ii) The changes in taxation and other costs, using examples, that would result if the subject lands were to be annexed;
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(iii) The means of providing fee-supported municipal services, if any, to the lands proposed to be annexed; (iv) A brief analysis of the potential effects of annexation upon other units of local government that currently provide tax-supported or fee- supported services to the lands proposed to be annexed; and (v) The proposed future land use plan and zoning designations, subject to public hearing, for the lands proposed to be annexed. D.
In addition to the criteria set forth elsewhere in this Section, Annexation of the following lands must meet the following requirements: (i)
Property owned by Ada County or any entity within the County, that is used as a fairgrounds area under the provisions of chapter 8, Title 31, Idaho Code, or chapter 2, Title 22, Idaho Code, shall have the consent of a majority of the Board of County Commissioners of Ada County; and
(ii) Property owned by a nongovernmental entity that is used to provide outdoor recreational activities to the public and that has been designated as a planned unit development of fifty acres or more and does not require or use any city services shall have the express written permission of the nongovernmental entity owner. ii.
iii.
B.
If the City Council finds that the criteria in Subsection i above are met, the City Council shall find and place in the minutes of the City Council meeting at which the Annexation is approved that: A.
The land to be annexed meets the applicable requirements of this Section and does not fall within the exceptions or conditional exceptions contained in this Section 11-05-05.4.A.
B.
The Annexation would be consistent with the public purposes addressed in the Annexation Plan prepared by the City.
C.
The Annexation is reasonably necessary for the orderly development of the City.
D.
If railroad rights-of-way property are included in the Annexation, property within the city limits adjoins or will adjoin both sides of the railroad rights-of-way.
For a Category C Annexation: A.
The findings for approval of a Category B Annexation have been met; and
B.
Consent to the Annexation as required by Section 11-05-05.4.A(2)(f)i has been obtained.
Code Adoption or Amendment (1) Applicability This procedure applies to all applications to adopt a replacement for this Code or an amendment to this Code. A Code Adoption or Amendment is required when Council
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proposes the adoption of a Code or amendments to this Code to reflect trends in development or regulatory practices; expand, modify, or add requirements for development in general or to address specific development issues; or to clarify or modify procedures for processing development. (2) Procedure Code Adoption or Amendment Concept Review Interdepartmental Review Application Review Review by DRC for Design Overlay other than HD-O
Public Hearing
Review by HPC for HD-O
Public Hearing
PZC Recommendation
Public Hearing
City Council Decision
Public Hearing = Input Opportunities
(a) All applicable provisions of Sections 11-05-02, Summary Table of Review and Decision-Making Procedures and 11-05-04, Common Procedures for a Type 4 application apply unless specifically modified by the provisions of this Section 1105-05.4.B. (b) An application for a Code Adoption or Code Amendment may only be filed by a member of City Council or the Planning Director. (c) In the case of a Code Amendment to establish a Character or Design Review Overlay District, the City may require the HPC, DRC, or other board or commission, to review the application and make a recommendation. (d) If a Code Adoption or Code Amendment will result in a change to any zoning district or the creation of a new zoning district, the applicant will also be required to complete an application and follow all applicable procedures for 11-05-05.4.I, Zoning Map Amendment (Rezoning, including Planned Unit Development). These applications may be run concurrently. (3) Findings for Approval The PZC shall recommend approval or approval with conditions, and the City Council shall approve the application or approve it with conditions, if the proposed Code Adoption or Code amendment: (a) Is required for public convenience or general welfare; and (b) Will not be in conflict with the Comprehensive Plan.
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C.
Comprehensive Plan Adoption or Amendment (1) Applicability This Section applies to all applications proposing to adopt a new Comprehensive Plan or make an amendment to the existing Comprehensive Plan, including but not limited to applications to adopt or amend the Future Land Use Map component of the Comprehensive Plan for the City. (2) Procedure Comprehensive Plan Adoption or Amendment Concept Review Interdepartmental Review Application Review PZC Recommendation
Public Hearing
City Council Decision
Public Hearing = Input Opportunities
(a) All applicable provisions of Sections 11-05-02, Summary Table of Review and Decision-Making Procedures and 11-05-04, Common Procedures for a Type 4 application apply unless specifically modified by the provisions of this Section 1105-05.4.C. (b) Any person may file an application for a Comprehensive Plan Amendment at any time, unless City Council has established by resolution a minimum interval between consideration of requests to amend, which interval shall not exceed six months. (c) The Planning Director shall prepare a report to be included with the staff report and findings indicating: i.
The predicted effect of the proposed development on the future growth of the city and the existing goals, objectives, and policies of the Comprehensive Plan;
ii.
Listing any revisions to this Code that would be needed to implement the proposed amendment; and
iii.
Whether the proposed amendment is consistent with the other elements of the Comprehensive Plan.
(d) A Comprehensive Plan Adoption or Amendment shall become effective when enacted by resolution by the City Council.
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(3) Findings for Approval The PZC shall recommend approval or approval with conditions, and the City Council shall approve the application or approve it with conditions, if it complies with the following criteria: (a) Comprehensive Plan Adoption The Comprehensive Plan promotes the long term economic, social, and environmental health of the City and protects the public health, safety, and welfare of the citizens of Boise City. (b) Comprehensive Plan Amendment The amendment:
D.
i.
Is required for the public convenience or necessity, or for the general welfare of the community;
ii.
Is necessary to address changes in conditions within the community that have occurred since the Comprehensive Plan was adopted or is necessary to correct one or more goal, objective, or policy that exist in the plan;
iii.
Is consistent with and will further the goals, objectives, and policies of the Comprehensive Plan, unless it explicitly modifies those goals, objectives, and policies;
iv.
Will not modify the goals, objectives, and policies of the Comprehensive Plan in a way that creates inconsistencies between different chapters of the Plan, or that impairs the City’s ability to balance the goals, policies, and objective within or between different chapters of the Plan.
v.
Promotes a safe, convenient, and efficient network that minimizes conflicts between pedestrians, bicyclists, and vehicular traffic by creating a network that includes sidewalks, pathways, landscaping that promotes and supports active transportation, and does not adversely impact the delivery of services by any political subdivision providing services; and
vi.
If the amendment is to the Future Land Use Map, the amendment is consistent with the other elements of the Comprehensive Plan and the Comprehensive Plan, Future Land Use Map, or the other components of the plan are changed to create internal consistency.
Development Agreement or Modification (1) Applicability (a) This procedure applies to all applications to approve a Development Agreement, or to modify an existing Development Agreement, related to this Code. (b) A Development Agreement may be submitted by the applicant or may be required by PZC or City Council in connection with a Zoning Map Amendment pursuant to Section 11-05-05.4.I after a determination has been made that a Zoning Map Amendment application does not meet required findings without additional restrictions to those imposed by the proposed zoning district.
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(c) An application to modify an Existing Development agreement may be submitted by the applicant or may be required by the PZC or City Council in connection with an application under this UDO if the PZC or City Council determines that the application does not meet required findings without a change to an existing Development Agreement related to the property. (d) Restrictions contained in a Development Agreement are in addition to all the requirements of this Code. (e) Nothing in this Section shall be construed as relieving the property that is subject to Development Agreement restrictions from further compliance with all other permit and Code requirements applicable because of the zoning designation of the property. (2) Procedure Development Agreement Concept Review Interdepartmental Review Application Review PZC Recommendation
Public Hearing
City Council Decision
Public Hearing = Input Opportunities
(a) All applicable provisions of Sections 11-05-02, Summary Table of Review and Decision-Making Procedures and 11-05-04, Common Procedures for a Type 4 application apply unless specifically modified by the provisions of this Section 1105-05.4.D. (b) A request to enter into a Development Agreement may be: i.
Submitted by a Zoning Map Amendment applicant;
ii.
Required by Council at a Zoning Map Amendment hearing; or
iii.
Required by Council upon recommendation from the PZC.
(c) A request to modify a Development Agreement may be: i.
Submitted by the applicant, property owner, or other person obligated by the terms of an existing Development Agreement;
ii.
Required by Council at a hearing on an application required by this Code; or
iii.
Required by Council upon recommendation from the PZC in connection with an application for a permit or approval under this Code.
(d) If Subsections (b)ii, (b)iii, (c)ii, or (c)iii above apply, time limits may be stayed if so directed by the City Council or PZC.
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(e) When requested by an applicant, the PZC shall conduct a hearing and forward a recommendation to the City Council. (f)
The Development Agreement shall expire as indicated within the agreement or as described below, unless it is not recorded within one year of the date of approval, in which case the agreement shall automatically expire and Council may initiate a Zoning Map Amendment to return the property to the prior zoning district or in the case of an initial zoning district at Annexation, to a zoning district deemed appropriate in light of the purposes of this Code and the Comprehensive Plan.
(g) A Development Agreement may be amended or terminated by the City Council, after public hearing, for failure to comply. Upon termination, the City Council may rezone the property to the prior zoning district or in the case of an initial zoning district at Annexation, to a zoning district deemed appropriate and not inconsistent with the adopted Comprehensive Plan. (h) In the case of a requested modification of a Development Agreement, the Planning Director may waive or adjust any pre-submittal requirement or common procedure related to the initial approval of a Development Agreement that the Planning Director determines is not necessary for the PZC, if applicable, or City Council to understand the impacts of the proposed modification of the Development. (3) Findings for Approval (a) The PZC shall recommend and Council shall approve the application, or approve it with conditions, if the Development Agreement does not grant a land use or property right or privilege to the applicant and is necessary to:
E.
i.
Provide infrastructure needed to support or service the proposed development;
ii.
Mitigate potential impacts of development under the proposed Zoning Map Amendment on the surrounding neighborhoods; or
iii.
Bring the Zoning Map Amendment application into compliance with the Comprehensive Plan or this Code.
Major Historic Preservation Actions This section consolidates several procedures related to historic resources in the City, each of which requires action by the HPC and each of which may require further action by City Council. (1) Demolition or Change in Use of an Historic Landmark (a) Applicability A Demolition or Change in Use of an Historic Landmark is required when an Historic Landmark designated by ordinance that is not part of an Historic District, is proposed to be demolished, materially altered, remodeled, relocated, or put to a different use.
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(b) Procedure Demolition or Change in the Use of an Historic Landmark Concept Review Neighborhood Meeting
Project Review and Questions
Interdepartmental Review Application Review HPC Recommendation
Public Hearing
City Council Decision
Public Hearing = Input Opportunities
i.
All applicable provisions of Sections 11-05-02, Summary Table of Review and Decision-Making Procedures and 11-05-04, Common Procedures for a Type 4 application apply unless specifically modified by the provisions of this Section 11-05-05.4.E(1).
ii.
A request to demolish or change the use of an Historic Landmark shall be submitted to the Historic Preservation Commission (HPC).
iii.
After 180 days written notice of the owner's proposed action has been given to the HPC, the HPC may negotiate with the owner and with any other parties to try to find a means of preserving the property. The HPC may enter into negotiations with the owner for the acquisition by gift, purchase, or exchange of the property or any interest in the property during this 180 day period or any such action as is reasonably necessary or appropriate for the continued preservation of the property.
iv.
The HPC may reduce the waiting period required by this Subsection in any case where the owner would suffer extreme hardship unless a reduction in the required period were allowed. The HPC shall have the discretionary authority to waive all or any portion of the required waiting period, provided that the alteration, remodeling, relocation or change of use is undertaken subject to conditions agreed to by the HPC insuring the continued maintenance of the historical, architectural, archeological, or cultural integrity and character of the property.
v.
The HPC shall notify, in writing, property owners within a 300 foot radius of the Historic Landmark and the Registered Neighborhood Association of the request to demolish, alter, remodel, relocate or change the use of the Historic Landmark and may allow such owners and the Registered Neighborhood Association to provide input within the 180 day waiting period.
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(c) Findings for Approval The PZC shall recommend approval or approval with conditions, and the City Council shall approve the application or approve it with conditions if it finds that the demolition or change of use will not materially compromise the historical integrity or value of the HD-O district in which it is located, or if it determines that continuation of the current structure and use would result in unreasonable economic harm to the property owner. (2) Designation of Historic Districts (a) Applicability i.
A Designation of Historic Districts review is required in order to establish an Historic District.
ii.
The HPC, either on its own initiative or upon the request of the City Council, or upon the request of one or more owners of property in the area of a proposed Historic District, may recommend the designation of one or more Historic Districts.
(b) Procedure Designation of an Historic District Concept Review Neighborhood Meeting
Project Review and Questions
Interdepartmental Review Application Review HPC Recommendation
Public Hearing
PZC Recommendation
Public Hearing
City Council Decision
Public Hearing = Input Opportunities
i.
All applicable provisions of Sections 11-05-02, Summary Table of Review and Decision-Making Procedures and 11-05-04, Common Procedures for a Type 4 application apply unless specifically modified by the provisions of this Section 11-05-05.4.E(2).
ii.
Prior to recommending designation the HPC shall conduct studies, research and investigations based on the relevant criteria given in Section 11-0207.2.E(3), Criteria for Designation, regarding buildings, sites, structures and objects of such proposed Historic District or Districts.
iii.
The HPC shall prepare a report containing recommendations concerning the area or areas to be included in the proposed Historic District or Districts.
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iv.
Copies of the report shall be transmitted for review and recommendation to the PZC.
v.
Notice of the time, place and purpose of such hearing shall be given at least 15 calendar days prior to the hearing by one publication in a newspaper of general circulation in the city.
vi.
Notice of the hearing shall be given to the owners of all properties to be included in the District or Districts and to the Registered Neighborhood Association at least 15 calendar days prior to the hearing.
vii. After conducting the public hearing, the HPC may vote to proceed with the District, and shall submit a final report with its recommendations and a draft ordinance to the City Council. viii. If the HPC recommends approval or approval with conditions, a public hearing before City Council is required pursuant to Section 11-05-04.5, Scheduling and Notice of Public Hearing. ix.
An application for the Designation of Historic Districts shall be accompanied by an application for a Zoning Map Amendment. Upon approval by the City Council of the ordinance establishing the Historic District, the zoning maps shall be changed to reflect the addition of the "HD-O" Historic Design Overlay zoning district.
x.
Upon passage of the ordinance, the owners of each property within the designated Historic District, and the Registered Neighborhood Association shall be given written notification of the City Council’s action.
xi.
The HPC shall notify City departments and other agencies as required under Section 11-02-07.2.E(10).
xii. One copy of the ordinance creating the District shall be filed in the office of the Ada County Recorder. xiii. The HPC shall maintain a register of Historic Districts as required under Section 11-02-07.2.E(11). xiv. Following designation, and physical changes in the District that are approved by a Minor or Major Certificate of Appropriateness pursuant to Sections 11-05-05.2.C or 11-05-05.3.A shall be added to the report/survey prepared to support the designation process. Updates are not considered amendments to the Historic District. (c) Findings for Approval The HPC shall recommend approval or approval with conditions and the City Council shall approve the application, or approve it with conditions, if the proposed Designation of an Historic District complies with the criteria set forth in Section 11-02-07.2.E(3), Criteria for Designation.
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(3) Designation of Historic Landmarks (a) Applicability i.
A Designation of Historic Landmarks review is required to officially designate an Historic Landmark.
ii.
The HPC, either on its own initiative or upon the request of the City Council, or upon the request of the owner of the property proposed to be designated, may recommend the designation of an Historic Landmark.
(b) Procedure Designation of an Historic Landmark Concept Review Neighborhood Meeting
Project Review and Questions
Interdepartmental Review Application Review HPC Recommendation
Public Hearing
City Council Decision
Public Hearing = Input Opportunities
i.
All applicable provisions of Sections 11-05-02, Summary Table of Review and Decision-Making Procedures and 11-05-04, Common Procedures for a Type 4 application apply unless specifically modified by the provisions of this Section 11-05-05.4.E(3).
ii.
Prior to recommending designation the HPC shall conduct studies, research and investigations based on the relevant criteria given in Section 11-0207.2.E(3), Criteria for Designation.
iii.
The HPC shall prepare a report containing recommendations concerning the Historic Landmark proposed to be designated and a draft of the designating ordinance to the City Council. The report shall include:
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A.
Comments regarding the suitability of the Historic Landmark for preservation or restoration.
B.
A statement regarding the appropriateness of an adaptive or alternative use of the Historic Landmark.
C.
A statement regarding the administrative and financial responsibility of the person or organization proposing to undertake all or a portion of the cost of acquisition, restoration, maintenance, operation or repair, or the cost of adaptive or alternative use of the property to the extent that
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any, such considerations apply to the property proposed for designation. D.
A statement regarding the appraised value of the property if the owner of the property proposed for designation has not consented to such designation.
iv.
If the HPC recommends approval or approval with conditions, a public hearing before City Council is required pursuant to Section 11-05-04.5, Scheduling and Notice of Public Hearing.
v.
For each designated Historic Landmark, the designating ordinance shall require the waiting period prescribed by Section s to be observed prior to its demolition, material alteration, remodeling, or removal. The designating ordinance shall also provide guidelines for a suitable sign or marker on or near the Historic Landmark indicating that the property has been so designated.
vi.
For properties designated as an Historic Landmarks and located within a local Historic District, the portions of this ordinance pertaining to the Districts takes precedence over the 180 day waiting period for demolition of the structure.
vii. For state or federal properties that are designated as Historic Landmarks, the designation is an honorary effort and the City acknowledges that the repair, maintenance, demolition or remodel of the structure is not within its jurisdiction. viii. Upon passage of the designating ordinance, the City shall provide the owners and occupants of each designated Historic Landmark written notification of the City Council’s action, and one copy of the designating ordinance shall be filed in the office of the Ada County Recorder. ix.
The HPC shall give notice of such designation to the Ada County Tax Assessor.
(c) Findings for Approval The HPC shall recommend approval or approval with conditions and the City Council shall approve the application, or approve it with conditions, if the proposed Designation of an Historic Landmark complies with the following: i.
The building, site, structure or object proposed for designation shall meet one or more of the criteria required in Section 11-02-07.2.E(3), Criteria for Designation; and
ii.
The building, site, structure or object proposed for designation meets the criteria established for inclusion in the National Register of Historic Places, as such criteria are applied to historic properties in the State by the Idaho Historic Sites Review Board.
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(4) Removal of Historic Designation (a) Applicability A Removal of Historic Designation review is required to rescind the designation by ordinance of all or part of a HD-O district or a property within an HD-O district. (b) Procedure Removal of Historic Designation Concept Review Neighborhood Meeting
Project Review and Questions
Interdepartmental Review Application Review HPC Recommendation
Public Hearing
PZC Recommendation
Public Hearing
City Council Decision
Public Hearing = Input Opportunities
i.
All applicable provisions of Sections 11-05-02, Summary Table of Review and Decision-Making Procedures and 11-05-04, Common Procedures for a Type 4 application apply unless specifically modified by the provisions of this Section 11-05-05.4.E(4).
ii.
The property owner or owner's representative, or the HPC, shall submit an application for removal of designation that includes a detailed explanation as to why the property (or properties) does not meet the criteria under which the district was adopted as outlined under Section 11-02-07.2.E(3), Criteria for Designation.
iii.
Prior to approval or denial of the application for removal of designation, the HPC shall schedule a public hearing on the request and notify, in writing, each property owner within the affected District if for removal of the entire Historic District or 300 foot radius from the property boundaries for an individual property removal within the district and the Registered Neighborhood Association at least 15 calendar days prior to the hearing. Notice of the time, date, place and purpose of such hearing shall also be published at least 15 calendar days prior to such hearing in a newspaper of general circulation within the city.
iv.
If the HPC determines the proposed removal of designation is appropriate, it shall approve such application and shall prepare a report containing such
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recommendation of removal of designation and a draft of a proposed ordinance removing such designation to the City Council. v.
If the HPC approves the application, a public hearing before City Council is required pursuant to Section 11-05-04.5, Scheduling and Notice of Public Hearing.
vi.
If the HPC determines that the application for removal of designation should not be recommended, it shall place upon its records the reason for such determination and shall notify the applicant of such determination and a copy of its reasons and its recommendations, if any, as appearing in the records of the HPC.
vii. If the Removal of Historic Designation will result in a change in zoning, the application for the Removal of Historic Designation must be accompanied by an application for a Zoning Map Amendment. Upon approval by the City Council of the ordinance, the zoning map shall be changed to reflect the removal of all or part of the HD-O district. viii. Upon approval of the ordinance, the City shall provide the owners and occupants of the HD-O district or property within the district for which designation was removed written notification of Council’s action. ix.
One copy of the ordinance shall be filed in the office of the Ada County Recorder.
x.
The HPC shall give notice of such removal of designation to the Ada County Tax Assessor and to the Boise office of the Internal Revenue Service.
(c) Findings for Approval The HPC shall recommend approval or approval with conditions and the City Council shall approve the application, or approve it with conditions, if the proposed Removal of Historic Designation complies with the following: i.
ii.
For removal of the designation of a building, site, structure, or object included within a designated Historic District, or designated as an Historic Landmark: A.
The building, site, structure, or object has ceased to comply with the criteria for designation in Section 11-02-07.2.E(3); or
B.
The building, site, structure, or object no longer exhibits the characteristics that qualified the property for inclusion within an Historic District.
For removal of HD-O designation, the district has ceased to comply with the criteria for designation in Section 11-02-07.2.E(3).
(5) Creation, Expansion, or Reduction of Historic Street Lighting District (a) Applicability This procedure applies to all requests to create a new Historic Street Lighting district, or to expand or reduce the area of an existing Historic Street Lighting district. Boise Zoning Code Rewrite Adoption Draft
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(b) Procedure Creation, Expansion or Reduction of Historic Street Lighting District Concept Review Neighborhood Meeting
Project Review and Questions
Interdepartmental Review Application Review DRC Recommendation
Public Hearing
City Council Decision
Public Hearing = Input Opportunities
i.
All applicable provisions of Sections 11-05-02, Summary Table of Review and Decision-Making Procedures and 11-05-04, Common Procedures for a Type 4 application apply unless specifically modified by the provisions of this Section 11-05-05.4.E(5).
ii.
Applications for inclusion in an Historic Street Light District shall be made in writing to the Planning Director and the Director of Public Works. The request will be forwarded to the Public Works Commission and the DRC for their recommendation to City Council.
iii.
No public hearing before the HPC or PZC is required.
iv.
City Council shall make a decision on the application following a public hearing.
(c) Findings for Approval The Planning Director and Director of Public Works shall recommend approval or approval with conditions, and City Council shall approve the application or approve it with conditions, based on consideration of the following factors:
F.
i.
Historic characteristics of the proposed location;
ii.
Source and availability of funding of initial installation (both city and outside funding sources); and
iii.
Source and availability of funding for continued maintenance.
Subdivision Plat - Preliminary (1) Applicability A Preliminary Plat is required for all actions resulting in the division of land into smaller parcels for development, or the revision of existing platted land into different lots for development, except those actions exempt from these regulations by this Code or by state or federal law.
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(2) Procedure Subdivision Plat - Preliminary Concept Review* Interdepartmental Review* Application Review PZC Recommendation
Public Hearing
City Council Decision
Public Hearing
*For applications for a proposed subdivision that includes 40 or more lots or dwelling units
= Input Opportunities
(a) All applicable provisions of Sections 11-05-02, Summary Table of Review and Decision-Making Procedures and 11-05-04, Common Procedures for a Type 4 application apply unless specifically modified by the provisions of this Section 1105-05.4.F. (b) Concept Review and Interdepartmental Review shall be held in accordance with Section 11-05-04.2 when a proposed subdivision includes 40 or more lots or dwelling units. (c) A Neighborhood Meeting shall be held in accordance with Section 11-05-04.3.B, Neighborhood Meeting when a proposed subdivision includes 40 or more lots or dwelling units. (d) A Preliminary Plat application may be submitted with or without a Final Plat, as determined by the Planning Director. (e) Preliminary Plat approval shall expire if the applicant does not comply with the following:
(f)
i.
Within two years of approval, the applicant shall obtain the City Engineer's signature on one or more Final Plats covering portions of the Preliminary Plat areas as evidence of conformance with this Code and the City Council's conditions of approval.
ii.
Where a Preliminary Plat is approved subject to a Conditional Use Permit and the Conditional Use Permit expires, the plat shall also expire.
Preliminary Plats may be phased and do not need time extensions provided that at least one phase of the plat is approved annually. For phased developments, City Council may modify or add conditions for phases submitted after two years following Preliminary Plat approval.
(g) The City Council may grant an extension of a Preliminary Plat for up to one year in each request, provided an application for extension is filed at least 20 days prior to the expiration of either the first two year period or a previous extension.
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(3) Findings for Approval The PZC shall recommend approval or approval with conditions and the City Council shall approve the application, or approve it with conditions, if it complies with the criteria in Section 11-05-04.6.A(3)(b), Decision by Appointed Body or City Council including but not limited to those standard in Section 11-04-04, Subdivision Standards. G.
Subdivision Plat - Final (1) Applicability (a) This procedure is required to finalize a Preliminary Plat approved pursuant to Section 11-05-05.4.F. (b) No approved Preliminary Plat conveys to the property owner the right to install infrastructure or to sell or convey interests in lots, parcels, or tract based on descriptions of those lots, parcels, or tracts in the Preliminary Plat, until a Final Plat has been approved and recorded pursuant to this Section. (2) Procedure
Subdivision Plat - Final Interdepartmental Review* Application Review City Council Decision *For applications for a proposed subdivision that includes 40 or more lots or dwelling units
(a) All applicable provisions of Sections 11-05-02, Summary Table of Review and Decision-Making Procedures and 11-05-04, Common Procedures apply unless specifically modified by the provisions of this Section 11-05-05.4.G. (b) A Final Plat shall be prepared in accordance with Title 50, Chapter 13 of the Idaho Code and with this Code and shall be submitted within two years of approval of a Preliminary Plat. (c) The City Engineer shall review and sign the Final Plat if it conforms to the approved Preliminary Plat and any conditions imposed by City Council. (d) If approved by City Council, the applicant shall record the Final Plat with the Ada County Recorder within one year from date of the City Engineer's signature. If the applicant fails to record the Final Plat within that time period, as that period may be extended by Council in the case of phased projects, the approved Preliminary Plat shall lapse and shall no longer be valid. (e) No public hearing before the PZC is necessary before City Council approval of a Final Plat. (f)
The City Council may grant an extension of a Final Plat for up to one year in each request, provided an application for extension is filed at least 20 days prior to the expiration of either the first two year period or a previous extension. In granting a
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time extension, the City Council may modify or add conditions to the Final Plat to conform with adopted policies or Code changes since initial approval. (3) Findings for Approval The City Council shall approve the Final Plat if it conforms to the approved Preliminary Plat and any conditions imposed by City Council and has been signed by the City Engineer, a professional licensed surveyor, and all other City or governmental officials required to sign the Final Plat. H.
Subdivision Plat – Replat (1) Applicability (a) This procedure shall apply to all applications to remove from a recorded Final Plat: i.
A utility, drainage, or slope easement;
ii.
A public street or right-of-way owned by the City; or
iii.
A plat note.
(b) When a public street or public rights-of-way is located within the Ada County Highway District (ACHD, the ACHD shall have the authority to vacate the public street or public rights-of-way as provided in section 40-203, Idaho Code. (2) Procedure Subdivision Plat – Replat to Vacate Utility, Drainage, or Slope Easement Concept Review* Neighborhood Meeting*
Project Review and Questions
Interdepartmental Review* Application Review City Council Decision *If required by Planning Director.
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Subdivision Plat – Replat to Vacate Plat Note or City-Owned Street or Right-of-Way Concept Review Neighborhood Meeting
Project Review and Questions
Interdepartmental Review Application Review City Council Decision
Public Hearing = Input Opportunities
(a) All applicable provisions of Section 11-05-02, Summary Table of Review and Decision-Making Procedures apply unless specifically modified by the provisions of this Section 11-05-05.4.H. (b) Some or all of the provisions of Section 11-05-04, Common Procedures do not apply to specific types of Replats. (c) A Replat showing the portion(s) of the recorded Final Plat shall be prepared in accordance with Title 50, Chapter 13 of the Idaho Code and with this Code, and shall indicate which lots, tracts, parcels, public streets and rights-of-way, and lands dedicated to the City or to another governmental or quasi-governmental agency, if any, are to be vacated. (d) The approval of a Replat shall not, by itself, result in the transfer of any lands dedicated to the City any governmental or quasi-governmental agency, to any other party. Transfer of any such lands to an owner other than the City shall require the adoption of an ordinance by City Council transferring such property or a separate action by the governing body of the governmental or quasigovernmental agency to which the Final Plat dedicated such lands. (e) If approved by City Council, the applicant shall record any Replat with the Ada County Recorder within one year from date of the City Council action. If the applicant fails to record the Replat within that time period, as that period may be extended by Council, the approved Replat shall lapse and shall no longer be valid. (3) Findings for Approval The City Council shall approve the application if it complies with the criteria in Section 11-05-04.6.A(3)(b), Decision by Appointed Body or City Council, and the following criteria: (a) Approval of the Replat involving removal of all or part of a public street will not deprive any property owner within or abutting the streets or rights-of-way of convenient access to their property, unless alternative access has been provided; (b) Approval of the Replat will not result in fragmenting open spaces, drainage facilities, essential public services (such as trash pickup), bicycle or pedestrian facilities, or trails that the Comprehensive Plan or other adopted plans of the City Boise Zoning Code Rewrite Adoption Draft
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recommend for connection or contiguity, unless an alternative way of providing the connection or connection has been provided; and (c) Approval of the Replat will not materially increase the costs to the City or other political subdivisions of providing services to lands remaining in the Final Plat or surrounding areas. I.
Zoning Map Amendment (Rezoning, including Planned Unit Development) (1) Applicability (a) A Zoning Map Amendment is required to change zoning district boundaries, establish or eliminate zoning districts, change the zoning designation of a parcel, or to amend a Development Plan for a Planned Unit Development zoning district. (b) Any application for a Zoning Map Amendment to establish, amend, or remove a Character or Design Overlay District (excluding an Historic Overlay), or a Sensitive Lands Overlay District must also submit an application for a text amendment pursuant toSection11-05-05.4.B, Code Adoption or Amendment. (c) Any application for a Zoning Map Amendment to establish, amend, or remove an Historic Overlay must also submit an application pursuant to Section 11-0505.4.E, Major Historic Preservation Actions. (d) If a Development Agreement is required pursuant to Section 11-05-05.4.D, Development Agreement or Modification, final action on the Zoning Map Amendment shall not occur before the Development Agreement has been approved by Council. (2) Procedure Zoning Map Amendment Concept Review Neighborhood Meeting
Project Review and Questions
Interdepartmental Review Application Review Review by DRC for Design Overlay other than HD-O Review by HPC for HD-O PZC Recommendation
Public Hearing
City Council Decision
Public Hearing = Input Opportunities
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(a) Standard Base and Overlay Zoning Districts i.
All applicable provisions of Sections 11-05-02, Summary Table of Review and Decision-Making Procedures and 11-05-04, Common Procedures for a Type 4 application apply unless specifically modified by the provisions of this Section 11-05-05.4.I.
ii.
A Zoning Map Amendment, including the establishment of a new overlay district, shall become effective on the date stated in the ordinance amending the zoning classification adopted by the City Council.
iii.
Following the approval of each Zoning Map Amendment, all development permitted in the new zoning designation shall be required to obtain all other permits and approval required for that type of development in this Code before applying for a Building Permit, unless the ordinance documenting Council’s action waives one or more of those requirements.
(b) Planned Unit Development Districts (PUDs) i.
All property included in the proposed PUD shall be under common ownership or control or shall be the subject of an application filed jointly by the property owners of all the property to be included.
ii.
An application for a Zoning Map Amendment to a PUD zoning district will only be accepted if the proposed PUD could not be developed using a combination of the base and overlay zoning districts listed in Chapter 11-02, Zoning Districts.
iii.
An application for a Zoning Map Amendment to a Planned Unit Development zoning district shall include a Development Plan. The Development Plan shall identify one of the base zoning districts listed in Chapter 11-02, Zoning Districts as the reference base district for each portion of the PUD and shall list the standards, variations, and requirements for the development that may diverge from the standards of this Code for that reference base district, as permitted by Section 11-02-06, PUD: Planned Unit Development.
iv.
Following approval of a Zoning Map Amendment for a Planned Unit Development district that includes design standards requirements that differ from those otherwise applicable under this Code, the new design requirements will be reviewed through Minor Design Review unless Council’s action requires a different review process.
(c) Specific Plan Districts i.
The PZC shall consider an application for a Zoning Map Amendment to a Specific Plan District and shall at the same time consider the proposed Specific Plan accompanying the application in accordance with Section 1102-08, Specific Plan Districts.
ii.
A Specific Plan District shall be noted on the zoning map by the designation "SP," followed by the number of the Specific Plan District based on order of adoption. The Specific Plan District may be either appended to the base
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zoning district as an overlay or may be the primary zoning with no other base zoning district. iii.
A Specific Plan adopted by ordinance of the City Council shall be administered as prescribed by the City Council and as established by the provisions of the Specific Plan for review, approval, and amendment. Adopted Specific Plans shall be listed by name and number in Chapter 1107, Adopted Specific Plans and shall be maintained on file with the Planning Director.
(3) Findings for Approval (a) General If the application is for a Zoning Map Amendment to a district other than a PUD district or a Specific Plan District, the PZC shall recommend approval or approval with conditions and the City Council shall approve the application or approve it with conditions if the application complies with the criteria in Section 11-0504.6.A(3)(b), Decision by Appointed Body or City Council and the following criteria: i.
One of the following criteria is met: A.
The Amendment is needed to correct a technical error in the current map (a change in the character of surrounding areas does not constitute an error in the map); or
B.
The Amendment is needed because of changed conditions or circumstances in the surrounding area;
ii.
The proposed Amendment is in the best interests of the public convenience and general welfare, with particular consideration given to the effects of the proposed Amendment upon the ability of the political subdivisions providing public services to the property to deliver those services effectively and efficiently;
iii.
The size, scale, height, density, and mobility network of the proposed initial zoning or rezoning are compatible with surrounding development or has been made compatible with surrounding development through a Development Agreement or conditions on the approval; and
iv.
The proposed Amendment is not in conflict with the Comprehensive Plan.
(b) Rezoning to an Overlay District In addition to the criteria in Subsection (a) above, an application for a Zoning Map Amendment for an overlay district shall meet the following additional criteria: i.
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The area proposed for rezoning meets the criteria in Section 11-02-07.1, Character Overlay Districts, Section 11-02-07.2, Design Review Overlay Districts, or Section 11-02-07.3, Sensitive Lands Overlay Districts, as applicable to the type of overlay district proposed;
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(c) Rezoning to a PUD District In addition to the criteria in Subsection (a) above, an application for a Zoning Map Amendment for a Planned Unit Development district shall meet the following additional criteria: i.
The proposed development meets the standards in Section 11-02-06, PUD: Planned Unit Development.
(d) Rezoning to a Specific Plan District In addition to the criteria in Subsection (a) above, an application for a Zoning Map Amendments for a Zoning Map Amendments to a Specific Plan District shall comply with the following criteria:
11-05-06. 1.
i.
The Specific Plan is compatible with surrounding development and properly integrates land uses and infrastructure with adjacent properties;
ii.
The Specific Plan includes adequate provisions for utilities, services, roadway networks and emergency vehicle access; and public service demands will not exceed the capacity of existing and planned systems;
iii.
The Specific Plan will enhance the potential for superior urban design and land use in comparison with development under the base zoning district provisions that would apply if the Specific Plan were not approved; and
iv.
The Specific Plan will not be in conflict with the Comprehensive Plan.
Nonconformities
Legal Nonconforming Uses, Parcels, and Structures A legal nonconforming parcel, structure, use, sign, or site feature is one that was legally established but that is not in compliance with this Code due to a subsequent ordinance amendment, annexation, change of zoning, eminent domain, or similar action, and not due to the actions of the property owner.
2.
Determination of Legal Nonconforming Status An application by a property owner to confirm the legal nonconforming status of a property shall be reviewed pursuant to Section 11-05-05.2.G, Legal Nonconformity - Confirmation, Change, or Minor Expansion.
3.
Legal Nonconforming Parcels Notwithstanding the minimum requirements for parcel size within the various zoning districts, structures may be built, expanded, reconstructed, occupied, or used on a legal nonconforming parcel that existed prior to the enactment of this Code provided that such structures and uses meet all other applicable requirements of this Code including but not limited to the provisions of Section 11-04-03.4, Residential Small Lots.
4.
Legal Nonconforming Structures A.
A legal nonconforming structure occupied by a conforming use may be maintained and repaired and may be expanded provided the expansion does not increase the degree of nonconformity. For example, a building that is legally nonconforming due to an inadequate front setback may be extended towards the side or rear provided they do not encroach
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into required side or rear setbacks, because such expansions do not increase the degree of nonconformity of the front setback.
5.
B.
A legal nonconforming structure occupied by a legal nonconforming use may be maintained and repaired but may only be expanded as needed to occupy any expansion of the legal nonconforming use permitted pursuant to Subsection 5 below.
C.
A legal nonconforming structure shall not be replaced except in compliance with this Code, but may be maintained, repaired, or internally altered provided that there is no increase in the degree of noncompliance with this Code.
D.
When a structure housing a legal nonconforming use is illegally modified or expanded, the legal nonconforming status of the use shall be lost.
Legal Nonconforming Uses A legal nonconforming use of a conforming or legal nonconforming structure or parcel may continue, and may be sold, leased, or otherwise conveyed to a new owner, tenant, or user, without loss of legal nonconforming status, provided the continued use of the property complies with the following provisions:
6.
A.
The area of the parcel or building occupied by a legal nonconforming use may be expanded as provided in Table 11-05.1: Summary of Review and Decision-Making Procedures.
B.
An expansion of less than 20 percent beyond the area of the building or parcel occupied by the legal nonconforming use on the Effective Date may be approved pursuant to Section 11-05-05.2.G, Legal Nonconformity - Confirmation, Change, or Minor Expansion.
C.
An expansion of 20 percent or more beyond the area of the building or parcel occupied by the legal nonconforming use on the Effective Date may be approved pursuant to Section 11-05-05.3.G, Legal Nonconformity - Major Expansion.
D.
Legal nonconforming uses may be converted to another legal nonconforming use pursuant to Section 11-05-05.2.G, Legal Nonconformity - Confirmation, Change, or Minor Expansion.
E.
If a legal nonconforming use is expanded in violation of this Code, the legal nonconforming status shall be lost.
F.
These regulations shall not be used to deprive the use of improvements on private property based solely on nonuse of the improvements for their designed purposes for a period of 10 years or less.
Legal Nonconforming Signs Any non-temporary sign legally existing on the Effective Date that does not conform in use, location, height, or size to the requirements of this Code shall be considered a legal nonconforming sign. A legal nonconforming sign may remain in use subject to the following provisions: A.
Legal nonconforming signs may be maintained and repaired and copy changes and sign face changes that use similar materials are permitted.
B.
Legal nonconforming signs shall not be structurally altered, moved, or replaced without being brought into conformance with the provisions of this Code.
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7.
C.
If the sign is abandoned, the sign shall lose its legal nonconforming status and shall be removed or brought into compliance with this Code.
D.
Any use or modification of the sign in violation of Subsections B or C above shall result in the sign losing its legal nonconforming status.
Legal Nonconforming Site Features Nonconforming site features include any aspect of a property other than its use, structures, or signs, including but not limited to amounts, types, and locations of parking, landscaping, buffering, or lighting, that were legally created but that no longer comply with this Code. Legal nonconforming site features may continue in use subject to the following provisions:
8.
A.
The site features may remain in use until one of the primary structures on the site is redeveloped or replaced.
B.
If one or more of the primary structures on the site is expanded by more than 50 percent, and the expansion disturbs any of the legal nonconforming site features, the Planning Director may require that the legal nonconforming site feature be brought into compliance with this Code to the maximum extent practicable.
Discontinuance of Use, Building, or Sign Except as stated in Subsection B below, a nonconforming use, building, or sign that is discontinued for a period of one year shall be deemed to have been purposely discontinued, and the parcel and use, building, or sign shall thereafter be required to comply with all applicable provisions of this Code.
9.
Destruction by Calamity A.
Except as stated in Subsection B below, the legal nonconforming status of a structure, use, sign, or lot feature shall be lost when it is destroyed by fire or other calamity to the extent that the cost of restoration is 50 percent or more of the assessed value.
B.
Upon application by the property owner, the PZC shall approve, approve with conditions, or deny a Conditional Use Permit pursuant to Section 11-05-05.3.A allowing the reconstruction or reestablishment of the structure, use, sign, or site feature. Any approval by the PZC may include conditions designed to bring the property closer to conformity to this Code or to mitigate any negative impacts on the surrounding neighborhood caused by the reconstruction or reestablishment of the nonconformity.
11-05-07. 1.
Violations, Enforcement, and Penalties
Authority A.
The Planning Director and their designees, including Code Compliance Officers, are designated enforcement officials with full authority to investigate, issue notices of violation, and secure remedies, including but not limited to injunctive relief, for any violation of this Code.
B.
All departments, officials, and public employees of the City that are vested with the duty or authority to review and/or issue permits, certificates, approvals, or licenses shall conform to the provisions of this Code and shall issue no permit, certificate, approval, or license for any use, building, activity or purpose that would conflict with the provisions of this Code.
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2.
Violation A.
General (1) Any violation of the provisions of this Code or any conditions of approval required under an issued permit, certificate, approval, or license or any work in excess of the authority granted by the issuance of a permit, certificate, approval, or license, shall constitute a misdemeanor pursuant to Section 1-4-1 of the Boise City Code. A separate offense occurs for each day or portion of a day during which a violation is committed, continued, or permitted. (2) Violations of this Code include but are not limited to: (a) Engaging in the division of land for sale or development in any way that does not comply with the standards, criteria, and procedures for approval of a Subdivision Plat, as applicable, under this Code; (b) Transferring title to land by reference to a lot, tract, or parcel of land shown on a map or plat before the Record of Survey or Subdivision Plat creating those lots, tracts, or parcels has been approved by the City and recorded with the Ada County Recorder; (c) Submitting for recording with Ada County Recorder any Record of Survey or Subdivision Plat that has not been approved under this Code; (d) Obtaining a permit or approval under this Code through submittal of inaccurate or misleading information, or through making inaccurate or misleading statements at a public hearing, regarding the proposed development, the conditions of the land on which the proposed development is located, or conditions on adjacent parcels; (e) Obstructing or removing any public notice required to be posted or otherwise given under this Code; (f)
Failing to operate and maintain property or to properly secure sites where construction has been abandoned, as required by Section 11-04-013, Operations and Maintenance;
(g) Creating or maintaining a public nuisance, as defined in this Code; and/or (h) Failing to meet all requirements of the development approval. B.
Affordability Incentives The following shall apply to all development earning one or more of the affordability incentives set forth in Section 11-04-03.7, Incentives: (1) Projects that earn affordability incentives under Section 11-04-03.7, and are approved for construction or reuse by the City, but that are not constructed, operated, or managed to maintain the affordability levels required by Section 11-04-03.7, shall be in violation of this Code and shall be subject to all enforcement actions and penalties applicable to other violations of this Code. (2) The owner of each rental dwelling unit for which an affordability incentive has been approved pursuant to Section 11-04-03.7, that are rented above the required levels of affordability shall be in violation of this Code.
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(3) The seller of an owner-occupied dwelling unit for which an affordability incentive has been approved pursuant to Section 11-04-03.7, that are sold at prices above the required levels of affordability shall be in violation of this Code.
3.
Inspection And Enforcement A.
General (1) The Planning Director shall maintain a program to enforce all aspects of the Code for which the Building Official does not have enforcement authority pursuant to Subsection (2), to abate public nuisances as defined in this Code, and to provide assistance in the prosecution of violations. (2) When the Planning Director determines that a violation of this Code has occurred, the Planning Director may select one or more of the powers listed in Section 11-05-07, individually or in combination, and in any order, that the Planning Director determines is best suited to bring the property into compliance with this Code within a reasonable period of time. (3) The Building Official and their designees, including Code Compliance Officers, shall enforce the provisions of this Code pertaining to the erection, construction, reconstruction, moving, conversion, alteration, addition, location, or razing of a building or structure.
B.
Inspections Upon presentation of proper credentials, including a warrant, an authorized employee or agent of the City may enter at reasonable times any building, structure, or premises in the City to perform inspections of potential violations of this Code.
C.
Withholding of Permits and Approvals (1) No Building Permit or final Certificate of Occupancy shall be issued for any building or structure that does not fully comply with the provisions of this Code. Nothing in this Code shall be waived or superseded by the wrongful or erroneous issuance of a Building Permit, business license, or Certificate of Occupancy. (2) If the City has issued some permits or approvals for a development or subdivision, but additional permits or approvals are needed for completion of the project, and the City determines that there have been violations of this Code related to those permits or approvals already granted, the City may withhold later permits or approvals for the development until the violations have been corrected. (3) As an alternative to withholding of permits or approvals, the City may issue later permits or approvals subject to conditions that the existing violations be cured within a stated period of time.
D.
Abatement (1) Following a determination by the Planning Director that a public nuisance as defined in this Code is being maintained, notice shall be given to the owner or owner's representative either in person, by property posting, or by regular or certified mail to abate the nuisance or violation within a time specified in the notice.
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(2) If the owner or owner's representative fails to comply with the requirements of the notice within the period specified, the Planning Director may take action including abatement or cleanup. (3) The City may recover the cost of abatement as allowed under Idaho State Code 501008 as a lien upon the property or as a City tax for costs incurred in the abatement or cleanup. (4) Proceeding under this Code will not preclude the City from proceeding under other sections of the Boise City Code or under any other applicable provisions of state or federal statutes.
4.
Remedies And Penalties A.
General Penalties (1) A permit, certificate, or approval issued in conflict with the provisions of this Code shall be null and void. (2) Any violation or noncompliance with the provisions of this Code shall be subject to all remedies, penalties, and enforcement available under Title 1, Chapter 4, of the Boise City Code and Title 67, Chapter 65, of the Idaho Code, including but not limited to criminal misdemeanor and civil injunction action. (3) Any person who violates any provision of this Code shall be punished by a fine of not more than $1,000.00. (4) Any person who files an application who willfully makes any false statement in such application, or who, upon demand, willfully furnishes false information, shall be guilty of a misdemeanor and shall be punished by a fine of not more than $1,000.00.
B.
Affordability Incentive Penalties The following shall apply to all development earning one or more of the affordability incentives set forth in Section 11-04-03.7, Incentives. (1) The owner of each rental dwelling unit for which an affordability incentive has been approved pursuant to Section 11-04-03.7, that is not rented in compliance with the required levels of affordability shall be subject to an additional penalty equal to 125 percent of the difference between the maximum rent required by Section 11-04-03.7 and the rent actually charged to the renter, calculated cumulatively for each day of violation. (2) The seller of an owner-occupied dwelling unit for which an affordability incentive has been approved pursuant to Section 11-04-03.7, that is not sold in compliance with the required levels of affordability shall in addition be subject to an additional penalty equal to 125 percent of the difference between the maximum sales price required by Section 11-04-03.7, and the sales price at which the unit was sold.
C.
Revocation of Permits and Certificates The Planning Director or a review body shall have the authority to revoke any permit, certificate, or approval that has been granted under this Code when it has been determined that the structure or use authorized by the permit, certificate, approval, or license has been constructed or is being maintained in violation of this Code or of the conditions and
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limitations of an issued permit, certificate, or approval. In order to revoke the permit, certificate, or approval, the Planning Director shall follow the following procedures: (1) A notice of intent to revoke a permit, certificate, or approval shall be sent to the holder of the permit, or to one of their representatives, or, if this is not possible, the notice shall be posted in a conspicuous position at the entrance to the premises and by the certified mailing of another copy of the notice to the last known address of the permit, certificate, or approval holder. (2) The permit, certificate, or approval shall be revoked within 15 days of the posting of the notice of intent to revoke unless the cause of the violation has been removed and evidence of the same has been present to the Planning Director within that period. (3) Any action of permit, certificate, approval, or license revocation may be appealed pursuant to Section 11-05-04.7.A, Appeals.
5.
Required Property Maintenance A.
Purpose This Section is intended to help prevent urban blight by establishing minimal property maintenance standards.
B.
General Damaged, dilapidated, or unfinished buildings shall be removed, restored, or finished to eliminate detrimental visual impacts. A property owner shall take steps to restore or finish the building per approved plans. No building or premise shall detrimentally impact the surrounding neighborhood due to dilapidation, deterioration, decay, abandonment, or unfinished construction.
C.
Restoration of a Damaged or Dilapidated Building or Completion of an Unfinished Building Restoration of a damaged or dilapidated building or work toward completion of an unfinished building shall begin within six months of the building becoming damaged or dilapidated or being deemed unfinished. The City shall require that such buildings that are also unoccupied be secured (fenced or boarded up) during the six month period. This deadline may be extended by the Planning Director upon submission of documentation of insurance settlement delays or similar complications beyond the owner’s control. Restoration of a damaged or dilapidated building or work on an unfinished building shall be completed within one year from commencement.
D.
Due Process Hearing If the City determines that either of the two events in Subsections (1) or (2) below have occurred, the City shall advertise and the Hearing Examiner shall conduct a public hearing pursuant to Section 11-05-04.7.A(1)(a)i as to why the building has not been restored or completed as required. (1) It has not been maintained at a minimal property maintenance standard as required by applicable City, state, or federal regulations, or as necessary to protect public health and safety for six months, or as necessary to avoid the creation of a private or public nuisance; or
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(2) Efforts to restore or finish the building have not been completed within one year after restoration or construction work has begun. E.
Notice At least 15 days prior to the date of the public hearing, notice shall be sent via certified mail to the property owner and by first class mail to residents and property owners within 300 feet of the property, and a public notice of the hearing shall be advertised in the official newspaper of the City.
F.
Required Findings (1) Removal or restoration of the building shall be ordered if the following findings are made: (a) The building meets the definition of a damaged, dilapidated, or unfinished building; (b) The building has existed in a damaged, dilapidated, or unfinished state for a period of at least six months or has not been maintained at the minimal property standards for a period of six months; and (c) The property owner has previously received written notice as required in paragraph E, above. (2) If removal or restoration is ordered, the City shall obtain bids to restore the building or clear the site of the offending building. (3) The fact that a building is not a danger or attractive visual nuisance shall not be a defense for failing to restore or finish it.
G.
Restoration and Demolition (1) Fund The City shall establish a revolving fund to be designated for building restoration and demolition pursuant to this Code. Payments shall be made out of this fund upon the demand of the Planning Director to defray the costs and expenses associated with restoration or demolition. (2) Recovery of Cost of Restoration or Demolition The property owner shall be billed for the costs of restoration or demolition. If the property owner does not respond within 60 days, the City may recover costs of the abatement in a civil action or by filing an assessment with the Ada County Recorder on or before the first day of August of the year. Assessments remaining unpaid after 30 days from the date of recording on the assessment roll shall become delinquent and shall bear interest at the rate of 10 percent per annum, or the current interest rate if higher, from and after the date. All money recovered from the sale of the property at a foreclosure sale shall be returned to the restoration and demolition fund.
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Chapter 11-06 Definitions 11-06-01.
Meanings of Words Generally
As used in this Code, each of the terms defined shall have the meaning given in this Section unless a different meaning is clearly required by the context.
1.
General Rules The following rules shall apply for construing or interpreting the terms and provisions of this Code. A.
Meanings and Intent All provisions, terms, phrases, and expressions contained in this Code shall be construed according to the general purposes set forth in this Section and the specific purpose statements set forth throughout this Code.
B.
Headings, Illustrations, And Text In the event of a conflict or inconsistency between the text of this Code and any heading, caption, figure, illustration, table, or map, the text shall control.
C.
Lists and Examples Unless otherwise specifically indicated, lists of items or examples that use terms such as "for example," "including," and "such as," or similar language are intended to provide examples and are not exhaustive lists of all possibilities.
D.
Computation of Time The time in which an act is to be done shall be computed by excluding the first day and including the last day. If a deadline or required date of action falls on a Saturday, Sunday, or holiday observed by the City, the deadline or required date of action shall be the next day that is not a Saturday, Sunday or holiday observed by the City. References to days are calendar days unless otherwise stated.
E.
References to Other Regulations/Publications Whenever reference is made to a resolution, ordinance, statute, regulation, or document, it shall be construed as a reference to the most recent edition of such regulation, resolution, ordinance, statute, or document, unless otherwise specifically stated.
F.
Delegation of Authority Any act authorized by this Code to be carried out by a specific official of the City may be carried out by a designee of such official.
G.
Technical and Non-Technical Terms Words and phrases shall be construed according to the common and approved usage of the language, but technical words and phrases that may have acquired a peculiar and appropriate meaning in law shall be construed and understood according to such meaning.
H.
Public Officials and Agencies All public officials, bodies, and agencies to which references are made are those of Boise City unless otherwise indicated.
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I.
Mandatory and Discretionary Terms The words "shall," "must," and "will" are mandatory in nature, establishing an obligation or duty to comply with the particular provision. The words "may" and "should" are permissive in nature.
J.
Conjunctions Unless the context clearly suggests the contrary, conjunctions shall be interpreted as follows: "And" indicates that all connected items, conditions, provisions, or events apply; and "Or" indicates that one or more of the connected items, conditions, provisions, or events apply.
K.
Tenses and Plurals Words used in the present tense include the future tense. Words used in the singular number include the plural number and the plural number includes the singular number, unless the context of the usage clearly indicates otherwise.
2.
Interpretations The Planning Director has final authority to determine the interpretation or usage of terms used in this Code.
11-06-02. 1.
Rules of Measurement
Density Density shall be calculated as the number of dwelling units per acre.
2.
Fractions A.
Off-Street Parking, Loading, or Vehicle Stacking Any fractional requirement of a parking space shall be rounded up to require one additional parking space.
B.
Landscaping Where a calculation of a landscaping requirement results in a fractional number, the requirement shall be considered the next greatest whole number.
3.
Lot and Building Standards A.
Buildable Area (1) For the purpose of Section 11-04-05.6, Foothills Planned Development Standards, the space within the setback lines that remains on a lot after compliance with the minimum open space requirements of this Code. Lands with a slope of 25 percent or less are buildable, if outside of floodways or geologic hazards. Buildable areas shall be designated in the conditional use site plan as either development pockets or permanent open space in the ratio chosen under the density bonus formula. Buildable area is determined by natural topography, not by post-construction graded contours. (2) For all other purposes, the buildable area of the lot excluding the required building setbacks.
B.
Effective Lot Area The gross horizontal area of a lot minus any portion of the lot encumbered by a recorded driveway or road easement.
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C.
Floor Area, Gross The sum of the square footage of all floors, including lofts and basements, and the exterior walls of a building or portion of a building.
D.
Floor Area, Net Leasable The entire square foot area of floor space of a building that is enclosed and subject to heating or air conditioning, less any of the following: (1) Any space used and occupied by central mechanical or electrical equipment, elevators, escalators, conveyors, dumbwaiters, lifts, chutes, trash disposal units, and fuel storage spaces; and (2) Public rights-of-way and other similar enclosed spaces open to the public, such as public washrooms, corridors, stairwells, or elevator lobbies.
E.
Floor Area Ratio (FAR) The gross floor area divided by the lot area.
F.
Grade The elevation of the finished surface of the ground adjacent to the exterior wall of a building or structure. If a berm has been created adjacent to the structure, or if the structure is built on top of a berm or retaining wall, grade will be considered the lowest point of the berm or wall.
G.
Grade, Established The curb line grade at the lot line/property lines established by the City Engineer or otherwise established by law.
H.
Lot Area The square footage within the boundary of a lot or parcel. Lot area shall be determined exclusive of land that is used for public or private streets, highways, alleys, roads, and rights-of-way. The flagpole or stem portion of a flag lot shall not be considered as part of the lot area.
I.
Lot Coverage The area of a lot occupied by the primary building(s) and any accessory building(s).
J.
Lot Depth The distance between front and rear lot line/property lines measured in the mean direction of the side lot line/property lines.
K.
Lot Width (Average) The distance between the side lot line/property lines, measured in one of the following manners, whichever is applicable as determined by the Planning Director: (1) In the case of a regular-shaped lot, the width shall be measured along the front lot line/property line; (2) In the case of an irregular-shaped lot, the width shall be the average distance between the side lot line/property lines, with the average distance to be measured at 10 foot intervals for the first 100 feet of the lot depth beginning at the front lot line/property line;
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Figure 6.1. Irregular-Shaped Lot Width Measurement
(3) In the case of a regular-shaped flag lot, the width shall be measured at a distance of 20 feet from the inside end of the flag pole; or
Figure 6.2. Regular-Shaped Flag Lot Measurement
(4) In the case of an irregular-shaped flag lot, the width shall be the average distance between the side lot line/property lines, with the average distance to be measured at 10 foot intervals for the first 100 feet of the lot depth beginning at the front lot line/property line. (5) The dimension of a lot at its front setback line shall not be less than the minimum average lot width required for the zoning district in question. L.
Non-buildable Area Lands with a slope greater than 25 percent are non-buildable areas and do not qualify as a development pocket, nor are they eligible to be calculated as open space for establishing a density bonus, unless classified as priority open space.
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M. Open Space When this Code requires that a percentage of open space be provided on a lot or within a development, that requirement is in addition to any required front or side building setbacks and/or street or property edge buffers otherwise required by this Code. Unobstructed at grade rear yard areas provided on site, whether or not required by this Code, shall count towards required open space. N.
Percent Slope The vertical rise divided by the horizontal distance within which the vertical rise takes place.
O.
Story That portion of a building included between the upper surface of a floor and the upper surface of the floor or roof next above. A story is measured as the vertical distance from top to top of two successive tiers of beams or finished floor surfaces and, for the topmost story, from the top of the floor finish to the top of the ceiling joists or, where there is not a ceiling, to the top of the roof rafters.
P.
Story Above Grade Plane Any story having its finished floor surface entirely above grade plane, or in which the finished surface of the floor next above is: (1) More than 6 feet (1829 mm) above grade plane; or (2) More than 12 feet (3658 mm) above the finished ground level at any point.
4.
Height A.
Building Height (1) The vertical distance from the grade to the highest point of the roof or structure that is not listed as an exception to the maximum building height limits in Section 11-0403.3.C. (2) Towers, steeples, spires, belfries, cupolas, and domes on primary nonresidential structures, provided they are not used for human occupancy, are exempt from building height limits if their largest horizontal cross-section does not exceed 20 percent of the horizontal cross-section of the top floor ceiling plate of the building.
B.
Fence Height The height of fences shall be measured from the finished grade adjacent to the lowest section of the fence, and attached lattice, privacy screens, and similar features shall also be included in the total height.
C.
Retaining Wall Height The height of retaining walls shall be measured from wall footings, and attached fences, retaining walls, railings, and privacy screens shall also be included in the total height.
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Figure 6.3. and Dimensions for Retaining Walls
5.
Setbacks A.
Definitions (1) Setback The space on a lot or parcel that is required to be left open and unoccupied by buildings or structures, either by the requirements of this Code or by delineation on a recorded subdivision map. (2) Yard, Front An area that extends across the full width of the lot adjacent to the front street line. Building design shall match respective yard types. For corner lots, either street may be designated as the front. For flag lots, the front yard shall be that facing the primary street frontage or the “pole”, as determined by the Planning Director. Once chosen, the front yard designation and associated rear and side yards shall be identified on the plat and not be changed. (3) Yard, Interior Side A side yard that does not abut a street. (4) Yard, Rear An area that extends across the full width of the lot between the rear line of the lot and the nearest line of the primary building. (5) Yard, Side An area between the wall of the principal and accessory buildings, and side lot line/property line, and between the front and rear lot line/property line. (6) Yard, Street Side On a corner lot, a side yard that abuts a street.
B.
Measurement (1) Front setbacks are measured from the property line, or the back of sidewalk, or the location of the future sidewalk, whichever is greater, unless otherwise indicated in a
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specific zoning district. If there is an existing attached sidewalk, the setbacks shall be measured from the location of a future detached sidewalk as determined by the City. When the Planning Director allows attached sidewalks on local streets due to unusual terrain, site conditions, utility conditions, or other extenuating circumstances, the setback shall be measured from the back of the existing sidewalk.
Figure 6.4. Setback from Future Sidewalk
Figure 6.5. Setback from Back of Detached Sidewalk
(2) When side or rear setbacks are required by building story, the setback is measured to each individual story wall.
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Figure 6.6. Building Story Setback
(3) When a building setback line is indicated on any plat, the setback indicated on the plat shall apply. (4) Front and street side setbacks for living space and side entry garages may be reduced to 15 feet provided that the distance along the inside edge of the driveway is no less than 20 feet.
Figure 6.7. Side Entry Garage Setbacks
11-06-03.
Definitions
A Abate Means to repair, replace, remove, destroy, or otherwise remedy a condition by such means and in such manner and to such an extent as the Planning Director shall determine is necessary in the interest of the general health, safety, and welfare of the community.
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Abutting Bordering or touching, such as sharing a common lot line/property line. Lots or parcels that are separated by a street, right-of-way, or platted alley are not abutting. Access The location or means by which pedestrians, bicycles, or vehicles shall have safe, adequate, and usable ingress and egress to a property, use, or parking space. Access, Emergency An additional route of access to a development for emergency vehicles. Use of emergency access is restricted to emergency vehicles by means of bollards, gates, or some other device to prohibit general use by the public. Emergency access must meet the requirements of the Uniform Fire Code as adopted by the City. Accessible Describes a site, building, facility, or a portion of a site, building, or facility, that can be approached, entered, and used by people with disabilities. Accessory Dwelling Unit Except as may be further restricted, an Accessory Dwelling Unit is a dwelling unit that contains a kitchen, a full bathroom (including a shower or tub), and living and sleeping areas (which may be combined), that is incidental and subordinate to the principal use of the premises, that is located on the same lot or parcel as a principal dwelling unit, and that does not alter the essential characteristic of the principal use of the property. Accessory Structure A structure greater than 12 inches in height as measured from grade, detached from a primary structure located on the same lot or parcel, and customarily incidental and subordinate to the primary structure, or principal use. Accessory Use A use incidental to and customarily associated with a specific principal use, located on the same lot or parcel. ACHD Ada County Highway District. Active Use A land use that tends to have or encourage interaction between the use and pedestrians on a street, including entering and exiting the use, and viewing activity and/or merchandise inside the use from a street. This does not include ground floor parking areas, storage areas, utility facilities, or stairwells that are not accessible from the street. Adaptive Reuse The modification of an existing building for new use(s), while maintaining the architectural integrity of the original structure.
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Adjacent The condition where two lots, parcels, structures, or uses touch or share one or more common property line, or where two lots, parcels, structures, or uses are separated only by an alley, easement, roadway, street, canal, or other public right of way. Adult or Child Day Care A facility, by whatever name known, that is maintained for the whole or part of a day for the care of children or for elderly and/or functionally impaired adults, and that is not located in a dwelling unit occupied by any of the operators of the facility. The facility shall be operated with or without compensation for such care and with or without stated educational purposes and shall hold a valid state license for the operating of an adult or child day care center that provides day care services, including monitoring of clients, social and recreational services, food and nourishment, and health support services. This use does not include “Home Occupation, Adult or Child Day Care.” Adult or Child Day Care Center, Large An Adult or Child Day Care providing for 26 or more persons. Adult or Child Day Care Center, Small An Adult or Child Day Care providing for 13 to 25 persons. Adult or Child Day Care Facility An Adult or Child Day Care providing for seven to 12 persons. Affected Person A person having a bona fide interest in real property that may be adversely affected by the approval, denial, or failure to act upon an application required or authorized under this Code. Affordable Housing A residential dwelling for which the household pays no more than 30 percent of their gross income for housing costs (including utilities) and where the annual household income does not exceed 80 percent of the Area Median Income. Agricultural Uses or Stables Tilling of soil, aquaculture, raising crops, livestock, farming, dairying, and animal husbandry including all customarily accessory and incidental uses, but excluding hogs, slaughterhouses, fertilizer works, bone yards, and commercial feed lots; or a building or structure used or designed for the boarding or care of riding horses. Agricultural Parcel A parcel of land at least five acres in size that is in agricultural use and that may include the owner's residence, if the required street frontage is provided. Aircraft Landing Field Any area of land or water that is used or intended for use by aircraft and including the necessary appurtenant structures or facilities located thereon.
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Chapter 11-06 Definitions Section 11-06-03. Definitions
Alley A minor way that provides access at the back or side of a property or a secondary means of access to abutting property and that is not intended as a traffic thoroughfare. Allowed Use, Allowed/Alternative Form Allowed Form An allowed use where the site and building design significantly impacts the future anticipated build out of the City, and proposed development complies with the additional conditions on the form of the building in which the use is located. Alternative Form An allowed use where the site and building design significantly impacts the future anticipated build out of the City, and the proposed development does not meet the additional conditions on the form of the building in which the use is located. Alterations, Structural Any change, other than incidental repairs, to the supporting members of a building or structure, such as bearing walls, columns, beams, and girders. Animal, Large Animals including horses, mules, donkeys, llamas, sheep, and goats. Other animals that are not listed but are of a similar size, as determined by the Planning Director, are subject to all regulations in this Code for large animals. Animals, Small Animals such as rabbits, poultry, geese, domestic birds, and game birds, excluding such birds as are caged and housed inside the dwelling, and other animals deemed as such by the Planning Director and not raised for commercial purposes. Commercial purposes or uses do not include FFA, 4-H, or other student projects. Animal Daycare or Kennel Any place or premise used in whole or in part to provide care and service for pet animals, including grooming, training, day care, and any use that meets the definition of Kennel. Animal Hospital or Clinic An establishment where animals or pets are given medical or surgical treatment and are cared for during the time of such treatment. This use does not include a “Kennel,” and overnight boarding of animals shall only be permitted when incidental to such medical treatment and limited to short periods of time. Animal Unit A unit of measure for determining livestock densities. A. Each mature horse, mule, donkey, llama, or cow shall represent one animal unit. B.
Four mature sheep, swine, or goats shall represent one animal unit.
C. Six mature geese, turkeys, or game birds shall represent one animal unit. D. 10 mature rabbits shall represent one animal unit. Boise Zoning Code Rewrite Adoption Draft
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E.
12 mature chickens or ducks shall represent one animal unit.
F.
The animal unit equivalency for miniature versions of pigs and other animals shall be determined by the Planning Director based on their size and potential impact on surrounding areas.
Annexation The process by which the City's corporate boundary is expanded to incorporate additional property pursuant to Idaho Code 2.C50-222. Apiary A place where bee colonies are kept. Appeal A request for a review of any decision or interpretation of any provision of this Code. Appellant A party of record or other person who is entitled by law to appeal and who initiates an appeal. Applicant An individual, corporation, firm, or group who submits an application under this Code, or who represents an applicant under this Code. If the applicant is not the property owner, the property owner's written permission to submit the application shall be included with submittal materials. Approved Topography The natural topography of a parcel or the topographic conditions of a parcel approved by the City prior to the Effective Date of this Code, or as approved by a Subdivision, Conditional Use Permit, Hillside, and Foothill Development Permit, Grading Permit, or Building Permit. Architect An individual holding a valid architect's license from the State of Idaho that renders or offers services in connection with the design, construction, enlargement, or alteration of a building or a group of buildings. The services covered within this definition include architectural planning, advice, and consultation; providing preliminary studies; architectural design, drawings, and specifications; technical submissions; and administration of construction contracts. Area of Impact An area mutually agreed upon, including plans and codes, between a city and county as provided for by Idaho Code §67-6526 and §50- 1306. Area, Buildable An area with a natural (pre-grading) slope of 25 percent or less, mapped to a minimum resolution of 6,000 square feet in area. Area, Non-Buildable An area with a natural (pre-grading) slope greater than 25 percent, mapped to a minimum resolution of 6,000 square feet in area.
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Art Gallery, Museum, or Library A facility or area that is open to the public and is intended for the display, appraisal, purchase, sale, loan, of books, paintings, sculptures, or other works of original art; or a building that has significance for its architecture or former use or occupancy or that serves as a repository for a collection of natural, scientific, literary, artistic, or objects of interests; or a place that contains print or non-print materials, manuscripts, books, periodicals, computers, recordings and other material for viewing, listening, study or reference. Accessory uses can include meeting rooms, classrooms, gift shops or cafes. Assisted Living Facility A facility combining housing, supportive services, personalized assistance, and health care, designed to respond to the individual needs of those who need help with activities of daily living, such as dressing, grooming, and bathing, diet, financial management, evacuation of a residence in the event of an emergency, or medication prescribed for self-administration, but do not require hospitalization. This use does not contain equipment for surgical care or for treatment of disease or injury and does not include any use meeting the definition of a "convalescent or nursing home." Attached Anything physically connected to a building or structure so as to become an integral part of the building or structure. The term includes components of a structure joined together by a common wall, floor, or ceiling or a fully enclosed hallway. Auditorium or Theater, Indoor An establishment devoted to showing motion pictures or dramatic, dance, musical, or other live performances. Awning A projecting cover extending over a door, window, or wall section with supports attached to the building and used as cover, protection, or as decoration.
B Back-of-Sidewalk The side of a sidewalk furthest from the street to which that sidewalk is roughly parallel. Backup Area An area, generally located between a parking garage or parking space and a street or alley, that is designed to allow and large enough to allow a motor vehicle backing out of the parking garage or parking space to reorient itself so that it is able to avoid backing into the street or alley right-of-way and can instead enter the street or alley right-of-way moving forward. Balcony A platform enclosed by a parapet or a railing that projects from an exterior wall of a building. Balconies do not include stairs for exterior exiting.
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Basement The story or level of a building that is partially or totally below ground level. If the finished floor level directly above a basement or cellar is more than six feet above grade, such basement or cellar shall be considered a story. Base Zoning District The zoning district classification that is in effect on any given land for which standards are included in this Code. Bed and Breakfast A lodging establishment, generally in a Single-Family Detached Dwelling or detached guesthouses, primarily engaged in providing overnight or otherwise temporary lodging for the general public, accompanied by food service. The bed and breakfast establishment is the owner’s personal residence and is occupied by the owner or employee at the time of the guests’ stay. Bee Any stage of the life cycle of the common domestic honey bee. Beekeeping, Accessory The management and maintenance of beehives, colonies, combs, and other associated appliances as an accessory use to an allowed or conditional principal use. Best-in-Class Transit Route A transit route that runs every 30 minutes throughout the day, runs every 15 minutes during high usage hours, has increased hours of operation Monday through Friday (5:30 am to 9:30 pm) and Saturday (8:00 a.m. to 9:00 p.m.) and may include amenities such as a shelter structure and real-time route and tracking information. Bicyclist For the purpose of this Code, the term “bicyclist” includes, but is not limited to users of bicycles and other non-motorized modes of transportation (such as skates, skateboards, push scooters, hand carts, or wheelchairs) as well as electric power-assisted bicycles and scooters as defined and regulated by Title 6, Chapter 13 of the Boise City Code. Block A space along one side of a street that is the lesser of that between the two nearest intersecting streets, or that between an intersecting street and a right-of-way, waterway, or other similar barrier. Boarding House An establishment within a residential structure that is the operator’s personal primary residence (not including a Hotel or Motel) where lodging is provided for a minimum occupancy term of 28 days or longer, and where meals may be provided, for compensation, to six to 12 guests who are not members of the householder’s family.
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Boise River System-Related Definitions Buildable Site For the purpose of Section 11-02-07.3.E, BR-O: Boise River System Overlay, a residential, commercial, industrial, or office construction site that does not require dikes or rip-rap for protection against flooding. C.F.S. (or c.f.s.) When used in the context of administration of the Boise River System Overlay district regulations, the abbreviation c.f.s. indicates cubic feet (of water) per second. Class A, B, and C Lands and Waters As used in Section 11-02-07.3.E, BR-O: Boise River System Overlay, lands and waters that provide habitats for fish, birds, and other wildlife. Compensation As used in Section 11-02-07.3.E, BR-O: Boise River System Overlay, restoration of degraded, appropriate enhancement of existing, or creation of new natural resource functions and values. Compensation, In-Kind As used in Section 11-02-07.3.E, BR-O: Boise River System Overlay, restoration of degraded, appropriate enhancement of existing, or creation of new natural resource functions and values that are the same as those natural resource functions and values that are impacted by a proposed action. Compensation, Out-of-Kind As used in Section 11-02-07.3.E, BR-O: Boise River System Overlay, restoration of degraded, appropriate enhancement of existing, or creation of new natural resource functions and values that differ from those impacted by a proposed action. Enhancement As used in Section 11-02-07.3.E, BR-O: Boise River System Overlay, improvement of natural resource functions and values beyond the minimum required for mitigation and compensation. Greenbelt, Boise River Land within 70 feet of the 6500 c.f.s flow line of the Boise River that may be owned by the City or over which the City may have a right of possession or use and that: A. Is designated by the City Council to be retained in perpetuity for public use for purposes compatible with the aesthetic, wildlife, educational, and recreational values of the Boise River; B.
Will provide unrestricted access to the river; and
C. Will be developed and used to minimize water pollution, provide continuity of the public parks system, and create a buffer where necessary between conflicting land uses. Mitigation As used in Section 11-02-07.3.E, BR-O: Boise River System Overlay, measures to avoid impacts, minimize impacts, restore impacted areas, and compensate for impacts to a natural resource attributable to a proposed action. Boise Zoning Code Rewrite Adoption Draft
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Mitigation Sequence As used in Section 11-02-07.3.E, BR-O: Boise River System Overlay, a prescribed procedure for planning mitigation that requires negative impacts to a natural resource attributable to a proposed action to be mitigated. Natural Resources As used in Section 11-02-07.3.E, BR-O: Boise River System Overlay, all of the plants, animals, and environmental and ecological processes that occur in aquatic, wetland, riparian, and upland environments associated with the Boise River. Natural Resource Functions and Values As used in Section 11-02-07.3.E, BR-O: Boise River System Overlay, environmental, ecological, recreational, historic, and cultural benefits attributable to natural resources that occur in aquatic, wetland, riparian, and upland environments associated with the Boise River. They are further described in the Federal Highway Administration publication titled A Method for Wetland Functional Assessment and the US Army Corps of Engineers publication titled Wetland Evaluation Technique (WET) II. No Net Loss As used in Section 11-02-07.3.E, BR-O: Boise River System Overlay, a measure of the success of mitigation that requires avoidance, minimization, restoration, and compensation of all functions, and values of a natural resource impacted by a proposed action Paths, Bicycle and Pedestrian As used in Section 11-02-07.3.E, BR-O: Boise River System Overlay, paved bicycle paths or unpaved pedestrian paths built within the Boise River System. Paved bicycle paths shall meet the requirements of the Bicycle/Pedestrian Design Manual for Ada County Boise City Pathways Master Plan (and other appropriate and relative design manuals). Side Channel A stream or watercourse, either natural or manmade, that generally flows from or into the Boise River. This includes waterways developed as amenities in residential or commercial developments. Tributary A stream or watercourse, excluding manmade waterways exclusively used for irrigation, that flows into the Boise River that flows for all or a portion of the year. Wetland An area that is inundated or saturated by surface or groundwater at a frequency and duration sufficient to support, and under normal circumstances, supports a prevalence of vegetation typically adapted for life in saturated soil conditions. Wetlands generally include saturated swamps, marshes, bogs, and similar areas. Wetland, Emergent Characterized by erect, rooted, herbaceous hydrophytes, excluding mosses, and lichens. This vegetation is present for most of the growing season in most years. These wetlands are usually dominated by perennial plants. Other common names are "marsh" and "slough." Boise Zoning Code Rewrite Adoption Draft
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Wetland, Forested Wetland areas characterized by wood vegetation over 20 feet tall and possessing an overstory of trees, an understory of young trees or shrubs, and an herbaceous layer. Wetland, Riparian Functions and Values As used in Section 11-02-07.3.E, BR-O: Boise River System Overlay, includes water quality protection and improvement, habitat for fisheries and wildlife, nutrient retention and removal, channel stability, food chain support, flood storage, desynchronization, groundwater recharge and discharge, active, and passive recreation, aesthetics, and cultural resources. See also, Natural Resource Functions and Values. Wetland, Scrub-Shrub Wetland areas that are dominated by woody vegetation less than 20 feet tall. The species include true shrubs, young trees, trees, and shrubs that are stunted because of environmental conditions. Includes types such as alder, willows, dogwood, and red maple. Bottling and Distribution Plant A facility where soft drinks, juice, water, milk, alcoholic drinks, or other liquids are placed in bottles or cans for shipment. This use may include the combination of liquids or syrups to produce new liquids for placement in bottles or cans, the shipping and receiving of cans and bottles related to the operation, and incidental sales of bottled or canned liquids to the public but shall not include the fabrication of bottles or cans. Brewpub, Micro-distillery, or Micro-winery A commercial use that brews ales, beers, meads, distilled drinks, wines, and/or similar beverages on site and serves those beverages on site. Off-site sales are permitted as an accessory use. Building A. For purposes of historic preservation regulations, a resource created principally to shelter any form of human activity. B.
For all other purposes, any structure with substantial walls and roof securely affixed to the land and entirely separated on all sides from any other structure by space or by walls in which there are no communicating doors, windows, or openings, and that is designed or intended for the shelter, enclosure, or protection of persons, animals, or personal property of any kind.
Building, Accessory A building that is subordinate and incidental to the primary building or use on the same lot, but not including any building containing a dwelling unit. Building, Completely Enclosed A building enclosed by a permanent roof and by exterior walls pierced only by windows and normal entrance or exit doors.
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Building Envelope The designated area on a lot within which a building or other structure (including footings) shall be contained, as defined by the setbacks of the underlying zoning district, the Subdivision Plat, or an development approval document issued pursuant to this Code. Building, Existing Any building erected prior to the Effective Date of this Code or one for which a legal Building Permit has been issued. Building, Nonconforming Any building that does not conform to the requirements of this Code. Building, Principal A building in which the principal use of the lot is conducted. Building Materials When used to describe a form of retail use, an establishment that sells large, bulky, or heavy goods generally used in constructing buildings or structures including but not limited to materials such as brick, stone, lumber, decking materials, plumbing supplies, electrical and other wiring, and/or agricultural goods, such as hay, grain, bulk garden supplies, tools, and equipment. Building Official The official or other designated authority charged with the administration and enforcement of adopted building, electrical, mechanical, or plumbing codes, or any combination of these codes. Bulk The size and mutual relationships of buildings and other structures as to size, height, coverage, shape, and location of exterior walls in relation to lot line/property lines, to the center lines of the streets, to other walls of the same building, to other buildings or structures, and to all open spaces relating to the building or structure. This term is also referred to as “massing.” Bulk Storage of Flammable or Dangerous Materials Any operation that stores, uses, or produces materials on-site in sufficient enough quantities to create an immediate risk of impacts beyond the boundaries of the facility. These risks of impacts include those resulting from explosion, fire, migration to waterways, toxic gas release or release of radioactive gases. Bus Stop An area abutting the curbside where passengers board or exit transit. Business The purchase, sale, exchange, or other transaction involving the handling or disposition of any article, substance, or commodity for profit or livelihood; the ownership or management of office buildings, offices, recreation, or amusement enterprises; or the maintenance and use for offices; or professions and trades rendering services.
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C Car Wash A facility for the cleaning of automobiles, providing either self-serve facilities, automated machines, or employees to perform washing operations. Caretaker’s Residence A dwelling on a nonresidential property occupied by a person, and the immediate family of the person, who oversees or guards the operation. Carport A structure open on at least two sides used to house or protect motor vehicles that are owned or operated by the occupants of the primary building. Cellar A storage room(s) located under the main floor or floors of a building and partly or totally below ground level. Channel The bed and banks of a river, stream, tributary, or waterways. Cemetery Land used or designated for the interment of human or animal remains and associated maintenance facilities when operated in conjunction with, and within the boundaries of, such cemetery. Circular Driveway
A driveway with two points of access to a street which may serve a structure, a garage or other approved parking surfaces. City Council The City Council of the City of Boise, Idaho, including the term “Council” as referenced in this Code. City Official A duly appointed member of a Board or Commission of the City of Boise or an employee of the City of Boise charged with carrying out specific duties related to this Code.
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Clear Vision Triangle A. At a street intersection or street and railroad intersection, a clear vision triangle shall be formed horizontally by measuring 40 feet along the roadway edges or roadway and railroad track edges from the intersection of the roadway edges or roadway edge and railroad track and connecting those points, and vertically by measuring between three feet and 10 feet above grade, unless a different dimension or design is required by ACHD.
B.
Where a driveway or alley enters the street right-of-way, a clear vision triangle shall be formed horizontally, by measuring 10 feet into the lot as measured from the sidewalk edge that is closest to the property line (or from the property line if no sidewalk exists), and 20 feet along the sidewalk edge (or property line if no sidewalk exists) parallel to the street, and vertically by measuring between three feet and 10 feet above grade.
Club, Lodge, or Social Hall A building that contains the nonresidential organization of persons for special purposes or for the promulgation of sports, arts, literature, politics, or other common goals, interests, or activities, characterized by membership qualifications, dues, or regular meetings. College or Other Institution of Higher Education An institution that provides full-time or part-time education beyond high school and does not meet the definition of a Trade or Vocational School. This use includes Boise State University. Colony As used in Section 11-03-03.4.B, Beekeeping, Accessory, bees in any hive including queens, workers, and drones.
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Commercial Any activity conducted with the intent of realizing a profit from the sale of goods or services. Commercial Feedlot A lot or parcel on which hogs or cattle are raised, bred, and slaughtered, or where livestock are fed intensively in order to fatten for market, or where livestock are held on a short-term basis prior to slaughter. It does not include short-term holding pens for auction facilities. Common Area/Space Land within a subdivision or development that is designed and intended for the common use or enjoyment of the residents of the development and their guests and is not individually owned. It may include complementary structures and improvements such as a recreation area, parking, or landscaping. Common Party Wall A wall common to but dividing contiguous buildings; such a wall contains no openings and extends from its footing below the finished ground grade to the height of the exterior surface of the roof. Compatible (With Surrounding Development) Characteristics of uses, activities, designs, or facilities that allow them to be located near each other without creating significant negative visual, functional, or operational impacts on each other. Compatibility is determined based on comparing the height, scale, and bulk of structures; levels of activity discernible outside a structure; levels of pedestrian, bicycle, or vehicle traffic; levels of site circulation, site access, or parking activity; levels of landscaping, lighting, noise, odor, architectural features, and building materials for the proposed development with those on existing adjacent developed parcels. Compatibility does not require that two uses, activities, or designs be identical or substantially the same. Community Center A building, together with accessory structures and uses, used for recreational, social, educational, or cultural activities by and for the benefit of community groups and individuals, that is accessible to the general public or to members of the residential development in which it is located, and that is not operated for profit. Compost A humus-like material, produced from composting, that has been stabilized to a degree that is potentially beneficial to plant growth and that is usable as a soil conditioner, top soil, growing medium amendment, or other similar uses to buffer the soil Ph, improve soil aggregation and tilth, reduce erosion, enhance water infiltration and retention, increase soil porosity and aeration, slow the rate of temperature change in soil, provide food for soil microorganisms, or enhance availability of micronutrients in soils. Composting Facility A facility where organic matter that is derived primarily from off-site is processed by composting and/or is processed for commercial purposes. Activities of a composting facility may include management, collection, transportation, staging, composting, and curing. Comprehensive Plan The most current Comprehensive Plan officially adopted for the City and as subsequently amended.
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Concentrated Feeding Area That part of a site in which animals are raised or kept in a confined area at some location within the parcel or reserve area. A concentrated feeding area may include any feeding or holding operation where animals are concentrated in an area that is: A. Not normally used for pasture or growing crops and in which animal waste may accumulate, or B.
Any trough or similar feeding apparatus.
Conditional Use A use that, because of special requirements or characteristics, may be allowed in a particular zoning district only after review by the Planning and Zoning Commission and granting of a Conditional Use Permit imposing such conditions as necessary to make the use compatible with other uses permitted in the same zoning district or vicinity. Conditional uses are issued for uses of land and are transferable from one owner of the land to another. Conference or Event Center A facility designed to accommodate and support meetings or conferences. The facility may be either freestanding or incorporated into a hotel or office facility and may include eating and drinking facilities. Construction, New A structure designed, intended, constructed, erected, or moved for the first user. “First user” means the person, firm, or corporation who initially installs factory-built or otherwise newly constructed structures within the City. A person who subsequently purchases a structure that is wholly or partially factory-built or otherwise newly constructed is not a first user within the meaning of this definition. Construction Office A moveable or modular structure or trailer used for the storage of construction materials and/or the offices or work spaces for construction managers or workers during the time a principal or accessory building is being constructed. Continuing Care Retirement Facility An establishment for care of the elderly that has common facilities and provides licensed intermediate and skilled nursing facilities for its residents, as well as other supportive services. This use generally incudes a variety of housing types and provides a variety of levels of assistance and care so that its residents may obtain higher levels of care and service as they age without having to move to another residential care facility. Contractor Shop and Yard A building and related outdoor areas used to store and maintain construction equipment and other materials and facilities customarily required in the building trade by a construction contractor. This use may include showrooms and shops for the display and sale of electrical, plumbing, heating, air conditioning, sheet metal, and other material in connection with contracting services. Convalescent or Nursing Home An extended or intermediate care establishment licensed by the State of Idaho, that maintains and operates continuous day and night facilities providing room and board, personal services, and skilled Boise Zoning Code Rewrite Adoption Draft
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nursing care to individuals who, by reason of advanced age, chronic illness, or infirmity, are unable to care for themselves. Such home does not contain equipment for surgical care or for the treatment of injury. Critical Root Zone The area of soil around a tree where the minimum amount of roots considered critical to the structural stability or health of the tree are located. The critical root zone radius is ¼ of one foot per caliper inch measured diameter at breast height of the tree. For example, a tree with a 20 inch diameter will have a critical root zone radius of five feet. Cul-de-sac A dead-end street with turnaround space at its terminus. Cut To grade into a hillside in order to create a flat area or to steepen a bank. The mechanical removal of earth material. Cut and Fill The excavating of earth material in one place and depositing of it as fill in a different place.
D Damaged or Dilapidated Building A primary or accessory building or structure that by reason of inadequate maintenance, damage by fire, flood, vandalism, obsolescence, or abandonment, is unsafe, unsanitary, constitutes a fire hazard, or that no longer complies with the applicable Building Code requirements for a building of its type, or is otherwise dangerous to human life. Dedication The setting apart of land or interests in land for use by the public. Land becomes dedicated when accepted by the applicable governmental body as a public dedication, either by Code or resolution. Design Review Commission (DRC) The City of Boise Design Review Commission that reviews all development proposals within the Design Review Overlay Districts or subject to the adopted Citywide Design Standards and Guidelines and the Downtown Design Standards and Guidelines, and as indicated in Table 11-05.1: Summary of Review and Decision-Making Procedures, Sections 11-05-04, Common Procedures and 11-05-05, Specific Procedures. Design Standards and Guidelines, Citywide The adopted document containing the building location and orientation, internal circulation, site design elements, building design, and landscaping standards for Multiple-Family and nonresidential development outside of the Boise Downtown Planning Area. Design Standards and Guidelines, Downtown The adopted document containing the building location and orientation, internal circulation, site design elements, and building design standards for Multiple-Family and nonresidential development in the Boise Downtown Planning Area, as amended.
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Designated Water Provider A municipal water provider that has prepared the requisite Assured Water Supply Examination of its water supply resources and obtained approval from the designated water resource official for a specific amount of assured water supply for future development. Development, New Any development for which a planning application has been filed on or after the Effective Date of this Code or approval of which has been extended on or after the Effective Date of this Code. Diameter at Breast Height The measure of tree trunk diameter measured at 54 inches above the ground. Director, Planning The person appointed by the Mayor to be generally responsible for planning and zoning activities in the City and for the administration of this Code, also referred to as the “Planning Director.” Display, Outdoor Placement of items out-of-doors (i.e., not within a building) for show and sale to the general public. Examples include garden supplies or outdoor furniture placed in commercial parking lots in spring and summer time. This use does not include any use meeting the definition of “Outdoor Storage” or “Junkyard, Vehicle Salvage”. District, Zoning A geographically defined area of land within the City of Boise, as set forth in Chapter 11-02, Zoning Districts. District, Overlay A zoning district that adds a requirement(s) to the standards of the underlying zoning district(s). Downtown Planning Area The distinct planning area identified in the Comprehensive Plan bounded on its southwest side by the Boise River, the Boise Bench and Beacon Avenue, and generally by Broadway/Avenue A on the southeast, Fort Street on the northeast, and 16th, 19th Street and Idaho Streets on the northwest.
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Figure 6.8. Downtown Planning Area Boundary Map
Drive, Service A privately owned and maintained drive that provides access to commercial, industrial or Multiple-Family Dwelling parking lots and spaces, loading spaces, drive-up windows, or other areas that need a provision of access. This term is also referred toas “drive aisle.” Drive-Through Facility A facility, building feature, or equipment at which an occupant of a vehicle may make use of the service or business without leaving their vehicle. Driveway A private access connecting a building such as a house or garage, with a street. Driveway, Common A shared access that provides public or private street frontage and serves for ingress and egress for multiple residential parcels or lots. Driveway, Shared A shared access that provides for ingress and egress and serves multiple residential parcels or lots, each having individual public or private street frontage. Dwelling A building or portion of a building containing one or more dwelling units. The term "dwelling" does not include any recreational vehicle, motel, hotel, guest house, or boarding house as defined in this Code. Dwelling, Co-Housing A residential building that contains four or more individual bedrooms where each bedroom is designed for occupancy by one or two individuals, and in which residents are required to sign individual occupancy Boise Zoning Code Rewrite Adoption Draft
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agreements or leases for a period of at least 28 consecutive days. Each bedroom may, but need not, contain food preparation, sanitary facilities, or both. The building may contain some combination of shared bath or toilet facilities and/or shared cooking or eating facilities for occupants. This use includes but is not limited to single-room occupancy facilities, student housing, and both non-profit and for-profit housing cooperatives, but does not include any facility meeting the definition of an FHAA Group Home, Recovery Residence, or Boarding House use. Dwelling, Cottage Village A residential development that combines a group of small individual single-family dwelling units, oriented around an open space for communal use of the residents of the development. This definition shall not include any use meeting the definition of a Manufactured Home Park. Dwelling, Duplex A single building containing two dwellings on a single lot where each dwelling includes a separate bathroom and kitchen. The two units shall be able to function as dwelling units independently of each other, but may be located side-by-side, in front and behind, or above and below each other. Dwelling, Fourplex A single building on a single lot containing four dwelling units under one roof, each of which is designed for use and occupancy by one household. Dwelling, Live/Work A dwelling unit containing an integrated living and working space, and in which the living area is located above or behind the working space. Dwelling, Manufactured Home A. For purposes of flood protection regulations, a structure, transportable in one or more sections, that is built on a permanent chassis and is designed for use with or without a permanent foundation when attached to the required utilities. The term "Manufactured Home" does not include a "recreational vehicle." B.
For all other purposes, a factory-built structure that is manufactured or constructed in compliance with the National Manufactured Housing Construction and Safety Standards Act of 1974, that became effective July 15, 1976, and is to be used as a place for human habitation, but that is not constructed or equipped with a permanent hitch or other device allowing it to be moved other than for the purpose of moving to a permanent site, and that does not have permanently attached to its body or frame any wheels or axles. Structures that are not manufactured or constructed a in compliance with the National Manufactured Housing Construction and Safety Standards Act of 1974 are not Manufactured Homes and are prohibited within the city.
Dwelling, Multiple-Family One or more buildings or portion of buildings on a single lot that contains five or more individual dwelling units, where each unit is occupied by one household regardless of whether the dwelling units are owned or rented or condominium units. This definition includes Permanent Supportive Housing and shall not include "Dwelling, Single-family Attached," Dwelling, Duplex,” “Dwelling, Triplex,” “Dwelling, Fourplex,” or " Accessory Dwelling Unit.” Boise Zoning Code Rewrite Adoption Draft
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Dwelling, Single-Family Attached Two or more attached single-family dwelling units attached side by side under one roof, or in a townhouse or row house layout in which each unit: A. Shares one or two interior common vertical side or rear walls reaching from the building foundation to the roof structure; B.
Has an entrance facing and giving direct entrance from the dwelling unit to at least one public or private street fronting the lot on which the unit is located; and
C. Is designed for use and occupancy for one household. Dwelling, Single-Family Detached A residential building designed for use and occupancy by no more than one household or by any group residence in which eight or fewer unrelated persons with disabilities or elderly persons reside and who are supervised at the group residence in connection with their disability or age related infirmity (including but not limited to FHAA Group Home Small) and not attached at any point to a primary building intended for occupancy by another household (except an approved Accessory Dwelling Unit) or for any other principal use. Dwelling, Tiny House A residence that is 400 square feet or less that is located on a permanent foundation and has allowances for lower ceiling heights, lofts, use of alternate stairways, ladders, alternating tread devices, Ships ladders. and egress roof access windows as noted in Appendix Q adopted in the International Residential Code. Dwelling, Triplex A single building on a single lot containing three dwelling units under one roof, each of which is designed for use and occupancy by one household. Dwelling Unit A building designed for or used as a residence for not more than one household, constituting a separate and independent housekeeping unit, with a single kitchen permanently installed. A dwelling unit may be occupied by a household by up to five unrelated individuals, or by persons with a disability or elderly persons living in a group home as defined in this Code. The term does not imply or include types of occupancy such as lodging or boarding house, club, sorority, fraternity, or hotel.
E Easement A grant by the landowner of the right to use the owner's land for specific purposes. Electric Vehicle (EV) A vehicle that is either powered fully or partially by electric power. Electric Vehicle (EV) Capable The installation of electrical and wiring infrastructure to support electric vehicle charging infrastructure to include electrical panel capacity with a dedicated branch circuit(s) and continuous raceway to parking spaces where future electric vehicle charging will be located.
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Chapter 11-06 Definitions Section 11-06-03. Definitions
Electric Vehicle Charging Facility A facility or area at which electric vehicles can obtain electrical current to recharge batteries. Electric Vehicle Charging Facility, Level 2 An electric vehicle charging equipment that supplies electrical power for charging an electric vehicle using a 240 volt power source. Electric Vehicle Charging Facility, DC Fast Charger Electric vehicle charging equipment, also referred to as a Level 3 charging facility, that supplies electrical power for charging an electrical vehicle using a 480 volt power source. Electric Vehicle (EV) Installed A parking space that includes the requirements of Electric Vehicle Capable and Electric Vehicle Ready with the addition of an operable electric vehicle charger. Electric Vehicle (EV) Ready A parking space that includes the requirements of Electric Vehicle Capable with the addition of conduit with wiring terminating in a junction box or 240 volt charging outlet at parking spaces where future electric vehicle charging will be located. Erosion The process by which the soil and rock components of the earth's crust are worn away and removed from one place to another by natural forces such as wind and water.
F Façade The outer wall of a building, regardless of whether it faces a street, alley, public area, natural feature, or other developed or undeveloped property. Façade Modulation Stepping back or extending forward a portion of a building façade. Family A group of individuals functioning as a single and independent housekeeping unit or persons occupying a home as defined in this Code, including but not limited to any group of persons whose right to live together or without undue restrictions are protected by the provisions of the federal Fair Housing Act Amendments of 1988, as defined in that Act and interpreted by the courts, or by any similar legislation of the State of Idaho. Also referred to as Household. Fill A deposit of earth material placed by mechanical means. Financial Institution An establishment that provides banking services, lending, or similar financial services to individuals and businesses. This definition includes those institutions engaged in the on-site circulation of cash money and check-cashing facilities, but shall not include bail bond brokers.
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Chapter 11-06 Definitions Section 11-06-03. Definitions
Fire, Police, or Public Safety Facility A center operated by a government agency, for the protection of citizens and property from, and for providing public responses to, crime, fire, injury, or other emergencies. This use may include administrative offices, storage of equipment, temporary detention facilities, and the open or enclosed parking of patrol vehicles. Firing Range, Indoor A controlled area of activity inside an enclosed building specifically designed for the discharging of firearms at targets. Flood Protection-Related Definitions Accessory or Appurtenant Use or Structure A use or structure which is subordinate to the principal use structure on the same parcel and which serves a purpose customarily incidental to the principal use or structure. The accessory use or structure shall not include a dwelling unit or be used for human habitation. Area of Shallow Flooding (ASF) An area shown on the flood insurance rate map as an AO zone with base flood depths from one to three feet where a clearly defined channel does not exist, where the path of flooding is unpredictable and indeterminate, and where velocity flow may be evident. These areas are also referred to as the alluvial fans if velocity data is provided on the FIRM and are characterized as sheet flow. Area of Special Flood Hazard (ASFH) The land in a floodplain within Boise City which are subject to flooding from the base flood (or 100 year flood). These areas are also referred to as the Special Flood Hazard Area (SFHA). Designation on maps always include the letters A or V. Base Flood The flood having a one percent chance of being equaled or exceeded in any given year and is synonymous with "one-percent flood" and "100 year flood." Base Flood Elevation (BFE) A determination by the Federal Insurance Administrator of the water surface elevations of the base flood, that is, the flood level that has a one percent or greater chance of occurrence in any given year. When the BFE has not been provided in a Special Flood Hazard Area, it may be obtained from engineering studies available from a federal, state, or other source using FEMA-approved engineering methodologies. This elevation, when combined with the Freeboard, establishes the Flood Protection Elevation. Base Flood Height in Areas of Shallow Flooding The height expressed in feet above adjacent grade to which flood waters can be expected to rise during a base flood. This height is determined by the Federal Insurance Administrator and is shown on the Flood Insurance Rate Map (FIRM). Adjacent grade is the highest natural elevation of the ground surface prior to construction next to the proposed walls of a structure.
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Chapter 11-06 Definitions Section 11-06-03. Definitions
Basement Any area of the building with its floor sub-grade (below ground level) on all sides. Check Dam A structure erected in a floodway which does not exceed 10 feet in height or impound more than fifty acre feet of water. For the purposes of Section 11-02-07.3.F, energy dissipating devices shall be considered to be check dams. Crawl Space The area of a house or structure between the lowest finish floor and the bottom of the foundation excavation enclosed by continuous foundation walls. Critical Facility A facility for which even a slight chance of flooding might be too great. Critical faculties include, but are not limited, to schools, nursing homes, hospitals, police, fire and emergency response installations, installations which produce, use, or store hazardous materials or hazardous waste. Development Any man-made change to improved or unimproved real estate, including, but not limited to, buildings or other structures, mining, dredging, filling, grading, paving, excavation or drilling operations, or storage of equipment or material. Elevated Building For insurance purposes, a non-basement building which has its lowest elevated floor raised above ground level by foundation walls, slabs, shear walls, post, piers, pilings, or columns. Elevation Certificate The Elevation Certificate is an administrative tool of the National Flood Insurance Program (NFIP). It is used to determine the proper flood insurance premium rate; it is used to document elevation information; and it may be used to support a request for a Letter of Map Amendment (LOMA) or Letter of Map Revision based on fill (LOMR-F). Existing Manufactured Home Park or Subdivision A Manufactured Home community or subdivision for which the construction of facilities for servicing the lots on which the Manufactured Homes are to be affixed (including, at a minimum, the installation of utilities, the construction of streets, and either final site grading or the pouring of concrete pads) is completed before the Effective Date of the adopted floodplain management regulations. Expansions to an Existing Manufactured Home Community or Subdivision The preparation of additional sites by the construction of facilities for servicing the lots on which the Manufactured Homes are to be affixed (including the installation of utilities, the construction of streets, and either final site grading or the pouring of concrete pads). Federal Emergency Management Agency (FEMA) The agency with the overall responsibility of administering the national flood insurance program (NFIP). Boise Zoning Code Rewrite Adoption Draft
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Chapter 11-06 Definitions Section 11-06-03. Definitions
Flood or Flooding A. A general and temporary condition of partial or complete inundation of normally dry land areas from:
B.
1.
The overflow of inland or tidal waters.
2.
The unusual and rapid accumulation or runoff of surface waters from any source.
3.
Mudslides (i.e., mudflows) which are proximately caused by flooding as defined in paragraph 2.a. of this definition and are akin to a river of liquid and flowing mud on the surfaces of normally dry land areas, as when earth is carried by a current of water and deposited along the path of the current.
The collapse or subsidence of land along the shore of a lake or other body of water as a result of erosion or undermining caused by waves or currents of water exceeding anticipated cyclical levels or suddenly caused by an unusually high water level in a natural body of water, accompanied by a severe storm, or by an unanticipated force of nature, such as flash flood or an abnormal tidal surge, or by some similarly unusual and unforeseeable event which results in flooding as defined in paragraph 1.a. of this definition.
Flood Insurance Rate Map (FIRM) An official map of a community, on which the Federal Insurance Administrator has shown both the special flood hazard areas and the risk premium zones applicable to the community. A FIRM that has been made available digitally is called a Digital Flood Insurance Rate Map (DFIRM). Flood Insurance Study (FIS) An examination, evaluation, and determination of flood hazards and, if appropriate, corresponding water surface elevations; or an examination, evaluation, and determination of mudslide (i.e., mudflow) and/or flood-related erosion hazards. Also known as a Flood Elevation Study. Floodplain or Flood-Prone Area Any land area susceptible to being inundated by water from any source (see definition of "flooding"). Floodplain Management The operation of an overall program of corrective and preventive measures for reducing flood damage, including, but not limited to, emergency preparedness plans, flood control works, and floodplain management regulations. Floodplain Management Regulations Zoning ordinances, subdivision regulations, building codes, health regulations, special purpose ordinances (such as a floodplain ordinance, grading ordinance, and erosion control ordinance), and other applications of police power. The term describes such state or local regulations, in any combination thereof, which provide standards for the purpose of flood damage prevention and reduction. Flood-Proofing Any combination of structural and non-structural additions, changes, or adjustments to structures which reduce or eliminate potential flood damage to real estate or improved real property, water and sanitary facilities, structures, and their contents. Boise Zoning Code Rewrite Adoption Draft
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Chapter 11-06 Definitions Section 11-06-03. Definitions
Flood Protection Elevation (FPE) The Base Flood Elevation plus the Freeboard. A. In "Special Flood Hazard Areas" where Base Flood Elevations (BFEs) have been determined, this elevation shall be the BFE plus two feet of freeboard; and B.
In "Special Flood Hazard Areas where no BFE has been established, this elevation shall be at least two feet above the highest adjacent grade.
Floodway (FW) The channel of a river or other watercourse and the adjacent land areas that shall be reserved in order to discharge the base flood without cumulatively increasing the water surface elevation more than a designated height. Floodway Fringe (FF) The area between the floodway boundary and the outer limits of the 100 Year Flood. These lands within Boise City are subject to flooding from the Base Flood (a.k.a. the 100 year Flood) and are also referred to as part of the floodplain or the Area of Special Flood Hazard located outside of the floodway. Freeboard A factor of safety usually expressed in feet above a flood level for the purposes of floodplain management. Freeboard tends to compensate for the many unknown factors that could contribute to flood heights greater than the height calculated for a selected size flood and floodway conditions, such as wave action, obstructed bridge openings, debris and ice jams, and the hydrologic effects of urbanization in a watershed. The Base Flood Elevation (BFE) plus the freeboard establishes the Flood Protection Elevation (FPE). Freeboard shall be a minimum of two feet. Gulches, Foothills Regulated gulches located in the foothills surrounding the City that are subject to flash flooding, where the Federal Emergency Management Agency or the Public Works Department have determined Floodway and Floodway Fringe zones. Foothill gulches include, but are not limited to: A. Seaman's Gulch; B.
Stuart Gulch;
C. Pierce Park Gulch; D. Polecat Gulch; E.
Crane Creek;
F.
Hulls Gulch;
G. Cottonwood Gulch; and H. Warms Springs Gulch. Gulch floodplains and associated alluvial fans (AO zones) are regulated under the floodplain regulations of this Code when specific flood studies or determinations have been approved by the City.
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Chapter 11-06 Definitions Section 11-06-03. Definitions
Letter of Map Amendment (LOMA) An official amendment by letter, to an effective National Flood Insurance (NFIP) map. A LOMA establishes a property's or structure's location in relation to the Special Flood Hazard Area (SFHA). LOMAs are usually issued because a property or structure has been inadvertently mapped as being in the floodplain but is actually on natural high ground above the base flood elevation. Letter of Map Revision (LOMR) FEMA's modification to an effective Flood Insurance Rate Map (FIRM) or a Flood Boundary and Floodway Map (FBFM) or both. LOMRs are generally based on the implementation of physical measures that affect the hydrologic or hydraulic characteristics of a flooding source and thus result in the modification of the existing regulatory floodway, the effective Base Flood Elevations (BFEs), or the Special Flood Hazard Area (SFHA). The LOMR officially revises the Flood Insurance Rate Map (FIRM) or Flood Boundary and Floodway Map (FBFM), and sometimes the Flood Insurance Study (FIS) report, and when appropriate, includes a description of the modifications. The LOMR is generally accompanied by an annotated copy of the affected portions of the FIRM, FBFM, or FIS report. Letter of Map Revision Based on Fill (LOMR-F) FEMA's modification of the Special Flood Hazard Area (SFHA) shown on the Flood Insurance Rate Map (FIRM) based on the placement of fill outside the existing regulatory floodway. The LOMR-F does not change the FIRM, FBFM, or FIS report. Letter of Map Revision Conditional (CLOMR) A formal review and comment as to whether a proposed flood protection project or other project complies with the minimum NFIP requirements for such projects with respect to delineation of special flood hazard areas. A CLOMR does not revise the effective Flood Insurance Rate Map (FIRM) or Flood Insurance Study (FIS). Upon submission and approval of certified as-built documentation, a Letter of Map Revision (LOMR) may be issued by FEMA to revise the effective FIRM. Building Permits and/or Flood Development Permits cannot be issued based on a CLOMR, because a CLOMR does not change the NFIP map. Levee A levee is a continuous dike or ridge, constructed of earth or other materials that confines flood waters (excluding landfill). Lowest Floor The lowest floor of the lowest enclosed area (including basement). An unfinished or flood resistant enclosure, usable solely for parking of vehicles, building access, or storage, in an area other than a basement area, is not considered a building's lowest floor, provided that such enclosure is not built so as to render the structure in violation of the applicable non-elevation design requirements of Section 11-02-07.3.F. Manufactured Home Community or Subdivision A parcel (or contiguous parcels) of land divided into two or more Manufactured Home lots for rent or sale.
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Chapter 11-06 Definitions Section 11-06-03. Definitions
Mobile Home A transportable, factory-built home designed to be used as a year-round residential dwelling and built prior to enactment of the National Housing include and Safety Standards Act of 1974, which became effective July 15, 1976. Mobile Homes are not permitted within the City. Mobile Home Park or Subdivision Any area, tract, plot, or parcel of land, developed and designed primarily for placement of mobile homes located and maintained for dwelling purposes on a permanent or semi-permanent basis. New Construction For floodplain management purposes, a structure for which the start of construction commenced on or after the Effective Date of a floodplain management regulation adopted by a community and includes any subsequent improvements to such structures. Any construction started after April 17, 1984, and before the effective start date of this floodplain management ordinance is subject to the ordinance in effect at the time the permit was issued, provided the start of construction was within 180 days of permit issuance. New Development Any development for which final approval entitling the applicant to proceed with the development was issued on or after the Effective Date of Section 11-02-07.3.F. New Manufactured Home Community or Subdivision A Manufactured Home Community or Subdivision for which the construction of facilities for servicing the lots on which the Manufactured Homes are to be affixed (including at a minimum, the installation of utilities, the construction of streets, and either final site grading or the pouring of concrete pads) is completed on or after the Effective Date of adopted floodplain management regulations. Nonresidential Structure A building other than a residential structure. The term includes but is not limited to: buildings used for places of assembly, education, child care, business, maintenance, storage, manufacturing, government, hospitals, sanitariums, and nursing homes. One-Hundred Year Flood The flood having a one percent chance of being equaled or exceeded in any given year and is synonymous with “Base Flood.” Ordinary High Water Mark (OHWM) The line which the water impresses on the soil by covering it for sufficient periods to deprive the soil of its vegetation and destroy its value for agricultural purposes. Recreational Vehicle For floodplain management purposes, a recreational vehicle is a vehicle which is: (a) built on a single chassis, and (b) 400 square feet or less when measured at the largest horizontal projections, and (c) designed to be self-propelled or permanently towable by a light duty truck, and (d) designed primarily not for use as a permanent dwelling but as temporary living quarters for recreational, camping, travel, or seasonal use.
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Chapter 11-06 Definitions Section 11-06-03. Definitions
Regulatory Floodway (See Floodway) The channel of a river or other watercourse and adjacent land areas that shall be reserved in order to discharge the base flood without cumulatively increasing the water surface elevation more than one foot. Residential Structure A building used as a dwelling for one or more persons. The term includes, but is not limited to houses, mobile homes, apartment buildings, lodging homes, dormitories, (and the guest or patient rooms of), hotels, and motels. The term also includes accessory use areas used in conjunction with and forming an integral part of a residential structure. Special Flood Hazard Area (SFHA) Land in the floodplain within a community subject to a one percent or greater chance of flooding in any given year. For purposes of these regulations, the term "special flood hazard area" is synonymous in meaning with the phrase "Area of Special Flood Hazard". Start of Construction A. Includes substantial improvement, and means the date the Building Permit was issued, provided the actual start of construction, repair, reconstruction, rehabilitation, addition placement, or other improvement was within 180 days of the permit date. The actual start means either the first placement of permanent construction of a structure on a site, such as the pouring of slab or footings, the installation of piles, the construction of columns, or any work beyond the stage of excavation; or the placement of a Manufactured Home on a foundation. B.
Permanent construction does not include land preparation, such as clearing, grading, and filling; nor does it include the installation of streets and/or walkways; nor does it include excavation for a basement, footings, piers, or foundations or the erection of temporary forms; nor does it include the installation on the property of accessory buildings, such as garages or sheds not occupied as dwelling units or not part of the main structure. For a substantial improvement, the actual start of construction means the first alteration of any wall, ceiling, floor, or other structure part of a building, whether or not that alteration affects the external dimensions of the building.
Structure For the purpose of floodplain regulations, a structure is a walled and roofed building, including a gas or liquid storage tank that is principally above ground, as well as a Manufactured Home. Substantial Damage Damage of any origin sustained by a structure whereby the cost of restoring the structure to its before-damaged condition would equal or exceed 50 percent of its assessed value before the damage occurred. See definition of "substantial improvement". Substantial damage also means flood-related damage sustained by a structure on two separate occasions during a 10 year period for which the cost of repairs at the time of each such flood event, on the average, equals or exceeds 25 percent of the market value of the structure before the damage occurred.
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Chapter 11-06 Definitions Section 11-06-03. Definitions
Substantial Improvement Any reconstruction, rehabilitation, addition, or other improvement of a structure, the cost of which equals or exceeds 50 percent of the assessed value of the structure before the "start of construction" of the improvement. This term includes structures which have incurred "substantial damage", regardless of the actual repair work performed. The term does not, however, include either: A. Any project for improvement of a structure to correct existing violations of state or local health, sanitary, or safety code specifications which have been identified by the local code enforcement official and which are the minimum necessary to assure safe living conditions; or B.
Any alteration of a "historic structure", provided that the alteration will not preclude the structure's continued designation as a "historic structure" and the alteration is approved by variance issued pursuant to this ordinance.
Unnumbered "A Zone" An area shown on the Flood Insurance Rate Map as an "A Zone" in which base flood depths and a clearly defined channel are not shown. Violation The failure of a structure or other development to be fully compliant with the community's floodplain management regulations. A structure or other development without the Finished Construction Elevation Certificate, other certifications, or other evidence of compliance required in 44 CFR Parts 60.3(b)(5), (c)(4), (c)(10), (d)(3), (e)(2), (e)(4), or (e)(5) is presumed to be in violation until such time as that documentation is provided. Food Kitchen A facility providing food at mealtimes to people with limited financial resources, including people who are homeless. Food Truck, Mobile A motor vehicle or trailer with a current vehicle registration designed and equipped for the preparation and sale of food and/or beverages. Food Truck Court An area of land on which one or more Food Trucks sell food and/or beverages to the public, and on which the public may consume food and/or beverages. Foothills Planning Area The planning area within the City of Boise’s Area of City Impact characterized by critical wildlife and plant habitat, watershed and riparian environments, agricultural uses, and abundant recreational opportunities.
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Chapter 11-06 Definitions Section 11-06-03. Definitions
Figure 6.9. Foothills Planning Area Map
Forest Reserve or Recreation Area An area that preserves or protects forests, associated endangered species, critical environmental features, view sheds, or other natural elements and may include associated recreational uses such as hiking and nature observation. Fraternity or Sorority House A building or portion of a building used for sleeping accommodations, with or without accessory common rooms and cooking and eating facilities, for groups of students where the students living in the building are enrolled at the same college or university, are active members of the same fraternity or sorority, and the fraternity or sorority has been officially recognized by and maintains active affiliation with the college or university. This use shall also include a building or portion of a building in which individual rooms or apartments are leased to individuals, regardless of the ownership of the building, provided that the students living in the building are enrolled at the same college or university, are active members of the same fraternity or sorority, and the fraternity or sorority has been officially recognized by and maintains active affiliation with the college or university. Fulfilment Center A facility that is used for the receipt of bulk products and the storage, separation, and distribution of those products on an individual basis to individual end-user consumers. A fulfilment center’s primary
function is moving a shipment from one mode of transport to vehicles with rated capacities less than 10,000 pounds, for delivery directly to consumers or end-users. This includes e-commerce activities.
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Chapter 11-06 Definitions Section 11-06-03. Definitions
G Golf Course A tract of land typically laid out for at least nine holes for playing the game of golf that may include a clubhouse, dining and snack bars, pro shop, and practice facilities. Group Home, FHAA Large A residential dwelling or facility where nine or more persons are living together with staff providing care, supervision, and treatment for the exclusive use of citizens whose rights to live together or without undue restrictions are protected by the provisions of the federal Fair Housing Amendments Act of 1988, as defined in that Act and interpreted by the courts, or by any similar legislation of the State of Idaho, including but not limited to facilities providing housing for people with disabilities or with mental illnesses. Group Home, FHAA Small A residential dwelling or facility where eight or fewer persons are living together with staff, as a single housekeeping unit providing care, supervision, and treatment for the exclusive use of citizens whose rights to live together or without undue restrictions are protected by the provisions of the federal Fair Housing Amendments Act of 1988, as defined in that Act and interpreted by the courts, or by any similar legislation of the State of Idaho, including but not limited to facilities providing housing for people with disabilities or with mental illnesses.
H Hazardous Materials Hazardous or toxic material or substance, as set forth in Title 40, Code of Federal Regulations, Parts 116.4, 261.30 et seq., 302.4 and/or 355. Hearing Examiner A City employee, or a person or firm on contract with the City, who reviews specific types of applications under authority delegated by a City decision-making body and/or makes decisions on some or all of those types of decisions pursuant to criteria established by City Council. Helipad/Heliport A level area or pad, either at ground level or on a roof-top, where helicopters land and take off. Hillside and Foothill Areas Areas with topographical slopes of 15 percent or greater, or where adverse slope stability, erosion, or sedimentation are likely to cause damage. Historic Design Overlay Definitions For the purposes of this Code, the following terms, phrases, and words shall have the meanings shown below. Additional definitions may be found in the Design Guidelines for Residential Historic Districts available in the Boise City Planning and Development Services Department. In the event of a conflict, the definitions in this Section shall apply.
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Chapter 11-06 Definitions Section 11-06-03. Definitions
Acquisition The act or process of acquiring fee title or interest other than fee title of real property (including acquisition of development rights or remainder interest). Addition Any construction that increases the size of a building or structure in terms of site coverage, height, length, width, or gross floor area. Alterations Any act or process that changes one or more exterior features of a building or site. Construction, replacement, or erection of new buildings, structures, objects, or improvements. Certificate of Appropriateness The document issued by the Historic Preservation Commission or staff for any and all alterations (not including ordinary repairs per Sections 11-05-05.2.C and 11-05-05.3.B within a designated historic district. Change in Zoning Classification A change of zoning classification refers to any application for property located within a designated historic district for a rezoning. Character Defining Façade Any elevation that contains features that helps to define a structure's significance. Comprehensive Historic Preservation Planning The organization into a logical sequence of preservation information pertaining to identification, evaluation, registration, and treatment of historic properties, and setting priorities for accomplishing preservation activities. Contributing A contributing building, site, structure, or object adds to the historic architectural qualities, historic associations, or archeological values for which a property is significant because (a) it was present during the period of significance and possesses historic integrity reflecting its character at that time or is capable of yielding important information about the period, or (b) it individually meets the National Register eligibility criteria. Demolition Any act or process that permanently, substantially destroys or razes any building, site, structure, or object in whole or in part. Demolition by Neglect Any act or omission that destroys or contributes to the destruction of a building. Exterior Features The architecture, color, size, location, type, style, kind, texture, design, general arrangement, and material of a building, site, structure, or object, including but not limited to, windows, doors, light fixtures, signs, appurtenant fixtures, streets, streetscapes, sidewalks, and landscaping. Boise Zoning Code Rewrite Adoption Draft
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Chapter 11-06 Definitions Section 11-06-03. Definitions
Historic Design District (Referred to as "HD-O" Overlay) Any area designated as such by ordinance that includes or encompasses such historic buildings, sites, structures, or objects as the Commission may determine to be appropriate for historic preservation. Such designated district or districts need not be a single enclosed area nor do the areas or sites have to be contiguous to constitute a district. A district may include contributing, non-contributing, or undeveloped properties. Historic districts may be residential, non-residential (commercial), or a combination of the two. The type of building within a combined district will determine if the commercial or residential guidelines apply. Historic Easement Any easement, restriction, covenant, or condition running with the land designed and designated to preserve, maintain, and enhance all or part of the existing state of places of historical, architectural, archeological, educational, or cultural significance. Historic Institutional Use Any school (public or private), church, or other place of religious worship, commercial service use, or office use within a Character Overlay District that is significant to the history, architecture, or culture of the district. Historic Landmark A district, site, building, structure, or object that possesses exceptional significance in history, architecture, engineering, archeology, or culture at the national, state, or local level and has been designated as an historic landmark through the public hearing process. Historic Preservation The research, protection, restoration, and rehabilitation of buildings, sites, structures, objects, or districts significant in the history, architecture, archeology, or culture of the state, its communities, or the nation. Historic Structure Any structure that is: A. Listed individually in the National Register of Historic Places (a listing maintained by the Department of the Interior) or preliminarily determined by the Secretary of the Interior as meeting the requirements for individual listing on the National Register. B.
Certified or preliminarily determined by the Secretary of the Interior as contributing to the historical significance of a registered historic district or a district preliminarily determined by the Secretary to qualify as a registered historic district.
C. Individually listed on a state inventory of historic places in states with historic preservation programs which have been approved by the Secretary of the Interior; or individually listed on a local inventory of historic places in communities with historic preservation programs that have been certified either: 1.
By an approved state program as determined by the Secretary of the Interior or
2.
Directly by the Secretary of the Interior in states without approved programs.
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Chapter 11-06 Definitions Section 11-06-03. Definitions
Improvement A valuable addition made to property (usually real estate) or an amelioration in its condition, amounting to more than mere repairs or replacement, costing labor or capital, and intended to enhance its value, beauty, or utility or to adapt it for new or further purposes. Generally, buildings, but may also include any permanent structure or other development, such as a street, sidewalks, sewers, or utilities. Integrity The ability of a property to convey its significance; includes the concepts of location, design, setting, materials, workmanship, feeling, and association. Inventory A list of historic properties determined to meet specified criteria of significance. National Register The National Register of Historic Places. A list established by the National Historic Preservation Act of 1966 (as amended) and codified in 36CFR60 (as amended) of buildings, sites, structures, objects, and districts having local, state, or national historical, architectural, or cultural significance and considered worthy of preservation. National Register Criteria The established criteria for evaluating the eligibility of properties for inclusion in the National Register of Historic Places. For further information on the criteria refer to the National Park Service website, National Register of Historic Places. New Construction Construction of an entire structure. Noncontributing A noncontributing building, site, structure, or object may possess characteristics that make it important to the overall historic character of the district such as, but not limited to, mass, scale, streetscape features, setbacks, or proximity to contributing structures. A building, site, structure, or object within a district may be noncontributing because (a) it was not present during the period of significance, (b) due to alterations, disturbances, additions, or other changes, it no longer possesses historic integrity reflecting its character at that time or is incapable of yielding important information about the period, or (c) it does not individually meet the National Register eligibility criteria. A noncontributing building, site, structure, or object that is within an historic district remains subject to the Historic Preservation Ordinance. This classification has been designated through a survey and a formal hearing process. Object (For Purposes of Historic Designation) A construction primarily artistic in nature or relatively small in scale and simply constructed, such as a statue or milepost. Period of Significance The length of time when a property was associated with important events, activities, or persons, or attained the characteristics which qualify it for National Register listing. Period of significance usually Boise Zoning Code Rewrite Adoption Draft
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Chapter 11-06 Definitions Section 11-06-03. Definitions
begins with the date when significant activities or events began giving the property its historic significance; this is often a date of construction. The period of significance for each historic district is described in each district's Statement of Significance, which is available for review at the Boise City Planning and Development Services Department. Person in Charge The person or persons possessed of the freehold, or a mortgagee or vendee in possession, assignee of rents, receiver, executor, trustee, lessee, agent, or any person directly or indirectly in control of an historic property. Preservation The act or process of applying measures necessary to sustain the existing form, integrity, and materials of an historic property. Work, including preliminary measures to protect and stabilize the property, generally focuses upon the ongoing maintenance and repair of historic materials and features rather than extensive replacement and new construction. New exterior additions are not within the scope of this treatment; however, the limited and sensitive upgrading of mechanical, electrical, and plumbing systems, and other code-required work to make properties functional is appropriate within a preservation project. Primary Façade The elevation that most characterizes a structure's significance; usually the front elevation. Property Land and that which is erected or affixed to the land. Real property extends to rights issuing out of, annexed to, and exercisable within or about land. Reconstruction The act or process of depicting, by means of new construction, the form, features, and detailing of a non-surviving building, site, structure, or object for the purpose of replicating its appearance at a specific period of time and in its historic location. Reconstruction shall be based only on documentation that clearly coveys the appearance. Rehabilitation The act or process of making possible a compatible use for a property through repair, alterations, and additions while preserving those portions or features which that convey its historical, cultural, or architectural values. Restoration The act or process of accurately depicting the form, features, and character of a property as it appeared at a particular period of time by means of the removal of features from other periods in its history and reconstruction of missing features from the restoration period. The limited and sensitive upgrading of mechanical, electrical, and plumbing systems, and other code-required work to make properties functional is appropriate within a restoration project. Secretary of the Interior's Standards for Rehabilitation Standards that were written pursuant to federal law to ensure that work on historic buildings is done in such a manner that preserves the historical integrity of the building. For further information, refer Boise Zoning Code Rewrite Adoption Draft
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to the Secretary of the Interior's standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring and Reconstructing Historic Buildings and the Boise Residential and Commercial Design Guidelines. Site (For Purposes of Historic Designation) Location of a significant event, a prehistoric or historic occupation or activity, or a building or structure, whether standing, ruined, or vanished, where the location itself possesses historic, cultural, or archeological value regardless of the value of any existing structures. Site Improvements A modification to the grounds of a property not including the buildings or other significant structures, such as garages. Such improvements may include, but are not limited to fences, walls, greenhouses, storage sheds, light fixtures, hot tubs, swimming pools, fountains, barbeques, outdoor fireplaces, playground equipment, steps, or pavement. Structure (For Purposes of Designation) A functional construction made for purposes other than creating shelter, such as, but not limited to, a bridge, canal, or dam. Structure (For All Other Historic Preservation Purposes) Anything constructed or erected which that requires permanent location on the ground or is attached to something having location on the ground. Structures may include, but are not limited to, buildings, platforms, framework, antennas, and prefabricated metal sheds. Survey Form A form that catalogues the age, style, contributing or noncontributing classification, address, location, photograph, date of inventory, name of surveyor, building permit history, and other relevant information as may be required by the Planning Director or Historic Preservation Commission for a building, site, structure, or object. Temporary Features Items that are erected or displayed for a limited amount of time, not to exceed 180 days at any one time unless otherwise approved by the Planning Director, which may include, but are not limited to: sidewalk cafe tables, chairs, fences, planters, umbrellas, and bicycle racks. Temporary Structures A structure with or without a foundation that is erected for a limited amount of time, not to exceed 180 days at any one time unless otherwise approved by the Planning Director, which may include, but are not limited to, playhouses and play equipment. Hive A structure intended for the housing of a bee colony. Home Occupation, Family Daycare Home A residential dwelling unit used as the primary residence of the day care provider where six or fewer adults or children, including children of the provider under age 13, receive care from a provider for a period of less than 24 hours per day. Boise Zoning Code Rewrite Adoption Draft
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Home Occupation, Group Daycare Facility A residential dwelling unit used as the primary residence of the day care provider where seven to 12 adults or children receive care from the provider while unattended by a parent, legal guardian, or custodian for a period of less than 24 hours per day. Home Occupation, Other An activity or occupation carried on within a dwelling by members of the household occupying the dwelling and where the use of the home as an occupation shall be incidental and subordinate to the use of the home as a dwelling, that is not listed as a separate use in this Code. Hospital An institution devoted primarily to the maintenance and operation of facilities for the medical or surgical care of patients 24 hours a day, including specialized and surgical hospitals. The term does not include Medical Clinics, Convalescent or Nursing Homes, Boarding Homes, or any institution operating solely for the treatment of people with mental illnesses, people with substance abuse disorders, or other types of cases necessitating forcible confinement of patients. Hotel or Motel An establishment in which lodging is provided and offered to the public for compensation for periods of time not exceeding thirty days and that is commonly known as a hotel or motel in the community in which it is located. This use customarily provides services such as maid service, the furnishing and laundering of linen, telephone and secretarial or desk service, and the use and upkeep of furniture. This use may provide ancillary uses such as conference and meeting rooms, restaurants, bars, gift shops, and recreational facilities. The term "Hotel or Motel" does not include " Boarding House," "Bed and Breakfast," “Shelter Home,” except where separately permitted. Household A group of individuals functioning as a single and independent housekeeping unit or persons occupying a home as defined in this Code, including but not limited to any group of persons whose right to live together or without undue restrictions are protected by the provisions of the federal Fair Housing Act Amendments of 1988, as defined in that Act and interpreted by the courts, or by any similar legislation of the State of Idaho, Also referred to as Family.
I Impervious Surface A surface that has been compacted or covered with a layer of material so that it is highly resistant to infiltration or absorption by water. Surfaces may include, but are not limited to, compacted sand or clay as well as most conventionally surfaced streets, roofs, sidewalks, and parking lots. Industry, Artisan An establishment or business where an artist, artisan, or craftsperson teaches, makes, or fabricates crafts or products by hand or with minimal automation and may include direct sales to consumers. This definition includes uses such as small-scale fabrication but is not limited to manufacturing and other industrial uses and processes such as welding and sculpting.
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Industry, Heavy The assembly, fabrication, or processing of goods and materials using processes that ordinarily have greater than minimal impacts on the environment, or that ordinarily have significant impacts on the use and enjoyment of adjacent property in terms of truck traffic, railroad activities, noise, smoke, fumes, visual impact, odors, glare, or health and safety hazards, or that otherwise do not meet the definition of "Light Industry." This use may include outdoor activities, outdoor storage, and indoor storage of flammable liquids or gases necessary to the processes on the premises. Heavy manufacturing also generally includes processing and fabrication of products made from extracted or raw materials or products involving flammable, hazardous, or explosive materials and processes, uses involving the fabrication, use, or repair of heavy special purpose equipment. Examples of this use include atmospheric gas production plant, lumbermill or sawmill, tannery, asphalt, and concrete batch plant, bottling and distribution plants, and construction materials manufacturing unless performed on a scale that meets the definition of “Artisan Industry.” Industry, Light The assembly, fabrication, or processing of goods and materials using processes that ordinarily do not involve significant truck traffic or railroad operations and do not create material amounts of noise, smoke, fumes, odors, glare, or health or safety hazards outside of the building or lot where such assembly, fabrication, or processing takes place, and where such processes are housed entirely within an enclosed building, except as may be authorized in this Code. Light manufacturing also generally includes processing and fabrication of finished products predominantly from previously prepared materials and includes processes not involving flammable or explosive materials. Examples of activities include, but are not limited to, brewing and distillation of liquor and spirits, commercial laundries, food products and wholesale bakeries, newspaper and printing establishments, hair products and barbering supplies, signs and other metal workings, architectural and artist supplies, ceramics and miscellaneous clothing or accessories, small medical or specialty equipment, or musical instruments; and assembly of small appliances or equipment. Interstate One of a system of highways connecting the major cities of the 48 contiguous United States. No direct access to a property is provided.
J Jail or Detention Facility A facility established by a law enforcement agency for the long-term detention of adult or juvenile persons while being processed for arrest or detention, awaiting trial, or for punishment and/or counseling as a result of sentencing by a court of jurisdiction for criminal or antisocial behavior. Junkyard, Vehicle Salvage An outdoor space where junk, waste, or discarded or salvaged materials are stored or handled, including automobile wrecking yards, and yards for used or salvaged building and structural steel materials and equipment. Does not include yards or establishments for the sale, purchase, or storage of used cars or machinery in operable conditions, and the processing of used, discarded, or salvaged materials as a part of a permitted manufacturing operation on the same premises.
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K Kennel Any lot or premises, or portion of a lot or premises, on which five or more dogs, cats, and other household domestic animals are maintained, harbored, possessed, boarded, bred, or cared for in return for compensation or are offered for sale. Kitchen That portion of a dwelling unit devoted to the preparation or cooking of food for the purpose of consumption by residents of the dwelling unit. Any food preparation area with cooking facilities (i.e., stove, oven, hot plate, and/or microwave oven, refrigerator, or sink) or with a natural gas stub or supply or a 220 volt electrical outlet/wiring is a kitchen for purposes of this Code.
L Landscaping Any combination of living plants such as trees, shrubs, plants, vegetative ground cover, or turf grasses, and may include structural features such as walkways, fences, benches, works of art, reflective pools, fountains, or the like. Landscaping shall also include irrigation systems, mulches, topsoil use, soil preparation, revegetation, or the preservation, protection, and replacement of existing trees. Legal Nonconforming Parcel, Structure, Use, Sign, or Site Feature A nonconforming parcel, structure, use, sign, or site feature is one that was legally established but that is not in compliance with this Code due to a subsequent ordinance amendment, annexation, change of zoning, eminent domain, or similar action, and not due to the actions of the property owner. Lighting-Related Definitions When used in the context of lighting regulations, the following terms shall have the following definitions. Fixture The assembly that houses the lamp(s) and can include all or some of the following parts: a housing, a mounting bracket or pole socket, a ballast, a lamp, a reflector, or mirror and/or a refractor lens. Floodlight or Spotlight A light fixture or lamp that incorporates a reflector to concentrate the light output into a directed beam in a particular direction. Footcandle A unit of light or density when the foot is the unit of measure. One footcandle (fc) equals one lumen per square foot of area. When metric units are used, lux is the unit of light quantity. One lux equals one lumen per square meter of area. One footcandle equals 10 and seventy-six hundredths (10.76) lux. For the purpose of establishing consistent measurements, both footcandles and lux are measured at finished grade and at property lines when applicable. Full-cutoff or Fully-shielded A luminaire that allows no light emission above a horizontal plane through its lower light-emitting part.
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Glare Light emitted without a lens or through a clear lens from a luminaire with an intensity great enough to reduce a person's ability to see, and in extreme cases, to cause momentary blindness. Kelvin Designating or of a scale of thermodynamic temperature measured from absolute zero. Lamp A generic term for a source of optical radiation (i.e., “light”), often called a “bulb” or “tube”. Examples include incandescent, fluorescent, high intensity discharge (HID) lamps, halide, and halogen, as well as light-emitting diode (LED) modules and arrays. Light Trespass The shining of more than one footcandle of light produced by a luminaire that shines beyond the boundaries of the property on which the fixture is located. Lumen A unit of luminous flux. One footcandle is one lumen per square foot. Luminaire The complete lighting system, that includes the lamp(s) and fixtures. Nit The amount of light output equal to one candela per square meter. Livable Space The area of any building used for living including but not limited to bedrooms, bathrooms, kitchens, living rooms, dining rooms, stairs, porches, breezeways, and recreation rooms. Enclosed storage, utility, and parking areas are not considered livable space. Livestock Livestock are animals kept outside the home in enclosures such as pens, barns, or corrals. The term includes cattle, llamas, mules, swine, sheep, goats, rabbits, poultry, domestic birds, and any other grazing or foraging animal except those defined as pets. Livestock and Animals Uses related to the keeping and care of livestock and pets. Lot A tract or land that has been platted as a portion of a recorded subdivision and is intended as a unit for transfer of ownership or for development. Lot Buffer The portion of a given lot, not covered by buildings, pavement, parking, access and service areas, or established as landscaped space for the purposes of screening and separating properties.
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Figure 6.10. Lot Types
Lot, Corner A lot that is bounded on two or more sides by streets; where the angle of intersection of the streets does not exceed 135 degrees. Lot, Double Fronted A lot having frontage on two nonintersecting streets, as distinguished from a corner lot. Lot, Flag A lot that has access to a public right-of-way by means of a narrow strip of land. Lot, Frontage That portion of a lot that abuts a public right-of-way or other access. Lot, Interior A lot other than a corner lot or reversed corner lot. Lot Line/Property Line The boundary property line encompassing a lot. Lot, Nonconforming A lot of record that does not meet the dimensional requirements of this Code. Lot, Reversed Corner A corner lot, the rear of which abuts upon the side of another lot, whether across an alley or not.
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Figure 6.11. Reversed Corner Lot
Lot Line/Property Line, Front The front lot line/property line for a regular-shaped interior lot is the property boundary that abuts a public or private street; the front lot line/property line for an undeveloped corner lot is either one of the property boundaries that abuts a public or private street, as selected by the property owner; the front lot line/property line for a flag lot may be either: A. The closest line, parallel or most nearly parallel to the public or private street at the end of the flagpole, or B.
A line perpendicular or nearly perpendicular to the public or private street at the end of the flagpole, depending upon which orientation provides for the closest matching of like yards of abutting properties.
Lot Line/Property Line, Rear The boundary line of a lot that is opposite and most distant from the front lot line/property line. For the purpose of establishing the rear lot line/property line, the following shall apply: A. In the case of a lot with a rear boundary formed by a single line that is parallel or nearly parallel to the front lot line/property line, such rear boundary is the rear lot line/property line. B.
In the case of a lot with a rear boundary formed by two or more lines, the rear lot line/property line shall be a line at least 10 feet in length within the lot that is furthest removed from and most parallel to the front lot line/property line.
Lot Line/Property Line, Side Any property line that is not a front or rear lot line/property line.
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M Manufactured Home Community Any site, lot, tract, plot, or parcel of land, designed for the placement of 10 or more Manufactured Homes or Tiny Houses, located and maintained for dwelling purposes on a permanent basis on individual lots, pads, or spaces; whether those lots, pads, or spaces be individually owned, leased, or rented. Maps, Zoning The map or maps designating zoning districts. Maximum Extent Practicable The applicant has taken all possible steps to comply with the standards or regulations and to minimize potential harmful or adverse impacts, and no other feasible or prudent alternative exists, given the conditions of the site and pre-existing constraints. The economic costs of further efforts to comply may be taken into account in determining whether additional efforts to comply are feasible or prudent, but shall not be the overriding factor. Constraints to full compliance that are self-created by the owner or previous owner of the land, such as those created by prior platting, development, or design decisions, shall not be considered sufficient justification for a determination that no feasible or prudent alternative exists. The applicant’s failure to request or receive comments from other governmental agencies or from other owners of interests in or under the property, or an applicant’s unwillingness to address or resolve issues raised in comments from such parties, or the applicant’s desire to obtain approvals more than would be required to address or resolve comments received from such parties, shall not be considered sufficient justification for a determination that no feasible or prudent alternative exists. Medical or Dental Clinic A facility for a group of one or more physicians for the examination and treatment of human patients, primarily engaged in providing, on an outpatient basis, chiropractic, dental, medical, surgical, medical imaging, or other services to individuals. Patients are not kept overnight except under emergency conditions. Ancillary laboratory facilities may be included. Mining and Extraction Mining and extractive uses include the extraction of minerals, sand, gravel, and ores, and distribution of extracted materials, including but not limited to the excavation, processing, and distribution of clay, gravel, stone, and soils. Mobile Home, Rehabilitated Any mobile home constructed prior to July 15, 1976 (the Effective Date of the National Manufactured Housing and Safety Standards Act of 1974), that is currently sited within Idaho or that may be brought into the state after July 1, 1998, that have been upgraded to comply with Chapter 25, Title 44, Idaho Code and received a "Certificate of Compliance" from the Division of Building Safety of the State of Idaho. Mortuary or Mausoleum A facility in which deceased bodies are kept and prepared for burial or cremation or containing niches or other designated places intended to be a final resting place for human or pet animal remains as an alternative to land burial.
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Motor Vehicle, Junked/Abandoned Any automobile, truck, or other vehicle that is inoperable or in some obvious state of disrepair or abandonment. The following factors, among others, shall be considered individually in determining whether or not a vehicle is inoperable, junked, or abandoned: A. The vehicle is currently inoperable. This shall include, but is not limited to, the vehicle not having body parts to be in working condition; such as missing engine, transmission, tires, windshield, mirror, taillight, head light, or battery; B.
The vehicle has been parked for at least 30 days on property not owned or rented by the vehicle owner;
C. The vehicle has not been licensed or registered for at least 30 days; and D. The vehicle has been parked for 30 days on property where the premises have been vacated. Multiple-Family Any household living use that contains more than four dwelling units.
N National Association of City Transportation Officials (NACTO) An association formed to exchange transportation ideas, insights, and practices and cooperatively approach national transportation issues. Neighborhood Cafe An establishment that serves a limited menu of food items and does not contain more than 2,000 square feet of gross floor area. Accessory uses to the service of food may include retail sales and the sale of nonalcoholic or alcoholic beverages. Neighborhood Associations, Registered Groups formed by residents and property owners within a specific geographic location who meet regularly. Registration is achieved by providing the City with organizational and contact information and complying with the policy standards specified in the City of Boise Policy Statement on Registered Neighborhood Associations. Nonresidential Structure A building other than a residential structure. The term includes, but is not limited to, buildings used for places of assembly, education, child care, commercial, industry, maintenance, storage, manufacturing, government, hospitals, sanitariums, nursing homes, hotels, and motels. Nucleus Colony A smaller colony of bees used for educational purposes, queen maintenance and rearing, or for use in the capture and future integration of a swarm into a viable colony. A nucleus colony is comprised of significantly fewer bees than a conventional colony and is contained in a structure that is approximately one-half the size of a normal hive. Nuisance, Public The following shall be defined as a public nuisance.
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A. Abandoned, dismantled, wrecked, inoperable, unlicensed, and discarded objects, equipment, or appliances such as, but not limited to, vehicles, boats, water heaters, refrigerators, furniture not designed for outdoor use, household fixtures, machinery, equipment, cans, or containers standing or stored on property, sidewalks, alleys, and streets that can be viewed from a public street, walkway, alley, or other public property and are readily accessible from such places, or are stored on private property in violation of any other law or Code; B.
Discarded putrescibles, garbage, rubbish, refuse, or recyclable items that have not been recycled within 15 days of being deposited on the property;
C. Oil, grease, paint, other petroleum products, hazardous materials, volatile chemicals, pesticides, herbicides, fungicides, or waste (solid, liquid, or gaseous) that could constitute a fire or environmental hazard, or to be detrimental to human life, health, or safety; D. Lumber (excluding lumber for the construction project on the property with any required Building Permits), salvage materials, including but not limited to auto parts, scrap metals, tires, other materials stored on premises in excess of 30 days and visible from a public street, walkway, alley, or other public property; E.
Receptacles for trash, discarded materials, and recyclables that are left in the front yard or on public rights-of-way on any day except the day of the regularly scheduled refuse pick-up for the property;
F.
Swimming pool, pond, spa, other body of water, or excavation that is abandoned, unattended, unsanitary, empty, that is not securely fenced, or that poses a threat to be detrimental to human life, health, or safety;
G. Weeds, grasses, or other vegetation which (1) cover 50 percent or more of any lot or yard; (2) average 12 inches or more in height; and (3) could become a fire hazard; and H. Trees, shrubs, or other vegetation blocking public rights-of-way or clear vision triangles lower than a height of 8 feet above the rights-of-way or clear vision triangle.
O Office An establishment primarily used for conducting the affairs of a business, profession, service, or industry, or like activity, that may include ancillary uses such as restaurants, coffee shop, and limited retail sales. This use includes radio or television stations and may include trade and vocational schools that are incorporated within an office development. One and One-Half Story Structure A structure that does not exceed 18 feet in height to the midline of the roof. The structure also provides the second story within a basement that is sunk into the ground a minimum of four feet or is located within a pitched roofline located within a front gable, the exterior second floor wall height shall not exceed two feet six inches in height and contains a maximum of one dormer on each side of the structure that does not exceed eight feet in width.
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Figure 6.12. Example of Second Story Within A Basement
Figure 6.13. Example of Second Story Within Pitched Roofline
Occupancy Permit The approval to occupy a building that is granted after zoning and building requirements and conditions of approval, if any, have been met or bonded for. Open Space Natural areas, including, but not limited to, large areas consisting mostly of vegetative landscaping, or outdoor recreation, community gardens, or public squares. Lands tend to have few structures. Accessory uses may include clubhouses, playgrounds, maintenance facilities, concessions, caretaker's quarters, and parking. Specific use types include, but are not limited to forest reserves, recreation areas, golf courses, parks, playgrounds, and public plazas. Open Space, Private or Common An Open Space development amenity designed for passive or active recreation developed, designated, and protected for the benefit and private use of the employees or residents within a development.
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Open Space, Public An Open Space development amenity designed for passive or active recreation dedicated to the City or an entity approved by the City for the benefit and use of the public, which may include but is not limited to parks or trails required to be dedicated by this Code or otherwise offered to and accepted by the City for these purposes. Other Communications Towers Any tower used for electronic communications or transmission of energy that does not meet the definition of a Wireless Communication Facility or that is not subject to the Federal Communications, including without limitation: A. A self-supporting, multiple sided, open steel frame structure used to support telecommunications equipment. B.
A structure in a fixed location used as an antenna or to support antennas for the primary purpose of transmitting and/or receiving electronic signals. This definition includes nonresidential broadcast, communication, transmission, and similar towers, either freestanding or attached to an adjacent broadcasting or transmitting facility.
Outdoor Storage Storage of materials, merchandise, stock, supplies, machines, equipment, vehicles (but not wrecked or inoperable vehicles), manufacturing materials, or personal property of any nature that are not kept in an enclosed structure regardless of how long such materials are kept on the premises. Owner The fee owner of the real property subject to this regulation. The owner may assign, in writing, application submittal authority to an applicant who is not the owner. To the extent an owner is applying for subdivision of property in its own name, such owner shall be the "applicant" for purposes of this Code.
P Parcel A lot or tract of land. Parcels are generally described by a metes and bounds legal description or references to quadrangular survey measurements using Sections, Townships and Ranges, or government lots. Park A parcel of land available to the public for passive and/or active recreation. Accessory uses can include community centers, museums, meeting rooms, classrooms, gift shops or cafes. Park and Ride Facility A parking lot or structure designed to encourage transfer from private automobile to mass transit or to encourage carpooling for purposes of commuting, or for access to recreation areas. Parking Garage A building or portion of a building consisting of one or more levels at, below, or above grade, designed to be used for the parking of automobiles and commercial vehicles that is available to the public, whether for compensation, free, or as an accommodation to clients or customers.
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Parking Lot An open, graded, and surfaced area, other than a street or public right-of-way, to be used for the storage, for limited periods of time, of operable passenger automobiles and commercial vehicles, and available to the public, whether for compensation, free, or as an accommodation to clients or customers. Also referred to as surface parking. Parking Lot, Temporary A temporary parking lot for non-required parking such as where new building construction is planned. Parking, Covered A carport that provides full overhead protection from the elements with ordinary roof coverings. Parking, Off-site Any required parking space that is located on a different parcel as the principal use that the parking is intended to serve. Parking, On-site Any required parking space that is located on the same parcel as the principal use that the parking is intended to serve. Also referred to as parking off-street. Parking Space A usable space for the storage of one passenger automobile or commercial vehicle, exclusive of access drives, aisles, or ramps, within a public or private parking area or a building. Parking Space, Tandem A parking space designed to accommodate two vehicles parked in tandem (one behind the other). Partial Two-Story Structure A structure that limits the second story floor plate to reduce the height, bulk, and massing of the structure. This can be achieved by increasing the second story setbacks by a minimum of three feet beyond the minimum front, side, and rear setbacks required by the zoning district. It may also contain the second story within a pitched roofline located within a front gable and a maximum building height of 18 feet to the midline of the roof that has an exterior second floor wall height no greater than two feet, six inches in height and up to two dormers with a maximum width of 8 feet located on each side of the structure. It may also contain the second story within a pitched roofline within a side gable and a maximum building height of 25 feet to the peak of the roof and 18 feet to the midline of the roof with any dormers on the front or rear of the structure no greater than 10 feet in width.
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Figure 6.14. Example of a Second Story Contained Within a Pitched Roofline with Two Side Dormers
Figure 6.15. Example of Setbacks Increased by a Minimum of Three Feet
Figure 6.16. Example of a Second Story Contained Within a Pitched Roofline with Front and/or Rear Dormers
Party of Record The applicant for a permit, approval, or decision under this Code, or an individual appearing on their own behalf, or an individual with written authority to speak on behalf of an organization, whose name appears
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in the list of persons attending a public hearing or who filed written comments or testimony that was entered into the record of a public hearing. Pathway Any sidewalk, multiuse path, route, lane, path, corridor, open space, or trail designated to move people by non-vehicular means for transportation or recreation, including micro-pathways. Person A. For purposes of historic preservation regulations, an individual, firm, corporation, association, municipal corporation, or any other governmental or quasi-governmental agency, or group or combination thereof acting as a unit, except that nothing in Section 11-02-07.2.E shall be construed to allow the designation, regulation, conditioning, restriction, or acquisition of historic buildings, structures, sites or areas, or other properties or facilities owned by the state or any of its political subdivisions, agencies, or instrumentalities. B.
For all other purposes, a natural person, heirs, executors, administrators, or assigns, including a firm, partnership, or corporation, and its or their successors or assigns, or the agent of any of those listed.
Personal or Business Service A facility that provides individualized services generally related to personal or business needs. Personal services include but are not limited to laundry, including cleaning and pressing service, beauty shops, barbershops, shoe repair, personal copying/shipping services, health spas, photographic studios, tailor/sewing shop, indoor equipment/party/event rental, tanning salon, bicycle and sports equipment repair, small appliance repair, tattoo parlors and similar uses. Business services include but are not limited to architects, landscape architects and other design services; graphic designers; consultants; lawyers; media advisors; photography studios; and general offices. Pet Pets generally are animals that may be kept indoors, though pets may also be kept outdoors. Pets are dogs, cats, up to two goats, up to six chickens (excluding roosters), four ducks, six rabbits or other small animals or poultry as determined by the Planning Director. Planned Unit Development (PUD) A use or a combination of uses planned for a tract of land to be developed as a unit under single ownership or control. Planning Director The person appointed by the Mayor to be generally responsible for planning and zoning activities in the City and for the administration of this Code. Planning and Zoning Commission (PZC) The City of Boise Planning and Zoning Commission.
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Plat, Condominium A drawing or set of drawings showing the division of land and/or airspace in a building or that divides land into individual, common, or other forms of ownership and responsibility, as required by applicable Idaho law. Plat, Subdivision Final The plat map of a subdivision, cemetery, condominium, or a replatting of such, prepared by a State of Idaho licensed land surveyor for filing and recording by the County Recorder and containing those elements required by this Code and the State of Idaho, including certification, descriptions, and final approvals. A Final Plat, upon its being filed and recorded by the County Recorder, shall be known as an authorized plat. Plat, Subdivision Preliminary A preliminary plan of a proposed subdivision or a proposed condominium project that contains all elements required by this Code and provides sufficient information to allow for public review and evaluation. Plat, Subdivision Replat A plat document that serves to modify all or part of an existing Final Plat, including, without limitation, changes to recorded streets, rights-of-way, easements, non-buildable parcels, and/or plat notes. Power Plant Any plant facilities and equipment for the purposes of producing, generating, transmitting, delivering, or furnishing electricity for the production of power. Principal Dwelling The primary building designed and used for human habitation on a property. Principal Use: The main use of land or buildings, as distinguished from a subordinate or accessory use. Project Engineer Professional engineer registered in the State of Idaho. Property Line Adjustment A property line adjustment that establishes buildable parcels with boundaries that differ from existing buildable parcel and/or buildable lot boundaries. Public Right-of-Way Accessibility Guidelines (PROWAG and ADAAG) Federally-approved accessibility guidelines for the design, construction, and alteration of pedestrian facilities in the public right-of-way.
Q Quorum A majority of the authorized members of a commission.
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R Recovery Residence A dwelling where persons are living, together with staff, as a single housekeeping unit providing care, supervision, and treatment for the exclusive use of persons requiring medical, correctional, or other mandated supervision or a protective environment to avoid past or likely future violence, whose right to live together is not protected by the federal Fair Housing Amendments Act, as amended and as interpreted by the courts, and that does not meet the definition of another use in this Code. Recreation, Indoor Facilities for entertainment, sports, and recreational activities such as bowling, billiards, arcades, skating, swimming, tennis, teen clubs, escape rooms, archery and axe-throwing, trampolines, and similar indoor activities taking place inside an enclosed building. Indoor recreation includes establishments for weddings, birthdays, dances, celebrations, and other similar special events. Recreation, Outdoor Commercial entertainment, recreation, or games of skill where any portion of the activity takes place outside of a building. Such activities include, but are not limited to ball parks (baseball, football, soccer, tennis), water park, batting cages, miniature golf, go-cart tracks, amusement parks, golf driving ranges, swimming pools, and other similar uses. Outdoor recreation includes establishments for weddings, birthdays, dances, celebrations, and other similar special events. Recreational Vehicle (RV) A portable vehicle or structure used primarily for recreation, hobbies, vacations, extended travel, camping, sports, and aquatic use. An RV may be self-propelled, towed, or transported by trailer. RVs include but are not limited to motor homes, converted buses, campers, travel trailers, light-duty trailers and transporters, horse and cattle trailers, boats, rafts and their trailers, and off-street vehicles such as snowmobiles, dune buggies, all-terrain vehicles, and any type of three or four-wheeled sport racing or drag vehicle. RVs are for the sole purpose of recreational use and shall not be used as a dwelling or temporary or permanent residential use. Recreational Vehicle Park Any area, tract, plot, or site of land whereupon two or more recreational vehicles or travel trailers are placed, located, and maintained for recreational stay. Recycling Collection Facility A facility in which recoverable resources such as newspapers, glassware, plastics, and metal cans are recycled, reprocessed, and treated to return such products to a condition in which they can again be used for production. Redevelopment The replacement, rehabilitation, or repurposing of existing improvements on an already developed site. Religious Institution A building or property that is used primarily for religious worship and related social, service, care, or educational activities.
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Religious Institution, Uses Related to and Operated by A use, including but not limited to a thrift store, homeless shelter, rectory, or similar use, that is operated by a religious institution and located on the same parcel or an adjacent parcel to the religious institution. Renewable Energy Facility, Accessory The use of land for: A. Solar collectors or other devices or structural designs that rely upon sunshine as an energy source and are capable of collecting, distributing, or storing the sun's radiant energy for a beneficial use; B.
Land area and equipment for the conversion of natural geothermal energy into energy for a beneficial use; or
C. Wind energy systems that convert energy into a beneficial use. Repair The reconstruction or renewal of any part of an existing building for the purpose of its maintenance. The word "repair" or "repairs" shall not apply to any other change in a structure such as would be required by additions to or remodeling of such structure. Residential Structure A building used as a dwelling for one or more persons. The term also includes accessory use areas that are used in conjunction with and form an integral part of a residential structure. Restaurant An establishment primarily engaged in the preparation and retails sale of food. This definition does not include a Neighborhood Café, Tavern or Lounge or a Brewpub, Micro-distillery, or Micro-Winery. Retail Sales Establishments engaged in selling goods or merchandise to the general public for personal or household consumption and rendering services incidental to the sale of such goods. This use does not include any form of retail sales or other use listed separately in Table 11-03.1: Table of Allowed Uses. Retail Sales, Neighborhood A facility or establishment with up to 2,000 square feet of gross floor area. Retail Sales, Small A facility or establishment with up to 5,000 square feet of gross floor area. Retail Sales, Medium A facility or establishment with between 5,001 and 10,000 square feet of gross floor area Retail Sales, Large A facility or establishment with between 10,001 and 60,000 square feet of gross floor area. Retail Sales, Big Box A facility or establishment with more than 60,000 square feet of gross floor area.
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Chapter 11-06 Definitions Section 11-06-03. Definitions
Riparian Area Relating to or living or located on the bank of a natural water course of a stream or river; or the stream corridor consisting of riparian vegetation, stream carved topography, and features that define a continuous corridor on either side of a stream or pond; or all lands within and adjacent to areas of groundwater discharge, or standing and flowing surface waters where the vegetation community is significantly affected by the temporary, seasonal, or permanent presence of water. Examples include springs, seeps, creeks, streams, rivers, ponds, and lakes and their margins. Riparian Community All plant and animal species within a given riparian area. Riparian Habitat A riparian area where a plant or animal lives; the sum total of environmental conditions in the area. It may also refer to the place occupied by an entire community of plants or animals. Roof The outside top covering of a building or structure. Runnel A straight and usually grooved guide next to a stairway that allows individuals to use the without having to lift and carry their bicycle.
S Safety Facility, Temporary A facility that is designed to protect public safety on a temporary basis following the annexation of land, or in times of natural disaster or emergency circumstances, which may include but is not limited to a temporary station for fire protection and police protection, or a temporary facility to provide relief or assistance services to the public or to a facility to provide services related to the administration or management of such relief or assistance services. Sales and Leasing Office A moveable or modular structure or trailer temporarily used for the sale or leasing of real estate. Sanitary Landfill A planned and approved method or system of waste disposal in which the waste is disposed or buried in layers, compacted by earth or other approved methods, or a facility where solid waste is burned prior to disposal. School An institution of learning, whether public or private, that offers instruction to a group of children in those courses of study required by the Idaho Department of Education. This definition includes nursery school, preschool, kindergarten, elementary school, junior high school, senior high school, or any special institution of learning under the jurisdiction of the Idaho Department of Education, but it does not include a vocational or professional school or any institution of higher education, including a college or university.
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Chapter 11-06 Definitions Section 11-06-03. Definitions
Seasonal Sales Any business or use that may include but not be limited to retail sales of garden supplies and equipment; roadside stands for the sale of fruits and vegetables, plants, flowers, Christmas trees, pumpkins, fireworks; and other similar businesses or uses on a season basis. Self-Service Storage An outdoor area or a building(s) designed or used exclusively for storage of excess property of an individual, family, or business. Buildings are divided into individually accessed units and are not used for used for the day-to-day operations of any kind of businesses. Service Station A facility limited to retail sales to the public of gasoline, biodiesel, electricity, ethanol fuel blends, hydrogen, natural gas, or other fuels for motor vehicles, as well as motor oil, lubricants, travel aides, and minor automobile accessories. Accessory use may include restaurants, and convenience food and beverage sales. Setback The space on a lot or parcel that is required to be left open and unoccupied by buildings or structures, either by the requirements of this Code or by delineation on a recorded subdivision map. Sexually Oriented Business Any establishment where employees engage in specified sexual activities or display specified anatomical areas. Sexually Oriented Business Employee Any person who performs any service on the premises of a Sexually Oriented Business, on a full time, part time, or contract basis, whether or not the person is denominated as an employee, independent contractor, agent, or otherwise. Employee does not include a person exclusively on the premises for repair or maintenance of the premises or for the delivery of goods to the premises. Shared Reserve Areas Areas on a given lot on which the animals on neighboring lots are allowed, on a weekly or more frequent basis, to occupy for grazing or other activities. Shelter Home A facility providing basic services that may include food, personal hygiene support, information and referrals, employment, mail, and telephone services; including overnight sleeping accommodations to people with limited financial resources, including people who are experiencing homelessness. Sidewalk Café An area of the public right-of-way that is designed as a public sidewalk and on which the City permits private dining activities to occur, subject to limitations on design, facilities, and operations designed to protect public safety on remaining portions of the sidewalk area.
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Chapter 11-06 Definitions Section 11-06-03. Definitions
Sign-Related Definitions Animated Sign Any sign that uses movement or change of lighting to depict action or to create a special effect, scene, or the illusion of movement. A sign utilizing static message displays as allowed in Section 1104-012.7.A(5) shall not be considered animated. Awning Sign The copy areas or separate background area attached to any shelter or decorative dimensional shape extending from the exterior surface of a building constructed of a supporting framework and covered with fabric or other non-rigid materials that may be raised or retracted to a flat position against the building, and that does not meet the definition of a Canopy Sign or Marquee Sign.
Banner A flexible substrate on which copy or graphics may be displayed.
Billboard A sign, generally known as outdoor advertising, mounted on a permanent or semi-permanent structure and depicting information not directly related to the property on which it is placed. Except where a specific distinction is drawn, the term “billboard” includes “poster panel” and “bulletin panel.”
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Canopy Sign The copy areas or separate background area attached to a permanent structure made of plastic, metal, or other substance and providing a roof-like shelter over a public or quasi-public right-of-way, and that does not meet the definition of an Awning Sign or Marquee Sign.
Center Sign A freestanding sign on the site of a property with multiple tenants or occupants, and which is sized or designed to reflect the number of tenants or occupants on the property.
Construction Sign Any sign that warns of construction or demolition, or that describes a construction project and indicates the builder, architect, or others involved.
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Chapter 11-06 Definitions Section 11-06-03. Definitions
Directional Sign A sign that is designed and erected for the purpose of providing direction for pedestrian or vehicular traffic and that does not contain advertising.
Electronic Message Display A sign or portion thereof capable of displaying words, symbols, figures, or images that can be electronically or mechanically changed by remote or automatic means.
Freestanding Sign A sign supported by a column, pole, foundation, pedestal, or other structure in or upon the ground.
Frame A complete, static display screen on an electronic message display.
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Chapter 11-06 Definitions Section 11-06-03. Definitions
Frame Effect A visual effect on an electronic message display applied to a single frame. Height of Sign The distance from the ground supporting the sign to the highest point of the sign. A landscape berm or other structure erected to support the sign shall be measured as part of the height. If the street to which the sign is oriented is higher than the grade at the base of the sign, then the street elevation shall be used in determining the permitted height. Mansard A sloped roof-like projection that is attached to an exterior building wall or façade.
Marquee Sign The copy areas or separate background area attached to a structure over an entrance to a theater and similar entertainment use, that provides changeable copy that relates to the principal use in the building, and that does not meet the definition of an Awning Sign or Canopy Sign. Monument Sign A freestanding sign in which the sign face is supported by a continuous and solid base which extends the full length of the sign face or is supported by posts not more than six inches above the ground on which the sign face is mounted.
Nit A luminance unit equal to one candela (one candle) per square meter measured perpendicular to the rays from the source.
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Chapter 11-06 Definitions Section 11-06-03. Definitions
Projecting Sign A sign other than a wall sign, which projects from and is supported by a wall of building or other structure.
Roof Sign A sign erected on the roof of a building. Signs mounted on mansard façades, eaves, and architectural projections such as canopies or marquees shall not be considered to be roof signs.
Sign Any device visible from a public right-of-way that displays either commercial or noncommercial messages by means of graphic presentation of alphabetic or pictorial symbols or representations. Noncommercial flags or any flags displayed from flagpoles or staffs will not be considered signs. Sign Area The area comprising the message portion of a sign, not including the supporting structure or background. When computing sign area, only the face or faces, which may be seen from one direction at one time, shall be considered. It is computed by measuring the area enclosed by straight lines drawn around the extremities of the text or graphics. Sign Background The surface located within the sign frame perimeters, and behind the main object(s) of the messaging, to which the sign area portion is affixed. In instances of awning or canopy signs, the background is the framed flat portion of the structure facing the street.
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Chapter 11-06 Definitions Section 11-06-03. Definitions
Sign Structure Any structure that supports a sign, including any decorative cover. Temporary Sign A sign that is used only temporarily and is not permanently mounted or embedded in the ground. Wall Sign A sign that is affixed to or painted on an exterior wall of a building or structure.
Window Sign A sign affixed to the surface of a window that is intended to be viewed from the public right-of-way or from adjacent property.
Site Plan A "to scale" drawing of a lot or lots showing the actual measurements, the size and location of any existing building(s) and new buildings to be erected, the location of the lot in relation to abutting streets, use and development of the land, and other such information. Slaughterhouse, Rendering Plant A facility for the slaughtering and processing of animals and refining of animal byproducts. Small Lot or Residential Small Lot For the purpose of Section 11-04-03.4, Residential Small Lots, a newly created lot of 3,500 square feet or less in the Residential zoning districts or a Substandard Original Lot of Record in the Residential zoning districts. Solid Waste Transfer Facility A facility at which non-hazardous refuse awaiting transportation to a disposal site is transferred from one type of collection vehicle to another. Refuse may be sorted and repackaged at a transfer station.
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Chapter 11-06 Definitions Section 11-06-03. Definitions
Specified Anatomical Areas Any of the following parts of the human body with less than full opaque coverings: the human genitals, anus, cleft of the buttocks, or the female breast. Specified Sexual Activities Any of the following whether actual or simulated: A. The fondling or other erotic touching of any specified anatomical areas; B.
Masochism, erotic, or sexually oriented torture, beating, or the infliction of pain;
C. Sexual intercourse, masturbation, sodomy, oral copulation, coitus, ejaculation; D. Excretory functions as part of or in connection with any of the activities set forth in (A) through (C) above; E.
Erotic or lewd touching, fondling, or other contact with an animal by a human;
F.
The exposure of display of human genitals in a state of sexual stimulation, arousal, or tumescence; or
G. Erotic dancing or rhythmic movements with a device, instrument, object, or pole. H. The issuance of Conditional Use Permit shall not be considered an affirmative defense or consent by the City of Boise for any activity that is prohibited by federal or state law, or any other prohibition not a part of this Section of the Code. Street The public right-of-way or private property and related improvements that provides individuals utilizing vehicles, non-motorized vehicles, and pedestrian walkways to adjacent properties. The term "street" also includes the terms highway, thoroughfare, thruway, road, roadway, and other such terms. Street, Arterial Any street as designated by the ACHD, the Idaho Transportation Department and/or Community Planning Association of Southwest Idaho (COMPASS), whether existing or proposed, with a primary purpose of carrying individuals using vehicles, non-motorized vehicles and pedestrian walkways through an area and designed with limited access to abutting property. Street, Collector Any street, as designated by the ACHD, existing or proposed, with a primary purpose and design to intercept individuals using vehicles, non-motorized vehicles, and pedestrian walkways to travel from the local street system and carry it to the nearest arterial street, while provided limited access to abutting property. Street Frontage Distance measured along the property line that fronts upon a street or alley. To constitute frontage, the subject street or alley must provide access to abutting property. Street, Gateway Streets within the city as listed below: A. Broadway Avenue, from I-84 to Warm Springs Avenue, B.
Capitol Boulevard,
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Chapter 11-06 Definitions Section 11-06-03. Definitions
C. Federal Way, from Capitol Boulevard to Bergeson Street, D. Front Street, E.
Myrtle Street,
F.
Parkcenter Boulevard,
G. State Street, from the State Capitol to State Highway 55, H. Vista Avenue, from I-84 to Capitol Boulevard, and I.
Warm Springs Avenue.
Street, Local Any public street, other than a collector or arterial street (as determined by the current Ada County Highway District Master Street Map), designed to provide access to abutting property and principally serves local people traveling from one place to another using vehicles, non-motorized vehicles, and pedestrian walkways. Street, Private A street approved by the City Council in conformance with the subdivision regulations of this Code that provides individuals using vehicles, non-motorized vehicles and pedestrian walkways for access and street frontage for individual lots. Private streets are owned and maintained by private individual(s) or entities. Governmental entities do not own nor maintain private streets. Street, Public A right-of-way that provides individuals using vehicles, non-motorized vehicles and pedestrian walkways to adjacent properties, the dedication of which has been officially accepted by the Ada County Highway District or the Idaho Department of Transportation (ITD). Structure For purposes of applying the regulations in this Code, excluding those related to floodplain, wireless communication facilities, and historic preservation, anything constructed or erected, that requires location on the ground or is attached to something having location on the ground including, but not limited to buildings, platforms, framework, antennas, portable carport or cover, prefabricated metal, or plastic sheds, tents and fences and walls requiring a building permit. Subdivision The division of a lot, tract, or parcel of land into two or more lots for the purpose of transfer of ownership or for the construction of improvements thereon, whether immediate or future, including dedication of streets. Substandard Original Lot of Record Any single recorded platted lot held in one ownership that was of record and a legal buildable lot or parcel before August 16, 1966, or at annexation, whichever occurred first, and that has not had subsequent boundary changes but that does not meet a minimum width and minimum area permitted by this Code.
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Chapter 11-06 Definitions Section 11-06-03. Definitions
T Tavern or Lounge An establishment primarily engaged in the preparation and retail sale of alcoholic beverages for consumption on the premises and that may or may not serve food. Townhouse An attached single-family dwelling unit located on a platted lot and for which the individual owner may acquire title to the unit and lot. A townhouse may have an undivided common interest in the common areas including but not limited to sidewalks, open spaces, recreational facilities, and private drives. Tract A generic term for an area of land that does not denote a specific condition. Used when speaking of both platted lots and unplatted parcels. Trade or Vocational School An institution or facility conducting instruction in the technical or trade skills including, but not limited to, business, secretarial training, medical-dental technician training, beauticians, barbers, electronics, and automotive technician training. Trailer, Travel A vehicular portable structure designed as temporary living quarters for travel, recreational, and vacation uses. Transit Facility The property, equipment, and improvements to provide mass transportation for passengers or to provide for the movement of people, including Park and Ride Facility stations, transfer stations, parking lots, and skyways. Transit Terminal A passenger terminal or loading facility for a privately or publicly owned transit system, including a private shuttle service. Tree, Class I Small trees which do not generally reach over 25 to 30 feet in height and width. Class I trees are suitable for under power lines or smaller planting areas. Refer to the Treasure Valley Tree Selection Guide for more information. Tree, Class II Trees usually considered medium sized that do not generally reach over 30 to 40 feet in height and width. Class II trees are planted for their shade and used in site landscape and landscape buffer plantings. Refer to the Treasure Valley Tree Selection Guide for more information. Tree, Class IIII Trees that are long lived and attain a large height and trunk diameter of up to 70 or more feet in height and width. Refer to the Treasure Valley Tree Selection Guide for more information.
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Chapter 11-06 Definitions Section 11-06-03. Definitions
Tree Protection Zone An area within which certain activities are prohibited or restricted to prevent or minimize potential injury to designated trees. The tree protection zone shall be a minimum of one foot per caliper inch measured of diameter at breast height. For example, a tree with a 20 inch diameter will have a tree protection zone radius of 20 feet. Trucking Terminal An area or building where cargo is stored and where trucks, including tractors and trailer units, load and unload cargo on a regular basis. The use may include facilities for the temporary storage of loads prior to shipment. The use shall also include truck stops serving or selling food or convenience items and fueling stations where primarily diesel fuel is sold.
U Urban Farm Land used to grow plants and harvest food or ornamental crops for educational purposes, donation, and use by those cultivating the land, or for sale locally. This use includes accessory beekeeping, but does not include gardens that are accessory to a home. Utilities Water, sewage, gas, telephone, cable television, pressure irrigation, electricity, and similar facilities normally providing individual customer service to a building site. Utility Facility, Major A large facility required for the operation of a utility controlled by the Idaho Public Utilities Commission including electrical substations, major water storage reservoirs, principal use renewable energy facilities, and similar uses that are larger than those facilities needed for distribution or collection of water, sewer, electrical power, or communications from main lines or substations to individual homes or neighborhoods of the City. Utility Facility, Minor A small facility required for the operation of a utility controlled by the Idaho Public Utilities Commission including minor wells, pump houses, principal use renewable energy facilities, and similar facilities primarily used to distribute or collect water, sewer, electrical power, or communications from mail lines or substations to individual homes or neighborhoods of the City. Utility, Public Any person, company, or municipal department that is duly authorized to furnish to the public under public regulations electricity, gas, steam, telephone, transportation, sewage/wastewater disposal, or water. Use The purpose for which land or a building thereon is designed, arranged, or intended, or for which it is occupied, maintained, or leased.
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Chapter 11-06 Definitions Section 11-06-03. Definitions
V Variances A modification of the requirements of this Code as to lot size, lot coverage, lot width, street frontage, setback requirements, parking requirements, loading requirements, or other code provisions affecting the size or shape of a structure, or the placement of the structure upon lots, or the size of lots. Vehicle, Commercial A vehicle or trailer with a gross vehicle weight of over 8,000 pounds and designed for commercial use, construction equipment, any standard type of vehicle with commercial or industrial attachments or modifications, including but not limited to lifts, tanks, spray equipment, cranes, and extension platforms used for commercial use or constructive equipment. Vehicle Fleet Operations Center A central facility for the dispatch, distribution, storage, staging, and loading of vehicles that are owned, leased, or operated for a common purpose, with or without associated offices. Typical uses include, but are not limited to, ambulance service, taxi dispatch, meals-on-wheels dispatch, staging areas for shared vehicle services, and other operations that require frequent arrival and departure of cars or vans such as courier, delivery, and express services, cleaning services, key and lock services, security services, and taxi services. This use does not include a “Transit Terminal.” Vehicle Repair, Major An establishment primarily engaged in vehicle repair, rebuilding, reconditioning, or mechanical servicing of motor vehicle engines, transmissions, frames, auto body repairs, framework, welding, and major painting. Vehicle Repair, Minor An establishment primarily engaged in providing minor motor vehicle repair services such as lubrication, oil and tire changes, engine tune-ups, brake repair, tire replacement, interior and exterior cleaning and polishing, installation of after-market accessories such as tinting, auto alarms, spoilers, sunroofs, headlight covers, and similar items. This definition does not include engine degreasing or major repairs such as vehicle bodywork, painting, or repair of engines or transmissions or “Service Station.” Vehicle and Equipment Sales, Rental, and Leasing, Heavy An establishment that specializes in the sale, display, lease, rental, or storage of heavy equipment including, but not limited to, tractors, trucks with a gross vehicle weight of over 8,000 pounds, semi-trucks and/or trailers, boats, recreational vehicles, and other large equipment. Vehicle Sales, Rental, and Leasing, Light An establishment that specializes in the sale, display, lease, rental, or indoor storage of light motor vehicles, including automobiles, vans, light trucks, and light trailers. Accessory uses may include sales of parts for, washing, and servicing of light vehicles.
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Chapter 11-06 Definitions Section 11-06-03. Definitions
W Wholesale or Warehouse, Small A facility 100,000 square feet or smaller in building and/or use area that is used for the selling of merchandise to retailers, to industrial, commercial, institutional, or professional business users, or to other wholesalers; or acting as agents or brokers and buying merchandise for, or selling merchandise to such individuals or companies; or the storage of merchandise, stock, vehicles, furnishings, supplies, and other trade or business material. Wholesale or Warehouse, Large A facility greater than 100,000 square feet in building and/or use area that is used for the selling of merchandise to retailers, to industrial, commercial, institutional, or professional business users, or to other wholesalers; or acting as agents or brokers and buying merchandise for, or selling merchandise to such individuals or companies; or the storage of merchandise, stock, vehicles, furnishings, supplies, and other trade or business material. Wildland-Urban Interface (WUI-O)-Related Definitions Defensible Space A natural or manmade area, where material capable of allowing a fire to spread unchecked has been treated, cleared, or modified to slow the rate and intensity of an advancing wildfire and to create an area for fire suppression operations to occur. Fire-Resistant Vegetation Vegetation that is resistant to the spread of fire, which generally includes but is not limited to, plants with a high-water content and supple, moist leaves, and plants with water-like sap such as birch and spruce trees. This definition generally does not include resinous plants such as spruce, pine, juniper, and fir; plants with leaves and wood containing waxes, terpenes, or oils; plants with stiff and leathery leaves, and plants with fine lacy leaves. Flame Spread Index A comparative measure, expressed as a dimensionless number, derived from visual measurements of the spread of flame versus time for a material tested in accordance with ASTM E 84 or UL 723. Flame spread index ratings and ranges are: A. Class A - (0 - 25); B.
Class B - (26 - 75); and
C. Class C - (76 - 200). Ignition-Resistant Building Material A building material that resists ignition or sustained flaming combustion sufficiently so as to reduce losses from wildland-urban interface conflagrations under worst-case weather and fuel conditions with wildfire exposure of burning embers and small flames. Non-Combustible Building Material A building material, other than a surface building material, that in the form in which it is used, is either: material of which no part will ignite and burn when subjected to fire, including but not limited Boise Zoning Code Rewrite Adoption Draft
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Chapter 11-06 Definitions Section 11-06-03. Definitions
to any material conforming to ASTM E 136; or a material having a structural base of non-combustible material with a surfacing material not over 1/8 inch thick, and with a flame spread index of 50 or less. Wind Energy System Wind energy turbines, wind chargers, windmills, and related accessory equipment such as utility lines and battery banks, in a configuration necessary to convert the power of wind into mechanical or electrical energy. Wireless Communication Facility-Related Definitions Antenna An apparatus designed for the purpose of emitting radiofrequency (RF) signals, to be operated or operating from a fixed location for the provision of personal wireless service and any commingled information services. For purposes of this definition, the term antenna does not include an unintentional radiator, mobile station, or device authorized under 47 C.F.R. Part 15. Antenna Equipment The equipment, switches, wiring, cabling, power sources, shelters, or cabinets associated with an antenna, located at the same fixed location as the antenna, and, when co-located on a structure, is added to a structure at the same time as such antenna. Broadcasting or Recording Studio A building or portion of a building used as a place for radio or television broadcasting or recording but without a transmission tower. Eligible Facilities Request An application for modification of an existing tower or base station that does not substantially change the physical dimensions of such tower or base station pursuant to Section 6409(a) of the Middle Class Tax Relief and Job Creation Act of 2012, as interpreted by the Federal Communications Commission. Lattice Tower A self-supporting, multiple sided, open steel frame structure used to support telecommunications equipment. Microcell Wireless Communication Facility (WCF) A small wireless communications facility consisting of an antenna that is either: A. Four feet in height and with an area of not more than 580 square inches; or B.
If a tubular antenna, no more than four inches in diameter and no more than six feet in length.
Monopole A support structure that consists of a single pole sunk into the ground and/or attached to a foundation.
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Chapter 11-06 Definitions Section 11-06-03. Definitions
Structure For purposes of Section 11-03-03.4.D, Wireless Communication Facilities, a pole, tower, base station, or structure, whether or not it has an existing antenna facility, that is used or to be used for the provision of personal wireless services (whether on its own or comingled with other types of service). Strand-Mounted Facility An attached wireless communication facility installed upon a cable strand in coordination with a utility provider. Transmission Tower A structure in a fixed location used as an antenna or to support antennas for the primary purpose of transmitting and/or receiving electronic signals. This definition includes nonresidential broadcast, communication, transmission, and similar towers, either freestanding or attached to an adjacent broadcasting or transmitting facility. Wireless Communications Facility (WCF) An unstaffed facility for the transmission and reception of radio or microwave signals used for commercial communications or providing personal wireless services as defined in the Federal Telecommunications Act of 1996 that includes Federal Communications Commission licensed commercial wireless telecommunications services including cellular, personal communications services (PCS), specialized mobile radio (SMR), enhanced specialized mobile radio (ESMR), paging, and similar services that currently exist or that may in the future be developed. A WCF is composed of two or more of the following components: A. Antenna; B.
Support structure;
C. Equipment enclosure; D. Security barrier. Wireless Communication Facility, Attached (Attached WCF) An antenna array attached to an existing or replaced structure without exceeding the base height of the zoning district. Such structures shall include but are not limited to utility poles, signs, steeples, cupolas, water towers, and antennas attached to the exterior façade of a building. Wireless Communication Facility, Freestanding (Freestanding WCF) A WCF that includes a new support structure or otherwise is not an Attached WCF as defined above.
X Xeriscaping Xeriscaping incorporates water-conserving designs that take into account soil and drainage factors, microclimates, grouping of plants with similar water requirements, efficient irrigation systems, native vegetation, paving permeability, and low-water-using and drought tolerant vegetation. Xeriscape landscaping is not boulders, rocks, gravel, or any artificial plants nor shall “xeri” be interpreted to mean zero.
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Chapter 11-06 Definitions Section 11-06-03. Definitions
Y Yard An open space on the same lot with a primary building or group of buildings, that is unoccupied and unobstructed from its lowest level upward, except as otherwise permitted in this Code, and that extends along a lot line/property line and at right angles to the lot line/property line to the nearest building façade of a primary or accessory building regardless of whether the distance between the lot line/property line and building façade is larger than the required setback.
Z Zero Lot Line Development Single-Family Dwellings arranged on individual lots as either detached structures with one or more side walls on a side property line or attached sidewalls on a property line. Zoning Certificate An administrative review for Type 2 Planning and Zoning application, that is issued separately by the City, certifying that the building, structure, use, or occupancy specified is in compliance with this Code and prior development approvals. Zoning Code The latest version of that ordinance adopted by City Council including a consolidated set of zoning and subdivision controls for the city, as amended from time to time by City Council, also referred to as “this Code.” Zoning Compliance Review An administrative review for Type 1 Planning and Zoning applications that certifies that the building, structure, use, or occupancy specified is in compliance with this Code and prior development approvals.
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Chapter 11-07 Adopted Specific Plans 11-07-01. 1.
Harris Ranch
Interpretation of District A.
Specific Plan District Established The area of the city commonly known as Harris Ranch is identified as the Harris Ranch Specific Plan District, as shown on the map hereinafter included by reference. The legal description of the Harris Ranch Specific Plan District is attached to Boise Ordinance No. 6626, adopted December 11, 2007 (the "Effective Date"), and hereinafter included by reference.
B.
Boundary of Specific Plan District Established The location and boundaries of the Specific Plan District established for Harris Ranch is shown on the map entitled "Specific Plan District - Harris Ranch, Boise City, Idaho," which is hereby incorporated into and made a part of this Section by reference. The original copy of the Harris Ranch Specific Plan Map shall be filed with the City Clerk and the Planning and Development Services Department. The Harris Ranch Specific Plan Map, together with all notations, references and other information shown thereon, and all amendments thereto, are a part of this Chapter and shall have the same force and effect as if the Harris Ranch Specific Plan Map were fully set forth herein.
C.
Interpretation of District Boundaries Wherever uncertainty exists as to the boundary of any portion of Harris Ranch, the following rules shall apply: (1) Where any such boundary line is indicated as following a street, alley, or public way, it shall be construed as following the center line thereof. Where a boundary line is indicated as approximately following a lot line, such lot line shall be construed to be such boundary line. (2) Where a boundary line divides a lot or crosses unsubdivided property, the location of such boundary shall be as indicated upon the Harris Ranch Specific Plan Map. (3) Where a boundary line divides a lot or crosses unsubdivided property, the location of such boundary shall be as indicated upon the Harris Ranch Specific Plan Map.
2.
Purpose The purpose of this Chapter is to define general procedures for review of land use proposals within the Harris Ranch Specific Plan District. All proposed uses and development within the District will require review for compliance of the use or development with the Harris Ranch Specific Plan, to be known as a "Notice of Specific Plan Compliance."
3.
Conformity Required Except as otherwise provided herein, land, buildings, structures and uses in the Harris Ranch Specific Plan District shall hereafter be used and developed in accordance with the Harris Ranch Specific Plan 2007, Volumes I and II (the "Harris Ranch Specific Plan"), the regulations herein established for the Harris Ranch Specific Plan District known as the Harris Ranch Specific Plan Code (hereinafter sometimes referred to as the "Code") and, as applicable, Section 11-04-05.4, Hillside Development Standards, and Section 11-02-07.3.G, HS-O: Hillside Development Overlay,
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in force and effect on the effective date of the Harris Ranch Specific Plan Amendment 7, as may be amended by applicable state and/or federal laws or regulations (collectively, the "Ancillary Ordinances"), which Ancillary Ordinances are reprinted in their entirety below. The Harris Ranch Specific Plan and the Ancillary Ordinances are hereby incorporated into and made a part of this Chapter by reference. The Ancillary Ordinances, as the same shall apply to Harris Ranch, shall not be amended, except as may be required by applicable state or federal laws or regulations, for a period of eighteen years from the Effective Date.
4.
Administration A.
Harris Ranch Review Board (1) The Harris Ranch Review Board (hereinafter sometimes referred to as the "Board") is comprised of members and/or representatives of Harris Family Limited Partnership and private owners within the Harris Ranch Specific Plan District. Restrictive use covenants and design guidelines will be prepared by Harris Family Limited Partnership, its successors and/or assigns, to control, without limitation, architecture, landscape, walls, parking, signage, and lighting. The restrictive use covenants and design guidelines meet at least the minimum standards for, without limitation, architecture, landscape, walls, parking, signage, and lighting contained in the Code. The Board administers and enforces the restrictive use covenants and design guidelines. (2) All proposed development within the Harris Ranch Specific Plan District shall be subject to review by the Harris Ranch Review Board prior to an applicant's submission for City approval. The Board shall provide City with a synopsis of that review and a recommendation. A list of the information required by the Board prior to the Board's review is contained in the Board's restrictive use covenants and design guidelines, a copy of which can be obtained from the Board, or the Board's designee.
B.
Planning Director The Planning Director, or designee, shall perform the duties and functions as provided in the Code. These duties and functions include the day-to-day and long-range administration of the Code, the acceptance and processing of all permit applications, and confirmation of compliance with the Harris Ranch Specific Plan and Code.
C.
Design Review Commission The Design Review Commission is authorized to review and hear appeals of decisions made by the Planning Director in connection with design review within the Harris Ranch Specific Plan District. The Design Review Commission shall review information provided by the Planning Director and other available sources.
D.
Planning and Zoning Commission The Planning and Zoning Commission is authorized to hear appeals of decisions made by the Planning Director or the Design Review Commission, as applicable, in connection with the Harris Ranch Specific Plan District. The Planning and Zoning Commission shall review information provided by the Planning Director and other available sources.
E.
City Council The City Council is authorized to hear appeals of decisions made by the Planning and Zoning Commission in connection with the Harris Ranch Specific Plan District. The City
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Council shall review information provided by the Planning Director and other available sources. F.
Annual Review The Applicant is required to attend and document meetings with Planning Director on a yearly basis to analyze: 1) administration of plan; 2) trip generation and traffic service levels on surrounding roads; 3) the relative mix of land uses; and 4) infrastructure related improvements. Specific issues to be addressed are the Boise School District elementary school site and agreement; development and installation of the Greenbelt and other public trails included in the Harris Ranch Specific Plan; and the implementation and performance of the Transit Management Plan. The meeting will require other commenting agency involvement as needed. If amendments to the Specific Plan are deemed necessary through this periodic review, then the Harris Ranch Applicant or the City of Boise may request revisions to the Specific Plan through an amendment process. (1) Phasing Plan Modifications The phasing plan described in Section (A)(2)(d)(vi) of Volume I of the Harris Ranch Specific Plan (2010) (the "Phasing Plan") is the current best estimate of the expected orderly progression of development and infrastructure improvements throughout the life of the project. Because infrastructure availability may impact public-service facilities, substantial consistency with the Phasing Plan is an element of the findings for ongoing permit approval. Future on-the-ground conditions and considerations may dictate modifications to the Phasing Plan. The Planning Director may make stafflevel allowances to the Phasing Plan upon application by the Harris Ranch Applicant, contingent upon the following findings: (a) That all affected public service providers have been notified of the proposed Phasing Plan modification and the proposed Phasing Plan modification will not adversely affect public service providers. Additional affected property owners may be noticed at the Planning Director's discretion; (b) That an alternative schedule has been presented to the Planning Director for when the infrastructure will be provided; and (c) That the proposed modification complies with and supports the goals and objectives of the Harris Ranch Specific Plan.
5.
Administrative Review - Use A.
Uses Specified Within the Harris Ranch Specific Plan (1) The City Council, having reviewed and approved the Harris Ranch Specific Plan, has delegated to the Planning Director the authority to administratively review every application for a Notice of Specific Plan Compliance or modification to a Notice of Specific Plan Compliance. Every application seeking confirmation of conformity with the Code and/or a permit affecting the use of land or of a structure and/or a request for a variance shall be deemed to be also an application for a Notice of Specific Plan Compliance. The Planning Director shall ensure that the proposed use complies with the Harris Ranch Specific Plan and the standards described in the Code. The
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determination of the Planning Director shall be a final decision. The findings to be made by the Planning Director are as follows: (a) The land use is consistent with the land use matrix, prototypical block plans and special use standards. (b) The land use, supporting infrastructure and other elements are consistent with the improvements and timelines identified within the phasing plan. (c) The land use and related transportation improvements are consistent with the circulation plan and Ada County Highway District (ACHD) recommendations. (d) The land use includes all public facilities required in the Community Services Plan. (e) Harris Ranch has maintained an annual monitoring review as required by Section 11-07-01.4.F, Annual Review. (2) Upon such determination that the proposed use is in compliance with the Harris Ranch Specific Plan, the Planning Director shall issue a Notice of Specific Plan Compliance. B.
Uses Not Specified Within the Harris Ranch Specific Plan (1) Uses not specified in the Harris Ranch Allowed Uses, pages 51 to 62 of the Harris Ranch Specific Plan, are prohibited unless determined by the Planning Director to be similar in nature to those specified as allowed uses herein. The Planning Director shall give due consideration and deference to the decision of the Harris Ranch Review Board, for the purpose of determining whether a use complies with the Harris Ranch Specific Plan. Upon such determination the Planning Director shall issue a Notice of Specific Plan Compliance. Approval may be made contingent upon such conditions as are reasonably necessary to secure the public welfare. The determination of the Planning Director shall be final unless an appeal is made as provided in the Code. The findings to be made by the Planning Director in determining compliance of such proposed uses with the Harris Ranch Specific Plan are as follows: (a) That the location of the proposed use is compatible to other uses in the general neighborhood. (b) That the proposed use will not place an undue burden on transportation and other public facilities in the vicinity. (c) That the site is large enough to accommodate the proposed use and all yards, open spaces, pathways, walls and fences, parking, loading, landscaping, and such other features as are required by the Harris Ranch Specific Plan and Harris Ranch Specific Plan Code. (d) That the proposed use will not adversely affect other property in the vicinity. (e) That the proposed use is in compliance with and supports the goals and objectives of the Harris Ranch Specific Plan. (2) Whenever there is doubt as to the classification of a use not specifically referenced in the Harris Ranch Allowed Uses, the determination shall be made by the Planning Director. Such determination shall be based upon a recommendation by the Harris Ranch Review Board, a detailed description of the proposed use and such other
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information as may be required by the Planning Director. The Planning Director shall make such investigations as are necessary to compare the nature and characteristics of the proposed use with those of listed uses in the Harris Ranch Specific Plan District, and shall determine whether the use is, in all essentials, pertinent to the objectives of the Code and of the same character as a use listed as allowed in the Harris Ranch Specific Plan District. Upon such determination and the findings provided above, the Planning Director shall issue a Notice of Specific Plan Compliance. The determination of the Planning Director shall be final unless an appeal is made as provided in the Code.
Figure 7.1: Harris Ranch Specific Plan Code Process
C.
Application The Planning Director is authorized to review an application against all required approval standards and/or criteria for allowed uses and designs, and issue final approval or withhold final approval. Every person seeking a Notice of Specific Plan Compliance as herein defined shall submit an application to the Planning Director on a prescribed form, accompanied by the appropriate filing fee as approved by the City Council. Application forms shall be accompanied by supporting information as defined by the application form and as required by the Code and will include the recommendation of the Harris Ranch Review Board.
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D.
Fees The Planning Director shall maintain a current list of fees for all applications. The fees for zoning applications may be revised only by the City Council. Current fee schedules may be obtained from the Planning Director.
E.
Review Period The Planning Director must approve or deny any application requested within 30 calendar days of receipt and acceptance of a complete application and shall submit the findings, conclusions, and any required conditions in writing to the applicant. The Planning Director's decision shall be based upon the findings required within the applicable Sections of the Code. For good cause, such as, for example, receipt of review from other applicable governmental entities, the Planning Director may extend the time period for review to 45 days.
F.
Term Unless otherwise stated, the term of a Notice of Specific Plan Compliance shall not exceed 18 months, unless, upon request of the holder, the Planning Director grants successive extensions or renewals for such term or period not to exceed one year for each such extension or renewal. The Planning Director may also fix the time or period within which the permit shall be exercised or perfected, otherwise the approval shall lapse. A maximum of three such extensions may be granted by the Planning Director. Within this period, the holder of the permit must: (1) Acquire construction permits and commence placement of permanent footings and structures on or in the ground. The definition of structures in this context shall include sewer lines, water lines, streets, or building foundations; or (2) Commence the use permitted by the administrative approval in accordance with the conditions of approval.
G.
Revocation Upon violation of the Notice of Specific Plan Compliance issued pursuant to Section 11-0701.5.A of the Code, the Planning Director may cause the certificate to be revoked. Upon violation of any of the conditions or terms of the Notice of Specific Plan Compliance issued pursuant to Section 11-07-01.5.A of the Code, the Planning Director may cause the certificate to be revoked.
6.
Administrative Review-Design A.
All structural and open space improvements except single family detached homes will be subject to design review approval. The Planning Director, while giving due consideration and deference to the decision of the Harris Ranch Review Board, shall make such investigations as are necessary to compare the nature and characteristics of the proposed design with the design guidelines of the Harris Ranch Specific Plan and Code, and shall determine whether the design is, in all essentials, pertinent to the objectives of the Plan and Code for the Harris Ranch Specific Plan District. The Planning Director may allow up to a twenty percent variation from the design guidelines if it has been approved by the Harris Ranch Review Board and if the Planning Director Agrees. Upon such determination the Planning Director shall issue a Notice of Specific Plan Design Review Compliance. The
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determination of the Planning Director shall be final unless an appeal is made as provided in the Code. The findings, as applicable, to be made by the Planning Director in this regard are as follows: B.
That the site plan minimizes impact of traffic on adjacent streets and that the pedestrian and bicyclist have been provided for by requiring sidewalks, paths, micro-pathways, landscape, and safe parking lot design as appropriate.
C.
That the proposed site's landscape screens are adequate to protect adjacent uses, provide sound and sight buffers and can be adequately maintained; slope and soil stabilization have been provided for; and, that unsightly areas are reasonably concealed or screened.
D.
That on-site grading and drainage have been designed to minimize off-site impact and provide for erosion control.
E.
That signage for any proposed project provides for business identification and minimizes clutter and confusion on and off the site and is in compliance with Harris Ranch Specific Plan Code.
F.
That utility service systems do not detract from building design and that size and location of all service systems are appropriate and maintainable.
G.
The mass of the building(s) or structure(s) is consistent with existing development in the immediate surrounding area and with the allowed use proposed by the applicant.
H.
The height to width relationship of new structures is compatible and consistent with the architectural character of the area and the proposed use.
I.
Openings in the façade are consistent with the architectural character of the area (for example, balconies, bays, and porches are encouraged with a minimum of monotonous flat planes), to provide shadow relief.
J.
Exterior materials are appropriate as they relate to building mass, shadow relief and existing area development; color is used to provide natural blending of materials with the surrounding area, shadow relief and building use; there is functional appropriateness of the proposed building design as it relates to the proposed use.
K.
Multi-family building(s) are designed to include features which add to the visual and aesthetic appearance of the structure and prevent a sterile, box- like appearance; specific design features have been added to enhance the physical appearance of such multifamily residential buildings.
L.
Commercial buildings adjacent to residential uses are designed to minimize impacts on adjacent (including across a street or alley)properties.
M. Design is compatible with design guidelines of the Harris Ranch Specific Plan.
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Figure 7.2: Design Review Process
7.
Hearing Process A.
Procedure Before the Review Body For purposes of this Section, the Design Review Commission, the Planning and Zoning Commission, and the City Council, as applicable, are referred to as the "Review Body." The Planning Director shall provide the Review Body with information and technical assistance. The Review Body shall prepare and conduct public hearings as required by the terms of the Code according to a schedule determined and approved by the Planning Director. The timing of all hearings and the public notice in connection with such hearings shall be in conformity with the Boise City Code and with the Local Land Use Planning Act.
8.
General and Specific Use Standards A.
Purpose These standards are designed to ensure that development within the Harris Ranch Specific Plan District will produce an environment of stable, desirable character which is harmonious with existing and future development and is consistent with the intent and purpose of the Harris Ranch Specific Plan and Harris Ranch Specific Plan Code. Provided that the Planning
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Director may allow up to a twenty percent variation from General Standards if it has been previously approved by the Harris Ranch Review Board and the Planning Director agrees. B.
General Standards (1) Minimum setbacks are outlined in the summary found on each Block Prototype (see pages 65 - 107 of the Harris Ranch Specific Plan). More restrictive setbacks may be established through the Harris Ranch Design Guidelines prepared by Harris Family Limited Partnership, its successors and/or assigns, and enforced by the Harris Ranch Review Board. (2) Setbacks shall be measured from the exterior wall of a building or garage face to the setback line. The front and corner setback lines shall be the back of sidewalk or back of curb if no sidewalk exists, or edge of pavement if no curb exists. (3) Residential front loading driveway length shall be 20 feet minimum beyond the sidewalk line to allow vehicles to park completely outside the vehicle corridor or pedestrian streetscape. Alley loaded driveway length from garage door to the alley shall be 6 feet or greater than 20 feet for side-loaded garages, 20 feet of full-width driveway shall be provided behind the sidewalk. (a) Bay windows, architectural appendages, fireplaces, cabinets designed to screen utility meters and similar architectural features may encroach no more than two feet into the applicable yard, provided they remain at least three feet from the side lot lines and do not increase the living space within a dwelling unit. The maximum width of such structures shall not exceed 6 feet. (b) Roof overhangs, cornices and similar architectural features may encroach no more than two feet into the applicable yard. (c) Balconies must maintain the setback required for the structure to which the balconies are attached and may not extend into the required yard. (d) Detached accessory structures including those such as pool houses, gazebos and storage structures may be located in the side or rear yard. Such accessory structures must be located at least 5 feet from the lot line. (e) Attached patio covers, awnings, trellises and similar structures may encroach no more than three feet into the front yard and may encroach into the side and rear yard provided they remain at least three feet from the applicable lot line. Such structures must remain open without the use of siding, screens, or other enclosures. Enclosed structures must conform to the setback standards for the principal dwelling unit. (f)
In-ground swimming pools which are 1 feet or less in height, as measured from the property's finished grade, may occupy any rear or interior side yard, provided a minimum 15 feet setback is maintained from the pool apron or splash guard. Decks and other features that are more than 2 feet above grade shall be located outside of yards (within the building envelope). Above ground pools are not allowed in single-family townhouse, or 4 - 8 unit buildings.
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(h) Height exceptions to allow form elements that are uninhabited such as turrets and towers. Habitable roof gardens are accepted from height limitations including accessory elements of such roof gardens. Accessory elements include, without limitation, open-sided pergolas, pavilions, and trellises, along with enclosed garden equipment spaces measuring a maximum of 100 square feet Such accessory elements shall not exceed 16 feet above the height limit and be comparable in color and materials to the primary building. Mechanical and elevator-related equipment shall be screened as provided further herein. (i)
Common Driveways The Planning Director shall approve common driveways that meet all of the following requirements: i.
The common driveway provides access to no less than 2 lots or parcels, and no more than 6 lots that are each occupied with a single-family or a townhouse dwelling unit.
ii.
The length of the common driveway shall not exceed 80 feet and shall not be less than 10 feet wide for the entire length of the common driveway.
iii.
Unless limited by geographical features, all lots or parcels that abut a common driveway shall take access from the common driveway, and all individual private driveways shall originate from the common driveway and not from the public right-of-way.
iv.
A perpetual ingress/egress access easement shall be provided which shall include a requirement for a concrete or asphalt paved surface and provisions for maintenance of the common driveway including any required landscape. The required easement shall be placed of record prior to the issuance of any certificate of occupancy for any lot utilizing the common driveway. If a Final Plat or Record of Survey is associated with the creation of a common driveway, the easement area shall also be clearly depicted on the plat or survey.
v.
Required off-street parking shall be set back a minimum of three feet from the edge of the common driveway, zero feet for parallel parking and 13 feet for perpendicular parking.
vi.
The use of the common driveway benefits the design of the driveway and reduces the number of accesses onto the public street.
(4) Transportation Standards (a) A traffic impact study may be required if there is a significant change in the current land use plan; (b) A turn lane warrant analysis may be required on a case-by-case basis depending on the proposed land use. Contact ACHD to determine if a turn lane analysis is required prior to submitting a development application; (c) When parcels abutting Warm Springs Avenue are preliminary platted, provide current roadway segment traffic counts and intersection counts (raw data) for the segment of Warm Springs Avenue abutting the site and the nearest Boise Zoning Code Rewrite Adoption Draft
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intersection(s) (Wise Way/Warm Springs, Old Hickory Way/Warm Springs, or Millbrook Way/Warm Springs). ACHD will analyze the data to determine if roadway or intersection improvements are needed to mitigate the development; (d) The developer shall ensure that adequate real property is dedicated for the future installation of four lanes at E. Warm Springs Ave., commonly referred to as the Warm Springs Bypass, in the event traffic conditions warrant such widening; (e) With regard to roundabouts on E. Warm Springs Ave., when warranted the developer shall construct an interim single-lane roundabout similar to that shown on attachment 4 to ACHD's March 6, 2019 action, which can be widened to a dual lane roundabout if traffic conditions warrant such a widening. C.
Specific Use Standards In addition to the other requirements of the Code, the following standards apply to the uses listed in this Section. Where applicable, the Planning Director shall obtain a review and recommendation from ACHD. The Planning Director will review and make a determination of approval or denial within 15 calendar days of receipt of a complete application. A notice will be sent informing owners within 300 feet of the property of the decision of the Planning Director and of such other property owners' right to appeal the Planning Director's decision as provided by the Code. (1) Accessory Building or Structure (a) The location of accessory buildings or structures shall be restricted as follows: i.
Accessory buildings or structures shall not be located in any required setback or on any publicly dedicated easements.
ii.
Accessory buildings or structures shall not block the view of the main entrance to the primary building.
(b) The size of accessory structures shall be restricted as follows: i.
Accessory structures such as sheds, barns, and workshops shall not exceed 1000 square feet.
ii.
Accessory dwelling units shall not exceed 1000 square feet.
(c) The height of an accessory structure shall not exceed 24 feet. (d) In a residential block, accessory buildings or structures may be located in the front yard or within a side yard if any portion of the structure lies between the front property line and a distance of 15 feet behind the front wall of the principal dwelling and shall not exceed the height of the principal dwelling. (e) All accessory buildings or structures shall meet all of the following design standards: i.
The roof and finish materials shall be similar in color to the primary building;
ii.
The roof shall have a similar pitch to that of the primary building;
iii.
The accessory building or structure shall portray the architectural character of the primary building.
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(2) Amusement or Recreation Facility, Outdoor (a) General Standards i.
All structures or outdoor recreation areas shall maintain a minimum setback of 50 feet from all abutting predominantly residential blocks.
ii.
Any outdoor speaker system associated with the amusement or recreation facility shall not exceed a noise measurement of 65 decibels at the lot or parcel line of any adjoining lot or parcel.
iii.
All outdoor activities and events shall be scheduled to complete all activity before or as near to 9:30 P.M. as practical. Illumination of the outdoor amusement or recreation facility shall not be permitted after 10:00 P.M. except to conclude a scheduled event that was in progress before 10:00 P.M. and circumstances prevent concluding before 10:00 P.M. All illumination shall be terminated no later than 1 hour after conclusion of the event.
(b) Golf Driving Range Accessory sales and rental of golf equipment shall be allowed. The golf driving range shall be designed to protect abutting property and roadways from golf balls. (c) Swimming Pool Any outdoor swimming pool shall be completely enclosed within a 6 foot barrier that meets the requirements of the Boise City Building Code. (3) Automobile Repair and Service, Minor Minor automobile repair and service facilities shall comply with the following standards and limitations: (a) The use shall be located a minimum of 200 feet from any predominantly singlefamily residential block and a minimum of 100 feet from any predominantly multifamily residential block. (b) The operating hours shall be limited to between 7:00 A.M. and 8:00 P.M. (c) All repair and service work shall be done within a completely enclosed building. (d) No used or discarded automotive parts or equipment may be located in any open area outside of an enclosed building. (e) All disabled vehicles shall be stored in an area that is screened from view from the surrounding lots and/or parcels and adjacent streets. Such vehicles shall not be stored on-site longer than 5 days. (f)
Permitted minor automobile repair and service facilities shall be limited to the following kinds of activities: electronic tune ups; brake repairs (including drum turning); air conditioning repairs; generator and starter repairs; tire installation and repairs; front end alignments; battery recharging; lubrications; selling/installing minor parts and accessories; repairing and installing other minor elements of an automobile such as windshield wipers, hoses and windows, but excluding engine, transmission and differential repair or installation.
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(4) Bar, Brew Pub, Or Nightclub (a) The facility shall comply with all applicable governmental regulations, including regulations regarding the sale, manufacturing, or distribution of alcoholic beverages. (b) For properties abutting a predominantly residential block, no outside activity or event shall be allowed on the site, except as provided for a "Temporary Use." (5) Bed and Breakfast Inn (a) Any such facility shall be an owner-occupied dwelling. For the purposes of this Subsection, an "owner" shall be defined as a person with a 50 percent or greater interest in the bed and breakfast inn. (b) The exterior appearance of the building shall be that of a single-family dwelling. Fire escapes and other features may be added to protect public safety; however, structural alterations may not be made that would prevent future use of the structure as a single-family dwelling. (c) No more than 20 occupants (including, without limitation, the owner, the owner's family, and any resident or nonresident employees) shall be permitted to occupy the facility at any one time (daytime, evening, or night). (d) The maximum stay shall be 2 weeks for any guest. (e) Breakfast may be served on the premises only for guests and employees of the facility. No other meals shall be provided on the premises. Guestrooms shall not be equipped with cooking facilities. (f)
Only business signs referring to the principal use as a bed and breakfast inn are permitted.
(6) Car Wash (a) A 100 foot separation shall be maintained between any car wash facility and any predominantly residential block. (b) Any outdoor speaker system associated with the car wash shall not exceed a noise measurement of 65 decibels at the lot or parcel line of any adjoining lot or parcel. (c) Vehicle stacking lanes shall be available on the property but outside the car wash facility entrance. Stacking lanes shall have sufficient capacity to prevent obstruction of the public right of way by patrons. Such stacking lanes shall be separate from areas required for access and parking. The stacking lanes shall not be located within 10 feet of any predominantly residential block. (7) Club/Lodge (a) All structures which contain this use shall meet Block Prototype setback requirements in which this use is allowed. (b) Any food service shall be licensed by all applicable governmental agencies. (8) Convenience Stores All structures which contain this use shall meet Block Prototype setback requirements in which this use is allowed. Boise Zoning Code Rewrite Adoption Draft
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(9) Daycare Facility or Residence (a) General Standards for Childcare and Adult Care Facilities i.
The applicant shall secure and maintain a license from all applicable governmental agencies and shall provide the Planning Director with proof that such licenses have been granted.
ii.
There shall be a minimum of 35 square feet of net floor area indoors per client. This space shall be measured wall to wall in rooms that are regularly used by the clients, exclusive of halls, bathrooms, and kitchen.
iii.
Off-street parking shall be provided as per this Code.
iv.
There shall be an off-street client pick up area in addition to the required off-street parking. On arterial or collector streets, a circular driveway, or an off-street turnaround (which does not involve any space from a required offstreet parking space) shall be provided for the client pick-up area.
v.
Hours of client pick up and/or drop off shall be between 7:00 A.M. and 10:00 P.M.
vi.
No portion of the facilities used by clients may be within 300 feet of explosive or hazardous material storage including, without limitation, the following uses: flammable substance storage or gasoline or diesel fuel station.
(b) Additional Standards for Child Daycare Facility i.
The applicant shall provide a minimum outdoor play area of 100 square feet per child. The minimum play area requirement may be waived if: A.
There is greater or equal area of a park that abuts the facility or residence that can be used by the children; or
B.
The program is designed such that the number of children using the play area at any one time conforms to the 100 square feet per child criteria.
ii.
All outdoor play areas shall be completely enclosed by minimum 6 feet barriers to secure against exit/entry by small children and to screen abutting properties.
iii.
Outdoor play equipment over 6 feet high shall not be located in a front yard or within any required yard.
(10) Drive-Through Retail Certain types of drive-through window establishments may be reviewed and allowed by the Planning Director subject to the following approval criteria: (a) The use shall be located a minimum of 200 feet from any predominantly singlefamily residential block and a minimum of 100 feet from any predominantly multifamily residential block within the SP01 plan. (b) That the number of drive-through lanes is limited to allow for adequate on-site circulation of pedestrians and vehicles, and that the internal circulation on the
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site provides for pedestrians to walk from parking lots to the lobby entrance(s) without traversing the waiting lane(s) for the drive-through window. (c) That the waiting lane(s) be of sufficient length to provide for anticipated average monthly peak volumes. (d) That design, signage or operational characteristics of the establishment prevent or discourage vehicles from waiting for service on public sidewalks or streets. (e) That drive-through waiting lanes be designed so that curbs, gates, or other devices do not prevent a vehicle from leaving a waiting lane. (f)
That all lights and other illuminated materials shall be designed, positioned, shielded, directed, and located to minimize glare and light trespass from falling on adjoining lots or parcels.
(g) Landscape shall be used to minimize the visual impact of vehicle lights and signs. (h) That all communication systems shall not exceed a noise measurement of 65 decibels at the lot line. (11) Drug and Alcohol Treatment Facility The owner of the facility shall secure and maintain licenses from all applicable governmental agencies and shall provide the Planning Director with proof that such licenses have been granted. (12) Dwelling, Accessory The applicant must submit, with the application, a list of signatures of residents of adjacent lots and/or parcels, including lots and/or parcels across streets and alleys, indicating that such residents have been notified of the applicant's intention to construct an accessory dwelling at a specified location. The applicant shall reference which neighbors were unwilling or unable to sign. The Planning Director must make the following findings to approve an accessory dwelling: (a) That the footprint of the accessory dwelling is not larger than 10 percent of the lot area or 750 square feet, whichever is less, and that the accessory dwelling has not more than 1 bedroom. Where practical, the 10 percent or 750 square feet standard may be altered to accommodate logical expansions or internal conversions. Examples of this include, without limitation, the addition of a second floor to a detached garage or the separation of a basement as an accessory dwelling. (b) That an accessory dwelling is created through: i.
Internal conversion of an existing living area, basement, or attic;
ii.
An addition to the principal dwelling;
iii.
The conversion of an existing detached accessory structure such as a detached garage or shop;
iv.
An addition to an existing accessory structure such as a detached garage or shop;
v.
Construction of a new single-family detached house on a vacant lot or parcel with an internal or detached accessory dwelling; or
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vi.
The construction of a detached accessory dwelling.
(c) That the accessory dwelling meets all the development standards of the Harris Ranch Specific Plan and all applicable life-safety codes. (d) That the design of the accessory dwelling is compatible with the existing neighborhood by considering height, bulk, and site location, and incorporating materials, colors and a design motif that is compatible with and complements the architectural theme and style of the principal dwelling. The principal and the accessory dwellings shall be designed to portray the character of a single-family dwelling. Only 1 entrance into the principal dwelling shall be located on the front building elevation of the principal dwelling unless multiple entrances are already in existence. (e) That 1 parking space is provided for the accessory dwelling in addition to the existing minimum parking requirement for the principal dwelling. The driveway apron may be used for this requirement. (f)
Conversion of a garage is not permitted unless required parking can be sited legally elsewhere on the lot or parcel. However, a waiver to the parking requirements may be granted by the Planning Director upon a determination that unusual circumstances of the occupancy will result in a reduced need for parking and will not negatively impact the neighborhood. The waiver and the circumstances allowing for the waiver will be documented in a deed restriction referenced immediately below.
(g) That on-going owner-occupancy of either the principal or the accessory dwelling is required and shall be enforced through recordation of a deed restriction to that effect with the Ada County Recorder. A temporary waiver of this requirement may be granted by the Planning Director in the case of a documented need for the owner-occupant to leave the premises for up to one year due to employment, illness, or other circumstances. (h) That the accessory dwelling also meets the applicable specific standards for accessory buildings and structures. (13) Foundry All structures or outdoor activity areas shall be located a minimum of 50 feet from any property line. The use shall be located a minimum of 200 feet from any predominantly single-family residential block. (14) Gasoline Station (a) The use shall be located a minimum of 200 feet from any predominantly singlefamily residential block and a minimum of 100 feet from any predominantly multifamily residential block. The distance shall be measured from lot line to lot line in a straight line. (b) The use shall be located on a block(s) developed predominantly as commercial development. (c) Installation and operation of underground fuel tanks shall require compliance with all applicable governmental agencies. Boise Zoning Code Rewrite Adoption Draft
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(d) Structures and pump station canopies on corner lots or parcels shall observe a minimum setback of 35 feet from any public street. (e) The total height of any overhead canopy or weather protection device shall not exceed 20 feet. (f)
(Vehicle stacking lanes shall be available on-site but outside the fueling areas. Stacking lanes shall have sufficient capacity to prevent obstruction of the public right of way by patrons. Such stacking lanes shall be separate from areas required for access and parking.
(g) All trash and waste materials shall be stored within a separate enclosure behind the primary structure of the gasoline station. (15) Greenhouse/Nursery (a) Outdoor mechanical equipment (including, without limitation, heaters, and fans) shall not be located within 50 feet of a lot or parcel line. To reduce noise, permanently mounted mechanical equipment shall be enclosed to the maximum extent possible. (b) Outdoor storage areas for materials shall comply with Section 11-07-01.8.C(22) of this Code. The following nursery materials shall be exempt from this requirement: i.
Growing plants in ground or in containers; and
ii.
Wood chips, bark, rock, gravel, or similar ground cover material where such storage piles do not exceed 6 feet in height.
(c) Any outdoor speaker system associated with the nursery shall not exceed a noise measurement of 65 decibels at the lot or parcel line of any adjoining lot or parcel. (d) The application of fertilizer or process wastewater at agronomic rates shall be deemed a component of the nursery use. (e) Additional standards for wholesale and/or retail nursery within a predominantly residential block or adjoining a predominantly residential block:
(f)
i.
All proposed lighting shall be downward cast to minimize impact and limit light trespass on adjacent property.
ii.
No aerial spraying of the property shall be allowed.
Retail nurseries shall also comply with the following: i.
The total amount of enclosed retail space shall not exceed 5,000 square feet Greenhouses shall not be considered retail space.
ii.
The property shall have frontage on an arterial or collector street.
(16) Group Home (a) The applicant shall secure and maintain a license from all applicable governmental agencies and shall provide the Planning Director with proof that such licenses have been granted. (b) Off-street parking shall be provided as per this Code. (c) (The applicant shall provide a minimum outdoor play area of 100 square feet per child. The minimum play area requirement may be waived if: Boise Zoning Code Rewrite Adoption Draft
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i.
There is greater or equal area of a park that abuts the facility or residence that can be used by the children; or
ii.
The program is designed such that the number of children using the play area at any one time conforms to the 100 square feet per child criteria.
iii.
All outdoor play areas shall be completely enclosed by minimum 6 feet. barriers to secure against exit/entry by small children and to screen abutting properties.
iv.
Outdoor play equipment over 6 feet high shall not be located in a front yard or within any required yard.
(d) No portion of the facilities used by clients may be within 300 feet of explosive or hazardous material storage including, without limitation, the following uses: flammable substance storage or gasoline or diesel fuel station. (17) Home Occupation (a) Any gainful occupation within a dwelling or accessory building or structure must receive administrative approval from the Planning Director. Applicants must submit, with their application, a list of signatures of residents of adjacent lots and/or parcels, including lots and/or parcels across streets and alleys, indicating they have been notified of the applicant's intention to conduct a home occupation at a specified location. The applicant shall reference which neighbors were unwilling or unable to sign. More than one home occupation may be approved for the same property address provided that the combined activities and uses of the home occupations do not exceed the approval criteria as set forth herein. For example, the aggregate total of floor space devoted to one or more occupations at a given address may not exceed 750 square feet. (b) Home occupations may not be approved for uses that are prohibited by the Code or would violate the intent of the Harris Ranch Specific Plan as determined by the Planning Director. Home occupations may be approved provided they meet all of the following criteria: i.
The use is clearly incidental and secondary to the use of the lot or parcel for dwelling purposes.
ii.
The use is conducted entirely within a dwelling or accessory structure and the aggregate of all space within any or all buildings devoted to one or more home occupations shall not exceed 750 square feet.
iii.
No activities shall be allowed which involve the use, storage, repair, milling or manufacture of highly combustible materials or internal combustion engines.
iv.
Dimensions, power rating or weight of equipment and tools used in the conduct of the home occupation shall not exceed that of normal household equipment and tools.
v.
Any home occupation that causes abnormal automotive or pedestrian traffic or which is objectionable due to unsightliness or emission of odor, dust,
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smoke, noise, glare, heat, vibration, or similar disturbances to the outside of any building containing such home occupation shall be prohibited. vi.
The dwelling shall at all times be maintained as residential in appearance, cleanliness, and quietness.
vii. Any materials used or any item produced or repaired in the dwelling or accessory structure shall not be displayed or stored so as to be visible from the exterior of the dwelling or accessory structure. viii. Articles may be offered for sale and sold in the dwelling provided that the occupant produces the product or that the sale of an article is not the essential nature of, but is instead incidental to, the home occupation. For example, sales of shampoo and other beauty supplies at a home beauty salon may be considered incidental to the home occupation. Furthermore, the home occupation shall not constitute a retail store, in terms of traffic, appearance and other impacts. ix.
Instruction in music, crafts and dance studios shall be limited to no more than three students at one time. Home beauty salons or barbershops shall be limited to one chair and/or nail table, which are commonly referred to as stations.
x.
One employee, in addition to the occupant, may be allowed if an off-street parking space meeting the standards of the Code is provided. Required offstreet parking spaces for the residence may not be displaced by the home occupation.
xi.
Limitations placed on home occupations in this Section shall not be construed as prohibiting home occupations which make use of computers, modems, telephones, faxes, or other similar devices.
xii. There shall be no signs identifying the home occupation. xiii. One vehicle, in addition to that used by an employee, may be used in conjunction with the home occupation provided the vehicle is within the parameters of a normal vehicle, which parameters include and describe cars, pickup trucks, and vans unless outfitted with excessive amounts of tools, equipment and supplies. Large commercial vehicles, trailers, construction equipment, and regular vehicles with commercial and/or industrial attachments are not allowed. Generally, any vehicle exceeding one ton in weight shall be regarded as outside the allowed parameters. (18) Hotel (a) Accessory retail uses including, without limitation, restaurants, retail shops, food or beverage service, and personal service shops, may be allowed if such facilities are completely within the hotel structure. A bar, brew pub or nightclub must meet separate specific standards. (b) No outdoor recreation area associated with the hotel shall be within 100 feet of a predominantly residential block. An outdoor swimming pool shall be enclosed with a 6 foot barrier that meets the requirements of the Boise City Building Code. Boise Zoning Code Rewrite Adoption Draft
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(19) Kennels, Animal Boarding Animal boarding kennels and pet shops shall conform to the following standards: (a) The use shall be located a minimum of 200 feet from any predominantly singlefamily residential block and a minimum of 100 feet from any predominantly multifamily residential block. The distance shall be measured from lot line to lot line in a straight line. (b) All animals shall be confined within an enclosed area or on a leash at all times. (c) The facility shall be designed to provide reasonable sound barriers and odor protection for adjacent lots or parcels. (20) Laundry Self Service If abutting a predominantly residential block, the hours of operation shall be 7:00 A.M. to 10:00 P.M. (21) Live/Work Units This Subsection provides standards for the development of live/work units. Live/work units are intended to be occupied by business operators who live in the same building that contains the commercial or light industry activity. A live/work unit is intended to function predominantly as residential accommodations with incidental workspace. (a) Permitted uses in a live/work dwelling include: i.
Child Care (Small; 6 or fewer children);
ii.
Professional Office;
iii.
Medical Office;
iv.
Personal Service (hair salon, massage, etc.);
v.
Photo Studio;
vi.
Specialty Retail (fly shop, bike tuning, woodworking, etc.);
vii. Restaurant (bakery, etc.); viii. Education (tutoring, music, etc.). (b) Any other use may be allowed if such use is determined, in writing, by the Planning Director to be of the same general character as those uses listed above, compatible, and not objectionable or detrimental to surrounding properties and the neighborhood. To determine compatibility, the following characteristics, without limitation, of the uses shall be reviewed relative to other potentially affected uses, dwellings, or structures: location, orientation, operation, vibration, odor, electrical interference, fire hazard, visual privacy, and sound privacy. (c) Live/work dwellings must receive an administrative permit issued by the Planning Director. Restrictions on such use shall include, without limitation: i.
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At least 1 person working in the live/work dwelling shall also reside in the live/work dwelling; no portion of the live/work dwelling shall be leased as a workspace to any person not living in the live/work dwelling or as a residential space for any person not working in the live/work dwelling.
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ii.
The first floor of any live/work dwelling shall not be converted to an additional dwelling unit without Planning Director approval.
iii.
Each live/work dwelling is limited to 1 employee. Resident(s) of the live/work dwelling are not considered to be an employee.
iv.
The owner of the live/work dwelling or the employee shall be responsible for the work activity performed.
v.
The work/business component of the live/work dwelling shall be conducted entirely within the live/work dwelling, including the front porch of the live/work dwelling.
vi.
The work/business component of the live/work dwelling shall not be located in the garage of the live/work dwelling.
vii. No activities shall be allowed in the live/work dwelling or the lot or parcel of such live/work dwelling that involves the use, storage, repair, milling or manufacture of highly combustible materials, paint, or internal combustion engines. viii. Vehicle-oriented businesses requiring multiple vehicles are prohibited. As an example, without limitation, limousine services, taxis, towing companies, and cleaning companies would be prohibited. ix.
If a sign is desired in connection with the work/business component of the live/work dwelling, such sign shall be limited to 1 in number and limited to a size of 2 square feet and shall be attached flat on the live/work dwelling or on an awning below the eave of the live/work dwelling.
x.
Any work/business that creates excessive emissions of odor, dust, smoke, noise, glare, heat, vibration, or similar disturbances shall be prohibited.
xi.
Hours of operation for any work/business shall begin no earlier than 7:00 A.M. and end no later than 10:00 P.M.
xii. Any work/business shall obtain all applicable governmental licenses, permits and tax identification numbers and shall comply with any and all applicable employment laws. xiii. Each live/work dwelling shall conform to all life-safety codes and regulations and disabled persons access requirements. xiv. Outdoor storage is not permitted. xv. The volume of deliveries of truck or other vehicular traffic shall not be in excess of what is normally associated with residential use. (22) Outdoor Storage (a) Screening Outdoor storage areas shall be screened. Outdoor storage of chemicals and/or fertilizers shall be prohibited.
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(b) Prohibited Locations Materials shall not be stored within the required yards. Stored items shall not block sidewalks or parking areas and may not impede vehicular or pedestrian traffic. (c) Use of Site Use of the site shall not constitute a "pit, mine, or quarry" or "contractor's shop." (d) Prohibited Uses The site shall not be used as a "junkyard," "automobile wrecking yard," or vehicle impound yard. (e) Additional Standards for Outdoor Storage as an Accessory Use Accessory outdoor storage shall be allowed for approved uses subject to the following standards: i.
The location of the outdoor storage area shall be noted on the master site plan and reviewed as part of that application.
ii.
Storage areas shall not be rented, leased, let, or otherwise used as a commercial business.
iii.
Outdoor storage for commercial or industrial uses shall be limited to those items owned or used by the business.
iv.
Outdoor storage for a multifamily development shall be only for recreational vehicles or personal recreation items of the tenants.
(23) Package and Letter Delivery Service (a) No structure, facility, drive lane, parking area, nor loading area shall be located within 20 feet of a predominantly residential block. (b) If abutting a predominantly residential block, the facility hours of operation shall be limited to 7:00 A.M. to 10:00 P.M. (c) No outdoor storage shall be allowed. (24) Recycling Center (a) Outdoor storage areas shall comply with Section 11-07-01.8.C(22) of this Code. No storage, excluding truck trailers, shall be visible above the required screening material. (b) Except for after-hours donation containers, no unsorted material shall be stored outdoors. (c) Any container provided for after-hours donation of recyclable materials shall be a minimum of 50 feet from a predominantly residential block, shall be of sturdy, rustproof construction, and shall have sufficient capacity to accommodate materials collected. (d) Power driven processing (including, without limitation, aluminum foil and can compacting, baling, plastic shredding, or other light processing activities necessary for efficient temporary storage and shipment of materials) may be allowed when located within an enclosed structure. Boise Zoning Code Rewrite Adoption Draft
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(e) All recycling center grounds and facilities shall be maintained in an orderly manner so as not to create a public nuisance. (25) Sawmill or Planning Mill (a) The use shall be conducted within an enclosed structure. (b) There shall be a 1,000 foot separation from the mill structure and any predominantly residential block. (c) Outdoor storage areas shall comply with Section 11-07-01.8.C(22) of this Code. (26) Schools (a) Off-street parking shall be provided as per this Code. (b) There shall be an off-street client pick up area in addition to the required offstreet parking. On arterial or collector streets, a circular driveway, or an off-street turnaround (which does not involve any space from a required off-street parking space) shall be provided for the client pick-up area. (c) Reserved. (d) In instances where a restaurant or retail store seeks to sell, serve, or dispense alcoholic beverages at a business premises located within three hundred feet (300') of any school site, notwithstanding Boise City Code or any other law or ordinance of similar import, the Boise City Clerk's office shall be authorized to review and approve a waiver of the foregoing City requirements in accordance with standards and procedures as may be adopted by the Boise City Clerk's office. The waiver procedure identified herein shall not apply to bars or establishments catering to or including adult uses, as defined in Boise City Code. (27) Special Events Special events such as musical and dance performances, arts and craft shows, artifact displays, carnivals, special holiday events, and charitable events shall comply with the following standards: (a) No such use shall be located closer than 100 feet from a predominately residential block, except at the Neighborhood Greens with homeowners’ Association approval. (b) The special event shall not operate for longer than 1 week. (c) Parking shall be provided as required by City Event Permit. (d) Incidental sales of hand-crafted items and goods which are reasonably related to the special event program may be permitted. (e) A temporary use permit is required from the Planning Director. (28) Temporary Uses (a) Any temporary use must be administratively approved by the Planning Director. A temporary use permit shall be required for temporary buildings, temporary display and sale of merchandise, model homes, trailers, activities, and/or uses incidental to the construction of a building or group of buildings on the same or adjacent lot(s) or parcel(s). A temporary use permit shall also be required for seasonal uses (such as, for example, fireworks stands, Christmas tree lots, fruit Boise Zoning Code Rewrite Adoption Draft
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and vegetable stands marketing locally grown produce). Other uses which clearly are not associated with a holiday, the growing season, or a construction project may be considered for approval by the Planning Director, such as a home sales office in a residential structure. Temporary uses may be approved upon compliance with the following criteria: i.
Are operating for a set time period as requested by the applicant and agreed to by the Planning Director. For most uses, such time period shall not exceed 180 calendar days. Temporary home sales offices may request longer time periods as approved by the Planning Director.
ii.
The proposed temporary use shall not allow for placement of, for example, any structure, vehicle or sign, within a clear vision triangle, required setback, required parking space (except as permitted for temporary, outdoor display sale of merchandise), service drive, dedicated trash dumpster location, sidewalk, or any other position on a lot or parcel that may interfere with vehicle or pedestrian circulation or the normal functions of other uses on the property, or otherwise be potentially hazardous to the public.
iii.
The proposed use must be in conformance with the other applicable requirements of the Code, and applicable state and federal regulations.
iv.
No temporary use permit, except in the case of seasonal uses or uses incidental to construction, shall be issued for structures or uses that are intended to be placed upon an unimproved lot or parcel.
v.
The Planning Director shall require guarantees to assure removal of temporary uses and of any debris or refuse resultant there from, to restore the premises to its prior condition and shall establish the date of such removal.
(b) The applicant shall obtain from the lot or parcel owner a signed and notarized affidavit acknowledging that the property owner shall be accountable for any debris or refuse left on the lot or parcel more than three days after the applicant vacates such lot or parcel and shall be responsible for any additional cleanup costs incurred by the City. A cash bond or cash deposit in the amount of not less than $125, or such other security as may be reasonably acceptable to the Planning Director, shall be placed by the applicant with the City Clerk. Such deposit or security shall be returned to the applicant only in the event the applicant ensures such debris or refuse has been removed from the applicable lot or parcel to the satisfaction of the Planning Director. Moreover, an applicant who fails to clean such debris or refuse from the applicable lot or parcel shall be guilty of a misdemeanor which is punishable by a fine not to exceed $300 and/or 6 months confinement in jail.
9.
Parking Standards - General A.
Purpose This Section is intended to: provide accessible, attractive, secure, properly lighted, wellmaintained, and screened off-street parking facilities; reduce traffic congestion and
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hazards; protect neighborhoods from the effects of vehicular noise and traffic generated by adjacent non- residential land uses; assure the maneuverability of emergency vehicles; and provide appropriately designed parking facilities in proportion to the needs generated by varying types of land use. B.
Use (1) Parking garages and/or parking lots shall be used for vehicle parking only. (2) The use allowed in the building and the corresponding parking spaces required and fixed shall be noted on the Notice of Specific Plan Compliance or Notice of Specific Plan Design Review Compliance, hereinafter referred to individually and/or collectively as "Notice of Compliance", received by the applicant. Any enlargement or addition to a building, or any change in use of a building, or an enlargement or increase in intensity of use of a building, shall require an amendment to the Notice of Compliance or Notice of Specific Plan Design Review Compliance stating the nature of the enlargement of the building or use, or the change in use of the building, and the number of parking spaces required and established as a result of such change.
C.
Fractional Requirements Any fractional requirement of a parking space shall be rounded up to require one additional parking space.
TABLE 11-07.1: OFF-STREET PARKING REQUIREMENTS USE CATEGORY
NUMBER OF PARKING SPACES
Residential: Single Family Detached, town homes, and multifamily (including live/work and work/live units)
2 per d.u. >950 sf; 1 per d.u. <950 sf
Lodging
1 per room or suite (no additional parking is required for accessory uses such as restaurants or meeting rooms)
Office
1 per 500 sq. ft. of gross floor area
Retail
1 per 500 sq. ft. of gross floor area
Elementary School:
1 per 6 students
Junior, Middle, and Senior High School
1 per 4 students
College
1 per full time student
Industrial
1/2 per employee
Civic/Cultural
1 per 500 sq. ft. of gross floor area
Civil Support
1 per 500 sq. ft. of gross floor area
D.
Reduction of Parking Requirements (Single Use) (1) Parking requirements for a single use as established by Table 11-07.1 may be reduced upon determination by the Planning Director based on a specific showing by the applicant that the intensity of the particular use will need fewer parking spaces. Onstreet parking along the frontage line of the lot or parcel may be counted toward fulfilling the parking requirements. In the event a determination is made that the parking requirements shall be reduced; the reduced off-street parking spaces
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requirements shall be noted on the Notice of Compliance or Notice of Specific Plan Design Review Compliance. The Planning Director shall have the authority to reduce the parking requirement by up to 10 percent if one or more of the following circumstances exist: (a) Expected automobile ownership or use patterns of employees, tenants, or other users vary from what is typical in the community or typical for the use. (b) The parking demand varies throughout the day in relation to parking supply. (c) The nature of operational aspects of the use warrants unique parking arrangements. (d) Actual parking practice in the community demonstrates that the parking standard may be too high or too low. (e) The development contains a pedestrian walkway and/or bicycle lane that connects to existing, adjacent, or future walkways and/or bicycle lane(s), including pedestrian and bicycle connections to residential subdivisions. (2) The Planning Director may also consider the reduction of off-street parking requirements to: (1) avoid the visual intrusion and heat build-up that results from large, paved areas; (2) ensure the efficient use of land; and/or (3) create an incentive to provide pedestrian-oriented development. E.
Distance for Private Off-Street Parking When Off-Site Required off-street parking shall be located on the same lot or parcel as the use being served by the parking, wherever practical. No off-site parking is allowed for single-family detached residential. Parking may be located off-site not more than the following distances measured along the sidewalk or a walkway available for public use from the primary entrance or elevator bank of the premises to the nearest entrance of the parking garage or parking lot: (1) For retail or commercial customer or office client: 600 feet. (2) For employee parking on a daily basis where the car is used occasionally regardless of the nature of the employment: 1,500 feet. (3) When off-site parking is provided, a directional sign shall be erected on-site advising the public of the distance and direction to additional parking. (a) Required parking spaces that are off-site shall be committed by a recordable lease or other agreement acceptable to the City Attorney. The parties to such recordable document shall include the owner(s) or lessee(s), if applicable, of the off-site parking area, and the owner(s) and lessee(s), if applicable, of the lot or parcel being served by the off-site parking, with covenants reflecting the conditions of approval for off-site parking. (b) The parties to the recordable document referenced above shall immediately notify the Planning Director of any change of ownership or use of the lot or parcel for which the off-site parking is required and notify the Planning Director of any termination or default of the agreement between the parties. Upon notification that the required off-site parking spaces are or will be reduced in
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number, the Planning Director shall determine a reasonable time in which one of the following shall occur: substitute parking is provided that is acceptable to the Planning Director; or the size or capacity of the use served by the off-site parking is reduced in proportion to the parking spaces lost. F.
Restricted Parking Off-street parking space requirements are based on each parking space being available on a first come, first-use basis. If a parking space is to be restricted by assignment of one or more parking spaces to a particular individual or user, such parking spaces shall be so designated and such restriction shall be noted on the Notice of Compliance. Off-street parking requirements shall be increased by 20 percent of the number of such restricted parking spaces.
G.
Compact Spaces A maximum of 35 percent of the total parking spaces provided may be designed, designated, and used for compact-size vehicles. Parking areas immediately adjacent to or within close proximity to building entrances shall be designated for compact parking spaces. Full-size vehicle parking spaces shall be located along the perimeter of the parking lot or in those areas most distant from the building being served. Compact parking spaces shall be clearly marked as such on the pavement or curb. The percentage of compact parking spaces may be increased by the Planning Director following a showing by the applicant that the routine use of the parking lot or parking garage will exceed the 35 percent standard.
H.
Tandem Parking Tandem parking outside all required yards may be used on detached single-family residential lots. The Planning Director may allow tandem parking for duplexes, town homes, and multifamily lots upon determination that all the following are true: (1) The tandem parking does not have a negative impact on adjacent properties; (2) Tandem parking is required because of physical limitations of the site; (3) The standard parking design(s) would have a negative impact on the functional and/or aesthetic value of the site; and (4) The tandem parking will accommodate no more than 2 vehicles per row within the parking envelope.
I.
Drive-Through Facilities Stacking lanes shall have a minimum width of 10 feet.
J.
Access to Parking Parking, including parking garages, shall be accessed from an alley or secondary frontage when possible. The opening of a parking lot or parking garage on a frontage shall not exceed 2 lanes in width. Pedestrian entrances to all parking lots and parking garages shall be directly from a frontage line. Only underground parking garages may be entered directly from a building. Applicants are encouraged to provide off- street vehicle access to parking areas on adjacent properties to provide for convenience, safety, and efficient circulation. Shared pedestrian access between adjacent lots or parcels is also strongly encouraged.
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K.
Bicycle Parking One bicycle parking space within a bicycle rack shall be required for every 30 required automobile parking spaces for non- residential developments. Multi-family residential developments shall provide one bicycle rack space per each 2 dwelling units.
L.
Parking Garage Screening On the ground floor, a parking garage shall be located to the rear of the lot or parcel wherever practical and masked by a liner building.
M. Accessible Parking Spaces This Section applies to the quantity, dimensional standards, and location of accessible parking spaces. This Section does not supersede and is not a substitute for the International Building Code (IBC), but rather provides for zoning-related standards consistent with the purpose of the IBC. The more restrictive of the two - the IBC and this Section - shall prevail in the event of any discrepancies. All other provisions not addressed in this Section that are related to accessible parking spaces shall be governed by the IBC. Note also that this Section does not take the place of the Federal Americans with Disabilities Act of 1990 requirements, as amended (ADA). Variances and interpretations can only be reviewed by the U.S. Department of Justice, Office of the Americans with Disabilities Act. (1) Quantity TABLE 11-07.2: REQUIRED NUMBER OF ACCESSIBLE PARKING SPACES TOTAL NUMBER OF PARKING SPACES IN LOT
REQUIRED MINIMUM NUMBER OF ACCESSIBLE SPACES
1 - 25
1
26 - 50
2
51 - 75
3
76 - 100
4
101 - 150
5
151 - 200
6
201 - 300
7
301 - 400
8
401 - 500
9
501 - 1,000
2% of Total
1,001 and Over
20 plus 1 for each 100 Parking Spaces over 1,000
N.
Exceptions (1) At facilities providing medical care and other services for persons with mobility impairments, parking spaces must be provided and must comply with Table 11-07.2 except as follows: (a) Outpatient units and facilities: 10 percent of the total number of parking spaces provided shall be accessible parking spaces to serve each such outpatient unit facility.
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(b) Units and facilities that specialize in treatment or services for persons with mobility impairments: 20 percent of the total number of parking spaces provided shall be accessible parking spaces to serve each such unit or facility. (2) Valet parking facilities shall provide a passenger loading zone located on an accessible route to the entrance of the facility being served with valet parking. Paragraphs (a) and (b), above do not apply to valet parking facilities. O.
Dimensions (1) All accessible parking spaces shall be a minimum of eight feet in width plus a five foot wide adjacent access aisle to provide clearance appropriate for use by physically disabled people. No access aisle is required if all required parking spaces are designed with 11 foot wide parking space with an adjacent five foot wide access aisle. (2) One in every eight accessible parking spaces, but not less than one parking space, shall have an adjacent access aisle eight feet in width and shall be designated as "van accessible." (3) All accessible parking spaces shall be a minimum of 20 feet in length.
P.
Design (1) Access aisles shall not be restricted by planters, curbs, or wheel stops. (2) Access aisles shall be level with the parking spaces. (3) Accessible parking spaces may use the same adjacent access aisle. (4) Accessible parking spaces shall be designated as reserved for the disabled by a sign showing the symbol of accessibility. Such sign shall not be obscured by a vehicle parking in the parking space.
Q.
Location (1) Access aisles shall be connected to an accessible route to the accessible entrance of a building. The parking access aisle must either blend with the accessible route or have a curb ramp. Such ramp opening must be located within the access aisle boundaries and not within the parking spaces boundaries. (2) Parking spaces for disabled people and accessible passenger loading zones that serve a particular building shall be the parking spaces or loading zones located closest to the nearest entrance on an accessible route. (3) At least 1/2 of the accessible parking spaces are encouraged to be located adjacent to the building so that disabled persons will not have to cross traffic aisles.
R.
Common Facilities for Joint and Mixed Uses (1) Mixed Uses In those instances where there are clearly identified accessory or multiple uses within a building or multiple buildings, the minimum standards shall apply to each use or building, resulting in a total parking requirement when summed, except as provided in Section 11-07-01.9.R(2), below. (2) Reduction in Parking (Multiple Uses) Parking spaces required under the provisions of this Subsection may be provided cooperatively for 2 or more uses, subject to arrangements that will assure the
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permanent availability of such parking spaces. The Planning Director may reduce the number of parking spaces required where the Planning Director finds that the cooperating uses have different hours of normal activity. The applicant shall provide adequate information by which the proposal can be reviewed, including, without limitation: types of uses; number of employees; building design capacity; square feet of sales area and service area; parking spaces proposed on-site; parking spaces proposed to be provided off-site; and hours of operation. The Planning Director may reduce the amount of required parking in accordance with the following methodology: (1) determine the minimum parking requirements in accordance with Table 11-07.3 for each land use as if it were a separate use; (2) multiply each amount by the corresponding percentages for each of the 5 time periods set forth in columns (B) through (F) of Table 11-07.3; calculate the total for each time period; and (4) select the highest total as the required minimum number of parking spaces. TABLE 11-07.3: MINIMUM PARKING REQUIREMENTS OVER 24-HOUR PERIOD WEEKDAY
(A) LAND USE
WEEKEND
(B)
(C)
(D)
(E)
(F)
DAYTIME
EVENING
DAYTIME
EVENING
NIGHTTIME
(9 A.M. – 4 P.M.)
(6 P.M. MIDNIGHT)
(9 A.M. - 4 P.M.)
(6 P.M. MIDNIGHT)
(MIDNIGHT 6 A.M.)
Office/Industrial
100%
10%
10%
5%
5%
Retail
60%
90%
100%
70%
5%
Restaurant
50%
100%
100%
100%
10%
Entertainment/ Commercial
40%
100%
80%
100%
10%
(3) Determination The Planning Director will review the application relative to the approval criteria and make a determination of approval or denial within 10 calendar days of receipt of an application and will submit the findings and conclusions in writing to the applicant. S.
Public and Private Parking Areas (1) Ingress and Egress Access driveways providing reasonable access to parking areas, including parking garages, may extend through the front or street-side set back in a perpendicular manner provided the Planning Director finds that such access driveways comply with this Subsection. Driveways that extend through the setback in other than a perpendicular manner may be approved if due to physical limitations of the site or for aesthetic or safety purposes, and upon a determination that the following are true: (a) The driveway is clearly for access to a parking garage or parking lot; and (b) The proposed driveway does not have a negative impact on adjacent properties; and (c) The driveway is required because of physical limitations of the site; or
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(d) The driveway is required to enhance the aesthetics of the site such as preserving existing trees; or (e) The driveway is required for safety reasons such as avoiding backing into a busy street or a street with limited motorist visibility. (2) Residential Parking in Yards Parking shall not be permitted in any required yard of any residential land use district, except as follows: (a) Trailers, camp trailers, boats, boat trailers, recreational vehicles, and all other vehicles not in daily use are restricted from parking in the front and street-side setbacks of alley loaded garage lots; these vehicles are restricted from parking in the front and street-side setbacks of front-loaded garage lots or any adjacent street for more than 24 hours. (b) Open air public or private parking areas and service drives, that are used in conjunction with any building or use permitted in a predominantly residential block shall be permitted in side yards that do not abut a street provided that a minimum 5 foot wide landscape and screening area is constructed and maintained adjacent to the adjoining property line. No vehicle or the parking thereof shall be permitted in such minimum 5 foot wide landscape and screening area. (c) No commercial vehicle or trailer shall be parked, stored, or otherwise left unattended at any place in a predominantly residential block whether on a lot or on the public right-of-way for over 2 hours except while actively engaged in pickup or delivery activities, or during the course of actual construction, alteration or repair of buildings and structures or any other permitted use in the immediate vicinity. (d) All parking areas, driveways, and other vehicular access for single-family or twofamily residential uses shall be paved with asphalt, concrete or other hard surface material that shall be approved by the Planning Director. (e) Driveways for single-family or two-family residential uses shall be a minimum of 9 feet wide and a maximum of 12 feet of width from curb to back of sidewalk, then tapering to the allowed width. (f)
The minimum unobstructed interior width of a two-car private residential garage shall be 20 feet, 10 feet if tandem. The minimum unobstructed depth of the stalls must be 20 feet for the first stall and may be 16 feet for the second stall. These dimensions must be kept clear of any permanent obstructions, including, without limitation, mechanical units.
(g) For single-family residential uses, individual driveways in the front setback shall not exceed a width of 33 feet within the setback with a maximum of 12 feet of width from curb to back of sidewalk, then tapering to the full allowed width. Individual driveways are to be separated from any other vehicular accessway by a minimum of 5 feet of landscape or similar material not designed to accommodate vehicles. Boise Zoning Code Rewrite Adoption Draft
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(h) The Planning Director may permit up to 1/2 of the parking required for a singlefamily or two-family residential use to conform to compact parking stall dimensional standards on lots having topographic or other physical constraints. However, interior garage dimensions must comply with the requirements of Section 11-07-01.9.S(2). (3) Service Drives (a) Service drives may not adversely affect access or good public transportation planning to adjacent property and to the area travel networks. Service drives may not landlock adjacent property due to topographic or parcel layout and may not interfere with the continuity of public streets. When public streets are feasible and necessary for the proper development of the public street system as determined by ACHD, then public streets, as opposed to service drives, shall be required. (b) Service drives shall be designed and constructed to facilitate the flow of traffic, provide maximum safety for traffic ingress and egress, and provide maximum safety for pedestrian and vehicular traffic on-site. (c) Service drives must not encourage or promote the use of the service drive as a "pass-through" between public streets. (d) Maximum grade for service drives shall be 10 percent unless specifically approved by the City Engineer and the Boise Fire Chief. A maximum grade of two percent shall be allowed for the initial 80 feet from the intersecting curb to provide a landing at the junction of the service drive and the public right-of-way, unless specifically approved otherwise by ACHD and the City Engineer. (e) Where determined by the City Engineer to be necessary for drainage control, vertical curbing is required. (f)
Except single-family or two-family dwellings on a single lot or parcel, parking spaces in groups of three or more shall be served by a service drive designed to prevent backing onto a street.
(g) Service drives shall comply with the requirements of the City's fire department. To the extent that any City requirement conflicts with this Section, fire department requirements will control. (h) Service drives shall be designed to intersect the public right-of-way at a 90° angle or as near to that angle as possible. Discrepancies shall require review and approval by both the City Engineer and ACHD. (i)
A service drive that provides access from a local street shall be set back a minimum of 50 feet from an intersection of streets. Under unusual circumstances, the Planning Director may waive this requirement.
(j)
Service Drive Widths i.
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Drive-through lanes and associated escape lanes shall each be a minimum of 10 feet wide.
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ii.
One-way service drives without parking on either side shall be a minimum of 10 feet wide. Two-way service drives without parking on either side shall be a minimum of 20 feet wide.
iii.
Garages shall be set back from service drives such that 22 feet of back up distance is provided to the far side of the service drive.
iv.
Except at the intersection of a service drive and public road, the service drive shall be narrowed to 20 feet where if crosses a crosswalk.
v.
24 feet of clear width shall be maintained between building appurtenances, such as carport overhangs, that border service drives.
vi.
Service drives and parking lots shall allow public access to places of public use and/or interest.
(k) Service drives that serve more than 40 dwelling units will be designed based upon the standards of this Section and by an on-site traffic circulation plan for the interior roadway and parking system and submitted to and approved by the Planning Director and the Public Works Department. T.
Parking Lot and Service Drive Improvements (1) All public or private parking lots shall be designed and laid out to conform to the minimum standards required by this Section including the minimum standards for parking lot design set forth in Table 11-07.4 and Table 11-07.5. Vehicle backup areas shall be provided, which backup area may include the width of a service drive or alley.
TABLE 11-07.4: MINIMUM STANDARDS FOR PARKING LOT DESIGN – STANDARD VEHICLES PARKING ANGLE SEE FIGURE 7.3
PARKING ANGLE SEE FIGURE 7.3
PARKING ANGLE SEE FIGURE 7.3
PARKING ANGLE SEE FIGURE 7.3
PARKING ANGLE SEE FIGURE 7.3
A
B
C
D
E
0°
9'- 0"
23'- 0"
9'- 0"
12'- 0"
20°
9'- 0"
26'- 4"
15'- 3"
11'- 0"
30°
9'- 0"
18'- 0"
17'- 8"
11'- 0"
40°
9'- 0"
14'- 0"
19'- 6"
12'- 0"
45°
9'- 0"
12'- 9"
20'- 5"
13'- 0"
50°
9'- 0"
11'- 9"
21'- 0"
14'- 0"
60°
9'- 0"
10'- 5"
21'- 10"
16'- 0"
70°
9'- 0"
9'- 8"
21'- 10"
18'- 0"
80°
9'- 0"
9'- 2"
21'- 4"
20'- 0"
90°
9'- 0"
9'- 0"
20'- 0"
22'- 0"
TABLE 11-07.5: MINIMUM STANDARDS FOR PARKING LOT DESIGN – STANDARD VEHICLES PARKING ANGLE SEE FIGURE 7.3
PARKING ANGLE SEE FIGURE 7.3
PARKING ANGLE SEE FIGURE 7.3
PARKING ANGLE SEE FIGURE 7.3
PARKING ANGLE SEE FIGURE 7.3
A
B
C
D
E
45°
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7'- 6"
10'- 6"
16'- 0"
11'- 0"
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TABLE 11-07.5: MINIMUM STANDARDS FOR PARKING LOT DESIGN – STANDARD VEHICLES PARKING ANGLE SEE FIGURE 7.3
PARKING ANGLE SEE FIGURE 7.3
PARKING ANGLE SEE FIGURE 7.3
PARKING ANGLE SEE FIGURE 7.3
PARKING ANGLE SEE FIGURE 7.3
A
B
C
D
E
60°
7'- 6"
8'- 9"
16'- 9"
14'- 0"
75°
7'- 6"
7'- 10"
16'- 4"
17'- 5"
90°
7'- 6"
7'- 6"
15'- 0"
20'- 0"
Figure 7.3: Minimum Standards for Parking Lot Design
(2) Surfacing All parking lots, service drives, vehicle storage areas, and vehicle sales lots shall be paved and constructed to meet ACHD and Boise City Fire Code standards, whichever is more restrictive, for base course and asphalt or concrete mat thickness; and curbs and gutters where applicable. The design shall be prepared by a licensed, professional engineer. (3) Grading Parking lots shall be graded to prevent storm water runoff from crossing any sidewalk or from running onto adjacent properties or rights- of-way. (4) Bumper All parking areas shall be provided with a substantial wheel restraint that will prevent cars from encroaching upon abutting private and public property or overhanging beyond the designated parking stall dimensions. The requirements of this Subsection may be waived by the Planning Director for proper cause.
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(5) Bumper Overhang When the Planning Director approves parking stall dimensions that allow bumper overhang onto a sidewalk or landscape strip, the parking stall dimension may be reduced 2 feet in length if 2 feet in width is added to the required sidewalk or landscape strip. Bumper overhang shall not damage landscape. (6) Screening All parking lots, including vehicle sales areas, truck parking areas and bus parking areas, shall be masked by a street wall and/or landscape from public right of way and/or adjacent property. The parking lot and service drives shall meet the following standards: (a) Along all streets there must be a continuous landscaped area in accordance with the Landscape Design Guidelines A.3)b, and the following standards: i.
Street trees with a minimum size of 2-in. caliper. Tree type to be in accordance with "Boise City Street Tree Planting and Selection Guide."
ii.
Shrubs, lawn, or other ground cover shall be installed in all landscape areas. Landscape plants shall not include plastic or other artificial materials.
iii.
All landscaped areas shall contain an underground irrigation system.
(b) A minimum 5 or 6 foot high solid screen shall be provided when a parking lot is adjacent to residential land uses. This screen may include fencing, walls and/or landscape combinations that will provide a dense barrier. (c) The Planning Director may approve a transfer of all or part of the required interior landscape to other areas of the site. (d) Existing healthy trees should be retained as approved by the City Forester and the Planning Director and be considered in the design and grading of the property. The Planning Director may grant up to a 10 percent reduction in the required number of parking spaces to preserve an existing tree(s). (7) Clear Vision Triangle A clear vision triangle shall be maintained with regard to all visual barriers, including, without limitation, all vegetation (except deciduous trees pruned to at least 8 feet in height above the sidewalk and 14 feet above the roadway), walls, signs, vehicles, solid fences, or other sight obstructions exceeding three feet in height. (8) Lighting Parking lot lighting shall comply with the following requirements: (a) Outdoor light fixtures shall be limited to a maximum height of 15 feet or the height of the nearest building, whichever is less. (b) Lighting shall be energy-efficient and shielded or recessed so that: the light source (that is, the bulb) is not visible from off-site; and glare and reflections are confined to the maximum extent feasible within boundaries of the parking lot. Each light fixture shall be directed downward and away from adjoining properties and rights-of-way.
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(c) No lighting shall produce an illumination level greater than one footcandle on adjacent residential lots or parcels. No permanently installed lighting shall blink, flash or be of unusually high intensity or brightness, as determined by the Planning Director. (9) Marking Parking spaces shall provide understandable markings to indicate where drivers should park. Subtle markings, such as contrasting colors/paving stones, are encouraged. The restriping of any parking space or parking lot shall require the approval of a restriping plan by the Planning Director. (10) Ingress and Egress Ingress and egress of parking garages shall be designed with due regard for visibility and safety. (11) Pedestrian Access Sidewalks and crosswalks must completely link transit stations, parking areas, buildings, open spaces, and adjacent paths. Sidewalks shall be at least four feet wide, sited and illuminated to provide safe passage and observation of the path route. Sidewalk crossings of service drives shall be provided and clearly distinguished from the service drive. U.
Short Term Parking Upon the determination of the Planning Director that the particular building use has a substantial demand for short-term parking immediately adjacent to the business, and upon the conditions that short-term parking will be restricted to a period of not more than 20 minutes and that the limit will be enforced by the business, the amount of parking spaces required may be reduced up to 20 percent to correspond to the number of parking spaces assigned to short-term parking. Any such reduction shall be noted on the Notice of Compliance.
V.
Loading Requirements Where loading and unloading of commercial vehicles cannot be accommodated from a public street within 20-minutes time, there shall be provided on the same lot with each commercial or industrial building or structure adequate space for off-street loading, unloading and the maneuvering of commercial vehicles. Off-street maneuvering space shall be provided so that no backing onto or from a public street is required. All loading and maneuvering areas shall: (1) Be provided with an asphalt or cement surface or any other surface with comparable durability and strength. (2) Be properly drained. (3) Be designed with regard to pedestrian safety. (4) Have direct access to public streets or alleys. (5) Be screened from adjacent single family residentially zoned property. (6) No delivery, loading, trash removal or compaction, or other such operations shall be permitted between the hours of 10:00 P.M. and 7:00 A.M. when adjacent to an area
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that is predominantly residential, unless sound barriers are used and such barriers effectively reduce noise emissions to a level of 65 decibels, as measured at the lot or parcel line of any adjoining lot or parcel. (7) All loading spaces and related access areas shall be graded, improved, and maintained in a manner permitting safe and convenient use under normal weather conditions, to avoid adverse effects on neighboring property. (8) Loading spaces shall be marked as such and reserved for loading purposes and shall not be used for general off-street parking nor computed as part of required off-street parking. (9) No loading docks, service bays, or service windows shall face any street. (10) Loading Facilities Loading spaces as hereinafter defined and set forth shall be provided. (a) Definitions and Standards i.
Type A Space: Not less than 65 feet in length.
ii.
Type B Space: Not less than 35 feet in length.
iii.
All spaces shall be not less than 12 feet wide and have a minimum clear height of 15 feet.
(b) Quantity and type of loading space as determined by the gross floor area of any commercial or industrial building are found in Table 11-07.6 below. The Planning Director may modify the requirements of Table 11-07.6 if it is demonstrated that alternative loading methods/facilities will be adequate for the business(es) being served. TABLE 11-07.6: QUANTITY AND TYPE OF LOADING SPACES BASED ON GROSS FLOOR AREA GROSS FLOOR AREA (SQ. FT)
NUMBER OF LOADING SPACES
TYPE OF LOADING SPACE
14,000 - 36,000
1
B
36,001 - 60,000
2
B
60,001 - 100,000
2
B
For each additional 75,000 sq. ft., or fraction thereof, an additional Type A space shall be required.
1
A
W. Temporary Parking Lots (1) Temporary parking lots for non-required parking may be permitted where new building construction is planned. Temporary parking lots may be permitted for up to 2 years if the following criteria are met: (2) The parking lot shall be located within 600 feet of the building or use the parking lot serves. (3) The parking lot shall include adequate land to accommodate parking spaces, drives, and a general circulation pattern that complies with the standards of this Section in connection with permanent parking lots. Boise Zoning Code Rewrite Adoption Draft
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(4) A minimum 20 foot width of direct access to the parking lot from a public road rightof-way shall be provided. (5) Existing mature landscape shall not be displaced by the parking lot unless prior written approval is received from the Planning Director. (6) A detailed grading and drainage plan shall be submitted for review and approval by ACHD and the City's Public Works Department.
10. Sign Standards A.
Purpose This Section of the Harris Ranch Specific Plan Code creates the framework for sign regulation that is intended to create an identifiable theme for Harris Ranch and to facilitate communication between people and businesses recognizing the need for both a wellmaintained and attractive community and the need for adequate business identification, advertising, and communication. The purpose of this Section is: (1) To provide reasonable and enforceable provisions for the location, design, and construction of signs; (2) To safeguard and enhance property values and to protect public and private investment in buildings and open spaces; (3) To promote those qualities in the visual environment that bring economic value to the community; (4) To encourage the design of signs that are in harmony with the principal activities and structures that the signs serve and that are compatible with the overall street setting and neighborhood character; (5) To ensure that the maintenance of a sign continues throughout the life of the sign; and (6) To promote the public safety, welfare, convenience and enjoyment of travel and the free flow of traffic within the City and Harris Ranch.
B.
General Provisions and Requirement (1) Signs shall incorporate design and materials that complement the architectural theme of the building with which the sign is identified. Pole support structures, if any, shall be covered. (2) The type, materials, colors, and shapes of signs should be architecturally compatible with the buildings and the surrounding area of the sign's location. (3) The sign shall not be the dominant feature of the sign's location. (4) A uniform sign plan shall be required for all office and/or retail complexes and multifamily buildings. The sign plan shall denote maximum total sign area permitted for the development. All tenants shall comply with the uniform sign plan. (5) The Planning Director shall review and approve all sign designs and uniform sign plans. (6) These standards are to provide general guidance. The Harris Ranch Review Board must approve all signs and sign design plans and may reduce sizes if deemed appropriate.
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C.
Sign Orientation All freestanding signs shall be oriented to the street(s) on which the building the sign is identifying has frontage. Freestanding signs shall be located on the front half of the lot or parcel or in front of all buildings on the property that the sign is intended to identify.
D.
Sign Area The sign area shall be the area of smallest geometric figure that encompasses the facing of the sign including the copy, insignia, logo, symbol, photograph, background, and borders. In the case of signs mounted back-to-back, only one side of the sign is to be used for computation of the sign area. Otherwise, the surface area of each sign is to be separately computed. In the case of cylindrical signs, signs in the shape of cubes, or other signs that are substantially three-dimensional with respect to their display surfaces, the entire display surface or surfaces is included in computations of sign area. If a sign is attached to an entrance wall or fence, only that portion of that wall or fence onto which the sign face or letters are placed shall be calculated in the sign area. Entrance wall or fence area outside of the sign area width shall not be considered a part of the sign. The entrance wall or fence outside of the sign area width shall not exceed three feet in height.
E.
Street Address All freestanding signs shall include the street address(es) of the lot or parcel of the building that the sign is identifying. The placement of the street address on the sign shall be in addition to any address required to be placed on the building. Numbering shall be a minimum of 31/2 in. tall and be of a contrasting color. Street addresses shall not be included in the calculation for sign background area, except for those portions that exceed 5 square feet.
F.
Blanketing of Signs No sign shall be erected in the same horizontal plane with other signs unless spaced at least 25 feet apart.
G.
Signs Adjacent to Predominantly Residential Areas No sign shall be designed or located such that more than 1/2 foot-candle of light fall occurs at ground level at the property line of a lot or parcel within a predominantly residential block.
H.
Signs in Areas Where a Use Exception Has Been Approved Where a use exception has been approved pursuant to the Code, such uses that are office in nature shall be subject to the sign standards of Tier II blocks (see Table 4-1, Tier II), and uses that are commercial/retail in nature shall be subject to the sign standards of Tier III blocks (see Table 4-1, Tier III).
I.
Gateway Streets As provided in this Section, a sign oriented to Warm Springs Avenue and/or Park Center Boulevard may be regulated differently than a sign oriented to any other street in Harris Ranch.
J.
Special Sign District Properties occupying 60 percent or more of the street frontage on both sides of a street in any defined area, with prior approval from the Harris Ranch Review Board, may petition for
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the formation of a special sign district. A special sign district might be created to evoke, for example, an area with a particular atmosphere, to simulate an historic period, identify a theater or entertainment area, or other similar purpose. The petition shall be filed with the Planning Director and shall be accompanied by a designated filing fee and sufficient evidence that the petition and the particulars of the proposed sign district have been approved by the Harris Ranch Review Board. The petition shall specify the reasons for the creation of the special sign district and shall contain the signatures and addresses of not less than 60 percent of the owners of all properties proposed for inclusion in the special sign district. The petition shall be accompanied by a map of the proposed district and a complete description of the recommended criteria for signs in the district. A complete list of all property owners and persons in possession of such properties to be included in the district shall be submitted along with the petition and all such parties shall be sent notices of the Planning Director's decision to create the special sign district. K.
Sign Maintenance and Repair All signs shall be maintained in a state of good appearance, security, safety, and repair throughout the life of the signs. Maintenance shall be such that a sign continues to conform to the conditions imposed by the sign permit. Nothing in the Code shall relieve the owner or user of any sign, or the owner of property on which a sign is located from maintaining a sign in a safe condition and in a state of good repair. Maintenance requirements include, without limitation: any metal pole covers and sign cabinets shall be kept free of rust and rust stains; and any sign that has been damaged to such extent that the sign may pose a hazard to passersby shall be repaired or removed immediately.
L.
Abandoned Signs Except as otherwise provided in the Code, any on-site sign located on property that has been vacant and unoccupied for at least 6 months, or any sign that pertains to a time, event or purpose that no longer applies, shall be deemed to have been abandoned and the sign permit shall become void. An abandoned sign is prohibited and shall be removed by either the owner of the abandoned sign or the owner of the property on which the abandoned sign is located.
M. Clear Vision Triangles Signs shall not be permitted in the clear vision triangle except at a height of less than three feet or at a height greater than 8 feet to the bottom of the sign display surface area.
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1 per Lot
CLEARANCE (FROM ABOVE) ROW
None
PROJECTION
NUMBER ALLOWED
Tier I Blocks: NW4-16; NW18-24; NW26-30; NE1-7; NE9-12; SE14 5 ft. from 4 ft. Rent; Lease; Sale 4 sq. ft. back of
ILLUMINATION
LOCATION
MAXIMUM HEIGHT
SIGN TYPE
MAXIMUM BACKGROUND AREA
TABLE 11-07.7: SUMMARY OF SIZE AND LOCATION OF SIGNS PERMITTED IN HARRIS RANCH
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All Other Signs
PROJECTION
Indirect
1 per Lot
None
Indirect
1 per street frontage
CLEARANCE (FROM ABOVE) ROW
NUMBER ALLOWED
Tier I Blocks: NW4-16; NW18-24; NW26-30; NE1-7; NE9-12; SE14 sidewalk (minimum) Not higher than eave Attached line for flat on Home Occupation; projecting Building, or 2 sq. ft. Live-Work roof and on an parapet awning line for Flat Roof 5 ft. from Apartment, back of Condominium 3 ft. 4 sq. ft. sidewalk Complex Identification (minimum)
ILLUMINATION
MAXIMUM HEIGHT
MAXIMUM BACKGROUND AREA
SIGN TYPE
LOCATION
TABLE 11-07.7: SUMMARY OF SIZE AND LOCATION OF SIGNS PERMITTED IN HARRIS RANCH
PROHIBITED
Tier II Blocks: SW2-5; SW7; SW9-10; NW31; TC8-9; SE1-5 Rent; Lease; Sale
4 sq. ft.
4 ft.
Home Occupation; Live-Work; Work-live
2 sq. ft.
Not higher than eave line
Apartment, Condominium Complex Identification
4 sq. ft.
4 ft.
Business Identification Signs (attached; 50% maximum background area for awning sign)
1 sq. ft. per 3 lineal ft. of Building wall facing a Street; maximum 50 sq. ft.
Not higher than eave line
On-site Signs: Wall or Canopy or Marquee
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20 sq. ft. (maximu m(
Not to exceed height of wall
5 ft. from back of sidewalk (minimum) Attached flat on Building 5 ft. from back of sidewalk (minimum)
None
1 per Lot
Indirect
1 per Lot
Indirect
1 at each entrance point
On wall face facing Street
Indirect
1 per Lot
Indirect
1 or more not to exceed total sq. ft. allowed
On wall face facing Street
None
3 ft. from wall; may not project above Building
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Chapter 11-07 Adopted Specific Plans Section 11-07-01. Harris Ranch 11-07-01.10 Sign Standards
CLEARANCE (FROM ABOVE) ROW
PROJECTION
NUMBER ALLOWED
ILLUMINATION
LOCATION
MAXIMUM BACKGROUND AREA
SIGN TYPE
MAXIMUM HEIGHT
TABLE 11-07.7: SUMMARY OF SIZE AND LOCATION OF SIGNS PERMITTED IN HARRIS RANCH
Tier I Blocks: NW4-16; NW18-24; NW26-30; NE1-7; NE9-12; SE14 All Other Signs
PROHIBITED Tier III Blocks: SW11-13; TC1-2, 4-7; SE7-12; SE14; SE16-17; SE18A; SE18B; NE14
Rent; Lease; Sale
On-premises Wall or Company or Marquee*
16 sq. ft.
10 ft.
On wall face
20 sq. ft. (maximu m)**
Not to exceed height of wall
On wall face facing Street
Marquee/Canopy/ Awning
50% (None for Alley or Parking Lot)
Under Marquee/Canopy
Length not to exceed 75% of marquee width
15 ft.
None
Indirect
1 per Street Frontage 1 or more; not to exceed total sq. ft. allowed 1 per Alley
Indirect
1 per business
Indirect
1 per business
3 ft. from wall if a project -ing sign
12 ft.
10 ft. with less than 2/3 projection from property line to curb; 12 ft. with more than 2/3 projection from property line to curb 3 ft. if project -ing sign
10 ft.
* When combination of wall and freestanding signs are used, total area for signs must be reduced by 50%. ** A sign on a building wall that does not face a street may be permitted when: (1) The sign background area is a maximum of 10% of the building wall; and (2) The adjoining block is predominantly commercial.
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Figure 7.5: Types of Attached Signs
Figure 7.4: Types of Ground Signs
N.
Further Regulation of Particular Sign Types (1) Permitted by Planning Director Balloons and other inflated devices, and other temporary signs which exceed the freestanding sign height allowances in this Section may be permitted by the Planning
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Director provided that: (1) no more than 1 such sign is allowed per year; and (2) the sign is securely fastened. (2) Projecting Signs Projecting signs are prohibited except for those blocks listed in Subsections (b) and (c), below. (a) Maximum background area: (b) 5 percent of building face facing a street in Blocks SW2-3; SW5; SW7; SW9-10; NW31; TC8; SE1-6; SE14C-14F; (c) 15 percent in Blocks SW11; SW12-14; TC1-7; SE7-14B; SE14G; SE16-17. (d) For the purpose of calculating background area, the lesser of the height of the lower level including parapet walls, or 20 feet. (e) Projection above building height: Prohibited. (f)
Clearance over public property must be a minimum of 10 feet. Evidence of permission obtained from the governmental entity with authority over such public property must be provided to the Planning Director.
(g) Lighting can be direct or indirect. (h) Number allowed: 1 for each use located at grade level. (i)
Projection from wall: the lesser of 10 feet or to within 3 feet of the face of the curb.
(j)
Location: attached to the building facing a street.
(3) Accessory Signs for Public Parking Lots (a) In blocks that are predominantly residential or office or a mixture of the two uses, 1 identification sign for each street frontage of a parking lot is permitted. Each sign shall not exceed 9 square feet in area or 6 feet in height and shall be located not closer than 5 feet to any property line unless attached to a building. All signs shall be stationary, and if lighted, may be indirectly illuminated only. (b) In blocks that are predominantly commercial, the immediately above provisions shall apply, except that the background area of each sign may be a maximum of 16 square feet in area. (4) Temporary Signs (a) Unless otherwise specified by this Section, 1 temporary sign may be displayed on a lot or parcel for a maximum of 30 consecutive days in a calendar year. (b) A permit application, together with appropriate fee, is required for temporary signs. (c) The maximum height for a temporary sign is 6 feet; the maximum background area is 9 square feet. (d) Temporary signs shall not be permitted either in clear vision triangles or over any public rights-of-way. Temporary signs shall not be located in any manner so as to cause a danger or threat to the public.
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(e) No street banner stretched over public property that pertains to civic affairs shall be allowed over such public property for longer than 14 days. A substantial rope at least 1 in. in diameter (not wire cable or other metallic rope or wire) shall be used as the main support for banners, and 21/2 in. ropes shall be used for securing each lower corner. The banner shall have sufficient wind holes. (f)
Searchlights will be permitted when: (1) they are used by a business or enterprise once yearly for a maximum period of 7 consecutive days, or for purposes of a grand opening of a new enterprise or an enterprise under new management for a maximum period of 7 consecutive days; and (2) the beam of the searchlight shall not flash against any building or sweep an arc greater than 45° from vertical.
(5) Off-Site Signs A business may request an off-site advertising sign because of excessive distance from a public street, special access or street frontage issues, unusual topography, or other special circumstances. Upon a determination that such circumstances exist, and after receiving written permission from the property owner of the property on which the sign would be located, the Planning Director may issue a permit for a sign. The dimensional and square feet allowances for the block within which the sign will be located shall apply. Such sign shall be in lieu of, and not in addition to, on-site freestanding signs. Off-premises signs are prohibited in Blocks: NW4-16; NW18-24; NW26-30; NE1-7; NE9-10, SE14C-14F; SW12; SW15-16; TC1; TC8; NE8; NE11. O.
Signs for Which a Permit Is Not Required (1) Construction Signs Construction signs, provided that such signs are erected no more than 30 days prior to the beginning of construction for which a valid building permit has been issued, are confined to the site of construction, and must be removed 5 days after completion of construction and prior to occupancy. Each sign shall not exceed 9 square feet in area or 6 feet in height and shall be located not closer than 5 feet to any property line unless attached to a building. (2) Real Estate Signs One real estate sign may be allowed on any lot or parcel, provided the real estate sign is removed within 7 days after the sale, rental or lease has been consummated. (3) Political or Campaign Signs (a) There is permitted 1 or more temporary, unlighted, on a lot or parcel on behalf of candidates for public office or measure on the ballot, or announcing a campaign, drive, or event of a civic, philanthropic, educational, or religious organization or nature, provided that the property owner grants permission for the erection of the sign. (b) Political or campaign signs shall be erected not earlier than 60 days prior to the applicable election, campaign or event and shall be removed within 10 days after such election, campaign, or event. (c) Political or campaign signs shall not exceed:
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i.
6 feet in height or a total of 10 square feet in area for Blocks NW4-16; NW18-24; NW26-30; NE1-7; NE9-10; SE14C-14F.
ii.
10 feet in height or a total of 16 square feet in area in Blocks SW2-3; SW5; SW7; SW9-10; NW31; TC8; SE1-6; SW11; SW12-14; TC1-7; SE7-14B; SE14G; SE16-17.
iii.
If attached to a building, campaign signs shall not exceed the height of the eave line of the building.
(d) No political or campaign sign shall be located closer than 5 feet to any property line unless attached to a building that is closer than 5 feet from the property line. (4) Window Signs Temporary or permanent commercial window signs for on-site commercial activity provided that the signs shall not exceed 25 percent of the total window area and the combined total copy area of temporary and/or permanent window signs shall not exceed 50 percent of the total window area. (5) Hand-held Signs (6) Public Notices Public notices posted by public officials in the performance of their duties. (7) Residential Yard/Garage/Estate Sale Signs Display is not to exceed 3 days prior to the date of the sale with removal within 24 hours following the last day of the sale. Such signs may be of any number and type provided that each sign does not exceed 9 square feet in area. (8) Directional Signs Directional or public service information signs shall be no greater than four square feet in area and no more than four feet in height. If business identification is included, the information shall be secondary in all aspects to the primary use of these signs for directional purposes. (9) Flags Conventional flags, emblems, or insignia of any national or political subdivision or corporation. (10) Government Signs Governmental signs for the control of traffic or other regulatory purposes or authorized public signs of public service companies indicating danger. (11) House Numbers House numbers and name plates. (12) Interior Signs Interior signs located within the interior of any buildings or structures that are not visible from the public right-of-way. (13) No Trespassing "No Trespassing" or similar signs not to exceed 11/2 square feet in area per sign and not exceeding 4 in number per lot or parcel. Boise Zoning Code Rewrite Adoption Draft
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(14) Memorial Signs Memorial signs or tablets, names or buildings and date of erection when cut into any masonry surface or inlaid to be part of the building. (15) Plaques Plaques or nameplate signs of not more than 21/2 square feet in area which are fastened directly to a building. (16) Display Windows Signs in the display windows of a business that are incorporated in a display of merchandise. (17) Symbols or Insignia Religious symbols, commemorative plaques of recognized historical agencies, or identification emblems of religious orders or historical agencies, provided that no such symbol, plaque or identification emblem shall exceed 4 square feet in area, and provided further that all such symbols, plaques and identification emblems shall be placed flat against a building. (18) Warning Signs Signs warning the public of the existence of danger, but containing no advertising material, of a size as may be necessary, to be removed upon subsidence of danger. (19) Orientation from Street Any sign which is oriented only to the property on which it is located and is not visible from the public right-of-way. (20) Change in Sign Copy A permit shall not be required for a change of copy on any sign, nor for the repainting, cleaning or other normal maintenance or repair of a sign or sign structure for which a permit has previously been issued in accordance with this Harris Ranch Specific Plan Code, provided that the sign or sign structure is not substantially altered in any way. (21) Portable Signs In blocks that are predominantly commercial or mixed use, an A-frame, T frame and similar "sandwich" signs placed on public sidewalks for promotion of businesses and products are to be considered portable signs. Portable signs shall be placed to allow for unobstructed pedestrian traffic, to prevent pedestrian-vehicular conflicts and tripping hazards. At a minimum, signs shall be placed to provide a 5 foot clear zone for pedestrians on the sidewalk between the building and curb and, if possible, portable signs shall be located outside the pedestrian zone. Portable signs are allowed without a permit from City. However, evidence of permission from the governmental entity with authority over the public sidewalks must be provided to the Planning Director. P.
Nonconforming Signs (1) Legal Nonconforming Signs A legal nonconforming sign is any sign that does not conform to the requirements of the Code, but which was legally erected in any of the following circumstances:
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(a) A valid permit was issued for the sign prior to the adoption of the Code; (b) The sign needed no permit but was a legal sign prior to the adoption of the Code; or (c) The sign was lawfully occupying a building or land at the effective date of the Code. (2) No temporary or prohibited signs shall be eligible for "legal nonconforming" status. A legal nonconforming sign shall lose its legal non- conforming status if: (a) The sign is altered in any way in structure or copy (except for copy changes and normal maintenance) which violates provisions of the Code other than those violated before the alterations; or (b) The sign is moved to a position that violates the Code; or (c) The sign is replaced; or (d) The use of the property on which the sign is located is changed. (3) If a nonconforming sign loses its legal status, the sign owner shall remove the sign or bring the sign into compliance with the Code within 60 days. (4) The Planning Director may require the removal of nonconforming signs as a condition for granting a new sign. Factors to consider include the degree of non-compliance, the relation of the proposed sign to the nonconforming sign(s), the number of nonconforming signs, and any other factors that the Planning Director deems reasonably significant. Q.
Prohibited Signs (1) Miscellaneous Signs and Posters No signs or posters that are visible from a public right-of-way and are tacked, pasted, or otherwise affixed to or upon, without limitation, the walls of buildings or upon trees, poles (including, but not limited to power poles), posts, fences, bridges, or other structures shall be allowed. (2) Public Area Signs Except as permitted by the governmental entity with authority over such public property, no signs placed on, without limitation, any street right-of-way, curb, sidewalk, post, pole, hydrant, bridge, or tree, except official public notices posted by an authorized public officer shall be allowed. (3) Banners No banners, pennants, portable signs, strings of lights, ribbons, streamers, spinners, twirlers or propellers, balloons, bubble machines and similar devices of a carnival nature shall be allowed. (4) Confusion with Other Signs No signs which, by reason of their size, location, movement, content, coloring, or manner of illumination may be confused with or construed as a traffic control sign, signal or device, or the light of an emergency or road equipment vehicle or that obstructs the visibility of any traffic or street sign or signal device shall be allowed. This shall include strobe lights and animated signs.
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Chapter 11-07 Adopted Specific Plans Section 11-07-02. Barber Valley 11-07-02.1 Applicability of Ordinance
(5) Roof Sign Roof signs are not allowed.
11-07-02. 1.
Barber Valley
Applicability of Ordinance This Barber Valley Specific Plan Zoning Ordinance applies to all property designated on the Barber Valley Specific Plan Zoning Map (Figure 7.6 below) and the Barber Valley Specific Plan Land Use Sub-Districts Map (Figure 7.7 below) in lieu of Chapter 11-02, Zoning Districts, except where noted herein. All remaining Chapters of this Code still apply, except where noted herein. If any provision of this Section conflicts with any provision of the Code, the provisions of this Section shall control.
2.
Interpretation of Districts A.
Sub-Districts Established (1) Low-density Residential (SP02-LR). (2) Medium-density Residential (SP02-MR). (3) High-density Residential (SP02-HR). (4) Mixed Use: Office and Medium-density Residential (SP02-OMR). (5) Mixed Use: Office and Commercial (SP02-OC). (6) City Park (SP02-P).
B.
District Boundaries The location and boundaries of the Barber Valley Specific Plan (SP02) District are shown on the Barber Valley Specific Plan Zoning Map (Figure 7.6 below). The location and boundaries of the Barber Valley Specific Plan Sub-Districts established herein are shown on the Barber Valley Specific Plan Land Use Sub-Districts Map (Figure 7.7 below). Where any uncertainty exists as to the boundary of any such district, the following rules shall apply: (1) Where any such boundary line is indicated as following a street, alley, or public way, it shall be construed as following the centerline thereof. (2) Where a boundary line is indicated as approximately following a lot line, such lot line shall be construed to be such boundary line. (3) Where a boundary line divides a lot or crosses unsubdivided property, the location of such boundary shall be as indicated upon the Barber Valley Zoning Map.
3.
Conformity Required A.
General Except as otherwise provided herein, all land, buildings and premises in any district established herein shall be used only in accordance with the regulations established herein for that district. Additionally, no property shall be allowed to maintain an attractive or public nuisance as defined by this Code and/or state code at any time.
B.
Purpose of SP02-LR Sub-District The purpose of the SP02-LR Sub-District is to provide for the development of diverse urban housing products at a net density of approximately 2 to 6 units per acre. This area may
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Chapter 11-07 Adopted Specific Plans Section 11-07-02. Barber Valley 11-07-02.3 Conformity Required
include a variety of lot sizes, with lots as small as 3500 square feet allowed, but overall gross density cannot exceed 6 units per acre. Attached units are allowed within the overall density limitations. Accessory dwelling units and uses are also allowed, along with community uses such as parks, community centers and recreational facilities. C.
Purpose of SP02-MR Sub-District The purpose of the SP02-MR Sub-District is to (a) accommodate medium density residential uses at a net density of approximately 6 to 18 units per acre; (b) provide an orderly transition from more intensive, higher density uses to less intensive, lower density uses; and (c) allow limited cottages and quasi-residential uses, including senior housing and care facilities. The SP02-MR Sub-District includes significant flexibility in lot sizes and restrictions and anticipates residential uses ranging from row houses and townhouses to condominiums and multi-story apartments. A range of civic and recreational facilities is allowed, along with office, medical and personal service commercial uses that are ancillary to senior housing and care facilities.
D.
Purpose of SP02-HR Sub-District The purpose of the SP02-HR Sub-District is to (a) accommodate higher density residential uses at a net density of approximately 18 to 40 units per acre; and (b) encourage residential uses that are convenient to shopping, recreation, cultural and other concentrated community facilities. The range of uses is similar to the SP02-MR Sub-District, with the addition of hotels, restaurants, cafes, coffee shops and theaters as allowed uses.
E.
Purpose of SP02-OMR Sub-District The purpose of the SP02-OMR Sub-District is to accommodate medium density residential uses, business and professional office uses, and complementary commercial uses such as hotels, restaurants, and theaters, together with necessary off-street parking facilities. The SP02-OMR Sub-District will emphasize high quality design, pedestrian orientation, and flexible development standards.
F.
Purpose of SP02-OC Sub-District The purpose of the SP02-OC Sub-District is to provide a significant commercial and office component in Barber Station, together with necessary off-street parking facilities. The SP02-OC Sub-District will emphasize high quality design, pedestrian orientation, and flexible development standards. Large office buildings are allowed in this area, along with retail, shopping, service, lodging, and civic uses.
G.
Purpose of SP02-P Sub-District The purpose of the SP02-P Sub-District is to accommodate City park uses, including indoor and outdoor recreational facilities and any necessary parking. The SP02-P SubDistrict may also include dedicated open spaces, protected environmental sites such as wetlands and riparian areas, and hazardous areas such as floodways and steep slopes.
H.
Design Review (1) Creation of BVD Design Review Overlay District This Section creates an overlay district within portions of Barber Valley called the Barber Valley Design District ("BVD District"). The BVD District overlays the SP02-MR, SP02-HR, SP02-OMR, and SP02-OC Sub-Districts.
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(2) Applicability Any visible exterior improvements to a site, building or structure (including new facilities, remodeling, rehabilitation projects and expansion projects) within the BVD District shall require submittal of a Design Review application and fee in accordance with Section 11-05-05.3.D and 11-05-05.2.E except where expressly modified herein. (3) BVDR Board Review Development applications within the BVD District must be submitted to the Barber Valley Design Review Board ("BVDR Board") prior to submission to the City for design review approval. The BVDR Board shall forward their decisions on to the City for their consideration for all projects. (4) Application Content Any BVD District application to the City shall be accompanied by the information required by Section 11-05-05.3.D and 11-05-05.2E, and by the findings, conclusions and any conditions of approval issued by the BVDR Board. (5) Level of Review The Planning Director shall determine whether an application shall be processed at the administrative level or Design Review Commission ("Commission") level; provided, however, (i) all applications for projects that have less than 5,000 square feet of gross building area and less than 20,000 square feet of site improvements shall be administratively reviewed by the Planning Director and (ii) all applications for a Continuing Care Retirement Community shall be reviewed at the Commission level. (6) Procedures With due consideration to the decision of the BVDR Board, the Planning Director or Commission, as appropriate, shall review the application to determine whether the proposed application complies with the design review objectives, considerations and guidelines set forth in Section 11-05-05.3.D and 11-05-05.2E, Chapter 11-04, and the design criteria for the BVD District as set forth in the Barber Valley Specific Plan. Upon making such determination, the Planning Director or Commission shall issue its findings of fact, conclusions of law and conditions of approval. Any action of the Planning Director or the Commission may be appealed pursuant to the appeal provisions of this Code. I.
Allowed Uses Table 11-07.8 sets forth the allowed uses in each Sub-District established herein. Allowed uses are designated with a "•". Uses listed but not designated as allowed in Table 11-07.8 are prohibited. Uses not listed in Table 11-07.8 are allowed only upon a determination by the Planning Director that such uses are similar or compatible in nature to the allowed uses in Table 11-07.8. Any affected person may appeal such a determination of the Planning Director to the Planning and Zoning Commission within 10 calendar days following the date the decision is mailed in accordance with Chapter 11-05, Administration and Procedures.
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TABLE 11-07.8: USES ALLOWED IN SUB-DISTRICTS SP02-LR
SP02-MR
SP02-HR
SP02OMR
•
•
•
SP02-OC
SP02-P
RESIDENTIAL Apartment or Multiple Family Dwelling* Row House (Townhouse)
•
•
•
•
Duplex House
•
•
•
•
Single Family Residence or Cottage
•
•
•
•
Condominiums
•
•
•
•
Continuing Care Retirement Community*
•
•
•
•
Assisted Living Apartment*
•
•
•
•
Skilled Nursing Care Facility*
•
•
•
•
Memory Care Facility*
•
•
•
•
Home Occupation
Accessory Dwelling Unit
•
•
Accessory Use
•
•
•
•
Common Areas to Support Allowed Uses
•
•
•
•
•
Hotel (no room limit)
•
•
•
Hotel (up to 12 rooms)
•
•
•
•
•
•
•
•
•
LODGING
Inn (up to 5 rooms)
•
Motel OFFICE/RETAIL Office - Business, Professional, Medical Retail Store (convenience, clothing, video rental, sundries, pharmacy, etc.) Personal Service Store (dry cleaning, Laundromat, barber shop, etc.)
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•
•
•
•
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TABLE 11-07.8: USES ALLOWED IN SUB-DISTRICTS SP02-LR
SP02-MR
SP02-HR
SP02OMR
SP02-OC
Service Station
•
Automobile Service
•
SP02-P
Lot, Automobile Sales •
Drive-Up Window Billboard Shopping Center, Convenience Commercial, Neighborhood Commercial or Community Commercial
•
Shopping Center, Regional Commercial Car Wash
•
Grocery (up to 60,000 square feet)
•
Bank
•
Building Materials Supply
•
Wholesale Business
•
Restaurant, Cafe, Coffee Shop
•
•
•
Tavern
•
Liquor Store
•
Sexually Oriented Business Temporary Sales Offices
•
•
•
•
•
Model Homes or Units
•
•
•
•
•
•
•
•
•
•
•
•
Health Club Facility Spa/Resort Nursery (retail or greenhouse)*
•
•
CIVIC (PUBLIC AND PRIVATE)
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TABLE 11-07.8: USES ALLOWED IN SUB-DISTRICTS SP02-LR
SP02-MR
SP02-HR
Bus Shelter
•
•
•
•
•
Fountain or Public Art
•
•
•
•
•
Library
•
•
•
•
•
•
•
Theater
SP02OMR
•
Outdoor Auditorium
SP02-OC
SP02-P
•
•
•
Park
•
•
•
•
•
•
Playground
•
•
•
•
•
•
Parking Lot
•
•
•
•
•
Parking Structure
•
•
•
•
•
• •
Conference Center Community Center
•
•
•
•
Religious Institution
•
•
•
•
Clubs, Lodges, Social Halls
•
•
•
•
•
Private Open Space
•
•
•
•
•
•
•
•
Recreation Center Outdoor Recreation Facility
•
•
•
•
•
•
Swimming Pool
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
Golf Course Golf Driving Range CIVIL SUPPORT Fire Station Police Station Cemetery Funeral Home
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TABLE 11-07.8: USES ALLOWED IN SUB-DISTRICTS SP02-LR
SP02-MR
SP02-HR
SP02OMR
SP02-OC
•
•
•
•
Rehabilitation Clinic
•
•
Hospital. Large Animal or Small Animal
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
Hospital Medical Clinic (accessory use only in MR and HR)*
•
•
SP02-P
EDUCATION School (public, private, or parochial)
•
•
School, Trade or Vocational Family Child Care Home (1 - 6 children) Group Child Care (7 - 12 children)
•
Intermediate or Large Child Care Center (13+ children) INDUSTRIAL Heavy Industrial Facility Light Industrial Facility Agriculture Livestock Laboratory Public Utility Facility - Minor
•
•
•
•
•
•
•
•
Public Utility Facility - Major Wireless Communication Facility, Micro-Cell or Visually Unobtrusive/Attached Other Wireless Communication Facility Mini-Storage Warehouse
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TABLE 11-07.8: USES ALLOWED IN SUB-DISTRICTS SP02-LR
SP02-MR
SP02-HR
SP02OMR
SP02-OC
SP02-P
Manufacturing Facility Power Production Facility Broadcasting Facility (e.g., TV, radio), Micro-Cell or Visually Unobtrusive/Attached
•
•
Other Broadcasting Facility (e.g., TV, radio) * This use is not allowed in the 8-acre parcel in the SP02 MR Sub-District.
J.
Lot and Structure Dimensions Table 11-07.9 sets forth the lot, yard, density, and structure height requirements for uses within each Sub-District established herein.
TABLE 11-07.9: LOT AND STRUCTURE DIMENSIONS IN SUB-DISTRICTS SP02-LR a. MAXIMUM DWELLING UNITS PER ACRE
SP02-MR [1]
18 [2]
6
SP02HR
SP02OMR
SP02OC
SP02P
40
18
0
--
Attached
Detached
Attached
Detached
Interior Lot
3500
4000
2000
2500
0
0
0
--
Corner Lot
4000
4500
2500
3000
0
0
0
--
Interior Lot
35
40
20
25
0
0
0
--
Corner Lot
40
45
25
30
0
0
0
--
10/20 [3]
10/20 [3]
0
0
0
0
0
--
Front Yard & Side Yard Abutting Public St. [4]
10 [5]
10 [5]
5 [5]
5 [5]
0
0
0
--
Abutting public park
5
5
5
5
5
5
5
--
15 [6]
15 [6]
5
5
0
0
0
--
0
5
0
4
0
0
0
--
b. MIN. LOT AREA (square ft.)
c. MIN. AVG. LOT WIDTH (lineal ft.)
d. MIN. STREET FRONTAGE (flag lot) e. MIN. BUILDING SETBACKS (lineal ft.)
Rear Yard Side Yard - Interior Notes:
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TABLE 11-07.9: LOT AND STRUCTURE DIMENSIONS IN SUB-DISTRICTS SP02-LR
SP02-MR [1]
SP02HR
SP02OMR
SP02OC
SP02P
[1] Skilled nursing and memory care facility beds are each counted as 1/3 of a dwelling unit. [2] The following standards shall apply to the 8-acre parcel in the SP02 MR Sub-District only: (i) the maximum density shall be 12 units per acre; (ii) on perimeter lots adjacent to existing residential alleys, structures shall be no more than 2 stories and rear yard setbacks shall be 6 feet; (iii) alley access shall 22 feet of backup area; and (iv) the maximum building height shall be 35 feet. [3] 10' allowed with shared access easement agreement. [4] Measured from back of sidewalk. [5] 20' setback required for garages accessed from public streets. [6] 5' setback allowed on corner lots with garages accessed from the side yard street (see Figure 7.8); 30' setback required on lots abutting the existing Riverland Terrace Subdivision.
K.
Property Development Standards Except as follows, the Property Development Standards for the Sub-Districts established herein shall be the same as those set forth in the Section 11-02-02 for residential uses and Sections 11-02-03 for office and commercial uses. (1) For attached single-family units, the minimum frontage requirement in Section 11-002 is reduced to 18 feet. (2) For lots with zero feet frontage on a public right-of-way, drive aisles will provide access to the public street with perpetual ingress/egress or cross access easements recorded against the property. A homeowners’ association or other agreed upon arrangement among the affected property owners will maintain the drive aisles in accordance with a recorded declaration. The easements and declaration must be reviewed by the Boise City Attorney's office at the time of preliminary plat approval to ensure the access and maintenance obligations of this paragraph are addressed. The Ada County Highway District must approve installation of any required street signs. Buildings will be addressed to the public street from which the drive aisles extend. Addresses will be clearly delineated with appropriate monuments or signs. (3) Off-street parking and loading facilities shall be provided in accordance with Section 11-07-02.4, below. (4) The maximum number of residential units allowed within the Barber Valley Specific Plan District is 1025. The maximum combined office and commercial square footage allowed within the Barber Valley Specific Plan District is 541,500. To exceed either of these limits, the Barber Valley Specific Plan Applicant must follow the rezone procedures of the Boise City Code to amend the Barber Valley Zoning Ordinance. In so doing, the Applicant need not amend the entire Barber Valley Specific Plan so long as the City finds that the revised limits are generally in accordance with the Barber Valley Specific Plan. (5) Civic uses are limited to no more than 20 percent of the developed area in the SP02LR Sub-District. (6) A private management company must be responsible for maintenance of sprinkler systems within mixed use buildings.
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4.
Off-Street Parking and Loading Requirements In the SP02-LR, SP02-MR and SP02-HR Sub-Districts, off-street parking and loading facilities shall be provided in accordance with Section 11-04-08, except as noted herein. In the SP02OMR and SP02-OC Sub-Districts, off-street parking and loading facilities shall be provided in accordance with Section 11-04-06, except as noted herein. In lieu of the off-street parking ratio requirements in Sections 11-04-08, nonresidential uses in the SP02-MR, SP02- HR, SP02-OMR and SP02-OC Sub-Districts must meet an overall parking density of three and one-half per 1000 square feet. Assisted living apartments, independent living residences within the Continuing Care Retirement Community, and similar uses shall be subject to the off-street parking requirements for "Housing for Elderly" uses listed in Section 11-04-08. Memory care facilities, skilled nursing care facilities, and similar uses shall be subject to the off- street parking requirements for "Nursing Home" uses listed in Section 11-04-08.
5.
Administrative Provisions A.
Plat Approval Criteria Development within the Barber Valley Specific Plan District shall be subject to the subdivision and other related provisions of the Boise City Code. Additionally, the City Council must find that each preliminary plat proposed and/or amended within the Barber Valley Specific Plan District substantially conforms to the adopted Barber Valley Specific Plan and complies with all applicable provisions of the Barber Valley Specific Plan Zoning Ordinance. Plats must still proceed through the normal hearing process with review by the Planning and Zoning Commission and City Council.
B.
Annexation into SP02 District Any property owner or authorized representative may seek to reclassify their property for inclusion within the Barber Valley Specific Plan District pursuant to 11-02-08, Specific Plan Districts.
C.
Amendments Any property owner within the Barber Valley Specific Plan District may seek to amend the Barber Valley Specific Plan Zoning Ordinance or the Barber Valley Specific Plan pursuant to the Boise City Code provisions for zoning amendments.
D.
Exceptions (1) The Planning Director may grant exceptions to any setback, frontage, parking, or height restriction up to 20 percent of the applicable limit and may grant exceptions to any use restrictions on a case-by-case basis. (2) The Planning and Zoning Commission may grant exceptions to any setback, frontage, parking, or height restriction greater than 20 percent of the applicable limit. (3) Any approval pursuant to this Section shall be supported by each of the following findings: (a) The exception is consistent with the Barber Valley Specific Plan; and (b) The exception is justified based on unique circumstances of the proposed use or exceptional design features or the shape of the land. (c) The exception would not cause undue adverse impacts on any other property.
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(d) For any approval pursuant to subparagraph b, the exception meets the general conditional use criteria in the Boise City Zoning Ordinance. (4) Applications pursuant to this Section shall include such information as the Planning Director determines is necessary to make the applicable findings in subparagraph c. (5) The decision on any requested exception may be appealed pursuant to the appeal provisions of the Boise City Code. E.
Periodic Review The Planning Director may perform a review of the implementation of the Barber Valley Specific Plan not more frequently than every one year after approval of first Final Plat. The review may address any matters the Planning Director deems appropriate regarding the progress of the development, including but not limited to (a) the Transportation Management Association; (b) the Barber Valley Wildlife Mitigation Plan; and (c) traffic impacts until 2016. Any modification of the Barber Valley Specific Plan Zoning Ordinance may only occur after review by the Barber Valley Specific Plan Applicant and the Planning Director and in compliance with the applicable Boise City Code Sections for zoning amendments and Idaho Code Section 67-6511(d).
6.
Definitions The following definitions apply to this Section. If any conflict exists with definitions in other parts of the Code, the following definitions control. A.
Assisted Living Apartment A residential apartment or apartment complex that provides personal care services to senior citizens for daily living needs. Assisted living services are a coordinated array of supportive personal and health services available 24 hours a day to residents who have been assessed to need these services, including residents who require long term care. Assisted living services promote resident self-direction and participation in decisions that emphasize independence, individuality, privacy, and dignity in a home-like surrounding.
B.
Barber Valley Specific Plan Zoning Ordinance Section 11-07-02 of this Code, specifically setting forth zoning regulations for the Barber Valley Specific Plan District.
C.
Barber Valley Specific Plan The Specific Plan adopted for the Barber Valley Specific Plan District by the City of Boise on March 18, 2008, as maintained in the official records of the City, including subsequent modifications.
D.
Barber Valley Specific Plan Applicant Brighton Corporation or successor entities.
E.
Barber Valley Specific Plan District The area designated as the SP02 zone or successor designation on the City of Boise's zoning map and as shown on the Barber Valley Specific Plan Zoning Map (attached as Figure 7.6).
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F.
Continuing Care Retirement Community A campus-style facility (multiple buildings on a single lot) that provides housing, personal services, and health care, including nursing home care to people of retirement age. The community must provide a continuum of care to meet the needs of the individual residents, from independent living to assisted living to skilled nursing care and, possibly, memory care support. Meals, housekeeping, linens, 24-hour security and recreational services usually are provided. Each individual resident enters into a contract with the retirement community that defines the type of housing and services to be provided and the fees that will be charged.
G.
Memory Care Facility Same as Skilled Nursing Facility except the residents also receive care for some form of memory impairment.
H.
Skilled Nursing Facility A residential facility that provides 24-hour supervision by licensed nurses. The care usually is prescribed by a physician. Emphasis is on medical care, supplemented by physical, occupational, speech and other types of therapies. Personal care services, such as help with meals, bathing, dressing, and grooming are also provided along with social services, religious services, and recreational activities. A nursing facility offers care for individuals suffering from chronic diseases or conditions that do not require the constant attention of physicians. Services are provided that address the individuals' personal care and socialemotional needs.
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Figure 7.6: Barber Valley Zoning Map
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Figure 7.7: Barber Valley Land Use Sub-Districts
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Figure 7.8: Barber Valley Site Plan
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Chapter 11-07 Adopted Specific Plans Section 11-07-03. Syringa Valley 11-07-03.1 Applicability of Ordinance
11-07-03. 1.
Syringa Valley
Applicability of Ordinance This Syringa Valley Specific Plan Zoning Ordinance applies to all property designated on the Syringa Valley Specific Plan Overall Sub-Zoning Map (Figure 7.9 below) in lieu of Chapter 11-02, Zoning Districts, except where noted herein. All remaining Chapters of this Code still apply, except where noted herein. If any provision of this Section conflicts with any provision of the Code, the provisions of this Section shall control.
2.
Interpretation of Districts: A.
Sub-Districts Established (1) Low-Density Residential (LR); (2) Medium-Density Residential (MR); (3) Village Center (VC); (4) Commercial/Business Campus (CB); (5) Industrial (IND).
B.
District Boundaries The location and boundaries of the Syringa Valley Specific Plan (SP-03) District are shown on the Syringa Valley Specific Plan Overall Sub-Zoning Map (Figure 7.9 below). The location and boundaries of the Syringa Valley Specific Plan Sub-Districts established herein are shown on the Syringa Valley Specific Plan Overall Sub-Zoning Map (Figure 7.9 below). Where any uncertainty exists as to the boundary of any such district, the following rules shall apply: (1) Where any such boundary line is indicated as following a street, alley, or public way, it shall be construed as following the centerline thereof. (2) Where a boundary line is indicated as approximately following a lot line, such lot line shall be construed to be such boundary line. (3) Where a boundary line divides a lot or crosses unsubdivided property, the location of such boundary shall be as indicated upon the Syringa Valley Zoning Map.
3.
Conformity Required A.
General Except as otherwise provided herein, all land, buildings and premises in any Sub-District established herein shall be used only in accordance with the regulations established herein for that district. Additionally, no property shall be allowed to maintain an unattractive appearance or public nuisance as defined by this Code and/or state code at any time.
B.
Purpose of the Low-Density Residential (LR) Sub-District The purpose of the LR Sub-District is to provide for the development of diverse urban housing products at a density ranging from 2 to 6 units per gross acre. The LR Sub-District north of W. Lake Hazel Rd. will have a maximum density of 4.5 units per gross acre, and south of W. Lake Hazel Rd. the overall density cannot exceed 6 units per gross acre. This Sub-District may include a variety of lot sizes. A variety of housing types may be included
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within a development, including attached units (townhouses, duplexes), detached units (patio homes single-family) and multifamily units, regardless of the district classification of the site, provided that the overall gross density is not exceeded as outlined above. Accessory dwelling units and uses are also allowed, along with community uses such as parks, community centers and recreational facilities. C.
Purpose of the Medium-Density (MR) Sub-District The purpose of the MR Sub-District is to (a) accommodate medium-density residential uses at a density of 10-20 units per gross acre; (b) provide an orderly transition from more intensive, higher density uses to less intensive, lower density uses; and (c) allow limited cottages and quasi-residential uses, including senior housing and care facilities. The MR Sub-District includes flexibility in lot sizes and restrictions and anticipates residential uses ranging from row houses and townhouses to condominiums and multi-story apartments. A range of civic and recreational facilities is allowed, along with office, medical and personal service commercial uses that are ancillary to senior housing and care facilities.
D.
Purpose of the Village Center (VC) Sub-District The purpose of the VC Sub-District is to provide a location for mixed-use, pedestrianoriented development featuring retail, offices, and restaurants in conjunction with residential uses. Residential uses will include a mix of housing types with densities up to 18 units per acre on a net parcel basis.
E.
Purpose of the Commercial/Business Campus (CB) Sub-District The purpose of the CB Sub-District is to accommodate business and professional office uses, and neighborhood and regional serving commercial uses such as large and small retailers, hotels, restaurants, and theaters together with necessary off-street parking facilities. Large office buildings are allowed in this area, along with service, lodging, and civic uses. The CB Sub- District will emphasize high quality design, pedestrian orientation, and flexible development standards.
F.
Purpose of the Industrial (IND) Sub-District The purpose of the IND Sub-District is to provide for a convenient employment center for manufacturing, research and development, warehousing, and distributing. The IND SubDistrict is intended to encourage the development of industrial uses that are clean, quiet, and free of hazardous or objectionable elements and that are operated, entirely, or almost entirely, within enclosed structures.
G.
Residential District Standards The following standards apply to the LR Sub-District and the MR Sub-District: (1) Minimum Property Size (a) Each property shall be of sufficient size to meet the minimum setbacks as established in this Section. (b) Minimum property size shall be determined exclusive of land that is used for the conveyance of irrigation water and drainage, unless (a) the water is conveyed through pipe or tile; and (b) included as part of a utility easement that generally runs along the property lines.
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(2) Minimum Street Frontage (a) Properties with street frontages on a curve or at approximately a 90 degree angle shall be a minimum of 30 feet wide measured as a chord measurement. (b) Street frontage for 2 properties sharing a common drive shall be a minimum of 15 feet for each property. (c) Street frontage for flag properties that do not share a common drive shall be a minimum of 30 feet wide. H.
Allowed Uses Table 11-07.10 sets forth the allowed uses in each Sub-District established herein. Uses allowed by right are designated with an "A", uses allowed by right, subject to administrative review are designated with an "A*", and uses allowed with design review approval are designated with a "D". Uses listed but not designated as allowed in Table 11-07.10 are prohibited. Uses not listed in Table 11-07.10 are allowed only upon a determination by the Planning Director that such uses are similar or compatible in nature to the allowed uses in Table 11-07.10. Any affected person may appeal such a determination of the Planning Director to the Planning and Zoning Commission within 10 calendar days following the date the decision is mailed in accordance with Chapter 11-05, Administration and Procedures.
TABLE 11-07.10: USES ALLOWED IN SUB-DISTRICTS SP02-LR
SP02-MR
SP02-HR
Apartment or multiple family dwelling
D
D
D
Row house (townhouse)
A
A
A
Duplex house
A
A
A
Single family residence or cottage
A
A
A
Condominiums
D
D
D
Home occupation
A*
A*
A*
SP02OMR
SP02-OC
RESIDENTIAL
Continuing career retirement community
D
Assisted living apartment
D
Skilled nursing care facility
D
D
Memory care facility
D
D
D
Accessory dwelling unit
A*
A*
A*
Accessory use
A*
A*
A*
LODGING Hotel (no room limit)
D
Hotel (up to 12 rooms)
D
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TABLE 11-07.10: USES ALLOWED IN SUB-DISTRICTS SP02-LR
SP02-MR
Inn (up to 5 rooms)
SP02-HR
SP02OMR
D
D
SP02-OC
D
Motel OFFICE/RETAIL Office - business, professional, medical
D
D
D
Retail store (convenience, clothing, video rental, sundries, pharmacy, etc.)
D
D
D
D
D
D
Personal service store (dry cleaning, laundromat, barber shop, etc.)
D
Service station
D
Automobile service
D
Lot, automobile sales
D
Drive-up window
D
Billboard Shopping center, neighborhood, or community or regional commercial
D
Car wash
D
Grocery (up to 60,000 square feet)
D
Bank
D
Building materials supply
D
Wholesale business
D
Restaurant, cafe, coffee shop
D
D
Tavern, lounge Liquor store Temporary sales offices
A*
A*
Model homes or units
A
A
D
D
D
D
D
D
A*
A*
A D
Health club facility Spa/resort
D
Nursery (retail or greenhouse)
D
D D
D
CIVIC (PUBLIC AND PRIVATE) Bus shelter
A
A
A
A
A
Fountain or public art
A*
A*
A*
A*
A*
D
D
D
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TABLE 11-07.10: USES ALLOWED IN SUB-DISTRICTS SP02-LR
SP02-MR
SP02-HR
Outdoor auditorium
SP02OMR D
Park
A
A
A
A
Playground
A
A
A
A
Parking lot - paid D
D
Conference center Religious institution
A
D
Parking structure Community center
SP02-OC
D
D
D D
D
D
D
D
D
D
D
Clubs, lodges, social halls Private open space
A
A
A
A
Recreation center
D
D
D
D
Outdoor recreation facility
A
Swimming pool
A
Golf course
D
D
Golf driving range
D
D
A
D A
A
CIVIL SUPPORT Fire station
D
D
D
D
Police station
D
D
D
D
Cemetery
D
D
Funeral home
D
Hospital
D
Medical clinic (accessory use only in MR and CB)
D
D
Rehabilitation clinic
D
Hospital, large animal, or small animal
D
EDUCATION School (public, private, or parochial)
D
D
D
D
School, trade or vocational
D
D
D
D
Family child care home (1 6 children)
A
A
A
Group child care (7 - 12 children)
A*
A*
A*
A*
D
D
D
Intermediate or large child care center (13+ children) INDUSTRIAL Heavy industrial facility
D
Light industrial facility
D
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TABLE 11-07.10: USES ALLOWED IN SUB-DISTRICTS SP02-LR Agriculture
SP02-MR
SP02-HR
SP02OMR
SP02-OC A
A*
D
Laboratory Public utility facility - minor
D
D
D
Public utility facility - major Wireless communication facility or micro-cell
A*
A*
A*
Mini-storage
D
D
D
D
A*
A*
D
D
Warehouse
D
Manufacturing facility
D
Power production facility
D
Broadcasting facility (e.g., TV, radio) or micro-cell
I.
D
D
Lot and Structure Dimensions Table 11-07.11 sets forth the lot, yard, density, and structure height requirements for uses within each sub-district established herein.
TABLE 11-07.11: LOT AND STRUCTURE DIMENSIONS IN SUB-DISTRICTS SP-03-LR
a. MAXIMUM DWELLING UNITS PER ACRE
SP-03-MR [1]
SP03VC
SP03CB
SP03IND
20
18
0
0
6 Attached
Detached
Attached
Detached
Interior Lot
0
0
0
0
0
0
0
Corner Lot
0
0
0
0
0
0
0
Interior Lot
0
0
0
0
0
0
0
Corner Lot
0
0
0
0
0
0
0
10/20 [2]
10/20 [2]
0
0
0
0
0
Front Yard & Side Yard Abutting Public St. [3]
10 [4]
10 [4]
10 [4]
10 [4]
10 [4]
10 [4]
10 [4]
Abutting public park
5
5
5
5
5
30
30
b. MIN. LOT AREA (square ft.)
c. MIN. AVG. LOT WIDTH (lineal ft.)
d. MIN. STREET FRONTAGE (flag lot) e. MIN. BUILDING SETBACKS (lineal ft.)
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TABLE 11-07.11: LOT AND STRUCTURE DIMENSIONS IN SUB-DISTRICTS SP-03-LR
Rear Yard
SP-03-MR [1]
SP03VC
SP03CB
SP03IND
15 [5]
15 [5]
15 [5]
15 [5]
0/15 [1]
0
0
0
5
0
4
0
0
0
Side Yard - Interior f. Minimum parking lot/service drive setbacks Front yard & side yard - adj. to street
15
10
10
10
10
Rear yard & side yard - interior
5
5
5
5
5
J.
Property Development Standards Except as follows, the Property Development Standards for the Sub-Districts established herein shall be the same as those set forth in the Section 11-02-02 for residential uses and Sections 11-02-03 for office and commercial uses: (1) For attached single-family units, the minimum frontage requirement in Section 11-0202 is reduced to 18 feet. (2) For lots with zero feet frontage on a public right-of-way, drive aisles will provide access to the public street with perpetual ingress/egress or cross access easements recorded against the property. A homeowners’ association or other agreed upon arrangement among the affected property owners will maintain the drive aisles in accordance with a recorded declaration or other agreements. The easements and declaration must be reviewed by the Boise City Attorney's office at the time of preliminary plat approval to ensure the access and maintenance obligations of this paragraph are addressed. The Ada County Highway District must approve installation of any required street signs. Buildings will be addressed to the public street from which the drive aisles extend. Addresses will be clearly delineated with appropriate monuments or signs. (3) Off-street parking and loading facilities shall be provided in accordance with Section 4 below. (4) The maximum number of residential units allowed within the Syringa Valley Specific Plan District is 2,500. To exceed this limit, the Syringa Valley Specific Plan Applicant must follow the rezone procedures of the Boise City Code to amend the Syringa Valley Zoning Ordinance. In so doing, the Applicant need not amend the entire Syringa Valley Specific Plan so long as the City finds that the revised limits are generally in accordance with the Syringa Valley Specific Plan.
K.
Design Review (1) Applicability Any of the uses listed as requiring Design Review, and any visible exterior improvements to a site, building or structure for any such use (including new facilities,
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remodeling, rehabilitation projects and expansion projects) within the Syringa Valley District shall require submittal of a Design Review Application and fee in accordance with Section 11-05-05.2.E and 11-05-05.3.D 11-05-05.3.Dof this Code, except where expressly modified herein. (2) Application Content Any application to the City shall comply with Section 11-05-05.2.E and 11-05-05.3.D of this Code. (3) Level of Review The Planning Director shall determine whether an application shall be processed at the administrative level or by the Design Review Commission ("Commission") level; provided, however, all applications for projects that have less than 5,000 square feet of gross building area and less than 20,000 square feet of site improvements shall be administratively reviewed by the Planning Director. (4) Review and Findings The Planning Director or Commission, as appropriate, shall review the application to determine whether the proposed application complies with the design review objectives, considerations and guidelines set forth in Chapter 11-04 of the Boise City Code and the design criteria for the Syringa Valley District as set forth in the Syringa Valley Specific Plan. In the event of a conflict between such Sections of the Boise City Code and design standards set forth in the Syringa Valley Specific Plan, the provisions of the Syringa Valley Specific Plan shall govern. Upon making such determination, the Planning Director or Commission shall issue its findings of fact, conclusions of law and conditions of approval. Any action of the Planning Director or the Commission may be appealed pursuant to Section 11-05-04.7.A of the Boise City Code.
4.
Off-Street Parking and Loading Requirements In the LR, MR, VC, and CB Sub-Districts, off-street parking and loading facilities shall be provided in accordance with Section 11-04-08, Parking and Loading, except as noted herein. In the VC and CB Sub-Districts, off-street parking and loading facilities shall be provided in accordance with Section 11-04-08, Parking and Loading, except as noted herein. In lieu of the off-street parking ratio requirements in Sections 11-04-08, nonresidential uses in the MR, VC, and CB Sub-Districts must meet an overall parking density of 3.5 per 1000 square feet. Assisted living apartments, independent living residences within the Continuing Care Retirement Community, and similar uses shall be subject to the off-street parking requirements for "Housing for Elderly" uses listed in Section 11-04-08, Parking and Loading. Memory care facilities, skilled nursing care facilities, and similar uses shall be subject to the off-street parking requirements for "Nursing Home" uses listed in Section 11-04-08, Parking and Loading. A.
Plat Approval Criteria Development within the Syringa Valley Specific Plan District shall be subject to the subdivision and other related provisions of the Boise City Code, except that a neighborhood meeting shall not be required unless that plat proposes more than 240 dwelling units. Additionally, the City Council must find that each preliminary plat proposed and/or amended within the Syringa Valley Specific Plan District substantially conforms to
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the adopted Syringa Valley Specific Plan and complies with all applicable provisions of the Syringa Valley Specific Plan Zoning Ordinance. Plats must still proceed through the normal hearing process with review by the Planning and Zoning Commission and City Council. B.
Annexation Into SP-03 Syringa Valley Specific Plan District Any property owner or authorized representative may seek to reclassify their property for inclusion within the Syringa Valley Specific Plan District pursuant to 11-02-08, Specific Plan Districts.
C.
Amendments Any property owner within the Syringa Valley Specific Plan District may seek to amend the Syringa Valley Specific Plan Zoning Ordinance or the Syringa Valley Specific Plan pursuant to the Boise City Code provisions for zoning amendments.
D.
Exceptions (1) The Planning Director may grant exceptions to any setback, frontage, parking, or height restriction up to 20 percent of the applicable limit and may grant exceptions to any use restrictions on a case-by-case basis. (2) The Planning and Zoning Commission may grant exceptions to any setback, frontage, parking, or height restriction greater than 20 percent of the applicable limit. (3) Any approval pursuant to this Section shall be supported by each of the following findings: (a) The exception is consistent with the Syringa Valley Specific Plan; and (b) The exception is justified based on unique circumstances of the proposed use or exceptional design features or the shape of the land. (c) The exception would not cause undue adverse impacts on any other property. (d) For any approval pursuant to subparagraph b, above, the exception meets the general conditional use criteria in Section 11-05-05.3.C, Conditional Use Permit Initial Approval or Major Expansion. (4) Applications pursuant to this Section shall include such information as the Planning Director determines is necessary to make the applicable findings in subparagraph c, above. Applications shall be processed in accordance with the procedures established in the Syringa Valley Specific Plan for Design Review. (5) The decision on any requested exception may be appealed pursuant to the appeal provisions of the Boise City Code.
E.
Periodic Review The Planning Director may perform a review of the implementation of the Syringa Valley Specific Plan not more frequently than every one year after approval of the first Final Plat. The review may address any matters the Planning Director deems appropriate regarding the progress of the development. Any modification of the Syringa Valley Specific Plan Zoning Ordinance may only occur after review by the Syringa Valley Specific Plan Applicant and the Planning Director and in compliance with the applicable Boise City Code Sections for zoning amendments and Idaho Code Section 67-6511(d).
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5.
Definitions The following definitions apply to this Section. If any conflict exists with definitions in other parts of the Code, the following definitions control. A.
Syringa Valley Specific Plan Zoning Ordinance Section 11-07-03 of the Boise City Code or successor Section specifically setting forth zoning regulations for the Syringa Valley Specific Plan District.
B.
Syringa Valley Specific Plan The Specific Plan adopted for the Syringa Valley Specific Plan District by the City of Boise on November 29, 2016, as maintained in the official records of the City, including subsequent modifications.
C.
Syringa Valley Specific Plan Applicant Corey Barton Homes, Inc. d/b/a CBH Homes, or successor entities.
D.
Syringa Valley Specific Plan District The area designated as the SP-03 zone or successor designation on the City of Boise's zoning map and as shown on the Syringa Valley Specific Plan Overall Sub-Zoning Map (attached as Figure 7.9).
E.
Boise City Code The code of the City of Boise. If the Boise City Code is amended, any reference to the Boise City Code in this Ordinance shall be deemed to refer to the applicable amended provision.
F.
Gross Acres For the purposes of calculating residential density (units per gross acre), gross acres shall be defined as the total area in the LR, MR and VC Sub-Districts less the area included in the rights of way for S. Cole Rd., W. Lake Hazel Rd., and S. Orchard St.; less the area of the New York Canal easement; less the area of the Kirsten Coughlin City park; and less the area of the public elementary school.
G.
Continuing Care Retirement Community A campus-style facility (multiple buildings on a single lot) that provides housing, personal services, and health care, including nursing home care to people of retirement age. The community must provide a continuum of care to meet the needs of the individual residents, from independent living to assisted living to skilled nursing care and, possibly, memory care support. Meals, housekeeping, linens, 24-hour security and recreational services usually are provided. Each individual resident enters into a contract with the retirement community that defines the type of housing and services to be provided and the fees that will be charged.
H.
Memory Care Facility Same as Skilled Nursing Facility except the residents also receive care for some form of memory impairment.
I.
Skilled Nursing Facility A residential facility that provides 24-hour supervision by licensed nurses. The care usually is prescribed by a physician. Emphasis is on medical care, supplemented by physical, occupational, speech and other types of therapies. Personal care services, such as help with
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Chapter 11-07 Adopted Specific Plans Section 11-07-03. Syringa Valley 11-07-03.5 Definitions
meals, bathing, dressing, and grooming are also provided along with social services, religious services, and recreational activities. A nursing facility offers care for individuals suffering from chronic diseases or conditions that do not require the constant attention of physicians. Services are provided that address the individuals' personal care and socialemotional needs.
Figure 7.9: Syringa Valley Overall Sub-Zoning Map
Boise Zoning Code Rewrite Adoption Draft
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blueprint Boise’s Comprehensive Plan
Boise
Publication Update: January 12, 2021 Boise City Planning and Development Services Department List of Amendments to Blueprint Boise since its adoption on November 29, 2011 1. Resolution #21500 CPA10-00002 Boise City Planning and Development Services Department requests approval of Blueprint Boise Comprehensive Plan as the Comprehensive Plan of Boise, Idaho; approving formal reasons for the decision; and providing an effective date of November 29, 2011. 2-A/B. Resolution #R-150-12 / R 21696 CPA11-00002 with CPA11-00001 Boise City Parks and Recreation Department requests approval of a text amendment to the Comprehensive Plan to adopt by reference the 2011 Comprehensive Parks and Recreation System Plan. Included in the 2011 Comprehensive Park and Recreation System Plan is the Parks and Recreation Long Range Capital Improvement Plan. The proposed land use assumptions and a copy of the proposed capital improvements plan are available upon request; and providing an effective date of April 24, 2012. 3. Resolution #R-299-12 / R 21845 CPA09-00001 Boise City Planning and Development Services Department requests approval of a text amendment to the Comprehensive Plan to adopt by reference the 30th Street Area Master Plan; approving formal reasons for the decision; and providing an effective date of August 28, 2012. 4. Resolution #R-368-12 CPA12-00001 Bradley B, LLC Amending the land use map of Blueprint Boise to change the land use category from Compact to Commercial for 5.58 acres of property in the City of Boise, generally located north of interstate I-84, south of West Malad Street, East of South Phillippi Street and West of South Orchard Street and providing an effective date of October 16, 2012. 5. Resolution # 121-13 CPA12-00003 City of Boise amending the text of the Boise City Comprehensive Plan by adding two new policies, NE-CCN 2.5, State Street Corridor (B), and NW-CCN 1.2 State Street Corridor (F) and by adding related text to Chapter 4 in the North End/East End Planning Areas; approving formal reasons for the decision; and providing an effective date of March 18, 2013. 6. Resolution #122-13 CPA12-00004 City of Boise amending the Boise City Comprehensive Plan by adding a new policy, CB-C 1.4, to adopt the Central Bench Pedestrian and Bicycle Plan, and by adding related text to Chapter 4 in the Central Bench Planning Area; approving formal reasons for the decision; and providing an effective date of April 16, 2013. 7 . Resolution #123-13 CPA12-00005 City of Boise amending the text of the Boise City Comprehensive Plan by adding a new policy, CEA 3.9, to adopt A Cultural Arts Plan for Boise’s 30th Street Neighborhood by reference, and by adding related text to chapter 4 of the North/East End Planning Areas; approving formal reasons for the decision; and providing an effective date of April 16, 2013.
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8. Resolution #481-13 CPA13-00001 City of Boise amending the text of the Boise City Comprehensive Plan by adding a new policy, DT-CCN 1.7 to adopt the Lusk Street Master Plan, and by adding related text to Chapter 4 in the Downtown Planning Area; approving formal reasons for the decision; and providing an effective date of December 17, 2013. 9. Resolution #85-14 CPA13-00002 City of Boise amending the text of the Boise City Comprehensive Plan by adding the Warm Springs Mesa Neighborhood Plan to the table of plans adopted by reference in the Table of Contents and by adding related text to Chapter 4 in the North/East End Planning Area; approving formal reasons for the decision; and providing an effective date of February 25, 2014. 10. Resolution #637-14 CPA14-00002 City of Boise amending the text of the Boise City Comprehensive Plan by adding the Boise River Resource Management and Master Plan to the table of plans adopted by reference in the Table of Contents; approving formal reasons for the decision; and providing an effective date of December 16, 2014. 11. Resolution #100-15 CPA14-00001 City of Boise amending the text of the Boise City Comprehensive Plan by adding the Central Addition Master Plan to the table of plans adopted by reference in the Table of Contents; approving formal reasons for the decision; and providing an effective date of March 3, 2015. 12. Resolution #136-15 CPA14-00003 Peterson Children Maple Grove, LLC amending the land use map of Blueprint Boise to change the land use category from Compact to Commercial for 2.06 acres of property in the City of Boise, generally located at 1225 North Maple Grove Road and providing an effective date of March 31, 2015. 13. Resolution #490-15 CPA14-00004 St. Luke’s Boise Medical Center requested the amendment to the text of the Boise City Comprehensive Plan by adding the St. Luke’s Health System Boise Facility Master Plan to the table of plans adopted by reference in the Table of Contents; and, adding a policy NE-CCN 2.2, approving formal reasons for the decision; and providing an effective date of October 13, 2015. 14. Resolution #1-16 CPA14-00004 City of Boise amending the text of the Boise City Comprehensive Plan by 1) adding the Open Space Matters - City of Boise Reserves Management Plan to the table of plans adopted by reference in the Table of Contents; 2) a text amendment to the List of Plan Adopted by Reference to allow minor amendments to adopted plans to be updated without amending the Comprehensive Plan; 3) a text amendment to Chapter 3, Pages 3-1 and 3-2, Land Use Map to allow parcels 1.5 gross acres or less in size the Land Use Designation need not be adhered to, provided other policies of the Blueprint Boise are found to support the proposed use; and approving formal reasons for the decision; and providing an effective date of January 5, 2016.
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15. Resolution #155-16 CPA15-00005 Boise State University amending the text of the Boise City Comprehensive Plan by adding the 2015 Boise State University Master Plan to the table of plans adopted by reference in the Table of Contents, and amending the Land Use Map to the boundaries depicted on the Revised Phase 1, Projects and Boundary Map; approving formal reasons for the decision; and providing an effective date of April 5, 2016. 16. Resolution #156-16 CPA15-00006 City of Boise amending the text of the Boise City Comprehensive Plan by adding Communities in Motion 2040 - Regional Long-Range Transportation Plan - Ada and Canyon Counties, Idaho, and to delete Communities in Motion Long-Range Regional Transportation Plan, and approving formal reasons for the decision; and providing an effective date of April 5, 2016. 17. Resolution #157-16 CPA15-00007 City of Boise amending the Land Use Map, Area of Impact boundaries, and the Comprehensive Planning areas of the Boise City Comprehensive Plan; approving formal reasons for the decision; and providing an effective date of April 5, 2016. 18. Resolution #211-16 CPA15-00009 City of Boise amending the text of the Boise City Comprehensive Plan by adding the 2015 Community Forestry Strategic Management Plan to the table of plans adopted by reference in the Table of Contents; adding a policy ES6.5; approving formal reasons for the decision; and providing an effective date of May 10, 2016. 19. Resolution #503-16 CPA16-00002 Maverik amending the land use map of Blueprint Boise to change the land use category from Large Lot to Commercial for 4.48 acres +/- of property located at 3194 South Cole Road, and providing an effective date of October 11, 2016. 20. Resolution #562-16 CPA16-00001 Devco, LLC amending the land use map of Blueprint Boise to change the land use category from Office to Mixed Use for 3.1 acres of property located at 2515 North Cole Road, and providing an effective date of November 15, 2016. 21. Resolution #579-16 CPA16-00003 City of Boise amending the text of the Boise City Comprehensive Plan by adding the 2016 Capital Improvement Plan and Impact Fee Study, and the 2011 Comprehensive Park and Recreation Plan - With 2015 Upadate, to the table of plans adopted by reference in the Table of Contents; adding a policy ES6.5; approving formal reasons for the decision; and providing an effective date of May 10, 2016. 22. Resolution #1-17 CPA15-00008 Corey Barton Homes, Inc., amending the text of the Boise City Comprehensive Plan by deleting policies SW-CCN 2.5 (a) and (b); approving formal reasons for the decision; and providing an effective date of January 10, 2017. 23. Resolution #135-17 CPA16-00005 City of Boise amending the text of the Boise City Comprehensive Plan by adding the The Downtown Parks and Public Spaces Master Plan to the table of plans adopted by reference in the Table of Contents; and providing an effective date of March 14, 2017.
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24. Resolution #145-17 CPA16-00004 City of Boise amending the text of the Boise City Comprehensive Plan by adding “Around the Next Turn: A 10-Year Management Plan for the Ridge to Rivers Trail System;” and adopt by reference the “Potential Public Preservation Sites” plan from February 1993; including various amedments in the plan text; and providing an effective date of March 21, 2017. 25. Resolution #200-17 CPA16-00006 City of Boise amending the text of the Boise City Comprehensive Plan by adding the Transportation Action Plan, to the table of plans adopted by reference in the Table of Contents; and providing an effective date of April 18, 2017. 26. Resolution #245-17 CPA16-00007 Devan Robnett amending the of Blueprint Boise to change the land use category from Suburban to Industrial for 2.58 acres +/- of property located at 2470 South Maple Grove Road, and providing an effective date of May 16, 2017. 27. Resolution #614-17 CPA17-00001 City of Boise amending the text of the Boise City Comprehensive Plan by adding the River Street Master Plan, to the table of plans adopted by reference in the Table of Contents; and providing an effective date of December 5, 2017. 28. Resolution #34-18 CPA17-00002 City of Boise amending the land use map of Blueprint Boise to change the land use category from Suburban to Mixed Use for 6.17 acres +/- of property at 1100 S. Five Mile Road; and providing an effective date of January 23, 2018. 29. Resolution #58-18 CPA18-00007 City of Boise amending the Boise City Comprehensive Plan to change the land use map designation of approximately 24 acres located at 5075 S. Holcomb Road from Industrial to Suburban Residential; and providing an effective date of July 24, 2018. 30. Resolution #59-18 CPA18-00005 City of Boise amending the Boise Comprehensive Plan to designate the East Main Street Historic District, generally located in the area of Idaho Street to the north, 2nd Street to the west, the buildings and property on the southern side of Main Street to the south, and 1st Street to the east, approving a comprehensive plan amendment to incorporate design guidelines for the designation of the new historic district; approving a rezone of 6.98 acres to R-OHD (Residential Office with Historic Design Review) and R-OHDD (Residential Office with Historic Downtown Design Review) and providing an effective date of January 8, 2019. 31. Resolution #301-18 CPA18-00002 Eric Hinderager amending the Boise Comprehensive Plan to change the land use map designation of approximately 6.9 acres located at 12451 W. Overland Road from Suburban to Commercial; and providing an effective date of July 24, 2018. 32. Resolution #302-18 CPA18-00001 Conger Management Group amending the Boise City Comprehensive Plan to change the land use map designation of approximately 24 acres located at 5075 S. Holcomb Road from Industrial to Suburban Residential; and providing an effective date of July 24, 2018.
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33. Resolution #106-19 CPA18-00009 City of Boise amending the text of the Boise City Comprehensive Plan to amend goals and policies and adopt the Central Bench Neighborhood Plan by reference; and providing an effective date of March 26, 2019. 34. Resolution #171-19 CPA18-00008 City of Boise amending the text of the Boise City Comprehensive Plan to amend goals and policies and adopt the East End Neighborhood Plan by reference; and providing an effective date of April 23, 2019. . 35. Resolution #521-19 CPA19-00002 City of Boise Jasmine Lane Area of Impact transfer between the City of Boise and the City of Meridian; authorizing the transfer of property on Jasmine Lane from the Boise Area of Impact to the Meridian Area of Impact; establishing conditions for the transfer related to comprehensive plan designation and conditions of development; and providing an effective date of October 29, 2019. 36. Resolution #33-21 CPA20-00001 City of Boise amending the Boise City Comprehensive Plan to adopt by reference 31plans; amending the comprehensive plan to retire 11 plans; amending the comprehensive plan to adopt five activity centers; amending the comprehensive plan to update the land use map and text references relative to the adopted and retired plans and the adopted activity centers; and providing an effective date of January 12, 2021. 37. Resolution #492-21 CPA21-00001 City of Boise amending the text of the Boise City Comprehensive Plan to amend goals and policies and adopt the North End Neighborhood Plan by reference; and providing an effective date of October 19, 2021. 38. Resolution #589-21 CPA21-00002 Boise Independent School District amending the land use map of Blueprint Boise to change the land use category from Education to Mixed Use for approximately 15 acres of property located at 8373 W Victory Road, and providing an effective date of December 14, 2021. 39. Resolution #553-21 CPA21-00003 City of Boise adjusting the Boise City Area of City Impact boundary, incorporating 8.93 acres, assigning an Industrial designation for property located at 4330 E Franklin Road; and providing an effective date of November 30, 2021. 40. Resolution #1-21 CPA21-00004 City of Boise validating conformity of the Urban Renewal Plan for the State Street District Urban Renewal Project with the Boise City Comprehensive Plan, and providing an effective date of September 13, 2021. 41. Resolution #113-21 CPA21-00005 City of Boise amending the text of the Boise City Comprehensive Plan to amend goals and policies and adopt the Boise Pathways Master Plan by reference; and providing an effective date of March 1, 2022.
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42. Resolution #158-22 CPA21-00006 City of Boise amending the text of the Boise City Comprehensive Plan to amend goals and policies and adopt the 2021 Capital Improvement Plan and Impact Fee Study - Final Report -- Amended (2021) by reference; and providing an effective date of March 8, 2022.
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ACKNOWLEDGEMENTS
Acknowledgements Mayor
David H. Bieter
City Council
Maryanne Jordan, Council President Alan Shealy, Council Pro Tem Elaine Clegg David Eberle Vern Bisterfeldt, former Council Member Jim Tibbs, former Council Member TJ Thomson Lauren McLean
Planning and Zoning Commission Doug Russell, Chair Brandy Wilson, Vice Chair Jennifer Stevens Doug Cooper Brian Ellsworth Gene Fadness Lauren McLean Anne Barker Tom Baskin Jay Story Joe Ryan, Youth Member Maureen Lavelle, Youth Member
Committee of Champions Miguel Legarreta Kerrie Quinn Clay Carley Mark Bowen Lauren McLean Steve Skaggs Candy Allphin Mark Hofflund Rob Howarth Don Kemper Sally Zive Dr. Stan Olson Dr. Linda Clark Stacy Pearson Brian McDevitt Julie Klocke
Ada County Association of Realtors Banner Bank Old Boise Historic District CH2M HILL Trillium Investments Deloitte US Bank Idaho Shakespeare Festival Central District Health Department Healthwise Incorporated United Way of the Treasure Valley Boise Independent School District Meridian Independent School District Boise State University Southeast Boise Neighborhood Association Collister Neighborhood Association
Neighborhood Council
Boise Heights Neighborhood Association Borah Neighborhood Association Central Bench Neighborhood Association Central Foothills Neighborhood Association Central Rim Neighborhood Association Collister Neighborhood Association Depot Bench Neighborhood Association Downtown Boise Neighborhood Association
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ACKNOWLEDGEMENTS Downtown Business Association East End Neighborhood Association Harris Ranch Neighborhood Association Hillcrest Neighborhood Association Morris Hill Neighborhood Association North End Neighborhood Association Pioneer Neighborhood Association Riverland East Neighborhood Association South Boise Village Neighborhood Association Southeast Neighborhood Association Southwest Ada County Alliance Sunrise Rim Neighborhood Association Veterans Park Neighborhood Association Vista Neighborhood Association Warm Springs Mesa Neighborhood Association West Bench Neighborhood Association West Downtown Neighborhood Association West Valley Neighborhood Association
City Staff
Bruce Chatterton, AICP -Planning and Development Services Director Hal Simmons, Planning Director Patricia Nilsson, AICP Jennifer Tomlinson, AICP Dave Abo, AICP Colleen Carroll Bruce Eggleston, AICP Karen Gallagher Lucinda Grames (former) Deanna Gutierrez Matt Halitsky, AICP Joan Johnson Josh Johnson Kathleen Lacey Ryan McDaniel (former) David Moser Jim Pardy, PE Diane Perkins (former) Cody Riddle Susan Riggs Sarah Schafer Scott Spjute Todd Tucker Andrea Tuning Josh Wilson Sue Cummings
Consultants
Ben Herman, FAICP, Clarion Associates Darcie White, AICP, Clarion Associates Diane Kushlan, AICP, Planning and Management Services Amy Kacala, Clarion Associates Erica Heller, AICP, Clarion Associates Shay Ives, Clarion Associates Brant Birkeland, Clarion Associates Jeremy Klop, AICP, Fehr & Peers
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ACKNOWLEDGEMENTS
BLUEPRINT BOISE
TABLE OF CONTENTS
Table of Contents Chapter 1: A Vision for Boise City Vision.................................................................................................................................................................... 1-1 Background.......................................................................................................................................................... 1-2 Blueprint Boise Objectives.................................................................................................................................. 1-2 ESTABLISH A CLEAR, SUSTAINABLE VISION FOR THE FUTURE................................................................................................ 1-2 ESTABLISH A STRONG LINKAGE BETWEEN LAND USE, TRANSPORTATION, AND URBAN DESIGN............................ 1-2 PROVIDE CLEAR GUIDANCE AT THE PLANNING AREA LEVEL................................................................................................. 1-3 SYNCHRONIZE REGULATIONS WITH THE COMMUNITY’S VISION......................................................................................... 1-3 State Requirements............................................................................................................................................. 1-3 Blueprint Boise Process........................................................................................................................................ 1-4 Relationship to The Boise City Zoning Ordinance............................................................................................ 1-5 Relationship to Ada County Planning Processes.............................................................................................. 1-6 Comprehensive Plan Amendments.................................................................................................................... 1-6 Monitoring the Comprehensive Plan................................................................................................................. 1-7
Chapter 2: Citywide Vision and Policies Quality of Life...................................................................................................................................................... 2-1 Themes and Guiding Principles.......................................................................................................................... 2-1 How to Use This Chapter..................................................................................................................................... 2-5 #1: Environmental Stewardship........................................................................................................................ 2-8 PRINCIPLES, GOALS, AND POLICIES FOR ENVIRONMENTAL STEWARDSHIP..................................................................... 2-9 # 2: A Predictable Development Pattern........................................................................................................2-23 PRINCIPLES, GOALS, AND POLICIES FOR A PREDICTABLE DEVELOPMENT PATTERN (PDP).......................................2-24 #3: A Community of Stable Neighborhoods and Vibrant Mixed-Use Activity Centers...............................2-33 PRINCIPLES, GOALS, AND POLICIES FOR STABLE NEIGHBORHOODS AND VIBRANT MIXED-USE ACTIVITY CENTERS (NAC).........................................................................................................................................................................................................2-34 #4: A Connected Community ..........................................................................................................................2-45 PRINCIPLES, GOALS, AND POLICIES FOR A CONNECTED COMMUNITY...........................................................................2-46 #5: A Community That Values Its Culture, Education, Arts and History.......................................................2-59 PRINCIPLES, GOALS, AND POLICIES FOR CULTURE, EDUCATION, ARTS & HISTORY (CEA).........................................2-60 #6: A Strong, Diverse Economy........................................................................................................................2-70 PRINCIPLES, GOALS, AND POLICIES FOR A STRONG, DIVERSE ECONOMY (EC).............................................................2-71 #7: A Safe, Health, and Caring Community.....................................................................................................2-76 PRINCIPLES, GOALS, AND POLICIES FOR A SAFE, HEALTHY, AND CARING COMMUNITY (SHCC)............................2-77
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TABLE OF CONTENTS
Chapter 3: Community Structure and Design Creating Places.................................................................................................................................................... 3-1 FUTURE LAND USE MAP...................................................................................................................................................................... 3-1 Areas of Change and Stability............................................................................................................................ 3-3 Design Principles................................................................................................................................................. 3-4 GENERAL DESIGN PRINCIPLES........................................................................................................................................................... 3-4 INFILL DESIGN PRINCIPLES................................................................................................................................................................. 3-4 Mixed-Use Activity Centers................................................................................................................................. 3-7 MIXED-USE ACTIVITY CENTER TYPES.............................................................................................................................................. 3-8 MIXED-USE LAND USE CATEGORIES..............................................................................................................................................3-11 MIXED-USE DESIGN PRINCIPLES.....................................................................................................................................................3-13 Neighborhoods..................................................................................................................................................3-17 NEIGHBORHOOD LAND USE CATEGORIES..................................................................................................................................3-18 NEIGHBORHOOD DESIGN PRINCIPLES.........................................................................................................................................3-23 Commercial/Employment Areas.......................................................................................................................3-29 COMMERCIAL/EMPLOYMENT AREA LAND USE CATEGORIES..............................................................................................3-30 COMMERCIAL/EMPLOYMENT AREA DESIGN PRINCIPLES......................................................................................................3-33 Public/Institutional Areas.................................................................................................................................3-37 PUBLIC/INSTITUTIONAL LAND USE CATEGORIES.....................................................................................................................3-38 AIRPORT INFLUENCE AREA DESIGN PRINCIPLES......................................................................................................................3-42 Parks, Open Space, and Conservation Areas...................................................................................................3-43 PARKS, OPEN SPACE, AND CONSERVATION LAND USE CATEGORIES.................................................................................3-44 Corridors............................................................................................................................................................3-47 CORRIDOR DESIGN PRINCIPLES......................................................................................................................................................3-49 Community Gateways.......................................................................................................................................3-53 GATEWAY DESIGN PRINCIPLES........................................................................................................................................................3-54 Special Districts and Master Plans...................................................................................................................3-56
Chapter 4: Planning Area Policies Planning Area Boundaries.................................................................................................................................. 4-1 Planning Area Policies......................................................................................................................................... 4-2 Areas of Change and Stability............................................................................................................................ 4-2 City Wide Context................................................................................................................................................ 4-2 POPULATION............................................................................................................................................................................................ 4-3 HOUSING................................................................................................................................................................................................... 4-3 INCOME...................................................................................................................................................................................................... 4-4 EMPLOYMENT.......................................................................................................................................................................................... 4-4
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TABLE OF CONTENTS Airport Planning Area Policies (AP)................................................................................................................ AP-1 FUTURE LAND USE MAP................................................................................................................................................................... AP-4 Barber Valley Planning Area Policies (BV).......................................................................................................BV-1 FUTURE LAND USE MAP.................................................................................................................................................................. BV-6 Central Bench Planning Area Policies (CB)......................................................................................................CB-1 FUTURE LAND USE MAP................................................................................................................................................................... CB-6 Downtown Planning Area Policies (DT)...........................................................................................................DT-1 FUTURE LAND USE MAP................................................................................................................................................................... DT-8 Foothills Planning Area Policies (FH).............................................................................................................. FH-1 FUTURE LAND USE MAP................................................................................................................................................................... FH-9 North/East End Planning Area Policies (NE)................................................................................................... NE-1 FUTURE LAND USE MAP................................................................................................................................................................... NE-6 Northwest Planning Area Policies (NW)........................................................................................................ NW-1 FUTURE LAND USE MAP................................................................................................................................................................. NW-5 Southeast Planning Area Policies (SE)............................................................................................................. SE-1 FUTURE LAND USE MAP....................................................................................................................................................................SE-5 Southwest Planning Area Policies (SW)..........................................................................................................SW-1 FUTURE LAND USE MAP.................................................................................................................................................................. SW-6 Ten Mile Creek Planning Area Policies (TM).................................................................................................TMC-1 FUTURE LAND USE MAP................................................................................................................................................................TMC-4 West Bench Planning Area Policies (WB)....................................................................................................... WB-1 FUTURE LAND USE MAP..................................................................................................................................................................WB-6
Chapter 5: Action Plan City Wide Actions................................................................................................................................................. 5-1 Theme #1: Environmental Stewardship............................................................................................................ 5-1 Theme #2: A Predictable Development Pattern............................................................................................... 5-4 Theme #3: A Community of Stable Neighborhoods and Vibrant Mixed-Use Activity Centers..................... 5-6 Theme #4: A Connected Community................................................................................................................. 5-6 Theme #5: A Community That Values Its Culture, Education, Arts, and History............................................ 5-8 Theme #6: A Strong, Diverse, Economy............................................................................................................ 5-9 Theme #7: A Safe, Healthy, and Caring Community......................................................................................5-10
Appendix A: Plans and Property Rights Plans and Property Rights..................................................................................................................................A-1
Appendix B: Glossary of Comprehensive Plan Terms Glossary................................................................................................................................................................B-1
Appendix C: Areas of Change and Stability Areas of Change and Stability............................................................................................................................C-1 BLUEPRINT BOISE
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TABLE OF CONTENTS
List of Tables Table 1: Location of Required Elements in this Comprehensive Plan............................................................ 1-4 Table 2: Themes and Principles.......................................................................................................................... 2-6 Table 3: Level of Service for Community Services and Facilities Required Concurrent with the Issuance of any Development Permit................................................................................................................................. 2-29 Table 4: Level of Service for Community Services and Facilities for Planning Purposes........................... 2-30 Table 5: Types of Places and Applicable Land Use Categories....................................................................... 3-2 Table 6: 2009 Population Characteristics........................................................................................................ 4-3 Table 7: 2009 Household Characteristics......................................................................................................... 4-3 Table 8: 2009 Job and Workforce Characteristics............................................................................................ 4-4 Table 9: 2009 Income Characteristics............................................................................................................... 4-4 Table 10: Foothills Parks and Open Space Areas........................................................................................... FH-5 Table 11: Summary of Priority Action............................................................................................................. 5-11
List of Figures Figure 1: Fire Department Master Siting Plan............................................................................................... 2-31 Figure 2: Police District Map........................................................................................................................... 2-32 Figure 3: Boise Local Historic Districts........................................................................................................... 2-44 Figure 4: Master Street Map.............................................................................................................................2-49 Figure 5: Bicycle Network.................................................................................................................................2-54 Figure 6: School Districts and Facilities......................................................................................................... 2-66 Figure 7: Flood Hazards................................................................................................................................... 2-79 Figure 8: Wildland Urban Interface ................................................................................................................2-80 Figure 9: Potential Brownfield Sites............................................................................................................... 2-84 Figure 10: Parks and Recreation Plan............................................................................................................. 2-87 Figure 11: Pathway System ............................................................................................................................ 2-88 Figure 12: Future Land Use Map........................................................................................................................ 3-5 Figure 13: Airport Influence Areas ................................................................................................................. 3-41 Figure 14: Boise City Planning Areas............................................................................................................... 4-1 Figure 15: Barber Valley Environmental Features and Constraints............................................................. BV-9 Figure 16: Western Foothills........................................................................................................................... FH-6 Figure 17: Central Foothills............................................................................................................................. FH-7 Figure 18: Eastern Foothills............................................................................................................................ FH-8 Figure 19: Base Densities, Density Transfers, and Bonus Density Formulas for Open Space Preservation FH-15 Figure 20: Wildlife Habitat Areas.................................................................................................................. FH-16
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TABLE OF CONTENTS
LIST OF COMMON TERMS AND ACRONYMS The following terms and acronyms are used throughout this plan:
Ada County Highway Department (ACHD) Area of City Impact (AOCI) Around the Next Turn: A 10 Year Management Plan for the Ridge to Rivers Trail System (R2R) Bicycle Pedestrian Transition Plan (BPTP) Boise State University (BSU) Bus Rapid Transit (BRT) Capital City Development Corporation (CCDC) Code Enforcement Advisory Committee (CEAC) College of Western Idaho (CWI) Community Planning Association (COMPASS) Covenants, Conditions, and Restrictions (CC&Rs) Floor Area Ratios (FARs) Idaho Department of Environmental Quality (IDEQ) Idaho Department of Water Resources (IDWR) Idaho Transportation Department (ITD) Leadership in Energy and Environmental Design (LEED) Livable Streets Design Guide (LSDG) National Interagency Fire Center (NIFC) Ordinance Review Committee (ORC) Transportation Management Association (TMA) Travel Demand Management (TDM) Treasure Valley Electric Plan (TVEP) Uniform Plumbing Code (UPC) United States Bureau of Land Management (BLM) United States Department of Housing and Urban Development (HUD) Valley Regional Transit (VRT) Vehicle Miles Traveled (VMT)
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TABLE OF CONTENTS LIST OF PLANS ADOPTED BY REFERENCE
This table lists adopted plans inclusive of minor amendments, the date of which amendment(s) may not be listed. Major Plan Amendments shall be reflected on this table with the date of most recent adoption; Major plan amendments, as determined by the Planning Director, shall generally include the following: - Periodic updates (such as every five years) that are a statutory requirement of the legislation that requires the plan. - Complete or near complete rewriting and reformatting of the plan. - Significant expansion of the boundaries of the plan. - Significant changes in the policy direction of the plan. - Revisions to the Future Land Use Map. - Other changes deemed by the Planning Director to be significant. Plan
2016 Capital Improvement Plan and Impact Fee Study - Final Report 2016 2021 Capital Improvement Plan and Impact Fee Study - Final Report -- Amended (2021) 30th Street Area Master Plan A Cultural Arts Plan for Boise’s 30th Street Neighborhood
Lead Agency
Date Adopted
Boise City
2016
Boise City Boise City
2012
Boise City, West End Neighborhood
2012
Ada County Highway District East Boise Neighborhood Bicycle Ada County Highway District Fariview Avenye and Main Street Improvements and local Streets Plan Ada County Highway District Master Street Map Ada County Highway District North Boise Neighborhood Walking and Biking Plan Ada County Highway Distric Northwest Boise Neighborhood Walking and Biking Plan ACHD Pedestrian-Bicycle Transtion Plan
ACHD
2020
ACHD
2020
ACHD
2020
ACHD
2020
ACHD
2020
ACHD
2003
Ada County Highway District Roadways to Bikeways Plan Ada County Highway District Southeast Boise Neighborhood Walking and Biking Plan Ada County Highway District Southwest Boise Neighborhood Bicycle and Pedestrian Plan Ada County Highway District Boise West Bench Neighborhood and Pedestrian Plan Ada County Highway District Boise Whitewater and VMP Neighborhood Plan Around the Next Turn: A 10 Year Management Plan for the Ridge to Rivers Trail System Barber Valley Specific Plan (SP02) Big Sky Neighborhood Plan
ACHD
2020
ACHD
2020
ACHD
2020
ACHD
2020
ACHD
2020
Boise City
1996, 2017
Boise City
2007
Boise City
2004
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TABLE OF CONTENTS LIST OF PLANS ADOPTED BY REFERENCE Plan
Lead Agency
Date Adopted
Blueprint for Good Growth
Ada County
2006
Boise Airport Master Plan, 2019 Update Boise Airport Updated Noise Exposure Maps and Noise Compatibility Program Boise Pathways Master Plan Boise Central Bench Neighborhood Pedestrian and Bicycle Plan Boise’s Energy Future: A Community-wide Energy Plan Boise Fire Department Master Siting Plan Boise City Foothills Policy Plan Boise City Historic Preservation Plan Boise Downtown Urban Design Plan Boise Parks and Recreation Department Stewardship Plan for the Riparian Area Boise River Resource Management and Master Plan Boise River Trails Plan Boise State University Campus Master Plan
Boise City
2019
Boise City
2015
Boise City
2022
ACHD
2012
Boise City
2020
Boise City
2020
Boise City
1997
Boise City
1979
CCDC
2004
Boise City
2020
Boise City
2014
Boise City
2020
Boise State Univeristy
2005, 2016
Boise City
2007
Boise City
2015
Boise City, Central Bench Neighborhood
2019
Boise City, Central Rim Neighborhood
2004
Boise City
2020
Boise City
2008
Boise City, Collister Neighborhood
2007
COMPASS
2020
Boise City
2016
Boise City, Depot Bench Neighborhood
2007
CCDC
2007
Boise City
2020
VRT
2005
CCDC
1993
CCDC
2007
Boise City
2017
Boise’s Ten-year Plan to Reduce and Prevent Chronic Homelessness Central Addition Master Plan Central Bench Neighborhood Plan Central Rim Neighborhood Plan City of Boise’s Cultural Master Plan City of Boise Solid Waste Strategic Plan Collister Neighborhood Plan Communities in Motion 2040 2.0 Community Forestry Strategic Management Plan Depot Bench Neighborhood Plan Downtown Boise Elements of Continuity Downtown Boise Streetscape Standards and Specification Manual Downtown Boise Mobility Study Downtown Boise Plan Downtown Boise Streetscape Standards Downtown Parks and Public Spaces Master Plan
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TABLE OF CONTENTS LIST OF PLANS ADOPTED BY REFERENCE Plan
Lead Agency
Date Adopted
East End Neighborhood Plan
Boise City, East End Neighborhood
2020
Eagle Road Corridor Project Development - Multiuse Pathway Improvement, Phase 1 and 2 Eagle Road Corridor Project Development - Multiuse Pathway Improvement, Phase 3 Groundwater Management Plan Harris Ranch Specific Plan (SP01) Highlands Neighborhood Plan
COMPASS (with ITD, Boise City)
2020
COMPASS (with ITD, Boise City)
2020
IDWR
1988, 2001
Boise City
2007
Boise City, Highlands Neighborhood
2005
Boise City
2006
ACHD
2009
Boise City
2013
St. Luke’s Hospital
1993, 2015
Boise City
2010
ACHD
2010
Boise City, North End Neighborhood
2021
Boise City, North West Neighborhood
2020
Hyde Park Conservation District Livable Streets Design Guide Lusk Street Master Plan Master Plan for St. Luke’s Health System Boise Facility Master Plan Update for Boise Airport Master Street Map North End Neighborhood Plan North West Neighborhood Plan Old Boise – East Side Master Plan Open Space Matters - City of Boise Reserves Management Plan
CCDC
2004
Boise City
2016
Oregon Trail Parkway Plan
Boise City
2001
Boise City, Original South Boise Neighborhood
2003
Boise City
2017
COMPASS
2020
Boise City
2017
CCDC
2004
ACHD
2007
PDS
1991
St. Alphonsus
2001
Boise CIty
2020
Boise City
2020
Boise City
2008
ACHD/VRT
2013
Original South Boise Neighborhood Plan Potential Public Preservation Sites Regional Rail with Trail Feasibility and Probable Cost Study River Street Master Plan River Street – Myrtle Street Master Plan Southwest Boise Transportation Study Southwest Community Comprehensive Plan St. Alphonsus Master Plan Shoreline Urban Renewal District Plan State Street Corridor Transit Oriented Development Plan State Street Corridor Transit Oriented Development Policy Guidelines State Street Transit and Traffic Operational Plan
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TABLE OF CONTENTS LIST OF PLANS ADOPTED BY REFERENCE Plan
Lead Agency
Date Adopted
Sunrise Rim Neighborhood Plan
Boise City, Vista Neighborhood
2003
Sycamore Neighborhood Plan
PDS, Collister Neighborhood
1998
Boise City
2020
Boise City
2002
Boise City
2017
Boise City
1998
VRT
2020
Boise City, Veterans Park Neighborhood
1980
Boise City, Veterans Park Neighborhood
1999
Vista Vision Neighborhood Plan
Boise City, Vista Neighborhood
1999
Warm Springs Mesa Neighborhood Plan
Boise City, Warm Springs Mesa Neighborhood
2013
Boise City
2001
CCDC
2020
Boise City, West Downtown Neighborhood
2019
Syringa Valley Specific Area Plan (SP-03) The West Valley Community Center Plan Transportation Action Plan Ustick Concept Master Plan and Guiding Principles Valley Connect 2.0 Veterans Park Neighborhood Plan Veteran’s Park Neighborhood Policy Guide
Westside Downtown Framework Master Plan Westside Downtown District Refresh West Downtown Neighborhood Plan
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FOREWORD
Foreword
Clarence Darrow on Boise, 1907: Boise was approached from the east through hundreds of miles of dreary, dusty desert with no living thing in sight but gophers and sage-brush. During the trip one deliberates whether to keep the car-window tightly closed and die for want of air or raise it ever so little and be suffocated with the clouds of powdered alkali. I always did both, one after the other. Through the whole region of desert waste, a long strip of green wound and twisted its tortuous way in loops and zigzags across the desolate plain ... As we neared Boise the scene changed. The fields were fresh and green, the orchards were luxuriant, the town was resplendent with lawns and flowers, shrubs and trees; the houses were neat and up-to-date. The Snake River had been intersected with dikes, which irrigated the barren wilderness and made it a beautiful garden-spot. The landscape was most pleasing, and out beyond, a circle of mountains enclosed the little city; so that after the long, wearisome journey Boise seemed like a bright green gem in a setting of blue. It is the capital of the State, with attractive public and private buildings, and a good library ... Boise had a pride in its town and people and culture, and could rightly be called the Athens of the sage-brush. Excerpted from “Athens of the Sage-Brush” in The Literature of Idaho: An Anthology, James H. Maguire, ed. (Boise: Hemingway Western Studies Center, Boise State University, 1986), pp. 168-172. Boise’s pride in its town, people, and culture is still evident more than100 years after Clarence Darrow’s visit. The expansive park and open space system, Boise River Greenbelt, foothills protection, diverse neighborhoods, numerous business start-ups and cultural activities don’t happen by accident but by the hard work and contributions of citizens. As Boise strives to be the most livable city in the United States, we continually set high standards for new growth. While many places are tempted to relax standards during uncertain economic times, our high expectations will hold value many decades later. This plan focuses on how to sustain the livability we enjoy today as Boise grows as an important regional center of housing and employment.
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FOREWORD
Eighth & Main, completed in 2014, is the tallest building in Idaho. The City Center Plaza, completed in 2016, is a monumental keystone element that ties Eighth & Main, the US Bank Plaza Tower, and the Boise Center on the Grove together. These projects, all developed by Gardner and Company, fully embody and implement the Blueprint Boise principles and policies of vibrant and sustainable Downtown.
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A VISION FOR BOISE CITY
CHAPTER 1: A VISION FOR BOISE CITY Boise will continue to grow in stature as a world-class city with valued neighborhoods; outstanding natural, scenic, recreational, educational, historical, and cultural amenities; and economic vitality. Boise’s growth will happen in a sustainable, efficient, and responsible manner that maintains and enhances its treasured quality of life, while meeting the challenges of the future. Boise is committed to becoming a more sustainable community by taking steps to enhance the local, regional, and global environment. A sustainable community is one where the integrated economic, social, and environmental systems are structured to support healthy, productive, and meaningful lives for its residents, while laying the foundation for a high quality of life without compromising the ability of future generations to meet their own needs. Boise will be known for: Environmental stewardship; A predictable development pattern; Stable neighborhoods and mixed-use activity centers; Being a connected community; Being a community that values its culture, education, arts, and history, Having a strong, diverse economy; and Being a safe, healthy, caring community.
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A VISION FOR BOISE CITY
Background Citizen input provided the basis for the city’s 1997 Comprehensive Plan and for the generalized vision that guided its development. Based on extensive community input received as part of recent regional planning efforts, such as the Blueprint for Good Growth and Communities in Motion, as well as part of the Blueprint Boise process, many of the ideals embedded in the 1997 vision still ring true. Those ideals have been expanded and refined in this updated Comprehensive Plan to reflect the changes that Boise City has experienced during the last ten years and those it is likely to face during the next ten to twenty years.
Blueprint Boise Objectives Four “big picture” objectives were identified to guide the Blueprint Boise process: Create a clear vision for the future;
Establish a strong linkage between land use, transportation, and urban design;
Provide clear guidance at the planning-area level; and
Synchronize regulations with the community’s vision.
An explanation of each objective is provided below. Create a clear vision for the future Although many of the vision, concepts and policies contained in the city’s 1997 plan remain valid today, newer concepts (e.g., transit-oriented development, mixed-use activity centers) introduced by recent regional planning efforts highlighted the need for Boise City to clearly define how regional policies would play out at a local level from a community vision, policy, and regulatory standpoint. In addition to unifying local and regional planning efforts, the Blueprint Boise process was also tasked with reinforcing the concept of Boise as a unified community in itself and defining a clear vision for the city’s future, both of which play a key role in helping to preserve the quality of life that residents value. Establish a strong linkage between land use, transportation, the environment, and urban design The need to define a more integrated approach to land use and transportation was a major objective
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of the Blueprint Boise process. As with the vision, significant momentum had been established with regional efforts; however, additional work was needed to translate regional land use and transportation concepts, such as mixed-use activity centers and transit corridors, to Boise specifically. Because Boise City streets fall under the jurisdiction of the Ada County Highway District (ACHD), close coordination was and will continue to be required. To help address these and other issues, ACHD developed a plan for the implementation of the Blueprint for Good Growth effort entitled the Transportation and Livable Streets Design Guide (LSDG). Coordination with ACHD on LSDG occurred throughout the Blueprint Boise process and a foundation established for the two plans to work in unison once complete. Boise City residents clearly value the livability and character of their community. While a strong emphasis has been placed in recent years on the design and character of the urban fabric within downtown, the role of urban design in other areas of the community has been less clear. The importance of linking urban design with Blueprint Boise planning efforts was raised within the context of ensuring future growth is supportive of mass transit (e.g., density in appropriate locations, pedestrian-oriented design, public spaces) as well as a means of ensuring that future infill is viewed as a positive rather than a negative change within the city’s existing fabric. Provide clear guidance at the planning-area level Although the role of the Comprehensive Plan is primarily to address citywide planning issues, it sometimes can be challenging to reassure neighborhoods about the impacts—or lack thereof— of citywide policies on their area of the city. To help increase the level of predictability for Boiseans about the potential for future changes in their “backyards” and steer the development community to areas where future development activity may be most desirable, the Blueprint Boise process was designed to proactively seek feedback from residents in different planning areas. Feedback received as a result of this targeted outreach strategy was used to develop the more detailed policies for each planning area contained in Chapter 4. Although each planning area is distinct in its character and specific issues, planning area policies are clearly linked to the citywide vision and policies contained in Chapter 2.
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A VISION FOR BOISE CITY Synchronize regulations with the community’s vision The city’s limited set of land use tools has led to uncertainty for both neighborhood residents and the development community and often resulted in unwarranted controversy for projects that were supported by the 1997 Comprehensive Plan. In order to make sure the city had the right tools in place to implement its new Comprehensive Plan, Boise City committed to take on an update of its Development Code concurrently. This ambitious effort demonstrates Boise’s strong commitment to the implementation of the community’s vision and the overall health of the region.
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State Requirements In addition to this introduction, the Comprehensive Plan is organized into four chapters that address the 13 elements mandated by Section 67-6508 of the Idaho State Code. Table 1 on the following page identifies chapter locations for each state-mandated element. Many of the elements are addressed to some degree in multiple locations throughout the plan. Table 1 on the following page identifies locations within the plan where each element is most directly addressed.
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TABLE 1: LOCATION OF REQUIRED ELEMENTS IN THIS COMPREHENSIVE PLAN
Blueprint Boise Process Extensive public outreach was conducted as part of the Blueprint Boise process. Outreach efforts focused at several levels to ensure different geographic areas of the community and different interest groups were represented, as well. In addition to feedback received during the many community meetings and from the project website, the following groups met regularly with the project team:
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Committee of Champions A Committee of Champions was appointed by the Mayor and endorsed by the City Council to serve as a sounding board for the planning team throughout the development of the plan—reviewing draft work products and providing strategic direction to the process. The Committee included a diverse group of community leaders with the proven ability to provide strategic direction and leadership in their particular area of expertise. Committee members
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A VISION FOR BOISE CITY provided representation in the areas of health care, education, real estate, neighborhoods, development, engineering, and many others.
A Neighborhood Council helped shape the Comprehensive Plan during numerous workshops held as part of the planning process. Neighborhood Council A Neighborhood Council was established to review draft work products and provide feedback on issues specific to each of the city’s eleven planning areas. The Council was composed of neighborhood representatives in each planning area. Materials for Neighborhood Council meetings were tailored to each planning area to allow for focused input. In addition, planners from Planning and Development Services were appointed to each Planning Area to work directly with residents and neighborhood representatives. Materials provided at meetings were also made available to neighborhood groups that wished to seek input and have discussions with other residents in their neighborhood outside of the Council meetings.
Ordinance Review Committee An Ordinance Review Committee (ORC) was established to provide targeted input on the Development Code update portion of the Blueprint Boise process. The ORC consists of 28 members representing a cross-section of professionals who use the code on a regular basis, such as architects, engineers, developers, and surveyors, as well as representatives at the neighborhood level, Boise City staff, and elected officials. During the Comprehensive Plan process, the ORC met as often as bi-monthly and focused primarily on the reorganization of the existing code. The group will also play a key role in the Blueprint Boise process by providing feedback on substantive updates to the reorganized code that will be needed to implement many of the concepts in this Comprehensive Plan. Planning and Zoning Commission/ City Council Study Sessions Joint and individual study sessions with the City Council and the Planning and Zoning Commission were held at key points during the process. Sessions were used by the project team to provide progress updates, present preliminary findings and alternative solutions, and to seek policy and regulatory direction. Project updates, meeting announcements and results, interim work products, and on-line surveys and other input tools were also posted on the city’s website for those not able to attend meetings.
Relationship to the Boise City Zoning Ordinance
Section 67-6511 of the Idaho State Code states that “zoning districts shall be in accordance with the adopted plan.” Since the principal method for the implementation of the Comprehensive Plan is the city’s Zoning Ordinance, the term “in accordance with” is defined as follows: A development approved or undertaken shall be in accordance with the Comprehensive Plan if the land uses, densities or intensities, capacity or size, timing, and other aspects of the development are compatible with and further the goals, objectives, policies, and programs of the Comprehensive Plan as it existed on the date of the application to the City.
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Relationship to Ada County Planning Processes Over the last twenty years, Ada County has adopted the Boise City Comprehensive Plan to apply to lands outside the Boise City Limits but within the Area of City Impact (AOCI). The AOCI is an area where the city expects to annex, and its creation is governed by the provisions of Idaho Code 67-6528. Boise City and Ada County have a mutually adopted agreement on the administration of land use decisions with the AOCI. In addition to the application of the Boise City Comprehensive Plan to land use decisions, other important provisions include a requirement that development adjacent to city limits must first request annexation to Boise City, the imposition of police, fire and park impact fees, and the processes for mutual amendments to the city and county comprehensive plans and zoning ordinances. With an AOCI, land use authority is still retained by Ada County. Boise City will recommend the county apply whichever existing zoning standards and reasonable conditions that the county has at it’s disposal to most closely match the intent of the Boise City Comprehensive Plan. The City of Boise operates and maintains a public sewer system both inside and outside the Boise City Limits. Boise City desires to use existing sewer to the greatest extent possible while minimizing the expense of new pipeline construction. To that end, when development is proposed within the Area of City Impact, Boise City will require a recommendation of approval by the Boise City Council and confirmation of the County adopting the Boise City Council’s recommended conditions of approval prior to approval of sewer extension within the impact area. The Boise City Council recommendation is based on compliance of the proposal with the Comprehensive Plan. The city will also work with Ada County in an effort to develop complementary implementing ordinances. Annual city reviews of the Comprehensive Plan shall evaluate goals and polices in light of any newly adopted County or regional plans or studies and the city will seek to amend the Comprehensive Plan as appropriate to remain consistent with those studies. In 2008 the Blueprint for Good Growth Consortium of local elected officials adopted a standardized process to guide the expansion of areas of city impact. The primary goal is to ensure that cities expand only when appropriate levels of urban services are planned and/ or provided within a reasonable time.
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Comprehensive Plan Amendments The Comprehensive Plan text and map may be amended as provided by Section 67-6509 of the Idaho Code and the Boise City Zoning Ordinance. No amendment to the Comprehensive Plan shall be recommended by the Planning and Zoning Commission or approved by the Mayor and City Council unless such an amendment is internally consistent with the other components of the Comprehensive Plan, including the Future Land Use Map and the goals, objectives and policies of the plan, or the amendment is also designed to change goals, objectives, and policies of the plan in such as way as to maintain internal consistency. Any amendment proposed that is inconsistent with the Comprehensive Plan shall include proposed additions, revisions, or deletions to the Comprehensive Plan. The Planning and Zoning Commission may recommend map amendments to the plan to the Mayor and City Council not more frequently than every six months. Plan Amendment Criteria A plan amendment may be approved if the City Council makes the following specific findings: That the amendment is required for the public convenience or necessity, or for the general welfare of the community; and
That the amendment is necessary to address changes in conditions within the community that have occurred since the Comprehensive Plan was adopted; or is necessary to correct one or more deficiencies that exist in the Plan;
That the amendment is in compliance with and will further the goals, objectives and policies of the Plan; and
That the amendment will not create inconsistencies between the goals, objectives and policies within or between any chapter of the Plan; and
That the amendment will not place an undue burden on transportation or other public facilities in the planning area, and does not adversely impact the delivery of services by any political subdivision providing services.
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Monitoring the Comprehensive Plan The Comprehensive Plan should be reviewed annually and revised as necessary to reflect the availability of new implementation tools, changes in state and federal law, changes in funding sources, and the results of monitoring the effectiveness of existing polices and the impacts of past decisions. In addition to reporting on the above elements, the annual review process should include a component addressing the progress of other plans and studies that are related to the Comprehensive Plan. In concert with the city’s Planning and Zoning Commission, the Planning and Development Services Department shall report annually to the council on the status of the plan and progress made in its implementation. Annual reviews of the Comprehensive Plan should include an element detailing activities associated with updates to the Zoning Ordinance. The Housing Element must be reviewed every year as required by the United States Department of Housing and Urban Development (HUD) in conjunction with the update of the Consolidated Housing Plan and revised as necessary to reflect new conditions, shifting local attitudes, and technological advances.
Plan Organization and Administration Following this introduction, there are four chapters that constitute this plan as follows: Chapter 2: Citywide Vision and Policies – outlines the city’s vision for the future through seven themes with corresponding principles, goals, and policies.
Chapter 3: Community Structure and Design – includes the Future Land Use Map and describes the types of places the community would like to promote. This chapter also includes design principles to guide future development in each of these places.
Chapter 4: Planning Area Policies – includes the future land use, goals, and policies for Boise City’s 11 planning areas.
Chapter 5: Action Plan – defines priority actions to facilitate the implementation of this plan over the next one to three years.
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In addition to the above chapters, there are three appendices. Appendix A describes property rights applicable to this plan as prescribed by the Fifth Amendment to the United Stated Constitution and State Regulations. Appendix B serves as a glossary of terms used in this Comprehensive Plan. Appendix C contains the Area of Change and Stability Maps for all 11 planning areas. The city’s official Future Land Use Map is available through the Planning and Development Services Department and on the city’s website.
A Note About Specificity As discussed in this chapter, this Comprehensive Plan was developed based on input from a wide range of participants over several years. It contains many new policies to reflect this broad input, but also carries forward many policies that were included in the 1997 Comprehensive Plan and remain valid today. As a result, the reader may notice that policies vary, sometimes significantly, in their level of specificity. This variation is intentional—it reflects the many voices that have helped shape this plan, highlights particular areas of focus for the community where additional specificity was needed, and reinforces the ongoing evolution of the city’s growth and policy direction.
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The Boise Airport Terminal, 2015, is a major element of the region’s economy. The passenger terminal complex, completed in 2005, consists of three primary components—the main terminal, one connected concourse, and an integrated ground load concourse—with a total area of approximately 418,000 square feet and 22 aircraft gates in all.
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CITYWIDE VISION AND POLICIES
Chapter 2: Citywide Vision and Policies Quality of Life When asked to describe what they value about their community, residents of Boise City resoundingly responded—quality of life. While “quality of life” can mean different things to different people—whether views of the foothills, a quiet neighborhood, safety, access to parks and recreation, good schools, cultural amenities, being able to walk to work, frequent transit service, or something altogether different—Boise City residents were able to agree on seven common themes that will help protect their quality of life as the city prepares to welcome many new residents over the next ten to 20 years. As noted in Chapter 1, these seven themes represent the city’s vision for the future. Of equal weight and in no particular order, the seven themes are as follows: #1: Environmental Stewardship; #2: A Predictable Development Pattern; #3: A Community of Stable Neighborhoods and Vibrant Mixed-Use Activity Centers; #4: A Connected Community; #5: A Community that Values its Culture, Education, Arts, and History; #6: A Strong, Diverse Economy; and, #7: A Healthy, Safe, and Caring Community. The process of achieving this vision will be approached holistically—not as a series of separate actions. In many cases, some rely directly on others; for example, the city will not be able to achieve its goal of protecting air quality if its land use decisions do not support increased transit usage and ultimately reduce vehicle miles traveled. Nor will the process of achieving this vision be something the city can accomplish through its actions alone. The ideals set forth by the community for Boise City clearly reinforce the ideals captured by regional planning efforts such as Blueprint for Good Growth, Communities in Motion, and the Transportation and the Livable Streets Design Guide that preceded or paralleled this planning effort. As a result, their applicability does not end at the city’s Area of City Impact (AOCI) boundary. Implementation of
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these ideals will require continued diligence and cooperation on the part of Boise City and its many regional partners. The reward for these efforts will be a better quality of life—not just for Boise residents, but for residents throughout the Treasure Valley. Because the themes are closely interrelated, a balanced approach to decision-making should be employed in the day-to-day application of this Comprehensive Plan. Careful consideration should be given to the extent to which each decision relates to one or more of the seven themes. Generally, decisions should be supportive of the overall philosophy embodied in each theme.
Themes and Guiding Principles An overview of each theme and its corresponding guiding principles is provided below.
#1: ENVIRONMENTAL STEWARDSHIP Boise is committed to becoming a more sustainable community by taking steps to reduce its impact on the environment. In addition to establishing a strong foundation for a more sustainable pattern of growth through its land use and transportation policies, the city will also strive to address many other aspects of sustainability, such as climate change, air and water quality, waste reduction, energy conservation and alternative energy production, and the protection of environmentally sensitive areas, within the context of its comprehensive plan and development code. Boise City is committed to “think globally” and “act locally” by doing its part to address these issues.
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CITYWIDE VISION AND POLICIES Goals and policies to further Boise’s commitment to becoming a more sustainable community are based on the following principles: Preserve and enhance natural resources; Promote the use of environmentally -friendly development practices; Promote energy conservation and alternative energy production; Preserve opportunities for urban agriculture; Inform and educate members of the community on their role in a sustainable future; and Monitor progress towards becoming a more sustainable community.
#2: A PREDICTABLE DEVELOPMENT PATTERN Boise will strive to maintain a predictable development pattern in which each part of the community has a distinct character and style. Growth will be planned in a manner that protects the quality of life valued by the city’s residents and helps the city maintain fiscal health. The city will be home to a range of housing choices, retail and service uses, and employment centers that serve the community’s needs. Activity centers throughout the city have been chosen for their ability to potentially reduce vehicle miles traveled by single occupant vehicles, resulting in an increase in pedestrian/bicycle travel and transit users. This objective must be approached at both the local and regional levels. At a local level, the city will reinforce the region’s goal of promoting more responsible growth by identifying opportunities for infill and redevelopment within established parts of the city and encouraging a more compact pattern of new growth throughout the AOCI. At a regional level, the city will continue to work with its regional
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partners to promote an integrated approach to land use and transportation planning. Goals and policies to achieve a predictable development pattern are derived from the following principles: Encourage compact growth; Plan for and coordinate growth within the city’s AOCI; and Use and expand public facilities and services efficiently.
#3: A COMMUNITY OF STABLE NEIGHBORHOODS AND VIBRANT MIXED-USE ACTIVITY CENTERS Boise residents value the safety, quality, and character of their neighborhoods and the accessibility of parks, open space, and basic services. New neighborhoods will incorporate the best features of the city’s existing neighborhoods and be integrated with the surrounding community; be developed to include a mix of housing types and a pedestrian-oriented scale; and have access to a mixed-use activity center and indoor and outdoor spaces for residents to gather. Existing auto-oriented commercial centers will be revitalized as mixed-use activity centers over time to serve adjacent neighborhoods, increase housing options, and establish a more transit-supportive pattern of growth. Historic resources will be protected and enhanced as an important component of the city’s past and future. Goals and policies to achieve stable neighborhoods and vibrant activity centers are derived from the following principles: Ensure neighborhoods are served by a hierarchy of mixed-use activity centers including schools;
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Protect stable neighborhoods; Provide a variety of housing choices; Emphasize the importance of high-quality urban design in the built environment; and Protect the city’s historic resources.
Finally, the city will support social connectivity in the community through its ongoing support of various social service organizations and by encouraging land use patterns and creating gathering places that attract people and promote social interaction. Goals and policies that promote a physically, technologically, and socially connected community are based on the following principles: Promote an integrated approach to land use and transportation planning; Expand the city’s non-motorized transportation options; Expand the city’s transit options; and Support technological and social connectivity.
#4: A CONNECTED COMMUNITY To residents of Boise, being a “connected community” extends beyond the physical connections implied by multi-modal transportation objectives. It encompasses a community that is connected technologically and socially as well. As a region, Boise and its partners have indicated a desire to strive for a connected Treasure Valley that provides safe and efficient facilities for pedestrians, bicycles, vehicles, and transit. The city also acknowledges the important role that transportation plays in its long- term sustainability. The city will further these objectives first through ongoing regional coordination and thoughtful land use decisions that support the expansion of the region’s transit and pathways network over time, encouraging the use of a wide range of travel options, and promoting an overall reduction in regional traffic congestion and vehicle miles traveled. Second, the city will encourage continued expansion of a reliable technology infrastructure to serve and connect the community. Continued expansion of the city’s technology infrastructure will increase access to information and foster better communication between residents, businesses, institutions, and city government. Better technology connections will increase areas within the city where residents have the capability to work from home or in a live/work setting.
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#5: A COMMUNITY THAT VALUES ITS CULTURE, EDUCATION, ARTS AND HISTORY The quality of Boise’s cultural and performance facilities is a source of community pride. Arts and culture, including visual arts, performing arts, and local history, are integral to the city’s community identity and can be found in community celebrations and events, neighborhoods, and public institutions. The city noted the importance of supporting cultural endeavors when it created the Department of Arts and History in March 2008. Similarly, educational facilities are a source of great pride for residents, including the city’s public and private schools as well as Boise State University, Idaho State University, and University of Idaho.
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CITYWIDE VISION AND POLICIES Goals and policies to promote the role of cultural activities, education, arts, and history in Boise are based on the following principles: Reinforce the role of visual and performing arts and history within the community; Support the development of public spaces that promote community gatherings and cultural events; Promote quality schools to serve the community; Support institutions of higher education that meet the changing needs of Boise’s residents and business community; and Provide high-quality library services for city residents.
the economy. Examples of activities directed at economic development include allocating land for employment and commercial uses and planning for infrastructure needed to support such uses. Examples of activities with secondary benefits for economic development include providing an efficient and diverse transportation system that includes high-frequency transit, supporting the arts and cultural activity, encouraging high-quality schools, planning for a range of housing needs, promoting the creation of mixed-use activity centers throughout the community, and providing parks and recreational opportunities that improve quality of life and community health and make Boise attractive to employers. Goals and policies in this chapter are centered on the following principles: Maintain and enhance the city’s primary job base diversity; Leverage the city’s concentration of state and federal activities; and Reinforce the role of Downtown Boise as the city, state’s, and region’s civic, cultural, and employment center.
#6: A STRONG DIVERSE ECONOMY Boise serves as the economic hub of southwest Idaho—providing financial, medical, and commercial services for the most populous part of the state. The city should strive to maintain its current position and continue to identify opportunities to strengthen the economic base of the community. Additional efforts should continue to focus on Downtown, which is recognized as a unique area of the community whose long-term health and viability are critical to the economic success of the community and region. Opportunities to diversify the city’s economic base through the retention and expansion of smaller, “knowledge-based” and cottage industries should also be encouraged, in addition to supporting the region’s larger employers. The city and its citizens will foster a strong and diverse economy through activities that are directly targeted at economic development as well as those undertaken for other reasons that also strengthen
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#7: A SAFE, HEALTHY, AND CARING COMMUNITY Boise residents rely on the city’s police and fire departments to keep them safe and to protect their property. Monitoring existing growth patterns and carefully planning for future growth helps to ensure that the city’s emergency personnel have the equipment and manpower necessary to respond to calls throughout the community. Careful planning also ensures that the city’s neighborhoods, schools, work places, and other gathering places are sited so as to minimize risks to life and property from natural hazards such as flooding and wildfires.
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CITYWIDE VISION AND POLICIES In addition to ensuring the safety of the community, Boise seeks to promote the health and wellness of its residents by ensuring health care services are accessible to the community, encouraging active lifestyles, and by ensuring residents have access to a range of indoor and outdoor recreational activities. Lastly, Boise strives to be a caring community—a community that values the health and wellness of each of its residents and that seeks to provide the range of social services necessary to address a full spectrum of need. Goals and policies in this chapter are based on the following principles: Protect life and property from natural hazards; Promote a safe community; Promote active living and healthy lifestyles; Provide access to health care services; and Support a range of health and social services.
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How to Use this Chapter This chapter contains the citywide principles, goals, and policies that will guide Boise City in its decision making over the next ten to 20 years. Each of the comprehensive plan elements required by Idaho statutes is addressed within the context of the seven themes described above, as identified in Table 1. Table 2 illustrates the interconnected nature of the themes and the principles that accompany them. Many of the goals and policies listed under a particular theme support more than one theme. This table is intended as a tool for quickly locating policies related to a specific topic. These citywide policies are intended to be applied in conjunction with the Land Use Plan and design principles contained in Chapter 3 and the planning area policies contained in Chapter 4.
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CITYWIDE VISION AND POLICIES
Table 2: Themes and Principles
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CITYWIDE VISION AND POLICIES
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ENVIRONMENTAL STEWARDSHIP | CITYWIDE VISION AND POLICIES
#1: Environmental Stewardship
Boise is committed to becoming a more sustainable community by taking steps to reduce its impact on the environment. A sustainable community is one where the economic, social, and environmental systems are in balance, so as to provide a healthy, productive, and meaningful life for its residents without compromising the ability of future generations to meet their own needs. Many aspects of sustainability—energy, climate change, biodiversity—are viewed as global in nature, and it can be challenging to envision how local planning policies can affect these issues in a meaningful way. In actuality, the cumulative effects of local and regional decisions play a significant role in the sustainability not only of the community but the entire planet. Traditional elements of the city’s comprehensive plan, such as land use, transportation, growth management, and environmental protection, provide a foundation for establishing a more sustainable pattern of growth at the local level. It is
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within the context of these traditional comprehensive plan elements that issues such as climate change, air and water quality, waste reduction, energy conservation, and alternative energy production should be considered. Boise City is committed to “think globally” and “act locally,” by doing its part to address these issues. Goals and policies to further Boise’s commitment to becoming a more sustainable community are based on the following principles: Preserve and enhance natural resources; Promote the use of environmentally-friendly development practices; Promote energy conservation and alternative energy production; Preserve opportunities for urban agriculture; Inform and educate members of the community on their role in a sustainable future; and Monitor our progress towards a more sustainable community.
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CITYWIDE VISION AND POLICIES | ENVIRONMENTAL STEWARDSHIP
Principles, Goals, and Policies for Environmental Stewardship (ES): PRESERVE AND ENHANCE NATURAL RESOURCES Preservation of the city’s natural resources—air, water, and environmentally sensitive areas—is a key factor in promoting sustainability and protecting quality of life. Efforts to manage the surrounding foothills and the Boise River corridor in a sustainable manner have already been under way for several years. Building on these successes, the city will continue to preserve the economic, social, and environmental resources associated with the large tracts of land in the foothills and in high desert areas and riparian and flood prone areas. In addition, the city realizes numerous and significant benefits from the protection of human health and the environment, particularly related to air and water quality. Goal ES1: Protect and enhance air quality and minimize health hazards associated with air pollution.
ES1.3: REGIONAL AWARENESS Coordinate with the Idaho Department of Environmental Quality (IDEQ), local jurisdictions, the Ada County Air Quality Board, the Clean Cities Coalition and the ACHD to: Raise awareness about ozone issues; Work toward a better understanding of local ozone issues; and Develop necessary control measures. ES1.4: DEVELOPMENT PATTERNS Promote compact, walkable development patterns that support transit and reduce carbon emissions from vehicles and discourage development patterns that rely solely on vehicles for transportation in an effort to reduce vehicle miles traveled.
Clean air is vital to a healthy community. ES1.1: BURNING BANS Publicize voluntary burning bans when PM2.5 exceeds 80 micrograms per centimeter (mcg/cm) and require compulsory no-burn days when PM2.5 levels exceed 100 mcg/cm. ES1.2: VEHICLE EMISSIONS (a) Support emission testing programs in seeking new technologies for testing and reducing vehicle emissions. (b) Coordinate with ACHD and Idaho Transportation Department (ITD) to improve traffic flow and minimize vehicle time spent idling and accelerating. (c) Support anti-idling programs throughout the Treasure Valley.
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Goal ES2: Protect surface water quality by enhancing natural watershed processes and promoting efficient water use. ES2.1: STORMWATER INFRASTRUCTURE MANAGEMENT (a)Encourage high-quality design and maintenance of stormwater management infrastructure and development of practices to significantly reduce runoff, erosion, and flooding, and to meet other drainage management needs. Design should include wetland restoration where appropriate. (b)Explore opportunities for a comprehensive green streets program and the benefits associated with replacing detention pond standards with standards for green streets. ES2.2: STORMWATER CONVEYANCE PROTECTION
(a) Support strategies for flood mitigation in flood-prone areas, such as the creation of flood storage areas. (b) Pursue the restoration of floodplains and flood
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ENVIRONMENTAL STEWARDSHIP | CITYWIDE VISION AND POLICIES conveyance capacities, with preferences given to non-structural and vegetated stabilization measures (e.g., setbacks, preservation of riparian areas and other types of open space). ES2.3: INTRA-JURISDICTION COORDINATION AND COOPERATION (a) Support intra-jurisdictional efforts to aggressively pursue treatment of pollutants on site or through natural filtration and management of urban runoff. (b) Identify and develop funding mechanisms to plan, construct, monitor, map, maintain, improve, expand, operate, and inspect stormwater infrastructure.
ES2.7: PRESERVE NATIVE VEGETATION LAND COVER AND FUNCTION Pursue land use action to preserve a high percent of native vegetation and encourage appropriate use of native landscape materials; support landscape areas that minimize polluted runoff and mimic natural watershed processes. ES2.8: REDUCE POLLUTANTS IN STORMWATER Minimize sources of water pollutants in urban runoff through stormwater retention, on-site water treatment technologies, and the implementation of pollution prevention programs.
ES2.4: EFFICIENT WATER USE AND REUSE (a) Encourage efficient water use and reuse within for all development. (b) Support the co-location of infiltration infrastructure into landscaping as a method to “stack” multiple environmental and economic benefits. ES2.5: MINIMIZE URBAN RUNOFF Encourage aggressive use of “green infrastructure” that maximizes stormwater retention on-site and land development designs for urban runoff that minimize flooding and the need for additional or expanded flood control and conveyance facilities. ES2.6: HIGH-FLOW CONVEYANCE MANAGEMENT & PROTECTION Support the application of best conventional engineering to manage high flows and associated efforts to replace, repair, and improve aging stormwater infrastructure.
On-site retention helps purify water before it becomes ground water.
Goal ES3: Protect groundwater quality and quantity. ES3.1: GROUNDWATER PROTECTION PLAN Participate with the state in implementing the Groundwater Protection Plan and adopt appropriate implementing ordinances. ES3.2: GROUNDWATER MANAGEMENT Protect identified groundwater management areas, including the Southeast Boise Groundwater Management Area and Boise Front Groundwater Management Area, through proper land use and site planning. Development in these areas must comply with the adopted management plans and policies as applicable.
Native vegetation helps purify water and minimizes water pollution.
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ES3.3: BEST MANAGEMENT PRACTICES Promote implementation of Best Management Practices for residential, commercial, industrial, and construction activities to protect ground water quality. BLUEPRINT BOISE
CITYWIDE VISION AND POLICIES | ENVIRONMENTAL STEWARDSHIP ES3.4: LANDSCAPE MATERIALS (a) Promote landscape plant materials that require minimal use of pesticides and fertilizers. (b) Encourage use of organic pesticides and fertilizers to reduce impacts on area groundwater. ES3.5: AQUIFER RECHARGE (a) Explore the contribution of unlined irrigation canals and drainage ditches in aquifer recharge and coordinate with the drainage districts and canal companies to ensure that these facilities remain unlined. (b) Support the use and preservation of natural ground water resources for recharge. ES3.6: CITY OPERATIONS (a) Explore the expansion of Integrated Pest Management practices to all city-owned properties. (b) Develop specific goals for the reduction of pesticides.
Goal ES4: Identify areas of groundwater contamination and support remediation where feasible. ES4.1: CONTAMINATION STATUS AND RESPONSE Assess areas of potential groundwater contamination and assist all appropriate agencies in prompt, adequate, and efficient response to incidents of contamination. ES4.2: REMEDIATION AGREEMENTS Review all development applications for evidence of groundwater contamination sources. If contamination is found, require the developer to work with the state to prepare a remediation agreement. ES4.3: WELLHEAD PROTECTION Coordinate with the Idaho Department of Water Resources (IDWR) and IDEQ in the identification of wellhead protection areas and apply principles for wellhead protection through the subdivision plat review process. ES4.4: INTERAGENCY RESPONSE Facilitate interagency responses to groundwater issues within the AOCI.
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Goal ES5: Reduce the amount of solid waste being landfilled or incinerated. ES5.1: SOLID WASTE STRATEGIC PLAN Implement the city’s Solid Waste Strategic Plan, specifically recommendations related to: Waste reduction and recycling; Waste transfer; Promotion, education, and outreach; and Administration/organization. ES5.2: WASTE STREAM REDUCTION Reduce the community’s solid waste stream through the implementation of the 2008 Solid Waste Management Plan. Community goals for waste stream reduction are as follows: 30% diversion rate by 2012; 50% diversion rate by 2016; and 70% diversion rate by 2020. ES5.3: CITY OPERATIONS Reduce waste and lead by example in the city’s dayto-day operations by creating a waste reduction plan for city government. ES5.4: COMPOSTABLE MATERIALS Support composting through: Seasonal collection programs for yard waste and Christmas trees; Coordination with Ada County to periodically evaluate the benefits of collecting compostable materials using the current EPA model for greenhouse gases; and/or Creation of permanent community compost sites if further reduction of the city’s carbon footprint would be achieved. ES5.5: HAZARDOUS WASTE Offer curbside hazardous waste collection to ensure the proper disposal of materials. ES5.6: INTERAGENCY COOPERATION Support planning and implementation of solid waste management programs through interagency cooperative efforts. Research the role of the City in Ada County’s Eco-park efforts.
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Goal ES6: Promote a healthy urban forest to enhance the city’s environment, air quality, and appearance.
The city’s urban forest improves the appearance and energy efficiency of the built environment, improves air quality, and enhances the overall character of the community. ES6.1: TREE CANOPY Complete a citywide tree canopy analysis to identify where significant gaps exist and trees are most needed to shade streets and parking lots. Based on the analysis: Develop a strategy for the city’s tree canopy to increase shade in the public right-of-way; Focus tree planting efforts, such as ReLeaf Boise, in areas demonstrated to have the greatest need; and Develop educational materials on the benefits of maintaining tree canopy on private property by using Class II and III trees. ES6.2: MAINTENANCE AND REHABILITATION Rehabilitate, restructure, and enhance the public urban forest through efforts to: Preserve healthy specimens of mature, robust, and long-living species; Ensure the health and survival of all intermediate-aged trees; Plant new juvenile trees to increase the quantity, distribution, and diversity of trees; Support the implementation of the city’s Comprehensive Planting Plan;
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Develop a tree care program for the city’s most urban areas, such as in Downtown and in designated activity centers, that includes partnering with developers, ACHD, Capital City Development Corporation (CCDC), and others; and Develop a pilot project to demonstrate available tree care alternatives and increasing soil volume for trees in public rights-of-way and parking lots.
ES6.3: COMMUNITY EDUCATION AND OUTREACH Emphasize the significant role trees play in achieving a more sustainable community by expanding Boise City Forestry’s education and outreach program to include efforts to: Partner with other city departments, state agencies, neighborhood associations, schools, and other institutions; and Provide information to contractors, educators, and homeowners that explains the benefits of planting deciduous trees on the south side of homes and commercial buildings, identifies appropriate species, and provides planting and care specifications. ES6.4: TREE PROTECTION Expand the Boise Tree Ordinance to promote tree retention and replacement. ES6.5: 2015 COMMUNITY FORESTRY STRATEGIC MANAGEMENT PLAN Implement the 2015 Community Forestry Strategic Management Plan.
Goal ES7: Protect and enhance the natural environment. ES7.1: BOISE RIVER SYSTEM ORDINANCE (a) Implement and periodically update the Boise River System Ordinance to achieve the goals of flood protection, fish and wildlife protection, pollution and runoff control, recreation, and development opportunities. (b) Place priority on the protection of environmentally significant areas and waterways, identified as Class A and Class B in the Ordinance, in that order. (c) Allow for urban interface with the river when there is no demonstrated adverse impact on wildlife habitat.
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CITYWIDE VISION AND POLICIES | ENVIRONMENTAL STEWARDSHIP ES7.2: HABITAT STUDIES AND MAPPING (a) Conduct analysis to define and map habitat areas along perennial and intermittent waterways that are not addressed by the Boise River System Ordinance, including Five and Eight Mile Creeks, Warm Springs Creek, Cottonwood Creek, Crane Creek, Freestone Creek, Stuart Gulch, existing gravel pits, irrigation canals, and feeder canals. (b) Condition development to provide interim setbacks from these waterways until detailed mapping is completed and permanent setbacks are established. (c) Assess mapped lands for significant wildlife value and possible preservation through studies and regulations.
forest, along the Boise River and its side channels to provide protection and long term availability of wintering bald eagle perching and roosting habitat, including screening vegetation. Preserve wintering eagle day-use habitat and protect perching eagles from human disturbance and maintain healthy diverse aquatic habitat in the Boise River to support wintering bald eagles. (d) Accommodate the rookery and feeding requirements of great blue herons in conjunction with other programs enacted on behalf of wintering bald eagles. ES7.4: PROPERTY REVIEW Review all public sales, purchases, or trades of properties in the Boise Front Foothills for consistency with this plan. ES7.5: PUBLIC ACQUISITION Explore public purchase of land, easements, and development rights in the Boise River floodplain, Boise Front Foothills, and along the selected waterways in the annual city budget and capital improvement program. Give priority to lands identified in the Potential Public Preservation Sites 1993 plan.
Urban access to the Boise River should be allowed where there is no demonstrated adverse impact on wildlife habitat. ES7.3 WINTERING BALD EAGLES (a) Implement the goals and program recommendations including setbacks and use restrictions to the extent defensible by law of the Wintering Bald Eagle Conservation Plan dated May 1995. (b) Increase public awareness of Boise’s wintering bald eagle population and its habitat needs by encouraging public and private cooperation to protect, maintain and enhance riparian lands along the Boise River to provide long-term availability of wintering bald eagle habitat. (c) Maintain and enhance riparian plant communities, particularly black cottonwood
ES7.6: GIFT DEEDS Expand opportunities for open space protection provided by the Foothills Levy, by accepting gift deeds of foothills land in the mapped areas and other areas that are consistent with the public acquisition program. ES7.7: SPECIAL RESOURCE WATER DESIGNATION Retain the designation of Special Resource Water conferred by the State of Idaho on the Boise River from Lucky Peak Dam to Veterans Park.
The Boise River provides critical wildlife habitat and is a significant resource for the community. BLUEPRINT BOISE
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ENVIRONMENTAL STEWARDSHIP | CITYWIDE VISION AND POLICIES ES7.8: PROTECT NIGHT SKIES Minimize light trespass from developed areas, reduce sky-glow to increase night sky access, improve nighttime visibility through glare reduction, and reduce development impact on nocturnal environments by adoption of night-sky lighting standards.
Goal ES8: Prevent and mitigate adverse impacts of excessive noise exposure. ES8.1: NOISE MONITORING (a) Monitor and update available data on existing and projected ambient and stationary noise levels. (b) Conduct a noise study to determine noise contours in 5-decibel (A-Weighted Sound Level)* increments along arterials and highways, railroad tracks, and around other noise generators. ES8.2: NOISE REGULATIONS Modify and update noise ordinances, regulations, and guidelines as required by state and federal requirements and the adopted Airport Master Plan, and based on noise monitoring.
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ES8.3: UNIFORM BUILDING CODE Enforce provisions of the Uniform Building Code that prevent noise impacts between individual tenants and businesses in commercial structures, and between individual dwelling units in multifamily residential structures. ES8.4: NOISE MITIGATION Require mitigation measures for development of “noise-sensitive” land uses (such as single-family residences, hospitals, and schools) where noise studies show existing or future noise levels exceed an Ldn* of 60 dB(A) exterior and an Ldn of 45 dB(A) interior. This policy is not intended to restrict multi-level or high-rise construction that cannot be protected with standard noise mitigation measures. ES8.5: STREET IMPROVEMENTS (a) Assess potential noise impacts on adjacent “noise-sensitive” land uses when expanding arterial and collector streets. (b) Require noise abatement when impacts are projected to exceed standards. ES8.6: CONSTRUCTION ACTIVITIES Require that construction activities adjacent to “noisesensitive” land uses be regulated or conditioned, as necessary, to prevent adverse or excessive noise impacts.
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CITYWIDE VISION AND POLICIES | ENVIRONMENTAL STEWARDSHIP
PROMOTE THE USE OF ENVIRONMENTALLY- FRIENDLY DEVELOPMENT PRACTICES The city will continue to explore initiatives, incentives, and requirements within its policies and development regulations that will help further the community’s sustainability objectives. Sustainable site design and construction techniques such as orienting streets and buildings to optimize solar access, and promote energy conservation, utilizing sustainable stormwater management practices, and others will be encouraged at a policy and regulatory level, as appropriate, to achieve better decision-making that balances attention to the economy, the environment, and the community. To have a meaningful effect, these techniques and practices must be applied in conjunction with a stronger linkage between land use and transportation, as embodied in the mixed-use and transit-supportive principles contained in this Comprehensive Plan. The benefits of energy-efficient buildings will be lost if the future occupants of those buildings must drive twenty minutes to the nearest grocery store and commute an hour each way to work. The goals and policies outlined below establish a range of ways— beyond encouraging a more compact pattern of development—in which future development and redevelopment can be designed to reduce its overall impact on the environment. Goal ES9: Reduce water and energy consumption in new and existing development.
use reductions that: (a) Meet minimum energy efficiency levels equal to EnergyStar NW requirements; and (b) Support efforts to achieve net zero energy use in new residential construction by 2030. ES9.3: COMMERCIAL CONSTRUCTION Promote efficiency in new commercial construction, through incentives for documented energy and water use reductions that: (a) Exceed the 2006 International Energy Conservation Code by a minimum of 20 percent; and (b) Increase water efficiency above the adopted Uniform Plumbing Code (UPC) by at least 30 percent.
The library at Ustick and Cole is landscaped with drought-tolerant and native vegetation to help conserve water. ES9.1: WATER CONSERVATION Promote water conservation through ordinance revisions and public education that encourage the use of low-flow plumbing fixtures, drought-tolerant and native vegetation, and other low-impact site development techniques in new development and rehabilitation projects. ES9.2: RESIDENTIAL CONSTRUCTION Promote efficiency in new residential development through incentives for documented energy and water
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ES9.4 RETROFIT INCENTIVES (a) Provide incentives for residential and commercial retrofits that reduce energy use and water consumption. (b) Place the highest priority on providing incentives for retrofits that will result in the most significant decrease in energy or water use, such as the installation of high-efficiency furnaces, air conditioners, and water heaters, and low-flow plumbing fixtures. ES9.5 REUSE OF BUILDINGS Promote the adaptive reuse of historic buildings rather than demolition to promote energy conservation, conservation of embedded energy and the reuse of building materials.
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PROMOTE ENERGY CONSERVATION AND ALTERNATIVE ENERGY PRODUCTION Promoting energy conservation is a key component of any sustainable community. Boise City has already taken many steps to promote energy conservation in its day-to-day operations by incorporating hybrid cars into its automobile fleet, providing incentives for its employees to ride the bus, walk and bicycle to work, and instituting recycling programs. However, the city is committed to exploring additional opportunities to promote energy conservation at the community-wide level through the creation of energy efficiency standards and incentives, demonstration projects, and through partnerships with utility companies and building associations, among others. The city is also committed to fostering the use of renewable energy and will ensure that its policies and regulations are supportive of alternative energy production at both the regional and local level. The goals and policies outlined below are intended to encourage energy conservation and improve the ease with which alternative energy production can be accomplished. Goal ES10: Reduce water and energy usage in municipal buildings and facilities. ES10.1: EXISTING MUNICIPAL FACILITIES (a) Audit existing municipal facilities to establish a baseline of current energy and water use and identify opportunities for reductions. (b) Implement all solutions with a demonstrated pay-back of seven years or less. (c) Monitor energy and water costs at all facilities and compare consumption based on similar parameters, such as square footage. (d) Share costs and other data from the city’s experience with the development and construction community. (e) Consider use of the Environmental Management System, ISO 14001, as a method to assess and track opportunities for meeting the city’s sustainability objectives.
ES10.2: MUNICIPAL BUILDING DESIGN (a) Design new municipal buildings to meet, at a minimum, Leadership in Energy and Environmental Design (LEED) Silver standards. (b) Require the integration of features that will maximize energy reduction and water conservation. ES10.3: SHADING Install green roofs, “living walls” (including vine applications), and trees to shade municipal buildings and paving. ES10.4: GREEN POWER (a) Source a minimum of ten percent of the electricity consumption in city facilities from nonhydro, renewable sources, such as purchased green power and power generated on-site. (b) Consider integration and net metering of onsite renewable energy production and use in municipal facilities, such as small-scale wind turbines and hydroelectric, geothermal, bio-energy, and solar sources. (c) Explore opportunities for the city to become a purveyor of alternative energy.
Amity Elementary School is designed with earth cover as well as solar panels.
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CITYWIDE VISION AND POLICIES | ENVIRONMENTAL STEWARDSHIP ES11.2: IMPROVEMENTS (a) Increase the efficiency and capacity of the city’s geothermal resources, through support for ongoing improvements. (b) Explore funding and seek partners for further expansion of the system. ES11.3: CONSERVATION MEASURES Develop and implement conservation measures in coordination with other water programs to maintain the health of the geothermal system.
Goal ES12: Promote increased use of renewable energy. Solar panels can be installed on almost any rooftop and are a great source for green power. ES10.5: SOIL CARBON SEQUESTRATION Investigate soil carbon sequestration at Twenty-Mile South Farm and implement reasonable options.
ES10.6: SUSTAINABLE PURCHASING POLICIES (a) Implement sustainable purchasing policies for the city such as energy-efficient appliances and equipment, recyclable materials, and items with recyclable content. (b) Track and review purchases on an annual basis to find reduction opportunities.
Goal ES11: Promote increased use of geothermal systems and protection of the city’s geothermal resources. ES11.1: USAGE/MONITORING (a) Encourage and create incentives for the use of geothermal systems in new development and the retrofit of existing development. (b) Monitor the geothermal aquifer and manage development to ensure current and future usage does not diminish the long-term capabilities of the resource.
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ES12.1: INCENTIVES Establish incentives for the use of non-hydro, renewable energy, such as solar and wind, in new development and the retrofit of existing development. ES12.2: REMOVE REGULATORY BARRIERS Remove regulatory barriers to renewable energy usage and production in new development and the retrofit of existing development: Identify appropriate locations for and allow for small and large scale renewable energy facilities; Establish development standards to mitigate potential impacts from renewable energy facilities; and Establish guidelines for subdivision Covenants, Conditions, and Restrictions (CC&Rs) that prevent barriers to sustainable building design and energy- saving installations.
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PRESERVE OPPORTUNITIES FOR URBAN AGRICULTURE As the city continues to grow, opportunities for small-scale urban agriculture will be preserved and residential food production encouraged. Providing opportunities for community gardens, small-scale farms, and other food production within the AOCI will help reduce the community’s reliance on outside food sources, support the local economy, promote community interaction, increase access to fresh produce, promote community health, and help Boise City maintain an identity that is distinct from other communities. The goals and policies outlined below are intended to promote community-based and local food production and promote a healthy community. Theme #7, A Safe, Healthy, and Caring Community, supports this principle with goals and policies related to health care, social services, and other factors that contribute to the overall health of the community. Goal ES13: Promote community-based and local food production. ES13.1: LOCAL FOOD PRODUCTION (a) Designate appropriate public lands for community gardens within new and established neighborhoods. (b) Work with other public agencies such as ACHD to allow for use of community gardens on public lands. (c) Encourage public and private schools to allow community gardens and demonstration projects on school property. (d) Provide incentives for the incorporation of community gardens and urban agriculture in residential development.
ES13.2: INCENTIVES (a) Encourage food production in the city through targeted zoning amendments that address allowed uses, their location, and use conditions to ensure compatibility with surrounding neighborhoods. ES13.3: FARMERS MARKETS Allow farmers markets by-right in designated activity centers.
Farmers markets provide local business opportunities as well as fresh food options for residents. They also serve as community gathering places. GOAL ES14: PROTECT ACCESS TO AND PROMOTE USE OF THE CITY’S CANAL SYSTEM. Community gardens promote community-based and local food production and encourage interaction among neighborhood residents.
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ES14.1: CANAL ACCESS AND FUNCTIONS Coordinate with irrigation companies in the review of development applications on lands adjacent to canals for maintenance of access and canal operations.
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CITYWIDE VISION AND POLICIES | ENVIRONMENTAL STEWARDSHIP ES14.2: WATER RIGHTS Require the use of existing water rights as new development occurs, particularly to support urban agriculture and community gardens. ES14.3: DISTRIBUTION SYSTEMS Promote the use of separate distribution systems for irrigation in new developments.
ES14.4: RETROFIT OF EXISTING IRRIGATION SYSTEMS Develop a program to retrofit existing development with irrigation from canals where water rights are still available or can be obtained.
Borah Park Community Garden 2012
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INFORM AND EDUCATE THE COMMUNITY ON THEIR ROLE IN A SUSTAINABLE FUTURE One of things Boise City can do to promote both local and global sustainability is to educate its citizens on the impacts of their day-to-day actions. The city will provide information to citizens about current practices such as recycling, energy conservation, and storm water runoff—as well as the overarching vision embodied in this Comprehensive Plan and the important role that land use plays in the sustainability of the city—as an important step towards encouraging action. The city will continue to expand the use of its web site, department newsletters, and other tools to educate residents and businesses on sustainable practices they can employ as well as on city initiatives related to sustainability. The city will also explore opportunities to partner with utility providers and regional agencies on its educational efforts. The goals and polices outlined below are intended to guide education and public information efforts related to the city’s sustainability objectives. Goal ES15: Expand public education programs to promote sustainable practices in the community.
Public education campaigns can be used to expand awareness of the city’s efforts to reduce waste through composting, keeping yard waste on site, and other strategies. ES15.1: COORDINATION OF SUSTAINABILITY EFFORTS Explore options to improve coordination of sustainability efforts, including cooperative efforts with other agencies, businesses, cities and interdepartmental committees, and the appointment of a sustainability coordinator to provide leadership within the city and community and oversee public education efforts.
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ES15.2: HOMEOWNER AND BUSINESS OWNER OUTREACH (a) Establish education programs to promote energy and water use reduction and groundwater protection for homeowners and existing commercial building owners. (b) Coordinate the programs with organizations such as utility providers, state and federal agencies, building associations, and interest groups. ES15.3: OUTREACH PROGRAM Implement an outreach program for residential developers, home builders, and other housing providers in partnership with local utility providers. The program should: Demonstrate how to build and market energy- efficient homes;v Provide education on designing homes to facilitate the use of renewable energy including, but not limited to: pre-wiring and pre-plumbing for potential solar installations and small-scale wind production; and Provide information on the role of Smart Growth and LEED for Neighborhood Development principles in the implementation of this comprehensive plan. ES15.4: DEMONSTRATION PROJECT Consider a demonstration project to develop plans for homes of different sizes that implement the best energy and water conservation practices pertinent to the city’s climate zone. As part of this effort, explore opportunities to: Coordinate with builders associations and housing providers; Work with utility providers to jointly fund the perceived additional cost items;
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CITYWIDE VISION AND POLICIES | ENVIRONMENTAL STEWARDSHIP
Monitor energy use for a period of two years; and Publish the results of the demonstration project.
ES15.5: RECYCLING AWARENESS (a) Expand the city’s public education programs by promoting the “Re-think, Reduce, Reuse, and Recycle” slogan. (b) Provide incentives for residences, businesses, and local schools to generate less trash and increase the amount of materials recycled. ES15.6: YARD WASTE (a) Provide public education and outreach about the benefits of keeping yard waste on site. (b) Work with retailers to provide information to customers and publicize specific methods, such as: Retention of grass clippings on lawns for grass-recycling; Use of mulching mowers; and Use of backyard composting.
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Marking storm drains increases public awareness of the relationship between stormwater runoff and the health of the Boise River. ES15.7: BOISE RIVER PROTECTION Educate the public on measures to keep pollution from the Boise River through programs, such as: “Partners For Clean Water”; The “Riversweep” annual volunteer river cleanup; Publication of “Streamlines” periodical; The Foothills Education Center; The Watershed Center; and Marking of storm drains.
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ENVIRONMENTAL STEWARDSHIP | CITYWIDE VISION AND POLICIES
MONITOR OUR PROGRESS TOWARD A MORE SUSTAINABLE COMMUNITY Becoming a more sustainable city will require an ongoing commitment to the implementation of this Comprehensive Plan, to coordination with the city’s partners in the region, and a willingness to change as new concepts and technologies evolve. As part of this commitment, the city will establish clear benchmarks to measure its progress towards the implementation of specific sustainability initiatives and the comprehensive plan as a whole. The goals and policies outlined below establish a framework for ongoing monitoring efforts. Goal ES16: Develop indicators to monitor progress on sustainability initiatives and the implementation of the comprehensive plan. ES16.1: SUSTAINABILITY INDICATORS (a) Work with partner agencies and internal city departments to establish indicators to monitor the community’s progress towards the implementation of the comprehensive plan. Indicators should include measurements in each of the categories below, as data becomes available: Land Use and Development Trends; Alternative Energy; Alternative Transportation; Energy Conservation; Green Building Practices; Waste Reduction and Recycling; Parks and Open Space; and Water Conservation. (b) Base indicators on quantitative rather than qualitative information to the extent possible. (c) Use data points already being tracked by the city or by a partner agency, or those that can readily be tracked in the future to ensure indicators can be easily established and maintained. (d) Establish unique indicators for city facilities and operations versus the community as a whole.
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The” Sustainable Boise” section of the city’s website promotes awareness of the city’s progress on a variety of sustainability initiatives. ES17.2: SUSTAINABLE BOISE WEBSITE Expand the “Sustainable Boise” section of the city’s website to include: Real-time tracking of the community’s progress on key sustainability initiatives; Separate indicators for city facilities and operations and the community as a whole; Comparative information from peer communities in the Treasure Valley and across the United States, as data becomes available; and A graphical interface that presents information in clear and interactive way.
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CITYWIDE VISION AND POLICIES | A PREDICTABLE DEVELOPMENT PATTERN
#2: A Predictable Development Pattern
Boise will strive to maintain a predictable development pattern in which each part of the community has a distinct character and style. Growth should be planned in a manner that protects the quality of life valued by the city’s residents and helps the city maintain fiscal health. The city will be home to a range of housing choices, retail and service uses, and employment centers that serve the community’s needs. This objective must be approached at both the local and regional levels. At a local level, the city will reinforce the region’s goal of promoting more responsible growth by encouraging a more compact pattern of growth throughout the AOCI and identifying opportunities for infill and redevelopment within established parts of the city. The benefits of infill and redevelopment are not intended to come at the expense of the city’s historic resources. At a regional level, the city will continue to work with its
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regional partners to implement Blueprint for Good Growth and Communities in Motion and promote an integrated approach to land use and transportation planning. Goals and policies to achieve a predictable development pattern are derived from the following principles:
Encourage compact growth; Plan for and coordinate growth within the city’s AOCI; and Use and expand public facilities and services efficiently.
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A PREDICTABLE DEVELOPMENT PATTERN | CITYWIDE VISION AND POLICIES
Principles, Goals, and Policies for a Predictable Development Pattern (PDP): ENCOURAGE COMPACT GROWTH A variety of opportunities for future growth exist within the AOCI— ranging from larger greenfield development sites outside the city limits to small infill and redevelopment sites within established areas of the community. The city will promote a responsible and sustainable pattern of growth by encouraging a more compact pattern of development throughout the AOCI. One of the most effective means of achieving a more compact growth pattern is to identify opportunities to accommodate future growth within the city’s existing “footprint,” either on vacant sites or through the redevelopment of obsolete buildings or uses. In Boise, these opportunities will be concentrated in the Downtown, along existing and future transit corridors, and within designated activity centers; however, small-scale residential and mixed-use infill projects will continue to occur with appropriate protections for historic neighborhoods. The goals and policies outlined below establish broad parameters to encourage compact growth. Guidance regarding the desired character, form, and function of development within the AOCI is provided by goals and policies related to Theme# 3: Neighborhoods and Activity Centers and Theme #4: A Connected Community, as well as the land use policies and design principles contained in Chapter 3: Community Structure and Design. Goal PDP1: Identify priority areas and establish incentives for infill and redevelopment. PDP1.1: INFILL PRIORITY AREAS Recognize the Downtown, designated mixed-use activity centers, major travel corridors, and other potential areas of change identified at the planningarea level as priorities for infill and redevelopment. (Planning-area policies contained in Chapter 4 should be applied to infill development, as applicable.) PDP1.2: INCENTIVES Establish incentives to encourage the production of housing and mixed-use development in infill priority areas. Incentives may include, but not be limited to: Density bonuses for infill projects based on a site’s proximity to specified existing services and infrastructure facilities; Reduced impact fees for infill development ; Accelerated development review as compared to greenfield development; Expansion of zoning allowances for highdensity residential, mixed-use development, and accessory dwelling units; and Others incentives as appropriate.
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PDP1.3: PRIORITIZE CAPITAL IMPROVEMENTS To ensure adequate public infrastructure is in place to accommodate increased densities, place a high priority on public investments in transportation facilities, necessary water and wastewater improvements, and other essential urban services in areas targeted for infill and redevelopment as identified in this Comprehensive Plan. PDP1.4 PUBLIC EDUCATION Educate the public on the need and benefits of infill development.
Goal PDP2: Maintain and distribute information regarding housing demand and the availability of buildable land. PDP2.1: VACANT AND UNDERDEVELOPED LAND DATABASE (a) Establish a GIS-based database to monitor the availability of developable land within the AOCI and track the implementation of this Comprehensive Plan. The database should include the following information as available: Total acres of developable land within the city limits and AOCI;
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CITYWIDE VISION AND POLICIES | A PREDICTABLE DEVELOPMENT PATTERN The location and size of vacant, infill, and potentially redevelopable sites; Current zoning and future land use designation for sites identified; Recent housing sales and trends; Pending and proposed developments; List of incentives available; General availability of utilities; and Other pertinent information. Summarize data to allow users to quickly review information regarding different types of sites (e.g., large scale, small scale, and redevelopable and vacant infill sites). (b) Update database regularly and make information available to the public through the city’s website or other means, as appropriate.
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Creating an inventory of vacant and underdeveloped land such as this may encourage interest in infill and redevelopment.
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A PREDICTABLE DEVELOPMENT PATTERN | CITYWIDE VISION AND POLICIES
PLAN FOR AND COORDINATE GROWTH WITHIN THE CITY’S AREA OF IMPACT The city will take a leadership role in planning for unincorporated areas within its AOCI to ensure future development is consistent with the community’s vision and meets city standards for infrastructure and services. Sub-area plans will be prepared (or updated) where necessary and other tools established to guide new development to ensure it is supportive of the city’s vision for these areas. The goals and policies outlined below establish a broad framework for decision-making related to regional planning efforts and planning within or adjacent to the AOCI. Guidance regarding the desired character, form, and function of development within the AOCI is provided by goals and policies related to Theme #3: Neighborhoods and Activity Centers and Theme #4: A Connected Community, as well as the land use policies and design principles contained in Chapter 3: Community Structure and Design. Goal PDP3: Plan for a coordinated and sustainable pattern of growth within the AOCI.
Goal PDP4: Take a leadership role in planning for and coordinating regional growth.
PDP3.1: FUTURE LAND USE PLAN Maintain a Future Land Use Plan and map that clearly identifies the location and distribution of densities and preferred uses.
PDP4.1: REGIONAL COORDINATION Maintain working relationships with other local governments in Ada, Canyon, and other contiguous counties to adopt regional policies regarding growth and development.
PDP3.2: AOCI ANNEXATION AREAS Annex lands within AOCI when it can be demonstrated that the proposed annexation is consistent with the goals and policies of the Comprehensive Plan. Consistency with the Comprehensive Plan includes substantial compliance with the level-of-service standards identified in Table 3. PDP3.3: EAST COLUMBIA AREA Develop a sub-area plan for the East Columbia area. PDP3.4: AOCI FUTURE EXPANSION Future expansions of the AOCI should be considered as part of coordinated regional planning efforts.
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PDP4.2: REGIONAL PLANNING Work with the Ada County Consortium, Community Planning Association (COMPASS), and other regional entities to implement the goals and policies of Blueprint for Good Growth, Communities in Motion, and related regional planning efforts. PDP4.3: SUB-AREA PLANNING Facilitate sub-area planning efforts for areas outside of and adjacent to the AOCI to ensure future development is consistent with this Comprehensive Plan.
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CITYWIDE VISION AND POLICIES | A PREDICTABLE DEVELOPMENT PATTERN
USE AND EXPAND PUBLIC FACILITIES AND SERVICES EFFICIENTLY New growth will be encouraged only in areas where adequate public water, sewer, fire protection and emergency services, schools, transit, and roads are currently available or are planned. Infrastructure will be viewed as a tool to help manage growth, not as a service that is provided in reaction to growth pressures. Efforts will be made to improve the linkage between infrastructure planning and land use planning, and all new development should be required to be served with public facilities that meet minimum levels of service standards. The goals and policies outlined below provide guidance on required infrastructure improvements, level-of-service standards, coordination, and related planning documents. Goal PDP5: Require adequate public facilities and infrastructure for all development. PDP5.1: LEVEL OF SERVICE STANDARDS Develop and maintain public services and facilities as defined in Table 3: Level of Service Standards for Community Services and Facilities. PDP5.2: CENTRAL SEWAGE AND COLLECTION SYSTEMS Install public sewage treatment and collection systems to be available for use coincident with new development, except as otherwise provided in the Foothills Plan. PDP5.3: ON-SITE STORMWATER IMPROVEMENTS (a) Require construction of adequate on-site treatment and/or storm-drain and flood-control facilities coincident with new development. (b) Update the Subdivision Ordinance to address residential (subdivision) or public right-of-way drainage.
PDP5.4: PHASING REQUIREMENTS Approve developments for only the portion of the project that is consistent with Table 3: Level of Service Standards for Community Services and Facilities, and phase the remainder of the project to coincide with future availability of public facilities and services.
Goal PDP6: Plan for and coordinate the efficient expansion of public facilities and infrastructure to serve future growth. PDP6.1: WASTEWATER FACILITIES PLAN 2020 (a) The Wastewater Facilities Plan 2020, as amended, is adopted by reference. (b) Update the Wastewater Facilities Plan on a periodic basis to ensure consistency with this Comprehensive Plan. PDP6.2: CAPITAL IMPROVEMENT PLANNING Address the scheduling and funding of key facilities and services as part of the city’s five-year Capital Improvement Plan.
Goal PDP7: Coordinate with utility providers to develop plans for services and facilities for the long-term energy and utility needs of the City of Boise and the AOCI. PDP7.1: TREASURE VALLEY ELECTRIC PLAN Recognize the Treasure Valley Electric Plan (TVEP), developed by a local Community Advisory Committee, and support the build-out of electricity infrastructure detailed in the Plan. PDP7.2: RENEWABLE ENERGY Encourage enhancement of the capacity and reliability of renewable energy resources. On-site stormwater improvements help reduce the amount of water in the city’s system during high precipitation while also removing pollutants.
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A PREDICTABLE DEVELOPMENT PATTERN | CITYWIDE VISION AND POLICIES PDP7.3: ENERGY SERVICES AND PUBLIC UTILITY FACILITIES Promote the development of energy services and public utility facilities to meet public needs. PDP7.4: CONDITIONAL USE PERMITS Develop criteria for longer-term conditional use permits for utility facilities to enable utility providers to purchase property for facilities in advance and to inform the public of planned facilities. PDP7.5: UTILITY CORRIDOR SITING (a) Encourage the multiple-use of utility corridors by utility providers. (b) Support siting of utility corridors to ensure that they connect to similar facilities in adjacent jurisdictions. (c) Support siting of utility corridors within identified or designated transportation corridors. (d) Allow the appropriate placement of electric utility facilities on public rights of way. PDP7.6: UNDERGROUND UTILITY DISTRICTS Work with Idaho Power Company and affected property owners to establish underground utility districts for selected gateways and corridors. PDP7.7: UTILITY CORRIDOR SITING Support the protection of wetlands and other critical areas with recognition that utility corridors sometimes must cross these areas, and that access is essential for repair and maintenance of these facilities. PDP7.8: NATURAL GAS Work with Intermountain Gas Company to ensure that facilities are designed and sited to be compatible with adjacent land uses.
Goal PDP8: Require that the financial, safety and environmental impacts from development be addressed and mitigated. PDP8.1: APPLICATION FEES Require that development application fees cover a portion of the costs of processing and providing services from the city departments responsible for application review. PDP8.2: SPECIAL DISTRICTS Create benefit assessment or community facilities districts, where appropriate, in which those who benefit from specific city improvements pay a proportionate share of the costs.
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PDP8.3: DEVELOPER-PROVIDED SERVICES Allow development where public services and infrastructure are not available or planned only when: The developer can provide them according to adopted service standards, and Where the development is in accordance with the Comprehensive Plan. PDP8.4: FIRE STATION SITES (a) Require donation of fire station sites as part of new development approval, when it is determined that a development is large enough or far enough from current facilities to create the need for added fire protection. (b) Coordinate land acquisition for emergency services facilities with other city departments (e.g., Parks, Public Works, and Police) to maximize benefits to the city. PDP8.5: TRAFFIC SIGNAL CONTROL DEVICES Work with ACHD to install traffic control facilities at all appropriate intersections, and require developers to do so when necessary. PDP8.6 DEVELOPMENT IMPACT FEES Collect development impact fees that represent a development’s proportionate share of costs for eligible public infrastructure needed to serve the new development. PDP 8.7: CAPITAL IMPROVEMENT PLAN The Boise City 2021 Capital Improvement Plan and Impact Fee Study - Final Report - Amended (2021) is adopted by reference, and, as amended. The plan includes a general description of all existing public facilities; an analysis of the total capacity of existing capital improvements; a description of the land use assumptions; a description of all system improvements, and the costs associated with new development; projected demand for system improvements; identification of sources and levels of funding available; and, a general schedule for estimated dates of construction of improvements.
Goal PDP9: Provide convenient access to public facilities and services. PDP9.1: LOCATION AND TIMING Work internally and with partner agencies to ensure that public facilities are well-located and are constructed in a timely manner.
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CITYWIDE VISION AND POLICIES | A PREDICTABLE DEVELOPMENT PATTERN Table 3: Level of Service for Community Services and Facilities required concurrent with the issuance of any development permit*
*See Theme #1 for policies related to water, sewer, solid waste, and storm drainage; Theme #4 for policies related to streets; and Theme #7 for policies related to parks and open space, police, and fire. **Fire Station “set-aside” shall be required within the AOCI.
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A PREDICTABLE DEVELOPMENT PATTERN | CITYWIDE VISION AND POLICIES Table 4: Level of Service for Community Services and Facilities for planning purposes* SERVICE AREA
SERVICE STANDARDS**
SERVICE
PARKS AND OPEN LEVEL OF SERVICE STANDARDS PER 1,000 POPULATION SPACE 2010
2030
Neighborhood Parks
1.1 acres
1.15 acres
½ mile radius
Community Parks
.71 acres
.81 acres
½ mile radius
Large Urban Parks
.69 acres
.92 acres
1 mile radius
Regional Parks
.43 acres
.49 acres
Region
Linear Parks
.83 acres
.62 acres
Region
Special Use Areas
2.55 acres
1.75 acres
Region
Natural Open Space
20.58 acres
16.02 acres
Community
FIRE Response Time
4 min. response, unless excepted by Fire Department
1.5 mile
Priority 1—3 min. response
Community
Elementary School
Site size should be based on educational needs.
Varies
Jr. High School
Site size should be based on educational needs.
Varies
High School
Site size should be based on educational needs.
Varies
Federal standard
Community
Adherence to the Transportation and Land Use Integration Plan including the Livable Streets Design Guide and the Complete Streets Policy.
Community
POLICE Response Time SCHOOLS
INFRASTRUCTURE Storm Drainage Streets
*See Theme #1 for policies related to storm drainage; Theme #4 for policies related to streets; and Theme #7 for policies related to parks and open space, police, and fire. **Concurrence in any given service category may be excepted by the service provider for specific sites based on the findings that adherence to the adopted standards is undesirable or not intended for the area according to the plans of the service provider
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Master Siting Plan with Potential Future Fire Station Response Areas
N Highway 55
N Eagle Rd
CITYWIDE VISION AND POLICIES | A PREDICTABLE DEVELOPMENT PATTERN
W State St
North Ada County Fire and Rescue
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Ada County Impact Area Outlines
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E Chinden Blvd N Collister Dr
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Hay
N 16 th St 15 th St
St
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N Eagle Rd
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W Ustick Rd
N Maple Grove Rd
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N Cloverdale Rd
ns
04 E Ustick Rd
N Milwaukee St
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Bog
W God
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in
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W McMillan Rd
N Collister Dr
N Glenwood St
N Five Mile Rd
10 E McMillan Rd
Current Station Response Areas
N 36th St
E Chinden Blvd
Rd twright N Car
W Chinden Blvd
S Apple St
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E Victory Rd
Boi
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W Amity Rd
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§ ¦ ¨ S Cloverdale Rd
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S Maple Grove Rd
W Lake Hazel Rd
en Rd
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E Memory Rd
This agency is not responsible for the misinterpretation of this map and makes E Deer Flat Rd as to the no inference or judgment relative safety of particular areas. This map does not meet national map accuracy standards and should not be used for engineering purposes.
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Figure 1: Fire Department Master Siting Plan
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A PREDICTABLE DEVELOPMENT PATTERN | CITYWIDE VISION AND POLICIES
µ
BOISE POLICE DEPARTMENT DISTRICT MAP
Valley Valley
Desert Desert
66 66 Lake Lake Hazel Hazel
Cole Cole
8th 8th 5th 5th
15 th Harrison Harrison
26th 26th 24th 24th
6th
Broadw Broadway ay
99th th
Vista Vista Columbus Columbus
Owyhee Owyhee
138 173 24 138 173 23 23 24 28 28 27 27 Hi BBoo llc i i 29 29 ssee res Victory 136 136 137 t Victory 137 F e d Ai era 26 26 rp l or t 171 171 G Goow weenn
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172 172 Amity Amity st 144 144 re Fo 170 170 e k La
er rber Barb Ba 140 140 PPaar rkkcc eennt teerr Eckert Eckert 141 141
La ke Fo res t 2211
Columbia Columbia
Blue Blue Sage Sage 145 145
Hubbard Hubbard Te nm ile Cr ee k
139 139
BPDZ Hollilynn Hollilynn
Hubbard Hubbard
21 21
al eral eder FFed
133 133
126 126 Columbia Columbia
BPDU
se ri rp Su
La La Grange Grange
150 150
Holcombb Holcom
64 64 65 65 T Thhuunndd eerr M Moouunnta tain in
BPDC
149 149
Law Law
31 Victory Victo ry 31
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Apple Apple
Amity Amity
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11 11
13 13 izoonn Hoorriz H
12 12 17 17 Fr 16 o n Ma t in 20 20 18 39 39 18 19 19 P ar Alpine Alpine k 36 36 37 37 22 22 38 38 Hale Hale 35 35
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61 61
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156 156 sin Ba s gu Bo 44
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60 60
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Collister Collister
33 33
Overland Overland
71 71
62 70 70 62 Eagle Eagle
42 42
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41 41 40 40
34 34
109 109
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59 59
58 58
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45 45
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Mitchell Mitchell
57 57 Em Emera erald ld
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46 46
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117 117
56 55 55 56 Fairview Fairview
RDs
Roosevelt Roosevelt
73 73
49 49 Milwaukee Milwaukee
108 108 Franklin Franklin
74 74
Five Mile Five Mile
Cloverdale Cloverdale
Eagle Eagle
100 100
51 51 50 50 Ustick Ustick
Orchardd Orchar
53 53
75 75
Maple Maple Grove Grove
175 175
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54 54
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Maple Maple Grove Grove
Milwaukee Milwaukee
52 52
McMillan McMillan
80 80 St at e 81 81 55
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151 151
Curtis Curtis
76 76 99 99
98 98
83 83
Pleasant Pleasant Valley Valley
Bogart Bogart
82 82
153 153 ter llis Co
Pierce Pierce Park Park
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154 154
Glenwood Glenwood
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84 84
Ancell Ancell
BPDB
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BPDA BPDB BPDC BPDD BPDE BPDU BPDZ
Cole Cole
Horsesh Horseshoe oe Bend Bend
DISTRICT
Amyx Amyx
BPDE
Kuna Kuna
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This drawing is to be used for reference purposes; Boise City is not responsible for any inaccuracies herein contained.
Plotted: 8/7/15 BPD CAU RHolford
Figure 2: Police Long Range Plan
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CITYWIDE VISION AND POLICIES | NEIGHBORHOODS AND ACTIVITY CENTERS
#3: A Community of Stable Neighborhoods and Vibrant Mixed-Use Activity Centers
Boise residents value the safety, quality, and character of their neighborhoods and the accessibility of parks, open space, and basic services. New neighborhoods should incorporate the best features of the city’s existing neighborhoods and be integrated with the surrounding community; be developed to include a mix of housing types and a pedestrian-oriented scale; and have access to a mixed-use activity center and indoor and outdoor spaces for residents to gather. Existing automobile- oriented commercial centers will be revitalized as mixed-use activity centers over time to serve adjacent neighborhoods, increase housing options, and establish a more transit-supportive pattern of growth. Historic resources will be protected and enhanced as an important component of the city’s past and future.
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Goals and policies to achieve stable neighborhoods and vibrant activity centers are derived from the following principles: Ensure neighborhoods are served by a hierarchy of mixed-use activity centers, including schools; Protect stable neighborhoods; Encourage a variety of housing choices; Emphasize the importance of high-quality urban design in the built environment; and Protect the city’s historic resources.
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NEIGHBORHOODS AND ACTIVITY CENTERS | CITYWIDE VISION AND POLICIES
Principles, Goals, and Policies for Stable Neighborhoods and Vibrant MixedUse Activity Centers (NAC): ENSURE NEIGHBORHOODS ARE SERVED BY A HIERARCHY OF MIXED-USE ACTIVITY CENTERS, INCLUDING SCHOOLS Boise’s traditional compact neighborhoods are particularly valued by residents for their close-in location, which allows them to walk to shopping, schools, parks, and, in some cases, jobs. New developments will be encouraged to include similar features, such as mixed-use centers, traditional neighborhood design, and other urban development concepts. Policies and regulations that promote the integration of mixed-use activity centers into or adjacent to new and established neighborhoods throughout the AOCI will help reinforce this ideal and streamline the ease with which the concept may be implemented. The goals and policies outlined below are intended to establish the location of new mixed-use activity centers and to promote the revitalization of existing centers over time. Chapter 3 contains detailed land use policies for different types of activity centers as well as design principles for mixed-use development (either within an activity center or along a designated transit corridor). Land use policies and design principles in Chapter 3 provide guidance on the desired scale, mix of uses, relationship to the surrounding neighborhood, and other factors that should be considered in conjunction with the goals and policies below. Goal NAC1: Provide opportunities for residents to meet most daily needs within walking distance. NAC1.1: DESIGNATED ACTIVITY CENTERS Designate locations of existing and proposed Regional, Community, and Neighborhood MixedUse Activity Centers on the Future Land Use Map. Additional activity centers may be designated provided they are consistent with locational criteria contained in Policy NAC1.2.
NAC1.2: LOCATIONAL CRITERIA Evaluate proposed activity centers based on the locational criteria outlined below. Designate additional activity centers that: Are comprised of a mix of uses and are of a scale that is compatible with the surrounding neighborhood (whether existing or proposed); Are located in an area where the topography is suitable for higher-intensity development; Will provide a range of commercial/retail services not currently available in the immediate neighborhood; Will be served by and/or focused around an existing or planned rapid transit stop; and Are consistent with the goals, policies, and principles contained in this Comprehensive Plan
Activity centers cluster retail and services providing for the daily needs of residents within close proximity.
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CITYWIDE VISION AND POLICIES | NEIGHBORHOODS AND ACTIVITY CENTERS NAC1.3: AREAS OF CHANGE AND STABILITY Give priority to proposed activity centers that are located in areas of potential change within the applicable planning area, as addressed in Appendix C of this Comprehensive Plan. NAC1.4: SPECIFIC PLANS Encourage the use of the Specific Plan tool for proposed mixed-use activity centers as a means of promoting creativity and flexibility in design.
NAC2.3: PHYSICAL ENHANCEMENTS AND REVITALIZATION Encourage façade improvements, landscaping, and other physical enhancements to existing centers where redevelopment or major rehabilitation is not feasible in the near-term.
Goal NAC2: Promote the addition of new centers and the revitalization of underutilized existing centers over time. NAC2.1: MIXED-USE ZONE DISTRICTS (a) Establish mixed-use zone districts suitable for regional, community, and neighborhood activity centers. Include opportunities for varied intensity, and mix of uses based on the type of activity center and location. (b) Encourage existing single-use centers to incorporate a greater mix of compatible uses, such as offices, housing, and live-work units, through infill, adaptive reuse, or redevelopment. NAC2.2: INCORPORATE HOUSING Encourage high-density residential development as part of new activity centers and the revitalization of existing centers, provided that the project is consistent with the Design Principles contained in Chapter 3.
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Façade improvements and landscaping can help improve the appearance of existing centers when major rehabilitation is not feasible in the near-term. NAC2.4: ARTS AND CULTURE Encourage the use of arts and culture to promote neighborhood identity in new centers and as a means for the revitalization of existing centers.
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NEIGHBORHOODS AND ACTIVITY CENTERS | CITYWIDE VISION AND POLICIES
PROTECT STABLE NEIGHBORHOODS Boise is characterized by its many strong, healthy neighborhoods that are well-defined by geography, history, unique design, and by the social interaction of the residents. There is a feeling of community in these neighborhoods, and individual identity has not been lost. The cultural diversity of these neighborhoods is accepted and encouraged. Although many of the city’s neighborhoods will continue to evolve over time, protective measures may be necessary in some locations to ensure that each neighborhood’s distinguishing characteristics are retained. Additional measures to help stabilize and revitalize established but declining neighborhoods may also be necessary. Goals and policies outlined below are intended to guide infill and redevelopment, rehabilitation, and planning efforts in the city’s neighborhoods over time. Goal NAC3: Enhance the character of established neighborhoods.
NAC4.1: HOUSING MAINTENANCE Utilize programs that promote maintenance and improvement in the condition of existing housing, particularly dwellings occupied by households utilizing governmental and/or nonprofit housing assistance. NAC4.2: PROPERTY OWNER AND RESIDENT AWARENESS Promote awareness of the importance of property maintenance to long-term housing value and neighborhood stability through efforts such as the Code Enforcement Advisory Committee (CEAC).
Infill development, such as the new home on the left, can complement the character of established neighborhoods. NAC3.1: INFILL DESIGN PRINCIPLES (a) Encourage residential infill that complements the scale and character of the surrounding neighborhood by applying the Infill Design Principles contained in Chapter 3. (b) Develop zoning standards to implement the Infill Design Principles. NAC3.2: AREAS OF CHANGE AND STABILITY Direct residential infill and redevelopment to areas identified as suitable for change within each planning area, as addressed in Appendix C of this Comprehensive Plan.
NAC4.3: REHABILITATION ASSISTANCE (a) Establish target areas for future housing rehabilitation and maintenance programs. (b) Provide economic assistance, as funds are available, to improve physically deteriorated structures in priority areas. NAC4.4: SUBSTANDARD UNITS Work with property owners, neighborhood associations, and non-profit organizations to bring substandard units into compliance with city codes and improve overall housing conditions. NAC4.5: IMPROVE BLIGHTED AREAS Use the State Urban Renewal Law, the CEAC, and other techniques to replace or upgrade blighted conditions in the city.
Goal NAC5: Give all citizens the opportunity to participate in shaping the future of their neighborhoods.
Goal NAC4: Encourage the maintenance and rehabilitation of existing housing stock.
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CITYWIDE VISION AND POLICIES | NEIGHBORHOODS AND ACTIVITY CENTERS NAC5.1: DEVELOP A FRAMEWORK FOR NEIGHBORHOOD PLANS (a) Develop a framework for the completion and updating of neighborhood plans where appropriate. Neighborhood plans should reflect consistency with the Comprehensive Plan, neighborhood values, local conditions, history, neighborhood character, and specific needs. (b) Initiate neighborhood plans with city support. NAC5.2: PLAN CONSISTENCY (a) Review neighborhood plans in concert with review of the Comprehensive Plan on an annual basis. (b) Maintain consistency between neighborhood plans and the city’s Comprehensive Plan. In the event of an inconsistency between the Comprehensive Plan and a proposed neighborhood plan, consider amendments to either the Comprehensive Plan or neighborhood plan to remain consistent with the core values of the Comprehensive Plan. (c) Notify the neighborhood association of any inconsistencies. NAC5.3: ADOPTED NEIGHBORHOOD PLANS The following neighborhood plans are adopted by reference. North West Neighborhood Plan (2020) West Downtown Neighborhood Plan (2019) Warm Springs Mesa Neighborhood Plan (2013) Central Bench Neighborhood Plan (2019) East End Neighborhood Plan (2019) Lusk District Plan (2013) Collister Neighborhood Plan (2007) Depot Bench Neighborhood Plan (2007) Highlands Neighborhood Plan (2005) Central Rim Neighborhood Plan (2004) Big Sky Neighborhood Plan (2004) Original South Boise Neighborhood Plan (2003) Sunrise Rim Neighborhood Plan (2003) West Valley Community Center Plan (2002) Oregon Trail Parkway Plan (2001) East End Neighborhood Policy Guide (1999) Veteran’s Park Neighborhood Policy Guide (1999) Vista Vision Neighborhood Plan (1999) Sycamore Neighborhood Plan (1998) Ustick Concept Master Plan and Guiding Principles (1998)
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Southwest Community Comprehensive Plan (1991) North End Neighborhood Policy Guide (1985) These plans will remain in effect as adopted, but in the event of conflicts between the neighborhood plans and the policies of this Comprehensive Plan, the Comprehensive Plan will take precedence.
NAC5.4: NEIGHBORHOOD PLAN REVIEW Encourage neighborhood associations to review plans to ensure that they continue to reflect the needs and desires of neighborhood residents. NAC5.5: NEIGHBORHOOD PLAN RECOMMENDATIONS (a) Consider recommendations from neighborhood plans in the context of the city as a whole. (b) Prioritize plan recommendations for capital expenditures and other actions in light of the city’s legal, administrative, and fiscal constraints. NAC5.6: COMMUNITY INVOLVEMENT (a) Engage neighborhood associations in all facets of their community outside of the development review process. (b) Encourage revitalization of the Neighborhood Alliance to facilitate communication and resource sharing across neighborhood boundaries. (c) Conduct neighborhood conferences. NAC5.7: NEIGHBORHOOD ASSOCIATIONS Require that neighborhood associations prepare and adopt, with city support, articles of association or articles of incorporation and associated bylaws in order to be registered as a City Neighborhood Association.
Goal NAC6: Ensure that adequate resources are available for neighborhood planning purposes. NAC6.1: NEIGHBORHOOD REINVESTMENT PROGRAM Develop a project rating and ranking system for the Neighborhood Reinvestment Program in cooperation with neighborhood associations and the business community. NAC6.2 NEIGHBORHOODS WITHOUT PLANS Organize and develop plans for neighborhoods without plans as needed.
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ENCOURAGE A VARIETY OF HOUSING CHOICES Boise’s average household size has been shrinking and is expected to continue to do so as the city’s population ages. This trend has sparked a growing demand for a broader variety of housing types, particularly in Downtown and the city’s older neighborhoods. The city will strive to balance its large inventory of detached single-family housing with a range of housing choices to meet the fiscal and functional needs of its residents. This range should include attached homes (duplexes, townhomes), multi-family dwellings (including condominiums), live/work opportunities, accessory dwellings, and housing included as part of mixed-use developments. As part of this objective, the city will seek ways to increase home ownership opportunities, utilize under-developed and re-developing lands for housing, and maintain a sufficient supply of workforce housing. The city will review and update existing regulations to ensure new housing types are consistent with its community character objectives for each neighborhood, providing for design characteristics that fit into existing neighborhoods. The goals and policies outlined below address at a broad level the desired mix and types of housing desired within the city. The land use policies and design principles contained in Chapter 3 provide a more detailed discussion about the density, location, and design of housing throughout the city. Goal NAC7: Facilitate an integrated mix of housing types and price ranges in neighborhoods. NAC7.1: MIX OF HOUSING Encourage a mix of housing types and densities in residential neighborhoods, particularly for projects greater than two acres.
NAC7.3: ZONING (a) Allow a mix of housing types and densities by-right in areas designated as Mixed-Use Activity Centers, Compact, and High Density Residential on the Land Use Plan map. (b) Implement standards that require a mix of housing types proportionate to the size of the development and provide incentives (e.g., density bonus or similar) for projects that exceed minimum requirements. NAC7.4: DESIGN STANDARDS Develop design standards to implement the principles outlined in Chapter 3 and that promote compatibility between housing of varied densities.
Goal NAC8: Provide residents the opportunity to seek housing in a neighborhood of their choice.
A variety in housing types and densities yields a range of price points and increases housing options for the community. NAC7.2: MANUFACTURED HOUSING Encourage the maintenance and improvement of existing manufactured housing and mobile home developments and allow for new manufactured housing development within the city.
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NAC8.1: FAIR-SHARE HOUSING PROGRAM (a) Support fair-housing goals by cooperating in the establishment of a regional, fair-share housing program. (b) Prohibit discrimination in the sale or rental of housing on the basis of age, race, color, religion, sex, familial status, national origin, or disability. NAC8.2: PUBLIC AWARENESS Inform the general public of their rights and obligations under fair-housing laws and the grievance procedures available in case of violation.
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CITYWIDE VISION AND POLICIES | NEIGHBORHOODS AND ACTIVITY CENTERS
Goal NAC9: Assist in the provision of housing for low- and moderate-income households throughout the community.
(d) Consider incentives to support workforce housing, particularly within mixed-use activity centers and other areas that may be readily served by transit. NAC9.2: MOBILE HOME PARKS Grandfather the existing density of mobile home parks in the event of residential reuse to minimize the net loss of units in the city. NAC9.3: HOUSING PROGRAMS Encourage and support housing programs financed by other levels of government for low- and moderateincome and senior citizens.
Workforce housing should be distributed throughout the community. NAC9.1: WORKFORCE HOUSING (a) Encourage an adequate supply of safe, sanitary housing at costs appropriate to the varied financial capabilities of city residents. (b) Encourage diversity in the type, density, and location of housing through partnerships with members of the real estate community and area employers.. (c) Promote dispersal of low- and moderateincome housing throughout the city.
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NAC9.4: ACCESSIBLE UNITS Encourage development of residential units that are accessible to persons with disabilities and adaptable for conversion to use by persons with disabilities consistent with requirements of the building code. NAC9.5: NON-TRADITIONAL HOUSING Explore the feasibility of nontraditional housing models such as cooperative housing and singleroom- occupancy units to provide affordable housing and temporary or transitional shelter for those with special needs such as for the abused, homeless and disabled. NAC9.6: SELF-HELP HOUSING PROGRAMS Encourage development of self-help housing programs through nonprofit organizations.
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EMPHASIZE THE IMPORTANCE OF HIGH-QUALITY URBAN DESIGN IN THE BUILT ENVIRONMENT As a community, Boise City has come to expect quality, creativity, and character in both new and infill development in its neighborhoods and activity centers. The city will clearly convey its expectations about the types of development desired for different areas of the city and ensure the appropriate tools are in place to implement its vision. In addition, the city will work with the Ada County Highway District to ensure that the design and appearance of its streets contribute to the overall character of the community. The goals and policies outlined below underscore the importance of high-quality urban design in Boise’s built environment. These goals and policies are supported by the detailed land use policies contained in Chapter 3 of this Comprehensive Plan, which address specific urban design objectives for development based on location and type. Goal NAC10: Establish clear urban design objectives for development in different areas of the city.
NAC10.2: NEIGHBORHOOD PLANNING Ensure that neighborhood plans contain policies pertaining to desired urban design characteristics consistent with this Comprehensive Plan. Use these policies to supplement the Community Design Principles and Planning Area Policies contained in this Comprehensive Plan. NAC10.3: PUBLIC FACILITIES Require public facilities to be consistent with the Community Design Principles and other policies contained in this Comprehensive Plan so that they serve as a positive design example.
Design standards must address infill and redevelopment as well as new development. NAC10.1: DESIGN STANDARDS Develop illustrative design standards that encourage creativity and performance based design for employment, mixed-use, commercial, and neighborhood development to implement the Community Design Principles contained in Chapter 4. Ensure design standards address infill and redevelopment as well as new development.
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CITYWIDE VISION AND POLICIES | NEIGHBORHOODS AND ACTIVITY CENTERS
Goal NAC11: Promote creativity in urban design.
Goal NAC12: Promote high-quality, pedestrian-oriented design within the public realm.
NAC11.1: INCENTIVES Provide incentives for projects to exceed minimum design requirements on portions of the development visible from public spaces. NAC11.2: SUSTAINABLE DESIGN Reinforce the link between creative urban design, public art, and sustainable development practices by encouraging the use of new construction techniques and sustainable building materials.
High-quality, pedestrian-oriented design enhances the public realm.
The 36th Street Garden Center received a Silver LEED certification from the U.S. Green Building Council for its sustainable design. NAC11.3: ZONING UPDATES (a) Ensure that the zoning districts are updated to reflect the goals and policies contained in this plan. (b) Remove barriers to desirable development patterns, particularly in those areas identified as areas of change in Chapter 4: Planning Area Policies. NAC11.4: DESIGN REVIEW AWARDS Recognize projects that incorporate exemplary urban design through the Mayor’s Excellence in Design Awards.
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PROTECT THE CITY’S HISTORIC RESOURCES Boise has already taken steps to protect many of its historic resources through the creation of historic overlay districts, landmarks, and façade easements. The city will monitor and periodically update these districts to better serve existing and future residents and to ensure they may be easily enforced. The city will work to preserve the city’s historical architecture, artifacts and information in order to maintain a sense of place for current and future generations. Historic preservation efforts should continue to be encouraged through the use of financial, building, and similar incentives for the restoration and rehabilitation of historic structures and facilities. The adaptive reuse of historic structures or properties no longer being used for their original purpose is also encouraged. The goals and polices outlined below are intended to reinforce the objectives outlined in the Historic Preservation Plan and to promote sensitivity to the city’s historic resources in the context of day-to-day decision making processes. Goal NAC13: Protect historically and culturally significant resources that contribute to community identity and history.
NAC13.4: MONITORING OF EXCAVATION ACTIVITIES Establish standards for on-site monitoring of excavation activities. Such standards shall be mandatory within historic districts and strongly suggested for other unprotected potential historic sites. NAC13.5: SITES OF ARCHAEOLOGICAL INTEREST Identify, inventory, and evaluate potential historic districts of particular archaeological interest. NAC13.6: DESIGNATION OF DISTRICTS Preserve the city’s historic districts and resources by developing special protective measures, such as historic and conservation districts in accordance with the Historic Preservation Plan.
The city’s many historic buildings contribute to the image and identity of the community and its neighborhoods.
Goal NAC14: Protect, enhance, and preserve Boise’s designated historic landmarks and districts.
NAC13.1: HISTORIC PRESERVATION PLAN Periodically update the Historic Preservation Plan to reflect changes in city regulations, standards, and planning objectives.
NAC14.1: GOALS AND POLICIES FOR HISTORIC PRESERVATION Develop goals and policies for historic preservation to be included in urban renewal and specific urban design plans of the city.
NAC13.2: INVENTORY OF HISTORIC PLACES Develop and maintain a comprehensive inventory of historic places in accordance with the goals of the Historic Preservation Plan.
NAC14.2: ZONING Recommend amendments to the zoning code that facilitate historic preservation and conservation of quality urban design.
NAC13.3: DESIGNATION OF HISTORIC PLACES (a) Designate historic places based on the site’s compliance with statutory requirements and the goals and policies of the Historic Preservation Plan. (b) Identify and monitor areas with the potential to become historically significant over time.
NAC14.3: PROTECTIVE MEASURES Recommend, as appropriate, actions such as acquisition of historic easements or facade easements; historic preservation and rehabilitation through tax incentives; and, in emergency situations, lease or purchase of threatened or deteriorated property having significant historic or aesthetic merit.
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CITYWIDE VISION AND POLICIES | NEIGHBORHOODS AND ACTIVITY CENTERS Boise City Historic Districts, properties, or landmarks with appropriate signs or plaques. NAC15.4: EDUCATIONAL AND INTERPRETIVE PROGRAMS Promote opportunities for scholarship, publication, and academic credit to stimulate interest in and appreciation for Boise’s historic legacy through the Arts and History Department. Undertake original historical research and interpretation to further community understanding of Boise’s past.
The Union Block, completed in 1902, is listed on the National Register of Historic Places. NAC14.4: PRIVATELY SPONSORED PROGRAMS Encourage privately sponsored programs for historic preservation and rehabilitation when consistent with the public interest and to fulfill the purpose of the Historic Preservation Plan.
Goal NAC15: Promote public understanding and appreciation for Boise’s historic heritage. NAC15.1: PUBLIC PARTICIPATION (a) Solicit active participation and cooperation of people interested in the Historic Preservation Commission’s programs and Arts and History Department’s programs. (b) Encourage volunteers to assist in implementing the Historic Preservation Ordinance, and Arts and History Department archival projects, particularly for compilation and research required for the inventory of historic places. NAC15.2: INFORMATION SHARING Make inventories, historical data, references, and other material developed by the Historic Preservation Commission and Arts and History Department available to researchers, writers, students, and other interested persons, with the exception of information that may be legally privileged. NAC15.3: PROPERTY IDENTIFICATION Encourage individual property owners and neighborhood associations to identify designated
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Sites such as these promote appreciation for Boise’s historic heritage.
Goal NAC16: Integrate historic preservation and conservation into Boise’s public planning process. NAC16.1: EDUCATIONAL AND INTERPRETIVE PROGRAMS Explore options for additional funding of local historic and archaeological resource programs. NAC16.2: NEIGHBORHOOD OUTREACH Solicit the advice and assistance of neighborhood associations in developing the Historic Preservation Commission and Arts and History Department’s plans and programs and extend support to neighborhoods in preserving properties and conserving architectural character. NAC16.3: COORDINATION Integrate historic preservation with the city’s urban, land-use, and other public planning processes that relate to the visual, aesthetic, and cultural environment.
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Figure 3: Boise Local Historic Districts
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CITYWIDE VISION AND POLICIES | A CONNECTED COMMUNITY
#4: A Connected Community
To residents of Boise, being a “connected community” extends beyond the physical connections implied by multi-modal transportation objectives. It encompasses a community that is connected technologically and socially as well. As a region, Boise and its partners have indicated a desire to strive for a connected Treasure Valley that provides safe and efficient facilities for pedestrians, bicycles, vehicles, and transit. The city also acknowledges the important role that transportation plays in its long term sustainability. The city will further these objectives through ongoing regional coordination and thoughtful land use decisions that support the incremental expansion of the region’s transit network over time, encourage the use of a wide range of travel options, and promote an overall reduction in regional traffic congestion and vehicle miles traveled. The city will also encourage continued expansion of a reliable technology infrastructure to serve and connect the community. Continued expansion of the city’s technology infrastructure will increase access
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to information and foster better communication among residents, businesses, institutions, and city government. Better technology connections will increase areas within the city where residents have the capability to work from home or in a live/work setting. Finally, the city will support social connectivity in the community through ongoing support of various social service organizations and by encouraging land use patterns and creating gathering places that attract people and promote social interaction. Goals and policies that promote a physically, technologically, and socially connected community are based on the following principles: Promote an integrated approach to land use and transportation planning; Expand the city’s non-motorized transportation options; Expand the city’s transit system; and Support technological and social connections.
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A CONNECTED COMMUNITY | CITYWIDE VISION AND POLICIES
Principles, Goals, and Policies for a Connected Community (CC): PROMOTE AN INTEGRATED APPROACH TO LAND USE AND TRANSPORTATION PLANNING The importance of integrating land use and transportation planning decisions has been emphasized in recent years through regional planning efforts such as Blueprint for Good Growth and the long-range transportation plan, Communities in Motion. The city’s commitment to this integration is embodied in this Comprehensive Plan and will be paramount to its implementation and success. For example, land use policies outlined for Downtown Boise and the city’s transit corridors and mixed-use activity centers, in particular, are intended to support existing and future transit and to enable more residents the ability to choose alternative modes of travel. Without the implementation of such land use policies—and the concentrations of housing, services, and jobs that will ultimately result from them—the viability of rapid transit will remain questionable in many locations, and fewer residents will be able to walk or ride their bikes to work, school, and other activities. The city will collaborate with the Ada County Highway District on land use polices and regulations to ensure future land use designations and adjacent street types and transit modes are mutually supportive. The goals and polices outlined below reflect the city’s commitment to the integration of land use and transportation decisions at a variety of levels. They should be reviewed and applied in conjunction with the land use policies and design principles contained in Chapter 3 of this Comprehensive Plan. Goal CC1: Minimize the impact of transportation systems on climate change. CC1.1: REDUCE VEHICLE MILES TRAVELED (VMT) (a) Encourage infill development in order to avoid costly extensions of transportation facilities and to minimize travel distances. (b) Encourage compact development with a mix of uses as a means to decrease VMT. (c) Measure and manage the VMT by city fleet vehicles. CC1.2: TRANSPORTATION INVESTMENTS The city’s top priority for investment of federal and local transportation dollars is to maintain the roadway, transit, and pedestrian/bicycle system. Expand the capacity of the transit system and the bicycle and pedestrian facilities. All improvements to the roadway system will be designed to accommodate all modes.
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Transportation investments should be designed to accommodate pedestrians, bicyclists, and motor vehicles comfortably. CC1.3: FUEL ECONOMY (a) Create incentives to encourage the use of efficient vehicles, such as free meter parking for hybrid, van pool, or car pool vehicles. (b) Pursue the acquisition of city fleet vehicles with better fuel economy. (c) Develop a database with information on fuel use and mileage records for each city vehicle. (d) Promote the use of low-emission motorcycles and scooters and non-motorized vehicles.
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CITYWIDE VISION AND POLICIES | A CONNECTED COMMUNITY CC1.4: FUEL TYPE (a) Use alternative fuels in fleet vehicles to decrease the level of carbon dioxide and other greenhouse gases (GHG) based on net energy usage. All alternative fuels should undergo quality analysis and biodiesel products should conform to appropriate international standards. Additionally, emissions from vehicles using alternative fuels should be evaluated to ascertain air quality impacts. (b) Pursue acquisition of city fleet vehicles that operate on natural gas and/or other alternative fuels with lower emissions impacts, and encourage the acquisition of alternative fuel vehicles by Valley Regional Transit (VRT). (c) Provide education and information about the location of service stations for the general public that provide alternative fuels. CC1.5: EMISSIONS (a) Implement recommendations of the Climate Protection Program Advisory Committee to decrease emissions. (b) Coordinate with ACHD, ITD, and COMPASS to identify areas of high congestion and delay and to create solutions that improve traffic flow and minimize vehicle time spent idling and accelerating while balancing the needs of alternative transportation modes. (c) Evaluate the results of the COMPASS annual Congestion Management Report for corridors where increased investments in transit and pedestrian and bicycle facilities may be needed to improve mobility. CC1.6: REDUCE USE AND EMISSIONS (a) Reduce fossil fuel use by 40% by 2014. (b) Achieve emission levels seven percent lower than 1990 levels by the year 2012 consistent with the goals set by the U.S. Mayors Climate Protection Agreement.
Goal CC2: Create an interconnected network of complete streets that serve all modes of transportation. CC2.1: CONNECTIVITY (a) Develop a street network that interconnects and distributes vehicle, bicycle, and pedestrian traffic to multiple streets.
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(b) Establish a connectivity measure to promote a connected system of roadways to alleviate traffic congestion, reduce travel distances, and increase travel options. (c) Explore opportunities to improve connectivity in existing neighborhoods without widening existing streets. (d) Prioritize maintenance of existing roadway facilities over construction of new roadways. (e) Balance the needs of through freight movements and local transportation needs. (f ) Evaluate the city truck route system’s ability to serve current and future truck-related demand.
Extended corners protect pedestrians from vehicular traffic by narrowing the street and causing cars to slow down. CC2.2: STREET DESIGN (a) Use street typologies in the ACHD Transportation Land Use Integration Plan to guide how streets relate to adjacent land uses and how specific streets are intended to provide a high degree of mobility. (b) Consider all travel modes in the design of streets. While vehicular traffic flow should be carefully considered, reasonable reduction in vehicular traffic capacities and level of service should be allowed at intersections and crossings with high pedestrian and bicycle activity to safely accommodate their crossing. (c) Provide for street lights in accordance with the City’s Street Light Placement Policy. Provide street lights in local residential areas at a maximum spacing of 600 feet and at locations where street lighting will improve public safety. The 600 foot maximum spacing
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A CONNECTED COMMUNITY | CITYWIDE VISION AND POLICIES criteria applies in areas of relatively straight and level streets that have no locations of obvious traffic conflict. Street intersections and other locations of potential pedestrian or vehicle hazards may require increased levels of street lighting.
Goal CC3: Promote transit-ready development patterns.
Lighting along arterial and major collector streets located predominately industrial and commercial areas are required to be in accordance with national standards established by the Illuminating Engineering Society and The American Association of State Highway and Traffic Officials. Both new and substantial remodels of commercial development are subject to the City’s Street Light Placement Policy. Special Lighting requirements apply to all development located within designated Historical Lighting Districts. CC2.3: LEVEL-OF-SERVICE AND SAFETY STANDARDS (a) Evaluate the use of a variable or flexible vehicular level-of-service standard for roadways. (b) Create pedestrian and bicycle level-of-service standards. (c) Monitor crash data for all modes and for areas with higher-than-expected crash rates to identify needed improvements in design or safety controls. CC2.4: ADOPTED TRANSPORTATION PLANS The following plans are adopted by reference: ACHD Roadways to Bikeways Plan Boise Pathways Master Plan Communities in Motion Long-Range Regional Transportation Plan Transportation Action Plan Valley Connect 2.0 CC2.5: MASTER STREETS MAP (a) The Master Streets Map is adopted by reference. (b) Coordinate the implementation of the Master Street Map with ACHD, ITD, and VRT.
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Public transportation reduces traffic congestion and air pollution while providing residents an alternative mode of transportation. CC3.1: NETWORK DEVELOPMENT (a) Work with ACHD, ITD and VRT to preserve right-of-way necessary for future public transit when planning or upgrading corridors. (b) Promote development patterns with highintensity activity centers or nodes consistent with the regional long-range transportation plan, Communities in Motion, Blueprint for Good Growth, State Street Transit and Traffic Operational Plan, and the State Street Corridor Transit Oriented Development Plan. CC3.2: TRANSIT FACILITIES (a) Identify appropriate sites for future transit development or expansion. (b)Integrate transit stops and stations into new and redeveloped sites and/or improve access to existing transit facilities. (c) Prioritize improvements of pedestrian and bicycle facilities in areas served by transit. (d) Follow best practices for pedestrian safety at intersection and crossing locations near transit stops. CC3.3: PERFORMANCE AND MONITORING Enhance the COMPASS Communities in Motion Performance Report to create a baseline and evaluate new transit investment’s impact on development activity, property values and lease rates, and residential and employment shifts.
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CITYWIDE VISION AND POLICIES | A CONNECTED COMMUNITY
Figure4: Master Street Map BLUEPRINT BOISE
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A CONNECTED COMMUNITY | CITYWIDE VISION AND POLICIES
Goal CC4: Improve the efficiency of Boise’s transportation system by using Travel Demand Management (TDM). Support Commuteride programs that promote TDM through advertising and direct outreach to businesses and workers. CC4.2: RIDESHARING (a) Coordinate with VRT, ITD, COMPASS, and ACHD Commuteride to develop a city-wide parkand-ride system to support and encourage transit use and ridesharing. (b) Provide incentives for shared parking agreements to minimize the need for new surface lots. (c) Broaden the number of routes and schedules. CC4.3: EMPLOYER PROGRAMS (a) Support Commuteride’s employer programs through referrals of new businesses. (b) Promote and give public recognition to participants involved in successful trip conversion programs sponsored by agencies and companies. (c) Rather than providing free employee parking, encourage employers to provide an employee transportation subsidy that can be applied toward the purchase of a transit pass, vanpool program, or a parking permit. CC4.4: PARKING (a) Create incentives, such as reduced parking requirements or deferred development impact fees, when specific TDM parking techniques are implemented. (b) Work with ACHD and the ITD to reduce free on-street parking in non-residential areas that are well- served by transit. Review on-street parking meter prices and parking fines to discourage long-term (more than two hours) parking, especially in areas designated as transit corridors and transit-oriented development centers. (c) To reduce the amount of parking required, establish maximum parking requirements for all non-residential uses. Parking standards should recognize: The availability and capacity of transit service;
(d) City-owned garages should provide a range of parking alternatives for Downtown employers. CC4.5: SCHOOLS AND TDM (a) Encourage transit ridership among high school students by distributing information to students on alternative transportation options, locating new schools close to established transit routes, limiting student parking, and/or establishing closed campuses to reduce traffic impacts. (b) Support the VRT program of reduced bus fares for students. (c) Discourage and explore ways to reduce onstreet parking by students and staff in adjacent residential neighborhoods. (d) Establish parking overlay districts and neighborhood parking programs around schools where parking capacity problems exist. (e) Coordinate the development of Safe Routes to School plans with the Boise School District and Meridian School District to identify obstacles to the use of sidewalks, bike lanes, and pathways for travel to school. (f ) Encourage schools to monitor the use of alternative modes of travel to school each year. CC4.6 CAR-SHARING PROGRAM Explore the feasibility of a car-sharing program to increase alternatives to car ownership.
Availability of alternative commute modes; Access to off-site and on-street parking facilities; and The availability of joint-use parking in mixeduse areas.
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Car-sharing programs, such as Flexcar, provides members with an alternative transportation option and the possibility of decreasing car ownership throughout the city.
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Goal CC5: Promote safe and efficient rail service to the Boise area. CC5.1: IMPLEMENTATION (a) Ensure that zoning and development standards for properties adjacent to rail corridors are appropriate to avoid noise and encroachment impacts. (b) Minimize at-grade crossings of the tracks for new projects. (c) Preserve rail corridors for a future multi-modal transportation system that includes light rail. (d) Encourage development of rail service in the Treasure Valley in partnership with other communities. CC5.2: SAFETY (a) Coordinate with railroad companies and the ACHD to provide appropriate signage, traffic controls, and public education to promote safety at rail crossings. (b) Monitor crash data to identify areas with high crash or fatality incidents. (c) Investigate need for design changes and/or public education.
Goal CC6: Protect the long-term viability of the Boise Air Terminal as part of the City’s multi-modal transportation system. CC6.1: AIRPORT COMPATIBILITY (a) The Airport Master Plan is adopted by reference as amended. (b) Adopt land use, zoning, and subdivision standards necessary to prevent the establishment of uses that are noise-sensitive or conflict with safe operations of the airport.
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(c) Ensure the ability to expand the Boise Air Terminal as needed to meet regional air travel needs. (d) Provide access to the Boise Air Terminal for all modes of travel and improve public information and signs regarding public transportation service.
The Boise Air Terminal should be well-connected to the city by all modes of transportation, making it easy for residents and visitors to access the city and the airport. CC6.2: ACCOMMODATE HIGH-OCCUPANCY VEHICLES Incorporate high-occupancy vehicle facilities in future airport improvements, such as bus pullouts, loading platforms, shelters, and passenger information facilities. CC6.3: ANNUAL REPORTS Continue annual reporting of enplanements and roadway system demand in the vicinity of the airport to ensure convenient access to the airport is provided.
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EXPAND THE CITY’S NON-MOTORIZED TRANSPORTATION OPTION Many of Boise’s traditional neighborhoods were designed with walking and biking in mind. Continuous sidewalks and bike lanes and small, walkable blocks make the use of alternative modes safe and easy. As the city continues to grow, new neighborhoods should be designed with similar features that provide for high levels of connectivity. The city will review and update its regulations and policies to ensure its pedestrian and bicycle framework extends throughout the community—providing all residents with the ability to choose a non-motorized mode as their primary means of traveling to and from work, school, and other destinations. In addition, the city will ensure that plans for pedestrian and bicycle facilities are coordinated with applicable land use and transportation decisions and this Comprehensive Plan to provide for an overall network of connected facilities. Goals and policies outlined below establish the city’s commitment to safe and efficient pedestrian and bicycle travel throughout the community. Goal CC7: Enhance pedestrian connectivity and comfort.
Pedestrian pathways increase the recreation and transportation opportunities throughout the city while keeping pedestrians safe from motor vehicles. CC7.1: PEDESTRIAN SYSTEM (a) Connect destinations with pedestrian facilities and encourage walking for a wide variety of trips by adding sidewalk connections, restoring damaged sidewalks, and requiring sidewalks as part of development approvals. (b) Collaborate with ACHD, ITD, neighborhood associations, and schools to fix “gaps” in the pedestrian system that were identified through the ACHD Pedestrian-Bicycle Transition Plan. (c) Partner with the Meridian and Boise School Districts, private schools, neighborhood associations, ACHD, and ITD to develop and implement Safety Improvement Plans to ensure safe routes to all schools. (d) Improve complementary accessory uses,
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such as restrooms, drinking water, and public telephones along major bicycle and pedestrian routes. CC7.2: DESIGN FOR PEDESTRIAN COMFORT (a) Support new development designed with compact, mixed-use patterns that are conducive to walking and bicycling. (b) Minimize pedestrian conflict with vehicles by providing buffers between the sidewalk and automobile traffic and by combining adjacent property driveways to limit curb-cuts. (c) To protect the most vulnerable street users, maximize pedestrian safety and comfort in the design of pedestrian crossings (d) Design pedestrian pathways to be welllit, secure, and with convenient connections between destinations. Avoid meandering pathways except where necessary to protect trees or avoid obstructions. CC7.3: PERFORMANCE AND MONITORING (a) Use annual resident transportation surveys and biennial employee and university faculty, staff, and student transportation surveys to identify travel trends over time and track progress toward meeting mode share goals. (b) Monitor crash data for areas with high pedestrian crash or fatality incidents for design and safety improvements. (c) Create and use pedestrian level-of-service standards to evaluate the pedestrian network and prioritize improvements. (d) Evaluate progress in implementation of the ACHD Bicycle-Pedestrian Transition Plan (BPTP) recommendations.
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CITYWIDE VISION AND POLICIES | A CONNECTED COMMUNITY
Goal CC8: Enhance bicycling connectivity and comfort. CC8.1: CONNECTIVITY (a) The ACHD Pedestrian-Bicycle Transition Plan and the ACHD Roadways to Bikeway Plan are adopted by reference as amended. (b) Close “gaps” in the bicycle network and improve bicycle connectivity.
Bicycle routes can provide residents an easy and sustainable way to travel around town.
(b) Promote the provision of safe, secure, appropriately designed, and conveniently located bicycle parking and shower/locker/storage facilities. (c) Construct and upgrade bicycle routes to the standards described in the ACHD PBTP and the Roadways to Bikeways Plan. CC8.3: USE AND SAFETY (a) Use annual resident transportation surveys and biennial employee and university faculty, staff, and student transportation surveys to identify travel trends over time and track progress toward meeting mode share goals. (b) Monitor accident data for areas with high bicycle crash or fatality incidents for design and safety improvements. (c) Create and use bicycle level-of-service standards to evaluate the bicycle network and prioritize improvements. (d) Evaluate progress implementing recommendations of the ACHD BPTP and the Roadways to Bikeways Plan. CC8.4 PUBLIC EDUCATION Provide information to the public about bicycle safety, laws, and routes.
CC8.2: IMPROVE FACILITIES (a) Coordinate with other governments to identify and program projects to improve complementary accessory uses, including but not limited to restrooms, drinking water, and emergency telephones along major bicycle and pedestrian routes.
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A CONNECTED COMMUNITY | CITYWIDE VISION AND POLICIES
Figure 5: Bicycle Network
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CITYWIDE VISION AND POLICIES | A CONNECTED COMMUNITY
EXPAND THE CITY’S TRANSIT SYSTEM More than 30 percent of Boise’s population is dependent on alternatives to the car for their daily travel needs. A viable transit system will not only provide mobility to a large segment of the city’s residents, but will also help to improve air quality and reduce traffic congestion. Future land use decisions will promote a more compact pattern of development along planned transit corridors and in designated mixed-use activity centers. Boise’s future will include enhanced transit service that expands the service hours and frequency on major bus routes, provides new bus routes in areas that are not currently served, and adds other types of public transportation to the city and other areas in the Treasure Valley. Goals and policies outlined below establish the range of ways in which the city will seek to support this objective through its day-to-day decision making process. High-Capacity Transit Study that will identify service options for the Downtown streetcar system, the Downtown location of a multi-modal center, and the options for regional travel to Downtown Boise. (e) Actively complete other studies required to be eligible for federal New Starts transit funding. (f ) Pursue transit programs such as rail and streetcar systems as a means of achieving other nonpolluting methods of transportation. (g) Sustain the coalition of business, local governments, and users to advocate for a dedicated source of transit funding. Expanding the city’s transit system in addition to appropriate land use decisions will increase ridership, decrease traffic congestion, and increase the mobility of residents.
Goal CC9: Provide a high-quality public transit system. CC9.1: EXPAND NETWORK POSSIBILITIES (a) Promote development patterns that support existing transit routes and that will help build new routes and enhanced service over time. Transit-supportive development patterns are particularly important along transit corridors and within mixed-use activity centers where higher densities can be accommodated. (b) Support local-option taxing authority to maintain and improve transit service within Boise and to increase intercity service. Continue to support transit through local funding until a dedicated funding source is identified. (c) Implement expanded bus service identified in the Treasure Valley in Transit Plan, such as linking activity centers with high-quality transit service. (d) Support the completion of the Treasure Valley
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Enhanced bus shelters make public transportation more attractive and provide users with protection from weather. CC9.2: STREET AND TRANSIT STOP DESIGN (a) Identify street typologies with dedicated space for high-frequency or fixed guideway transit. (b) Evaluate corridors with ridership potential for transit systems such as rail, bus, bus rapid transit (BRT), or streetcar.
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A CONNECTED COMMUNITY | CITYWIDE VISION AND POLICIES (c) Encourage the use of public transportation and enhance the appearance of transit stops through- support for the installation of shelters and benches at stops and stations in neighborhoods and business areas. (d) Provide clear pedestrian access to transit stops through the application of the Mixed-Use and Corridor Design Principles contained in Chapter 3.
CC9.3: EVALUATION (a) Establish performance measures with VRT that balance coverage and service to transitdependent citizens. (b) Monitor development patterns of transitsupportive densities and evaluate against existing transit service.
Main Street Station is the location of the Downtown multi-modal center, opened in 2016. It greatly enhances the local transportation service grid, and expands the options for regional travel to Downtown Boise.
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CITYWIDE VISION AND POLICIES | A CONNECTED COMMUNITY
SUPPORT TECHNOLOGICAL AND SOCIAL CONNECTIONS To Boise, being a “connected community” extends beyond the physical connections implied by the multimodal objectives outlined in this chapter. Ensuring that the city has strong technological connections that link residents, employees, and visitors to one another and the outside world facilitates activities— such as telecommuting and enhanced communications—that in turn support many of the broad goals established by this Comprehensive Plan. The city plays an important role in bringing together numerous organizations, neighborhood groups, residents, and property and business owners to coordinate programs and resources. The city also encourages land use patterns and creating places that attract people and promote social interaction. The goals and policies outlined below establish the city’s commitment to the continued expansion of a reliable technology infrastructure to serve the community and to promoting connections and building relationships that will benefit the greater good of the community. Goal CC10: Facilitate expanded access to advanced telecommunications technologies. CC10.1: EXPANDED COVERAGE AREAS Expand access of advanced telecommunications technologies to activity centers throughout Boise as a means of encouraging live/work and telecommuting opportunities. CC10.2: DEVELOPMENT GUIDELINES Establish development guidelines for building design that encourage or allow: Structured wiring systems; More than one connection point for power and communications to enhance survivability of systems; Inclusion of wireless technology; Use of personal communication systems and devices inside buildings; Multiple providers for communication services;
Use of communications infrastructure as part of building security systems. CC10.3: JOINT TRENCHING Explore opportunities to accomplish joint trenching for communication and power lines, particularly in areas such as Downtown Boise and in mixed-use activity centers where opportunities are likely to arise through infill and redevelopment.
Goal CC11: Facilitate connections with partner groups and agencies. CC11.1: COORDINATION OF RESOURCES Continue to convene gatherings with partner agencies, neighborhood groups, health and service organizations, and others on issues of mutual interest and need. CC11.2: SHARED RESOURCES Seek opportunities to leverage available resources, including buildings as well as human capital, in addressing issues of mutual interest and need.
Energy management systems; and
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Boise values its culture, arts and history. These places embody the benevolent public and private support for the development of places that foster community gatherings and cultural events. Top left is the Julia Davis Memorial in the Rose Garden of Julia Davis Park; top right is the Idaho Anne Frank Human Rights Memorial park inspired by Anne Frank’s faith in humanity; lower left is the Abraham Lincoln statue in Julia Davis Park. Lower right is the Native Idahoan dedication of the Boise Airport Terminal.
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CITYWIDE VISION AND POLICIES | CULTURE, EDUCATION, ARTS, AND HISTORY
#5: A Community that Values its Culture, Education, Arts and History
The quality of Boise’s arts, cultural, and performance facilities is a source of community pride. The visual arts, performing arts, and local history are integral to the city’s community identity and economy and can be found in community celebrations and events, neighborhoods, and public institutions. The city noted the importance of supporting cultural endeavors when it created the Department of Arts and History in March 2008. The Department provides services and funding to citizens and local cultural organizations. The department also helps to collect, preserve, and interpret our cultural heritage. The connection between the availability of homegrown culture to the livability and growth of the regional economy will continue to strengthen as participation in arts, history, and other cultural opportunities increase.
Goals and policies to promote the role of cultural activities, education, arts, and history in Boise are based on the following principles: Reinforce the role of visual and performing arts within the community; Support the development of public spaces that promote community gatherings and cultural events; Promote quality schools to serve the educational and social needs of the community; Support institutions of higher education that meet the changing needs of Boise’s residents and business community; and Provide high-quality library services for city residents.
Similarly, educational facilities are a source of great pride for residents including the city’s public schools as well as Boise State University, Idaho State University, the College of Western Idaho (CWI), and the University of Idaho.
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CULTURE, EDUCATION, ARTS, AND HISTORY | CITYWIDE VISION AND POLICIES
Principles, Goals, and Policies for Culture, Education, Arts and History (CEA): REINFORCE THE ROLE OF VISUAL AND PERFORMING ARTS WITHIN THE COMMUNITY The arts have flourished in Boise because of strong community support and excel¬lent organizing structures. Music, theater, dance and other cultural activities draw visitors from around the region and Idaho. Visual and performing arts are an important part of our visual culture, as are the many museums and organizations that share our heritage. The city will continue to support the presence of these activities and facilities as part of future planning efforts. Goal CEA1: Promote public and private cultural opportunities for people of all economic, ethnic, and age groups.
CEA1.4: ACCESS Expand access to the arts for persons with limited income or physical disability through activities such as grant programs, website development, and public outreach efforts. CEA1.5: CULTURAL DIVERSITY Expand opportunities for artists of diverse cultural backgrounds to participate in Boise’s cultural life through special events.
Goal CEA2: Strengthen the number and quality of arts education programs available in Boise.
Cultural opportunities should not be limited to those who can afford them; a variety of programs should be available to all residents.
CEA2.1: SCHOOL-BASED ARTS EDUCATION Establish creative partnerships to enhance schoolbased arts education, such as after-school arts classes, summer arts camps, collaborative training for arts instructors, and training for volunteers.
CEA1.1: PROGRAM EXPANSION Maintain and expand opportunities for artists and historians through ongoing civic support, such as funding, promotion, use of city facilities and staff, ordinance amendments, and development processing. CEA1.2: PUBLIC AND PRIVATE FUNDING SOURCES Pursue and encourage stable public and private funding sources to support art and history programs. Encourage the formation of an endowment to provide a consistent funding source for arts. CEA1.3: ARTS AND HISTORY DEPARTMENT Provide leadership and advocacy for cultural programs and production through the Boise City Department of Arts and History.
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Arts are an important part of education, and a variety of opportunities should be made available to children.
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CITYWIDE VISION AND POLICIES | CULTURE, EDUCATION, ARTS, AND HISTORY CEA2.2: NONPROFIT ARTS ORGANIZATIONS Support educational programs offered by Boise’s nonprofit arts and history organizations, and expand these programs through community education and outreach efforts.
CEA2.4: PARKS AND RECREATION DEPARTMENT Expand arts programs and facilities of the Boise Parks and Recreation Department.
CEA2.3: PUBLIC/PRIVATE PARTNERSHIPS Support and expand collaborative arts education ventures between the public and private sectors, such as Arts for Kids.
The Morrison Center for the Performing Arts, located on the campus of Boise State University, opened its doors in 1984 and serves as the valley’s premier performing arts facility, seating 2,037.
The Boise Contemporary Theater has been a recipient of an economic development grant, and, the Mayor’s Awards for Excellence In Arts and History. The theater is an anchor in the Boise Cultural District, and implements the “Boise Cultural District Master Plan,” 1998. The building received CCDC funding to support the renovation of a historic warehouse into a performance space, currently owned and operated by Boise Contemporary Theater.
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CULTURE, EDUCATION, ARTS, AND HISTORY | CITYWIDE VISION AND POLICIES
SUPPORT THE DEVELOPMENT OF PUBLIC SPACES THAT PROMOTE COMMUNITY GATHERINGS AND CULTURAL EVENTS Boise’s mild climate allows residents to enjoy the outdoors nearly year-round. Outdoor public spaces such as plazas and neighborhood parks should be integrated throughout the community to encourage social interaction, foster a distinct sense of place, and provide a venue for public art displays. While many such spaces exist in the core of the city and serve this function, regulations should be reviewed and updated to ensure public spaces are provided in mixed-use activity centers and neighborhoods throughout the community. CEA3: Create public spaces where people can experience art in their daily lives.
CEA3.3: ART AND HISTORY IN PRIVATE PROJECTS Develop incentives that encourage the incorporation of public art in private projects and the involvement of artists in early design stages. CEA3.4: NEIGHBORHOOD REINVESTMENT PROGRAM Encourage the use of public art, historical documentation, and interpretive programs to provide a sense of place and shared identity in the city’s neighborhoods through neighborhood planning efforts and appropriate grants.
Public art in a plaza is one way for people to experience art. CEA3.1: CULTURAL DISTRICT Support the Downtown Cultural District where arts and history will be promoted and accommodated. CEA3.2: PUBLIC ART PROJECTS (a) Incorporate public art in public projects, such as buildings, parks, recreation facilities, public works facilities, at bus stops, inside buses, within traffic circles, at city gateways, in parking garages, and other transportation facilities. (b) Involve art and history professionals from concept through final design as integral members of design teams, and in consultation with the Department of Arts and History. (c) Provide citizen oversight through the Department of Arts and History.
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CEA3.5: CULTURAL FACILITIES Expand Boise’s public and private cultural facilities to better meet the needs of the city’s creative and historic organizations and improve community access to art and history events, programs, and educational opportunities. CEA3.6: LIVE/WORK SPACE FOR ARTISTS Remove barriers to the creation of live/work spaces for artists through changes in the city’s development and building regulations. CEA3.7: DOWNTOWN AS CULTURAL CENTER Work with CCDC to promote Downtown as the cultural center of the Boise area with a variety of programming opportunities and cultural initiatives. CEA3.8: ART IN ESTABLISHED CENTERS Promote the use of public art as a means to revitalize older commercial centers. CEA3.9: CULTURAL ARTS PLAN FOR THE 30TH STREET NEIGHBORHOOD Encourage the implementation of A Cultural Arts Plan for Boise’s 30th Street Neighborhood.
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CITYWIDE VISION AND POLICIES | CULTURE, EDUCATION, ARTS, AND HISTORY
Public art can add something new to an older plaza and create an interesting attraction.
Goal CEA4: Promote artistic endeavors serving broad audiences, involving local artists, and fostering multi-cultural artistic expression.
A community park event gives residents the opportunity to share their art with the community. CEA4.1: COMMUNITY ART EVENTS AND PROJECTS Support art and community art events in gathering places Downtown and throughout the city. CEA4.2: AWARDS FOR EXCELLENCE IN THE ARTS AND HISTORY Present the biannual Mayor’s Awards for Excellence in the Arts and History. CEA4.3: CULTURAL TOURISM Develop and implement a long-range plan to promote cultural tourism, working with the Boise City Department of Arts and History, Economic Development Department, Chamber of Commerce, Boise Convention and Visitors Bureau, and other public and private entities.
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CULTURE, EDUCATION, ARTS, AND HISTORY | CITYWIDE VISION AND POLICIES
PROMOTE QUALITY SCHOOLS TO SERVE THE EDUCATIONAL AND SOCIAL NEEDS OF THE COMMUNITY The city will continue to support the maintenance and enhancement of the public and private educational system. A strong emphasis will be placed on providing quality school facilities in conjunction with new development and on retaining existing neighborhood schools as a means of stabilizing declining areas, reinforcing neighborhood history and identity, promoting sustainable development, and providing community gathering places. As part of the city’s increased emphasis on neighborhoods, this plan promotes the concept of the neighborhood school as an ideal model, with schools located and designed to function as focal points for family and community activities throughout the city. The co-location of community gardens and community centers with schools are also encouraged as a teaching and community-building tool. The goals and policies outlined below are intended to guide the location, accessibility, and function of school facilities, both within established areas of the community and in new neighborhoods. Goal CEA5: Ensure that adequate school sites are provided and that the intended capacity of schools is not exceeded. CEA5.1: DEVELOPMENT IMPACTS Work with the school districts to evaluate the impact on school enrollments and capacities when reviewing higher-density infill projects, zone changes, and landuse plan amendments. CEA5.2: FUTURE SCHOOL SITES (a) Work with the school districts to identify future school sites based on the city’s Land Use Plan. (b) Require that developers donate or purchase school sites identified on the facilities map, in proportion to the demand that their developments will create. (c) Ensure that school sites include room for future expansion if needed.
Goal CEA6: Create schools that are safe, accessible, and compatible with their neighborhoods. CEA6.1: SCHOOL SITING (a) Site schools in accordance with the location criteria outlined for Educational land uses in Chapter 3. (b) Coordinate the siting and expansion of school facilities with other community and neighborhood facility and infrastructure needs, including parks, to promote schools as neighborhood centers. (c) Ensure that neighborhoods are provided the opportunity to comment and review plans for new schools or the closure of existing schools.
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The architecture and landscaping of this school helps to blend it in with the neighborhood. CEA6.2: ACCESS Work with schools and neighborhoods to map pedestrian and bicycle access to elementary and secondary schools on local streets and/or micropaths. CEA6.3: SAFE ROUTES TO SCHOOLS (a) Install sidewalks, cross walks, special signage, and traffic control measures along routes to all schools. (b) Require that new developments near schools provide these features as a condition of approval, and retrofit existing neighborhoods as funding becomes available or as land uses are redeveloped. CEA6.4: SIZE AND FREQUENCY Work with the school districts to provide smaller and more frequent school sites than minimum state standards to support the “Neighborhood Schools” concept.
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CITYWIDE VISION AND POLICIES | CULTURE, EDUCATION, ARTS, AND HISTORY CEA6.5: JOINT USE OF SCHOOL SITES Work with the school districts to identify feasible sites to use as shared community centers.
Goal CEA7: Foster schools as community gathering places. CEA7.1: SCHOOL PLACEMENT AND ACCESSIBILITY Work with the school districts and private schools to reinforce the role of schools as gathering places within existing neighborhoods, and in the location of schools to provide focus and identity in new neighborhoods. CEA7.2: COMMUNITY GARDENS Work with the school districts and the neighborhoods to identify opportunities to co-locate community gardens with schools.
Community centers can be often be housed within existing schools to minimize costs. CEA5.6: AFTER HOURS PROGRAMS Work with the school districts to make schools available for civic functions when classes are not in session. CEA6.7: SUSTAINABILITY (a) Encourage the school districts to design and renovate schools with sustainable materials and operations. (b) Promote LEED Certification in new schools. (c) Support the rehabilitation of the city’s historic schools. Encourage the adaptive re-use of historic structures no longer being used for educational purposes. CEA6.8: PARTNERSHIPS Build better, more cooperative efforts between the city and schools to meet the complementary needs of education and provision of quality city services. CEA6.9: NEIGHBORHOOD CONTEXT Encourage the incorporation of building and site design features that complement the established neighborhood context as part of new schools and the renovation of existing schools.
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Schools can host community events as well as other amenities such as community gardens. CEA7.3: NEIGHBORHOOD SCHOOLS (a) In areas that are determined to be at risk of disinvestment, retain neighborhood schools through neighborhood stabilization efforts and coordination with the school districts. (b) Provide incentives to support the revitalization of neighborhood schools, particularly those with historic significance. (c) Seek opportunities to partner with the school districts and ACHD on efforts to stabilize neighborhood schools and expand their role as community centers. (d) Work with the school districts to plan for future school needs. Avoid closing or relocating neighborhood schools due to consolidation or aging facility when practical. (e) Work with the school districts to analyze transportation, infrastructure and health impacts of new or relocated school sites.
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Goal CEA8: Accommodate private school opportunities for area students and residents.
CEA8.1: SUPPORT EXPANSION Support expansion and development of private schools, compliant with zoning and land-use regulations.
Figure 6: School Districts and Facilities 2-66
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CITYWIDE VISION AND POLICIES | CULTURE, EDUCATION, ARTS, AND HISTORY
SUPPORT INSTITUTIONS OF HIGHER EDUCATION THAT MEET THE CHANGING NEEDS OF BOISE’S RESIDENTS AND BUSINESS COMMUNITY Boise’s institutions of higher education play many important roles in the community. They provide an opportunity for area youth to get a quality education close to home, promote lifelong learning for area residents, and generate revenue for the city in the form of rent and daily services procured by out of state students. Perhaps the most significant of the city’s institutions of higher education is BSU, whose size and location make it a vital element of the city, particularly for the Downtown area. The city will continue to work closely with BSU and other institutions to ensure that future activities are mutually compatible with the goals and objectives of this Comprehensive Plan and the mission of each institution. Coordination with BSU and the surrounding neighborhoods on its Campus Master Plan and planned expansion will be of particular importance. The goals and policies outlined below are intended to promote ongoing coordination and cooperation between the city and its institutions of higher education. Goal CEA9: Continue to plan cooperatively with BSU on future expansion opportunities.
(b) Require that all new construction comply with requirements of the Boise City Zoning Ordinance, and ensure that it provides adequate fire protection and emergency access, both within the campus and in surrounding areas. CEA9.3: NEIGHBORHOOD COMPATIBILITY Work with BSU and the surrounding neighborhoods to ensure that future development along the campus perimeter provides an appropriate transition of land use, scale, density, and design between university uses and adjacent uses. CEA9.4: DOWNTOWN INTEGRATION Work with BSU to better integrate the campus and its facilities into the Downtown area through such means as better pedestrian, bike and bus connections, and additional student housing and support services.
While BSU contributes to the identity of Boise, expansions should not compromise surrounding uses. CEA9.1: BSU MASTER PLAN Recognize the adopted BSU Framework Master Plan. Analyze fiscal impacts to the city when considering additions to the Framework Master Plan area. CEA9.2: MASTER PLAN CONSISTENCY (a) Coordinate with BSU to ensure that new campus construction is compatible with surrounding areas and consistent with Blueprint Boise.
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Goal CEA10: Maximize the ability of the city’s institutions of higher education to provide quality educational services, while minimizing impacts on area residents and businesses. CEA10.1: COORDINATION WITH INSTITUTIONS Participate with institutions of higher education in the development of master plans, neighborhood plans, transit programs, and other programs that provide quality education in a manner compatible with surrounding uses.
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PROVIDE HIGH-QUALITY LIBRARY! SERVICES FOR CITY RESIDENTS The city recognizes the importance of libraries as essential community facilities and will continue to invest in library locations and technologies. Locations for the Boise Public Library include the main library Downtown, two full-service branch libraries in Northwest Boise and Boise’s Central Bench area, a new library at Cole and Ustick, Hillcrest and a Bookmobile. The goals and policies below are intended to guide the community’s investment in library services over time and to ensure that future growth may be readily served. Goal CEA11: Maintain and expand library service in conjunction with ongoing growth and development.
Ada Community Library, Meridian Library District, and other municipal public libraries in the county through the Open Access Agreement. CEA11.5: NEW MAIN LIBRARY Identify options for the development of a new main library.
Libraries are important part of the community, and all residents should be able to access them easily. CEA11.1: THREE-MILE SERVICE RADIUS Provide adequate geographic coverage three-mile service radius for libraries coverage by pursuing branch libraries in the Southeast, West Bench, and Northwest. CEA11.2: CULTURAL DISTRICT PARKING STRUCTURE Explore options for development of a parking structure for the shared use of the main library and the cultural district.
Little Free Library installed as part of the Boise City Department of Arts And History program.
CEA11.3: EXPANDED ELECTRONIC INFORMATION SYSTEMS Pursue expanded electronic information systems for the library, such as expanded digital library materials, self checkout facilities, and enhanced Internet services. CEA11.4: RECIPROCAL AGREEMENTS Maintain and expand reciprocal agreements with
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CITYWIDE VISION AND POLICIES | CULTURE, EDUCATION, ARTS, AND HISTORY
RELATED PLANNING DOCUMENTS One city-wide plan has been adopted to support and strengthen the integration of visual arts, performing arts, and local history as elements of the City’s community identity and economy, and as components in community celebrations and events, in neighborhooods, and in policies and activities of public institutions. CITY OF BOISE’S CULTURAL MASTER PLAN (2017) The Cultural Master Plan is a comprehensive plan to advance strategies for future cultural investments throughout the City. The Cultural Plan lays a five to ten-year groundwork toward development of arts, culture, and history in the City and presents five goals and measurable strategies to measure and to fully develop Boise’s lasting, innovative and vibrant culture..
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A STRONG DIVERSE ECONOMY | CITYWIDE VISION AND POLICIES
#6: A Strong, Diverse Economy
Boise serves as the economic hub of southwest Idaho, providing financial, medical, and commercial services for the most populous part of the state. The city should strive to maintain its current position and continue to identify opportunities to strengthen the economic base of the community. Additional efforts should continue to be focused on Downtown, which is recognized as a unique area of the community whose long-term health and viability are critical to the economic success of the community and region. Opportunities to diversify the city’s economic base through the retention and expansion of smaller, “knowledge-based” and cottage industries should also be encouraged, in addition to supporting the region’s larger employers. The city and its citizens can foster a strong and diverse economy through activities that are directly targeted at economic development as well as those undertaken for other reasons that also strengthen the economy. Examples of activities directed at economic development include allocating land for employment
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and commercial uses and planning for infrastructure needed to support such uses. Examples of activities with secondary benefits for economic development include providing an efficient transportation system that includes high-frequency transit, supporting the arts and cultural activities, encouraging high-quality schools, planning for a range of housing needs, promoting the creation of mixed-use activity centers throughout the community, and providing parks and recreational opportunities that improve quality of life and community health and make Boise attractive to employers. Goals and policies in this chapter are centered on the following principles: Maintain and enhance the city’s primary job base diversity; Leverage the city’s concentration of state and federal activities; and Reinforce the role of Downtown Boise as the city, state and region’s civic, cultural, and employment center.
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CITYWIDE VISION AND POLICIES | A STRONG DIVERSE ECONOMY
Principles, Goals, and Policies for a Strong, Diverse Economy (EC): MAINTAIN AND ENHANCE THE CITY’S PRIMARY JOB BASE DIVERSITY The city’s existing base of primary jobs spans several employment sectors. This diversity should be maintained and expanded so that the city’s employment base can more effectively weather periodic downturns in different sectors of the economy. Attracting large facilities such as corporate headquarters for major firms—by marketing the desirability of Boise’s location and quality of life will continue to be important. However, an increased emphasis should be placed on attracting smaller, environmentally conscious, and “knowledge-based” companies that contribute much of the region’s job growth and are less likely to experience dramatic fluctuations in employment levels. Live-work units, mixed-use and transitsupportive development, and other land use patterns that provide the opportunity to reduce commute times and distances, decrease daily automobile trips, and improve the quality of life of the city’s workers will be supported. The goals and policies outlined below are intended to promote a broad range of employment opportunities in Boise City that are consistent with the community’s vision for the future. Goal EC1: Minimize the impacts of cyclical economic downturns on the city and its residents. EC1.1: TREND MONITORING Coordinate with the Chamber of Commerce, the State Department of Commerce, and others to monitor local, regional, and national economic trends and work cooperatively to continue to market Boise as a desirable place to do business, and identify successful local businesses. EC1.2: ADEQUATE LAND SUPPLY Maintain a sufficient supply of land that is reserved for a variety of industrial, retail, and office uses such as: Heavy and light industrial;
(b) Minimize competition between cities through agreements regarding the desirable location of specific types of retail and industrial uses on a regional basis. (c) Cooperate regionally on economic development initiatives.
Goal EC3: Protect the economic climate for existing businesses and promote opportunities for expansion. EC3.1: SUPPORT EXISTING BUSINESSES Create and maintain a business environment that encourages the retention, growth, and profitability of existing businesses to benefit the city, its tax base, and citizens.
High-tech industry; Regional retail; Specialty retail; Incubator retail and industrial; Office parks; Live-work; and High-rise office.
Goal EC2: Participate in the growing regional economy and maximize the city’s natural market strengths. EC2.1: REGIONAL ECONOMIC COORDINATION (a) Coordinate comprehensive planning efforts with the other cities and agencies in Ada, Canyon, Boise, Elmore, and Gem counties to achieve a regional balance of jobs to housing.
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Local businesses benefit the local economy and should be encouraged to thrive throughout the city.
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A STRONG DIVERSE ECONOMY | CITYWIDE VISION AND POLICIES EC3.2: PROTECT BUSINESSES FROM ENCROACHMENT Protect existing business and industrial areas from encroachment of incompatible or noncomplimentary uses that would threaten their viability or ability to continue to operate.
EC4.1: CITY IMAGE Promote a positive image of the city to visitors by creating an attractive, well-maintained public realm through enhanced streetscapes, particularly along the gateways and corridors identified in Chapter 3: Community Structure and Design.
EC3.3: BUSINESS ASSISTANCE AND OUTREACH (a) Involve the business community in development of citywide programs related to transportation, growth management, impact fees, sustainability, environmental protection, and other related issues. (b) Provide technical assistance and outreach services to existing and prospective businesses in terms of available site locations, city permitting and licensing processes, financing, and other services as needed.
EC4.2: COMMERCIAL CORRIDOR AND ACTIVITY CENTER REVITALIZATION (a) Promote the revitalization of established activity centers and corridors through the implementation of planning area-specific policies contained in Chapter 4 and design principles for mixed-use activity centers and corridors contained in Chapter 3. (b) Work with landowners, businesses, and tenants to create identifiable district themes, enhance market recognition, and promote business retention. (c) Utilize ta4x increment financing programs and other tools to revitalize deteriorated centers and provide necessary infrastructure and other public improvements.
EC3.4: FOSTER EXPANSION OF EXISTING MEDICAL CLUSTERS Work with existing medical facilities to ensure that their future space needs can be accommodated within adjacent established neighborhoods. EC3.5: LOCAL PREFERENCE Use tax dollars to stimulate local providers of goods, services and construction.
Goal EC4: Foster a positive business climate in Boise and promote the city as a desirable place to live, work, and visit.
Identifiable corridors create an attractive place to shop.
Goal EC5: Coordinate the provision of infrastructure necessary to accommodate existing and new businesses.
Retaining and attracting businesses is easier when the city is a sought-after place to live.
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EC5.1: TIMING OF IMPROVEMENTS (a) Plan for the timely provision of adequate infrastructure such as roads, sewer, water, and drainage to serve development of designated areas for retail, office, and industrial uses. (b) Re-designate for less intensive uses areas that cannot be feasibly served and concentrate economic development efforts elsewhere. BLUEPRINT BOISE
CITYWIDE VISION AND POLICIES | A STRONG DIVERSE ECONOMY EC5.2: FUNDING SOURCES (a) Maintain adequate funding sources for infrastructure through the use of impact, franchise and user fees, and general fund revenues. (b) Seek state legislation to allow for other funding sources and for different revenue distribution formulas. EC5.3: ENVIRONMENTAL STANDARDS Take a proactive approach to environmental quality by anticipating future standards and designing treatment facilities and other infrastructure to fully meet those requirements.
EC6.2: ENCOURAGE HOME OCCUPATIONS AND COTTAGE INDUSTRIES (a) Promote home-based occupations, live/-work, and “cottage” industries to provide expanded employment opportunities and reduce traffic congestion and overall VMT. (b) Define appropriate locations for such uses; and establish standards to promote compatibility with the surrounding neighborhood context.
EC5.4: BOISE AIR TERMINAL Protect the ability to maintain and expand service at the Boise Air Terminal as a major element of the region’s economy.
Goal EC6: Promote opportunities to attract new businesses and clean industries. EC6.1: TARGET AND PROMOTE SUSTAINABLE INDUSTRIES Work with the city’s business partners to attract environmentally conscious “knowledge-based” companies that produce high-quality educational, scientific, or natural resource-based products and services that advocate sustainable industry principles.
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Home-based occupations and live/work opportunities can be compatible with neighborhoods. EC6.3: SUSTAINABLE BUSINESS PRACTICES (a) Recruit businesses that use sustainable practices and recycled materials, or that can use locally generated recyclable materials. (b) Provide incentives for businesses that incorporate sustainable practices and source reduction into their business model and culture (c) Partner with other public agencies in providing incentives for sustainable business practices.
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LEVERAGE THE CITY’S CONCENTRATION OF STATE AND FEDERAL ACTIVITIES Boise’s high concentration of state, federal, and local government activities, such as the State Capitol complex, the National Interagency Fire Center (NIFC), the Federal Courthouse, the Ada County Courthouse, and BSU contribute to the visibility and overall vitality of Downtown and the city as a whole. The city should work with each agency to ensure current levels of activity are being adequately served and that future expansion can be accommodated within the established physical framework of Downtown and the city. In addition, the city should continue to coordinate with federal agencies regarding plans for regional facilities, such as the Mountain Home Air Base and the National Guard at Gowen Field, to minimize the potential impacts of major fluctuations in troop levels on Boise City. Goal EC7: Continue to coordinate with state and federal agencies.
EC7.1: PLANNING COORDINATION Coordinate closely and on an on-going basis with state and federal agencies on issues that affect each respective agency such as facility expansion plans that change the demands on city services. EC7.2: LEVERAGING RESOURCES Work closely with state and federal agencies to ensure that resources are used efficiently to mutual benefit such as coordinating efforts on transportation programs and facility improvements. EC7.3: IDAHO NATIONAL GUARD Continue to support the role of the Idaho National Guard at Gowen Field as a significant contributor to the economic base of the community, region and state.
State and federal agencies provide significant employment opportunities in Boise City.
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CITYWIDE VISION AND POLICIES | A STRONG DIVERSE ECONOMY
REINFORCE THE ROLE OF DOWNTOWN BOISE AS THE CITY, STATE, AND REGION’S CIVIC, CULTURAL, AND EMPLOYMENT CENTER Downtown Boise has long been the center of the community and the hub of government, cultural, and employment activities for the region. A great deal of effort has gone into the revitalization of Downtown in recent years. These efforts have proven fruitful as Downtown continues to attract new housing, jobs, and activity and is emerging as a full service urban neighborhood. The city will continue to support Downtown revitalization efforts through the development of updated design and development standards and other efforts working in conjunction with the CCDC. The goals and policies outlined below are intended to provide broad guidance on the role of Downtown within the context of the regional economy and the community as a whole. More detailed policies specific to the Downtown Planning Area are provided in Chapter 4: Planning Area Policies. Goal EC8: Continue to Enhance Downtown’s Vitality.
assessments in other areas of the city. EC8.5: SPECIAL EVENTS Support special events such as festivals, street fairs, parades, sporting events, and concerts that create a positive local, regional, and national image of the city and promote Downtown activity.
Downtown should contain attractions for day and night to maintain and increase business and activity. EC8.1: PUBLIC PRIVATE PARTNERSHIPS Maintain and develop public/private partnerships that help support Downtown development efforts. EC8.2: INFILL AND REDEVELOPMENT Work with the CCDC to promote infill and redevelopment in Downtown through update of the core area zoning and development of special area plans for priority areas. EC8.3: HOUSING Work with CCDC to promote housing in the Downtown core through the implementation of the Downtown Boise Housing Study. In particular, ensure that future development includes housing at a range of price points. EC8.4: DEVELOPMENT INCENTIVES Work with CCDC to identify potential barriers to Downtown development, and to explore opportunities to incentivize higher-intensity development such as a review of fees and assessments in relationship to similar fees and BLUEPRINT BOISE
Special events Downtown attract visitors who may not normally frequent Downtown. EC8.6: DOWNTOWN MOBILITY Work with transit and transportation agencies, BSU, and Downtown organizations to implement the Downtown Boise Mobility Study. Monitor all transportation demands in the downtown area and work with ACHD and ITD to adopt appropriate level of service standards for vehicles, pedestrians, and bicycles. EC8.7: USE CONFLICTS Work with the Downtown Boise Association to implement the recommendations of the 2009 International Downtown Association Advisory Panel to manage potential conflicts among the office market, hospitality and entertainment uses, and housing. 2-75
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#7: A Safe, Healthy, and Caring Community
An important aspect of Boise’s transition to becoming more sustainable - with economic, social, and environmental systems are in balance – is to continue being a safe, healthy, and caring community. Boise residents rely on the city’s police and fire departments to keep them safe and to protect their property. Monitoring existing growth patterns and carefully planning for future growth helps to ensure that the city’s emergency personnel have the equipment and personnel necessary to respond to calls throughout the community. Careful planning also ensures that the city’s neighborhoods, schools, work places, and other gathering places are sited so as to minimize risks to life and property from natural hazards such as floods and wildfires. In addition to ensuring the safety of the community, Boise seeks to promote the health and wellness of
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its residents by ensuring health care services are accessible to the community, and encouraging active lifestyles, and by ensuring that residents have access to a range of indoor and outdoor recreational activities. Lastly, Boise strives to be a caring community that values the health and well-being of each of its residents, and seeks to provide the range of social services necessary to address a full spectrum of needs. Goals and policies in this chapter are based on the following principles: Protect life and property from natural hazards; Promote a safe community; Promote active living and healthy lifestyles; and Support a range of health and social services.
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CITYWIDE VISION AND POLICIES | A SAFE, HEALTHY, AND CARING COMMUNITY
Principles, Goals, and Policies for a Safe, Healthy, and Caring Community (SHCC): PROTECT LIFE AND PROPERTY FROM NATURAL HAZARDS Boise’s scenic natural setting brings with it a number of natural hazards and the risks associated with those hazards. Flooding, wildfires, landslides, and, on rare occasions earthquakes, have all posed a threat to Boise at some time in the past and will likely do so again at some point in the future. Day-to-day decisions made about where and how growth will occur can affect the impact that natural disasters have on the community if and when they do happen. The goals and policies outlined below are intended to minimize the potential for harm to people and property. Goal SHCC1: Minimize the degree of risk to life and property from wildfire. SHCC1.1: DEVELOPMENT STANDARDS Implement development standards such as a mitigation measures matrix, access standards, noncombustible roofs, sprinklers, clear space, and other measures in areas prone to wildfire. SHCC1.2: PUBLIC EDUCATION AND AWARENESS Promote public education and awareness of wildfire prevention and protection. SHCC1.3: WILDFIRE RESPONSE PLANS Develop, maintain, and regularly update emergency plans for wildfire response. SHCC1.4: FEDERAL AGENCY AGREEMENTS Expand current agreements with the U. S. Bureau of Land Management (BLM) and U. S. Forest Service to provide aerial fire fighting resources. SHCC1.5: WATER RESOURCES Implement strict controls over the use of water during wildland fires and develop strategies for use of other water resources. SHCC1.6: WILDLAND URBAN INTERFACE Monitor the effectiveness of provisions to protect structures and prevent loss in the wildland urban interface.
Goal SHCC2: Account for known geologic and seismic risks in land use planning. SHCC2.1: LOCATION AND DISTRIBUTION OF HAZARDS (a) Develop and maintain thorough knowledge of the location and distribution of geologic, seismic, and hydrologic hazards related to slope and soil stability, erosion, water table levels, and ground movement.
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Boise’s natural setting presents a number of known hazards, such as wildfire. (b) Coordinate with Ada City-County Emergency Management on information regarding seismic/ geologic hazard locations. SHCC2.2: DEVELOPMENT IN HAZARD AREAS Support land use patterns and locational criteria that prohibit development in known geologic hazard areas or significantly reduce risk by requiring geologic assessment and engineering prior to construction in these areas. SHCC2.3: PUBLIC FACILITIES (a) Design and operate public safety facilities to maximize their ability to remain safe and functional during and after disasters. (b) Mitigate problems with existing, substandard city-owned structures according to priority based on level of risk, hazard to life, type of occupancy, method of construction, physical condition, and location. SHCC2.4: HILLSIDE REVEGETATION Require revegetation plans in hillside areas to promote erosion control.
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Goal SHCC3: Minimize risk from flood hazards to life, property, and public investment.
SHCC3.7: PUBLIC ACQUISITION Support the public acquisition of properties located in the floodplain
Goal SHCC4: Ensure that emergency management plans, equipment and services are sufficient for potential disaster response.
Flood control improvements help reduce runoff during flood events. SHCC3.1: PUBLIC INFORMATION/COORDINATION Maintain and update public information regarding the nature and location of flood hazards in Boise. SHCC3.2: DEVELOPMENT STANDARDS Maintain and enforce location criteria and development standards that minimize financial loss and maximize protection of property in the event of flooding. SHCC3.3: EROSION PREVENTION Protect the Boise River banks and Foothills gulches from further erosion by enacting programs to install and maintain stream side native vegetation. SHCC3.4: FLOOD CHANNEL CAPACITY Explore strategies to maintain flood channel capacity in the Boise River, including annual spring flushing from the reservoirs or periodic dredging.
SHCC4.1: DISASTER RESPONSE PLANNING (a) Participate in the update to the 2006 All Hazards Mitigation Plan with Ada City-County Emergency Management. (b) Provide personnel and resources from Boise’s departments of Fire, Police, Public Works, Development Services, and Parks and Recreation in support of emergency management disaster response plans. (c) Maintain personnel, resources, and training necessary within the city to provide the disaster response called for in the emergency management disaster response plans. (d) Coordinate with State of Idaho Disaster Services and the City-County Emergency Management when preparing disaster response plans and when considering floodplain or seismic ordinance standards. SHCC4.2: EARTHQUAKE RESPONSE Develop, maintain, and regularly update emergency plans for earthquake response, including information on critical facilities; dam, bridge, and road damage potential; and alternative routing for emergency vehicles. SHCC4.3: CITIZEN AWARENESS Ensure that all citizens have access to information regarding emergency preparedness and response. SHCC4.4: MUTUAL AID PROGRAMS Promote and maintain emergency operations mutual aid programs with other public agencies.
SHCC3.5: RIVER ACCESS Preserve and obtain adequate access to the river for flood-control maintenance at the time of new development along the river. SHCC3.6: STREAM FLOW AND PRECIPITATION DATA Continue to obtain stream-flow and precipitation data on the seven major tributaries in the Foothills for emergency preparedness and planning purposes.
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Figure 7: Flood Hazards
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Figure 8: Wildland Urban Interface
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CITYWIDE VISION AND POLICIES | A SAFE, HEALTHY, AND CARING COMMUNITY
PROTECT LIFE AND PROPERTY FROM NATURAL HAZARDS Boise’s scenic natural setting brings with it a number of natural hazards and the risks associated with those hazards. Flooding, wildfires, landslides, and, on rare occasions earthquakes, have all posed a threat to Boise at some time in the past and will likely do so again at some point in the future. Day-to-day decisions made about where and how growth will occur can affect the impact that natural disasters have on the community if and when they do happen. The goals and policies outlined below are intended to minimize the potential for harm to people and property. Goal SHCC5: Ensure that as population and density increase in Boise, the crime rate does not.
SHCC5.3: COMMUNITY-BASED CRIME PREVENTION Support and encourage community-based crimeprevention efforts through regular interaction with and coordination with the existing Neighborhood Watch program, assistance in the formation of new Neighborhood Watch groups and regular communication with neighborhood and civic organizations. SHCC5.4: PATROL METHODS Increase the use of officers on foot, and bike, in neighborhoods and districts designated by the Police Department.
Community-based crime prevention efforts, such as this Neighborhood Watch group, contribute to the safety of the city’s neighborhoods. SHCC5.1: POLICE STATION LOCATIONS Utilize existing police stations and acquire new stations at locations consistent with the Boise City Police Long Range Plan and this Comprehensive Plan.
SHCC5.5: CRIME PREVENTION THROUGH ENVIRONMENTAL DESIGN Establish a Crime Prevention through Environmental Design program to promote building and site designs with well-defined and defensible spaces and an integrated mix of uses that provides opportunities for 24-hour activity. The program should include review of the demographic setting of the project, the intended uses and users of buildings and areas, designs that will encourage proper use of the facility, and maintenance of visibility of those areas through proper landscaping, lighting, and building layout.
SHCC5.2: RESPONSE TIMES Maintain adequate staffing levels and continue to improve response times, as outlined in Table 3, Level of Service Standards for Community Services and Facilities.
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Goal SHCC6: Ensure fire protection is available for all structures, and create methods of reducing fire hazards as a means of saving lives and property.
SHCC7.2: CITIZEN CPR TRAINING AND PUBLIC EDUCATION (a) Encourage citizen CPR (cardiopulmonary resuscitation) training programs using existing personnel and resources. (b) Develop and implement additional public education activities that promote safety. SHCC7.3: RESCUE CAPABILITIES Maintain and enhance rescue capabilities that include extrication, trench rescue, high-angle rescue, water rescue, and urban rescue.
Goal SHCC8: Minimize risk to life and health from exposure to hazardous materials. Boise City Fire Station #14 SHCC6.1: BOISE CITY FIRE DEPARTMENT MASTER SITING PLAN (a) To ensure consistency with this Comprehensive Plan, update the Boise City Fire Department Master Siting Plan on a periodic basis. (b) Utilize existing fire stations and acquire new stations at locations consistent with the Master Siting Plan. (c) Utilize joint fire stations and operation agreements with adjoining fire districts and other emergency responders. SHCC6.2: CONFORMANCE WITH REGULATORY STANDARDS Require, through the development review process, that all structures and facilities adhere to applicable city, state, and national fire standards and safety guidelines. SHCC6.3: FIRE INSPECTION PROGRAM Maintain the fire inspection program as a means of identifying and remedying potential hazards before fires occur. SHCC6.4: COMMUNITY EDUCATION Educate and inform the public on fire safety and hazardous materials to protect the community and the environment from unnecessary hazards.
Goal SHCC7: Optimize Emergency Medical Services. SHCC7.1: FIRST RESPONDER CAPABILITY Maintain the Fire Department’s first-responder capability of early defibrillation for the treatment of heart attacks.
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SHCC8.1: TANK FARM RELOCATION (a) Promote the relocation of tank farms and other hazardous or toxic materials storage site from within and adjacent to populated areas (such as along Franklin and Curtis Roads) to a more appropriate area. (b) Consider incentives that assist redevelopment of existing tank farms and other hazardous or toxic materials storage locations and assist applicants in obtaining appropriate entitlements for the relocation sites. Such city involvement shall not entail any acceptance of city liability. (c) Seek to enhance protective berming of tanks and other safety measures until relocation sites are implemented. SHCC8.2: LAND USE CONFLICTS Prohibit development of sensitive uses, such as schools and hospitals, adjacent to existing tank farms, pipelines, and other fixed facilities that store or use hazardous materials. SHCC8.3: TRAVEL ROUTES Designate appropriate travel routes for hazardous materials transportation. SHCC8.4: GROUNDWATER MONITORING Work with property owners to continue groundwater monitoring around existing tank farms and initiate programs to remediate contamination. SHCC8.5: SITE MAP Prepare and maintain a comprehensive list and map of sites known or suspected to contain hazardous wastes. SHCC8.6: TESTING AND REMEDIATION Require testing and remediation before development of any site identified on the contaminated sites list.
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GOAL SHCC9: Encourage the redevelopment or reuse of abandoned or underused areas identified as “brownfields.”
SHCC9.2: REUSE Explore opportunities to accommodate open space or recreation-oriented uses on brownfield sites not suitable for redevelopment with other uses.
SHCC9.1: REDEVELOPMENT Prioritize remediation efforts on city-owned brownfield sites in locations with redevelopment opportunities as an incentive for reinvestment.
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Figure 9: Potential Brownfield Sites 2-84
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CITYWIDE VISION AND POLICIES | A SAFE, HEALTHY, AND CARING COMMUNITY
PROMOTE ACTIVE LIVING AND HEALTHY LIFESTYLES Boise residents treasure their active lifestyles. For many residents, living an active lifestyle means being able to live in compact neighborhoods where they may walk or ride their bikes to work, to shop, or to take their kids to school. For others, having access to a variety of recreational opportunities and outdoor activities is equally or more important. In this regard, the city boasts an enviable system of parks and trails and access to the Foothills trail system. These amenities not only provide recreational opportunities, but enhance the built character of the community and promote the health and well-being of its residents. As the city’s pattern of growth evolves in the coming years, additional parks, trails, open space, and recreational programs will be needed to maintain the existing levels of service. Locations for additional neighborhood parks will need to be identified in established areas, such as in and around Downtown where the number of residents is anticipated to increase dramatically. Existing park standards should be reviewed and updated to ensure smaller, urban parks and community gardens are compatible. The goals and policies outlined below are intended to promote active living and healthy lifestyles through access to recreational services and facilities. Goal SHCC10: Provide a park system made up of a hierarchy of park types.
SHCC10.2: COMPREHENSIVE PARK AND RECREATION SYSTEM PLAN (a) The Boise 2011 Comprehensive Park and Recreation Plan is adopted by reference and as amended. (b) Support the implementation of the Ada County Open Space Task Force recommendations. SHCC10.3: CO-LOCATION Place a priority on locating neighborhood parks in conjunction with school sites.
Goal SHCC11: Promote healthy lifestyles though a balanced program of active and passive recreational services and facilities.
A variety of park types serve children of different ages and ensure that all children have a safe and appropriate place to play. SHCC10.1: PARK FUNDING Finance acquisition and development of parks through a variety of sources such as: general tax, utility franchise fees, park impact fees, general obligation bonds, local option sales tax, public private partnerships, certificates of participation, and public and private grants and foundations.
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SHCC11.1: YOUTH PROGRAMS Encourage public/private partnerships between the city and private or nonprofit groups and schools that operate youth programs that reach high risk youth groups in the community. SHCC11.2: SERVICES FOR THE ELDERLY AND DISABLED Offer a full range of indoor and outdoor recreation services to serve the therapeutic needs of the elderly and disabled. SHCC11.3: SERVICE LEVEL MONITORING Review demographic projections and land use plans on a period basis against the recreational standards contained in the Comprehensive Parks and Recreation System Plan in order to anticipate future recreation facilities and program service needs.
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Goal SHCC12: Provide natural open space areas where the public can observe nature and seek solitude, and where wildlife habitat can be protected. SHCC12.1: ENVIRONMENTALLY SENSITIVE AREAS (a) Encourage preservation of adequate open space and protect unique and environmentally sensitive areas. (b) Develop additional funding mechanisms to acquire unique and environmentally sensitive areas and other types of open space.
pedestrian and bicycle facilities, minimize parking impacts on adjacent neighborhoods, and minimize disturbance and harm to wildlife.
Goal SHCC13: Supplement parks and open space facilities with special use areas. SHCC13.1: COST-BENEFIT ANALYSIS Prepare a detailed cost-benefit analysis and maintenance impact statement before adding any proposed special-use area. SHCC13.2: SUSTAINABLE REVENUES Encourage a sustainable source of revenue for the operation of special use facilities.
Goal SHCC14: Provide trails and pathways that are designed for single or multiple types of users. SHCC14.1: DIVERSE NETWORK Acquire diverse networks of paths and trails by dedicating or exchanging land, using Foothills Levy funding, clustering development in exchange for density transfers, or by other development bonuses. Around the Next Turn: A 10 Year Management Plan for the Ridge to Rivers Trail System is adopted by reference.
Preserving this natural area protects the natural habitat while also providing a place to observe nature. SHCC12.2: ACQUISITION PRIORITIES (a) Focus public acquisition priorities on areas offering unique features or opportunities to observe nature and/or to protect wildlife habitat, such as: Foothills habitat areas; Bald Eagle and Great Blue Heron habitat areas; Gravel pits, ponds, and other areas of environmental concern adjacent to the Boise River, and Selected waterways throughout the AOCI. (b) Give lower priority to sites that, because of development constraints such as floodways, slopes and wetlands, will not be developed, with the exception of lands identified in the Potential Public Preservation Sites 1993. SHCC12.3: PUBLIC ACCESS Locate and design public access to open space areas to promote visibility, provide linkages to other
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Trails also provide an opportunity to observe and learn about nature while escaping from the city. SHCC13.2: PATH AND TRAIL DESIGN (a) Design paths and trails in accordance to the standards and policies identified in the Comprehensive Park and Recreation System Plan. (b) Continue to work with irrigation districts to provide multi-use pathways along canals.
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CITYWIDE VISION AND POLICIES | A SAFE, HEALTHY, AND CARING COMMUNITY
Castle Hills Park
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New Trails Ridge to Rivers Trails BPR Managed Properties This drawing is to be used only for reference purposes; The City of Boise is not responsible for any inaccuracies herein contained. This map is made in part from data prepared or compiled by Ada County. Ada County shall not be liable for inaccuracies or misuse of this map or data.
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Figure 10: Parks and Recreation Plan
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Figure 11: Pathway System
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CITYWIDE VISION AND POLICIES | A SAFE, HEALTHY, AND CARING COMMUNITY
SUPPORT A RANGE OF SERVICES FOR FAMILIES AND PERSONS IN NEED Despite the high quality of life many Boise residents enjoy, the community is not immune to the challenges of homelessness, alcohol and drug abuse, child neglect, spousal abuse, mental illness, health care access, and other social issues. Although the city’s statutory authority does not include social services, Boise recognizes the need to protect the health and quality of life of its residents, including its most vulnerable populations. The city has demonstrated this commitment through its ongoing support of health care, elder care, and social service organizations in the community and through its leadership role in coordinating social service initiatives. The goals and policies outlined below are intended to reinforce the city’s commitment to its residents and its desire to be a healthy, caring community. Goal SHCC15: Locate medical, mental health, and social services to maximize access to Boise residents.
SHCC14.4: ALLUMBAUGH HOUSE Continue to support with other local partners the ongoing operation of the regional detox center.
Goal SHCC15: Encourage wellness through care and prevention. SHCC15.1: TECHNICAL ASSISTANCE Provide technical assistance to local organizations that deliver health and social services to seniors, homeless persons, low income citizens, and other groups with special needs. SHCC15.2: COMMUNITY AWARENESS Participate in school and agency programs to: Provide healthy meals; Combat tobacco, alcohol, and drug dependency; All residents of Boise should have equal access to medical facilities. SHCC14.1: COORDINATION OF RESOURCES Coordinate with existing health care and social service providers and other cities and counties in the region to fully optimize available resources and efforts and to identify and fill potential gaps in service. SHCC14.2: TRANSIT ACCESS Work with VRT to ensure health care and social service facilities are accessible to residents, especially to the elderly and disabled. SHCC14.3: FACILITY SITING AND EXPANSION Work with health care and social service providers on upgrades to and expansion of existing facilities as well as the siting of new facilities through the implementation of the St. Luke’s and St. Alphonsus master plans.
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Raise awareness on suicide prevention resources; Distribute city parks and recreation materials through the schools; and Distribute information about the benefits of proper nutrition and exercise.
Goal SHCC16: Provide permanent supportive housing first to those who are experiencing chronic homelessness and then to expand services to others who are experiencing intermittent homelessness. SHCC16.1: 10- YEAR PLAN TO REDUCE AND PREVENT CHRONIC HOMELESSNESS The 2007 10-Year Plan to Reduce and Prevent Chronic Homelessness is adopted by reference. SHCC16.2: FAMILY HOMELESSNESS Coordinate the on-going engagement of area businesses and faith-based organizations to reduce family homelessness.
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COMMUNITY STRUCTURE AND DESIGN
Chapter 3: Community Structure and Design This chapter establishes a land use framework for future development in Boise’s AOCI over the next 10 to 20 years. This framework includes the types of places the community would like to foster and the land use patterns that will be encouraged in each of those places. The Future Land Use Map and accompanying land use criteria will be used to guide future development decisions, infrastructure improvements, and public and private investment within Boise’s AOCI. This chapter also contains a series of design principles, that provide guidance on the desired form and character of different types of development. The design principles will set the stage for planned amendments to the city’s zoning code and will help promote a more sustainable pattern of development in Boise City. Planning area policies contained in Chapter 4 should be used in conjunction with this chapter to ensure future development in the city’s eleven planning areas is compatible with the unique characteristics of each area.
Creating Places
Mixed-Use Activity Centers;
Neighborhoods;
Commercial/Employment Areas;
Public/Institutional Areas;
Parks, Open Space, and Conservation Areas;
Corridors;
Community Gateways; and
Special Districts and Master Plan Areas. The structure created by these places was captured on the Structure Plan map, which served as a foundation for discussions throughout the planning process and subsequently helped shape the Land Use Map and land use categories defined in this chapter.
The Structure Plan map, above, served as a foundation for the Future Land Use Map. Early in the planning process, the community was asked to help define the overall “structure” of the community—the types of places that make Boise a desirable place to live, work, recreate, and visit. Based on those discussions, it was determined that Boise’s built and natural environment is comprised of the following types of places:
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Future Land Use Map This chapter defines the types, characteristics, and distribution of land uses that may occur within the AOCI during the next 10 to 20 years. The Future Land Use Map identifies where the city would support the development of these uses. Future annexations by the city may occur within the AOCI. The type and distribution of uses on the Land Use Map are reflective of the city’s desire to promote a more predictable, sustainable, and connected pattern of development for the future. The Future Land Use Map is intended to serve as a guide for future zone changes. In most cases, land
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COMMUNITY STRUCTURE AND DESIGN use designations generally follow existing parcel lines, roadways, and other geographic boundaries. If the land use designation shown on the Future Land Use Map does not follow an existing parcel line, the actual delineation of land use categories shall be established at the time of zoning and/or development request. Future zone changes should generally adhere to the land use categories depicted on the Future Land Use Map, but flexibility in interpretation of the boundary may be granted by the Planning and Zoning commission, provided the proposed change is consistent with the principles, goals, and policies contained in this plan. Density ranges outlined for each land use category are based on gross acreage
and are intended to define overall densities for a planning area rather than for individual parcels. For parcels 1.5 gross acres or less in size the Land Use Designation need not be adhered to, provided other policies of the Blueprint Boise are found to support the proposed use. The Future Land Use Map identifies the following types of places and accompanying land use categories, each of which is described in this chapter:
Table 5: Types of Places and Applicable Land Use Categories Types of Places
Applicable Land Use Categories
MIXED-USE ACTIVITY CENTERS
Varies by type of activity center, but generally includes: Downtown Mixed-Use, General Mixed-Use, Commercial, and High-Density Residential.
NEIGHBORHOODS
High-Density Residential, Compact, Suburban, Large Lot, and (Foothills only) Buildable.
COMMERCIAL/EMPLOYMENT
Commercial, Office, and Industrial.
PUBLIC/INSTITUTIONAL AREAS
Public/Quasi-Public, Airport, and Education.
PARKS, OPEN SPACE, AND CONSERVATION AREAS
Parks and Open Space, and (Foothills Plan only) Slope Protection.
CORRIDORS
All land use categories that are adjacent to the defined corridor— typically Mixed-Use, Commercial, Office, and High-Density Residential, that are typically transit-supportive.
COMMUNITY GATEWAYS
All land use categories defined in vicinity of designated community gateways.
SPECIAL DISTRICTS AND MASTER PLANS
BSU Master Plan, and Planned Community.
3-2
BLUEPRINT BOISE
COMMUNITY STRUCTURE AND DESIGN
Areas of Change and Stability The Future Land Use Map is built upon the idea that the degree of change—the amount of new development or redevelopment likely to occur in different areas of the community—varies dramatically. Some areas, such as Downtown, may see substantial infill and redevelopment over the coming years, while many existing single-family neighborhoods are stable and unlikely to see much development activity at all. In areas where change is likely, it will generally occur through a combination of: New Development—Development occurring on agricultural lands, range lands, or other previously undeveloped land;
Infill Development—Development on a vacant or substantially vacant tract of land surrounded by existing development; and
Redevelopment—Development on a tract of land with existing structures where all or most of the existing structures would be razed and a new structure or structures built. A general assessment of each planning area was conducted as part of the planning process to identify established land use patterns; existing zoning, areas where new development, infill, or redevelopment could occur; and the types of development that would be likely to occur in each location. This assessment helped shape the distribution of future land uses within the AOCI. Additional discussion on the types of growth anticipated in each planning area and specific policies to guide future growth are provided in Chapter 4 of this plan.
BLUEPRINT BOISE
HOW WERE AREAS OF CHANGE AND STABILITY IDENTIFIED? A series of workshops was held with the Neighborhood Council and the broader community to help identify areas that are likely to see some degree of change in the future and those that are likely to remain stable. Generalized criteria used are summarized below:
Areas of Stability
New or recent construction
Established areas
Areas of Change Significant new development or redevelopment anticipated
Some infill and redevelopment opportunities
Reinvestment in established infrastructure needed
The process of identifying these areas helped define the distribution of land uses on the Future Land Use Map. A more detailed discussion of the criteria outlined above, and maps addressing the location and extent of these designations within each planning area, are included in Appendix C.
3-3
COMMUNITY STRUCTURE AND DESIGN
Design Principles This chapter establishes a series of design principles to guide the character and form of future development in different locations within the AOCI. The design principles are intended to build on community preferences expressed during the planning process regarding different types and intensities of development. The principles build on the types of features the community identified at a citywide level as favorable and discourages those features that were viewed as undesirable. The principles should be applied in conjunction with the planning area policies contained in Chapter 4. The design principles are intended to serve as the foundation for targeted amendments to the city’s zoning code. The principles address development at two levels: General Design Principles General Design Principles include design considerations that should be addressed as part of any development, regardless of whether the development is a large new development at the outer edge of the city, an infill development within an established neighborhood, or a multi-block redevelopment project in the heart of Downtown. Types of considerations addressed under General Design Principles include: pedestrian and street connectivity, architectural variety, and desired mix of uses, among others. Infill Design Principles Infill Design Principles address design considerations unique to infill and redevelopment occurring in older areas of the city. The primary role of these principles is to accommodate increased densities where appropriate, while protecting the character of Boise’s
3-4
established neighborhoods. Types of considerations addressed by the Infill Design Principles include: relationship to surrounding development, transitions in height and building mass, and other issues related to compatibility. Infill Design Principles are intended to apply in conjunction with the General Design Principles. Design principles are organized according to the types of places described above, but focus strictly on the built environment, which includes: Mixed-Use Activity Centers;
Neighborhoods;
Commercial/Employment Areas;
Corridors;
Gateways; and
Special Districts and Master Plans. In several instances, more than one set of design principles will apply. An example would be for an area identified on the Future Land Use Map as General Mixed-Use that falls within a designated activity center and is along a designated corridor. In this example, standards for both activity centers and corridors would apply. The following section contains a description of each type of place, characteristics of applicable land use categories, and design principles. Density ranges defined for each land use category are based on gross acreage and intended to define general overall densities for a particular land use rather than for individual parcels. Design principles for the Airport Influence Area, as identified on the map on page 3-41, are also included in this chapter.
BLUEPRINT BOISE
EDGEWOOD
N Eagle Rd
EAGLE
Eagle
D
St
N Sea
A SE
MA
N
G
N Bogus Basin Rd
wy
y 44
CA AY
PIERCE PARK
ht Rd
U
S
BA SI N d R as in B us N
B
og N Harrison Blvd
8TH
15TH
13TH
HARRISON N Harrison Blvd
15 16th S TH t 13 TH
N
N
N
L
S
S 6th 5th St St
Blv ol
BEACON
W AR
EF ro nt St St E P B ar lv k d
W
SP
O
!
!
!
!
!
!
Downtown Mixed-Use
Airport Public/Quasi-Public
Other
BO
IS PA E RK R
BSU Master Plan
WA R
E Boise
LAW
Fe de ra lW ay
GEKELER
VIS T A
HARD RC
N WE GO
COLE S Cole Rd
MAPLE GROVE
!
Public/Institutional
MS
Ave
New
84
Yor k Canal
PR
Planned Community ING
St
FE
DE RA
L
W AY
E Amity Rd
S
Slope Protection
Buildable
ECKERT
E
S Maple Grove Rd
FIVE MILE
IS
S Five Mile Rd
!
!
Parks and Open Space
BO
§ ¦ ¨
!
!
!
Parks/Open Space
ER
S
BO ISE AIR PO RT
!
!
!
sA ve
IV
CLOVERDALE
rin g
BERGESON rd rcha
W Amity Rd
84 WRIGHT
SO
AMITY
E Amity Rd
LINDEN
§ ¨
!
!
!
lv d
Sp
ER NT
!
!
PENNSYLVANIA
VICTORY
W Victory Rd
!
!
RO
NG S EW arm
!
!
Education
84
VICTORY
RI
Pa rk ce nte rB
PARKCENTER
W Beacon St
S Broadway Ave
IS E
BROADWAY
VISTA S Vista Ave
LE
M
DIVISION
S Pr otes t Rd
BO
W Kootenai St
Mixed-Use
S Apple St
St
PI TO
d
CA
S9 th
9T H
N 9th Ca St Blv pito d l N 8th St 6th N S N 8th 5th t St St
St 15 th
S 1 15 6th St th St N S S Ca pito l Blvd S Ca pit
N A B ven Av ue e
28TH
ROOSEVELT
S Orchard St
23RD
27TH
N 27th St
St 36 th W
S Curtis Rd
CURTIS
OVERLAND
W Overland Rd
le
Mixed-Use
E ERV RES McKINNLEY
APPLE
N Collister Dr
R IA L O N Orchard St
LATAH
LIBERTY
S Cloverdale Rd
MA IN FR O MY NT RT LE E
My rt
l
KOOTENAI
ST AT E
CE
S Eagle Rd
ana
St
AY LW
EAGLE
ORC HARD
N Five Mile Rd S Five Mile Rd
S Locust Grove Rd
hC
te
CK
aug
Sta
B TA
OVERLAND
W
vd
enb
Industrial
RT
ter Bl
St
W Rose Hill St
§ ¦ ¨
E Victory Rd
E Amity Rd
W Overland Rd
W Id a W M a ho S t in St W Fro nt St
FEDERA
Rid
Commercial
rkcen E Pa
OVERLAND
E Overland Rd
FO
er so n
ROSE HILL
Compact
Commercial/Employment
rk Pa d lv B
184
High Density
VIEW
E
184
Je ff
e Av
§ ¦ ¨ § ¦ ¨
Neighborhoods
e
184
W
ois
§ ¦ ¨
AM
a an ric me d S A Blv
A AN IC ER
St
B
84
EM
Office
W
§ ¦ ¨
W Franklin Rd
BRA
Suburban
St
FRAN KLIN
EMERALD
MAIN W Main
W Fairview Ave
ER
W Franklin Rd
ORCHARD
MILWAUKEE
CURTIS 184
W Emerald St
G
HIGHLAND
tle yr
FRANKLIN
Land Use Categories E ER
Large Lot
M
Meridian
184
W
E Franklin Rd
W Chinden Blvd
Neighborhood Activity Center
RIV
W Executive Dr
§ ¦ ¨
§ ¦ ¨
§ ¨ EMERALD
W Fairview Ave
S 27th St
N Five Mile Rd
EN
FAIRVIEW
W Fairview Ave
LL
K WAT ER PAR
D
NORTHVIEW
HI
IRENE
M EM S TE VE
N Milwaukee St
USTICK
S
MAPLE GROVE
s ran wy ete Pk N V orial m Me
COLE N Cole Rd
N Five Mile Rd
W
BO
TAFT
SUNSET
IN
E Pine Ave
th 36
H
FIVE MILE
ST AT E V IE
184
E Pine Ave
N
AM
EAGLE
N ddard Rd Mou Vie nta w D in r
C
FAIRVIEW
E Fairview Ave
CATALPA
MT N
W Ustick Rd
MITCHELL
N Cloverdale Rd
USTICK
CLOVERDALE
N Eagle Rd
E Ustick Rd
th 36
Community Activity Center
TH
St
WHITE
N Locust Grove Rd
E Ustick Rd
St
AD
LOCUST GROVE
E Ustick Rd
N Maple Grove Rd
W Go
EDNA
te
d St
McMILLAN
Sta
N
36
St
OWYHEE
lvd
GLENWOOD
en B
N Ca rtwrig
N Gary Ln
GARY
BOGART
S Eagle Rd
W McMillan Rd
ind
W
N Glenwoo
Ch
Regional Activity Center
d
W
ER
CASTLE
Garden City
CHIND EN
E McMillan Rd
CO
T IS LL
lR
W Chinden Blvd E Chinden Blvd
W Chinden Blvd
Legend Mixed-Use Activity Centers
RIV ER
RT
K
Hil
E Chinden Blvd
ISE
R PA
W
BO
PI E
E RC
N 36 th St
KW
STA TE
36TH N 36th St
COLLISTER
St
RIGHT W
tate
NW hite w Park ater Blvd
W. H ILL RD. P AR ES
TH
44
R AN
E. HWY
44
E Hw
ad Pk
Future Land Land Use Use Map Map
Rd
Y T N U TY O C UN E O IS C A D
W Hi ll Ro
lch man Gu
H
A
E Hi ll Rd
W Hwy 44
C UL
N Curtis Rd
tate
LR
O
ES
HIL
B
W State St
HORSESHOE BEND
FLOATING FEATHER
E Floating Feather Rd
N Hwy 55
W Floating Feather Rd
E
AMITY
W ar m
Area of Impact Sp
rin
gs
Corridors
Av e
UCTIO
LAK E
E Go
Major Travel Corridors FOR
EST
Transit Corridors Planning Areas
Rd
21
S
NO
n ch Te gy olo ay W
AY LW
SE
HIG H
nm ise
WA Y2
FOOTHILLS R
TH
W
ES
T
1 WEST BENCH
R an
COLUMBIA
NORTH END
d ¦ ¨ ¦§ ¨ § 184
§ ¦ ¨ ¦ ¨ § ¦ ¨ § 184
184
¦ ¨ §
184
84
l Way dera S Fe
S Pleasant Valley Rd
184
HOLILYNN
[
E Hwy 21
HIGHWAY
E Gowen Rd
ER A
S Cole Rd
wen
FE D
S Cloverdale Rd
§ ¨ 84
N MA EN
COLUMBIA
wen Rd
EIS
E Columbia Rd
EN W Go
W Lake Hazel Rd
S Eagle Rd
St
PLEASANT VALLEY
LAKE HAZEL
E Lake Hazel Rd
O
rd
PROD
S
ha rc
GOW
N
Interstate Highways DESERT
DO W
NT O
W N
EAST END
CENTRAL BENCH ¦ ¨ § 84
BA
RB
ER
¦ ¨ § 84
SOUTHWEST
AIRPORT
VA L
LE
Y
SOUTHEAST
HUBBARD
E Hubbard Rd
TEN MILE CREEK
0
E Memory Rd
E Deer Flat Rd
0.5
1
2
3 Miles
Source: City of Boise GIS, COMPASS, Clarion Associates October 5, 2018
COMMUNITY STRUCTURE AND DESIGN Insert Future Land Use Map (11 x 17” back page)
3-6
BLUEPRINT BOISE
COMMUNITY STRUCTURE AND DESIGN
Mixed-Use Activity Centers
Three types of Mixed-Use Activity Centers are identified on the Future Land Use Map: Regional, Community, and Neighborhood. Activity centers vary in their characteristics, size, location, mix of uses, and density range, as outlined on the following pages. The identification of these activity centers is intended to establish the general location of different types of activity center development in the city. Two mixeduse land use categories: Downtown Mixed-Use and General Mixed-Use illustrate the geographic extent of each activity center and establish locations suitable for mixed-use development outside of activity centers. The Mixed-Use Activity Centers designation and associated land use categories are intended to promote a more compact, pedestrian and transitoriented pattern of development in existing and new centers over time. These desired characteristics all contribute to the creation of a more sustainable pattern of development for Boise City—one of the major themes of this plan. Additional activity centers may be designated over time if the proposed centers
BLUEPRINT BOISE
(See Policy NAC1.2.): Are comprised of a mix of uses and are of a scale that is compatible with the surrounding neighborhood;
Are located in an area where the topography is suitable for higher-intensity development;
Provides a range of commercial/retail services not currently available in the immediate neighborhood;
Are served by and/or focused around an existing or planned rapid transit stop; and,
Are consistent with the goals, policies, and principles contained in this plan. Development occurring within the General MixedUse land use category outside of designated activity centers should be consistent with design principles for Mixed-Use Activity Centers, as well as design principles for Corridors, where applicable.
3-7
COMMUNITY STRUCTURE AND DESIGN
MIXED-USE ACTIVITY CENTER TYPES: Regional Activity Centers FUTURE LAND USE MAP SYMBOL
CHARACTERISTICS
Regional Activity Centers serve Boise residents as well as residents of the surrounding region. Each of Boise’s regional activity centers is unique in its scale, development intensity, and mix of uses. They typically include large-scale employment and retail uses, high-density residential, and mixed-use development. Regional Activity Centers for Boise are: Downtown Boise (see also, Downtown Mixed-Use Land Use Category, pg 3-12);
Micron industrial area;
Hewlett-Packard industrial area; and
Boise Towne Square Mall.
DESIRED PATTERN
SIZE
Typically between 50 and 150 acres.
DENSITY RANGE
Non-Residential/Mixed-Use: Typical floor area ratios (FARs) of between 0.5 and 2.0, although they may be as high as 10 or more in Downtown.
Residential: Residential densities typically greater than 20 dwelling units per acre.
MIX OF USES
Dependent upon the types of activities within the individual activity center. Ranges from a diverse mix of office, retail, restaurants, institutional, residential, and other uses in Downtown to predominately employment in the Micron area.
LOCATION
Typically located in close proximity to an interstate highway for visibility and ease of access. Regional activity centers should be located to minimize the impacts of traffic on neighborhoods.
DESIGN PRINCIPLES
Design principles for Mixed-Use Activity Centers apply. Corridor and Gateway design principles may also apply in some locations.
TRANSPORTATION
Street design typical of town center street typologies. Facilities include transit centers, wider sidewalks, and bike lane network.
ZONE DISTRICTS
Varies based on underlying land use category designation.
3-8
BLUEPRINT BOISE
COMMUNITY STRUCTURE AND DESIGN
MIXED-USE ACTIVITY CENTER TYPES: Community Activity Centers FUTURE LAND USE MAP SYMBOL
CHARACTERISTICS
Community Activity Centers are intended to meet the needs of a group of neighborhoods or the entire community. They are characterized as destinations that include grocery store anchors, moderate to high-density housing, office and service uses, and mixed-use development. Examples of Community Activity Centers include: Five Mile and Overland;
Five Mile and Ustick;
Eagle and McMillan;
Ustick and Cole;
Eckert and Warm Springs; and
Apple and Parkcenter.
DESIRED PATTERN
SIZE
Typically between 20 and 40 acres.
DENSITY RANGE
Non-Residential/Mixed-Use: Typical FARs of between 0.5 and 2. 0.
Residential: Typically between 12 and 20 dwelling units per acre.
Primary: Variety of retail, commercial, professional offices, financial institutions, and high-density residential, including live-work units. Non-residential space typically ranges from 25,000 to 150,000 square feet.
Secondary: While the mix of uses in most of the city’s Community Activity Centers today is fairly limited (typically retail and office uses), the incorporation of a broader mix of uses, including residential, is encouraged as existing centers evolve and new centers are constructed.
MIX OF USES
Mix of primary and secondary uses will vary based on adjacent uses, location, and access. LOCATION
Most appropriately located at the intersection of arterials, where they may be served by existing and planned transit and should include consideration of transit in new development. Existing and planned Community Activity Centers are identified on the Future Land Use Map. Additional centers may be identified consistent with Policy NAC1.2: Locational Criteria. (See Chapter 2.)
DESIGN PRINCIPLES
Design principles for Mixed-Use Activity Centers apply. Corridor and Gateway Design Principles may also apply in some locations.
TRANSPORTATION
Street design typical of town center street typologies. Facilities include transit centers, wider sidewalks, and bike lane network.
ZONE DISTRICTS
Varies based on underlying land use category designation.
BLUEPRINT BOISE
3-9
COMMUNITY STRUCTURE AND DESIGN
MIXED-USE ACTIVITY CENTERS TYPES: Neighborhood Activity Centers FUTURE LAND USE MAP SYMBOL
CHARACTERISTICS
Neighborhood Activity Centers are intended to serve one or more neighborhoods and are characterized by small-scale retail and service uses that may include mixeduse or attached housing opportunities. These centers are characterized by a compact scale and pedestrian-friendly design that encourages pedestrian access from adjacent neighborhoods. Examples of Neighborhood Activity Centers in Boise include: Hyde Park;
36th and Hill Road; and
Bown Crossing.
DESIRED PATTERN
SIZE
Typically between three to five acres; however, may be as small as one acre when integrated within a neighborhood.
DENSITY RANGE
Non-Residential/Mixed-Use: Typical FARs of between 0.5 and 2. 0.
Residential: Typically between 8 and 16 dwelling units per acre, but may be higher if designed in accordance with the design principles.
Non-residential: Restaurants, coffee shops, offices, and small-scale retail shops. Nonresidential space typically occupies less than 25,000 square feet.
Residential uses: A range of residential uses is encouraged and may include attached single-family units, garden apartments and patio homes, apartments or condominium units above ground floor retail uses, and live-work units.
MIX OF USES
Mix of primary and secondary uses will vary based on adjacent uses, location, and access. LOCATION
Existing and planned Neighborhood Activity Centers are identified on the Future Land Use Map. Centers are generally located at the intersection of a local street and an arterial street or two local streets. Additional centers may be identified consistent with Policy NAC1.2: Locational Criteria. (See Chapter 2.)
DESIGN CONSIDERATIONS
Design principles for Mixed-Use Activity Centers apply. Corridor and Gateway design principles may also apply in some locations.
TRANSPORTATION
Street design typical of town center street typologies. Facilities include transit centers, wider sidewalks, and bike lane network.
ZONE DISTRICTS
Varies based on underlying land use category designation.
3-10
BLUEPRINT BOISE
COMMUNITY STRUCTURE AND DESIGN
MIXED-USE LAND USE CATEGORIES General Mixed-Use FUTURE LAND USE MAP SYMBOL
CHARACTERISTICS
The General Mixed-Use land use category provides a foundation for Regional, Community, and Neighborhood Activity Center development. General Mixed-Use allows for a vertical or horizontal mix of uses, including residential.
DESIRED PATTERN
DENSITY RANGE
Typical FARs of between 0.5 and 2.0; although may be significantly higher in larger Community Activity Centers where transitions to adjacent neighborhoods can be incorporated.
MIX OF USES
Specific mix of uses will vary based on adjacent uses, location, and access. Generally includes a variety of retail, commercial, professional offices, restaurants, financial institutions, and high-density residential, including live-work units.
LOCATION
Located along corridors and within activity centers where it may be readily served by existing or future transit.
DESIGN PRINCIPLES
Design principles for Mixed-Use Activity Centers apply. Corridor and Gateway design principles may also apply in some locations.
TRANSPORTATION
Street design typical of town center street typologies. Facilities include transit centers, wider sidewalks, and bike lane network.
ZONE DISTRICTS
A-1, R-1A, R-1B, R-1C, R-1M, L-O, N-O, R-2, R-3, MX-1, MX-2, MX-3, MX-4, MX-5, MX-H, I-1, I-2, R-O, C-1, C-2, C-3, C-4, C-5, PC, H-S, M-1, M-2, M-4, T-1
BLUEPRINT BOISE
3-11
COMMUNITY STRUCTURE AND DESIGN
MIXED-USE LAND USE CATEGORIES Downtown Mixed-Use FUTURE LAND USE MAP SYMBOL
CHARACTERISTICS
The Downtown Mixed-Use land use category is intended to reflect the significance of Downtown Boise’s role as the center of the community and region. The category accommodates the broad range of conditions that exist in Downtown today and is intended to support adopted plans and policies for different neighborhoods and districts within the Downtown Planning Area.
DESIRED PATTERN
DENSITY RANGE
Typical FARs will generally be between 2.0 and 10.0, although higher intensities will be supported within the Downtown Core.
MIX OF USES
Primary: Varies by location, but generally includes a mix of civic, cultural, retail, restaurant, educational facilities, medical, hotel/convention, professional offices, financial institutions, medium/high-density housing, government (federal, state, and local) buildings and properties.
Secondary: Parking and transit facilities, plazas, squares, parks, open space, and trails.
Specific mix of uses should be tailored to adopted plans and policies for different neighborhoods and districts within the Downtown Planning Area, as applicable. LOCATION
Applies within the boundaries of the Downtown Planning Area.
DESIGN PRINCIPLES
Design principles for Mixed-Use Activity Centers apply. Corridor and Gateway Design Principles may also apply in some locations.
TRANSPORTATION
Street design based on adopted urban renewal plans and town center typologies. Facilities include multi-model transit center, wider sidewalks, and bike lane network.
ZONE DISTRICTS
A-1, R-1A, R-1B, R-1C, R-1M, L-O, N-O R-2, R-3, MX-1, MX-2, MX-3, MX-4, MX-5, MX-H, I-1, I-2 R-O, C-1, C-2, C-3, C-4, C-5, PC, H-S, M-1, M-2, M-4, T-1
3-12
BLUEPRINT BOISE
COMMUNITY STRUCTURE AND DESIGN
Mixed-Use Design Principles GENERAL DESIGN PRINCIPLES FOR MIXED-USE (GDP-MU) These General Design Principles apply to all mixed-use development occurring within designated Regional, Community, or Neighborhood Activity Centers on the Future Land Use Map, as well as areas outside of activity centers designated as General Mixed-Use. The principles address: the Relationship of Uses; Housing; Community Facilities; Pedestrian Access and Orientation; and Distinct Identity and are intended to promote a more compact and sustainable pattern of development in the city’s activity centers over time. These principles should be applied in conjunction with relevant planning area-specific policies contained in Chapter 4. Principle GDP-MU.1: Relationship of Uses
Principle GDP-MU.2: Housing (a) Encourage the incorporation of housing in activity centers either above retail storefronts or as an adjacent, but well-integrated, use to provide opportunities for residents to walk or take transit to shops, services, and jobs. (b) Incorporate higher-density housing and a wider range of housing choices in larger centers with existing or planned transit access. (c) Incorporate smaller-scale housing in Neighborhood Activity Centers that is compatible with the surrounding neighborhood context.
A vertically mixed-use building in Downtown, with retail at the street level and residential above. (a) Encourage a vertical mix of uses or a combination of vertically and horizontally mixed uses based on site size, access, surrounding uses, and the overall development context. (b) Locate active uses such as retail shops and restaurants at the ground level to provide pedestrian interest. (c) Concentrate active uses at key intersections, near existing or planned transit stops, or near major public spaces to increase visibility and promote pedestrian activity. (d) Ensure site plans address the possibility of transitioning surface parking and other underutilized features of a development to a higher intensity and more integrated pattern over time, if it is not achievable at the time of development.
BLUEPRINT BOISE
Retail and multi-family residential uses in this activity center are horizontally mixed and well integrated—both visually and physically.
Principle GDP-MU.3: Community Facilities (a) Incorporate schools, plazas, libraries, parks, and open space, and other community facilities into activity centers where appropriate to serve the needs of neighborhood residents.
3-13
COMMUNITY STRUCTURE AND DESIGN
(b) Encourage creative approaches to the design of community facilities in activity centers to reinforce the more compact nature of their surroundings and integrate them with other uses.
activity center and distinguish it from other activity centers in the city.
Distinctive architecture, lighting, signage, and other features help create a distinct character for each of the city’s activity centers.
Principle GDP-MU.6: Transit Access The integration of plazas and other more urban open spaces in activity centers provides a place for kids to play and adults to enjoy.
Principle GDP-MU.4: Pedestrian Access and Orientation (a) Design sites and orient buildings with an emphasis on the character and safety of the pedestrian realm:
Bring buildings close to the street;
Place parking behind or to the side of buildings; and
Provide clear pedestrian connections with generous sidewalk widths, low-level lighting, and outdoor gathering spaces. (b) Incorporate a pattern of walkable blocks in activity centers with frequent and clear pedestrian connections to surrounding neighborhoods, transit corridors and stops, parks, trails, and open space. (c) Tailor block sizes to those found in Boise’s traditional neighborhoods, which are generally less than 400 feet, with the exception of Downtown’s much smaller blocks.
(a) Design activity centers to support existing and planned transit. Cluster activity-generating uses, such as retail stores, restaurants, and daily services along transit corridors and surrounding transit stops and provide direct pedestrian access. (b) Concentrate high-density residential at the core of activity centers and within ¼ mile of existing and planned transit stops to provide ease of access and to promote increased ridership over time.
Principle GDP-MU.7: Sustainability Encourage energy-efficient construction techniques, materials, designs, and other strategies as part of new activity centers or rehabilitation efforts, consistent with the sustainability policies contained in Chapter 2.
Principle GDP-MU.5: Distinct Identity Incorporate a variety of features, such as varied materials, architectural detailing, facade articulation, varied building heights and scale, signage, landscaping, public art and other urban design elements to help establish a unique identity for each 3-14
The 36th Street Garden Center received a Silver LEED certification for its environmental design. BLUEPRINT BOISE
COMMUNITY STRUCTURE AND DESIGN
HORIZONTAL VS. VERTICAL MIXED-USE Vertical mixed-use “Vertical mixed-use” refers to the integration of two or more land use types within a building, occurring on different floors. A typical example of a vertical mixed-use building would incorporate active uses, such as stores, offices, and restaurants, at the street level and residential or office uses on the upper floors—as traditionally found in Downtown Boise and in Neighborhood Activity Centers such as Bown Crossing.
Horizontal mixed-use “Horizontal mixed-use” refers to a pattern where several types of uses or buildings, together with residential, are included as part of a cohesive development in proximity to each other – but each building would contain its own separate use. They would be designed as a set of coordinated uses, with common parking areas, strong pedestrian connections, and similar design features, but would contain separate uses in each building.
BLUEPRINT BOISE
3-15
COMMUNITY STRUCTURE AND DESIGN
INFILL DESIGN PRINCIPLES FOR MIXED-USE (IDP-MU) These Infill Design Principles apply to all mixed-use development occurring within an established context in designated Regional, Community, or Neighborhood Activity Centers, as well as areas located outside of activity centers that are designated for General Mixed-Use. The principles are intended to provide policy guidance on a range of techniques aimed at ensuring that higher-density development desired within activity centers is compatible with surrounding neighborhoods. These principles should be applied in conjunction with the General Design Principles for Mixed-Use above, as well as relevant planning areaspecific policies contained in Chapter 4. Principle IDP-MU.1: Mix of Uses Incorporate a broader range of uses (including housing) and higher-intensity development as opportunities to redevelop or revitalize existing centers occur over time, subject to these Infill Design Principles.
These homes were incorporated behind commercial uses along State Street, providing their residents the option of walking or biking to nearby amenities.
Principle IDP-MU.2: Relationship to Surrounding Neighborhoods Use the following techniques to promote compatibility between redevelopment within existing activity centers and the surrounding neighborhood: (a) Concentrate tallest buildings at the center of the site or along primary street frontages; (b) Provide gradual decreases in building height and mass so that new structures have a comparable scale as adjacent homes along the shared lot line or street frontage; (c) Respect existing block patterns by carrying street connections to and through the activity center; or
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(d) Incorporate lower-intensity housing types (e.g., townhomes, duplexes, etc.) along a shared street frontage.
A gradual decrease in height and building mass are used to provide a transition between the five-story infill development at right and its smaller-scale neighbors to the left.
Principle IDP-MU.3: Renovation of Existing Activity Centers (a) Incorporate pad-site buildings at the street edge to break up existing surface parking and help “frame” the street and the center’s entrance, where sufficient space is available. (b) Provide landscaping in combination with low walls to screen surface parking from the street. (c) Incorporate upper floors of housing or offices above existing strip centers where structurally and economically feasible. (d) Provide pedestrian linkages between the center and adjacent neighborhoods as part of a major rehabilitation effort, where they do not already exist.
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Neighborhoods
Four neighborhood land use categories are identified on the Future Land Use Map, reflecting the diversity of housing opportunities and neighborhood characteristics that the community values. Neighborhood land use categories include: Large Lot, Suburban, Compact, and High-Density Residential. The Buildable land use category is also included as part of the Neighborhood Designation, but its applicability is limited to areas identified within the Foothills Policy Plan.
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Design principles for neighborhoods are intended to promote a balanced mix of uses, a pedestrianoriented scale, distinct character, and integration with the surrounding community. Infill design principles for neighborhoods address issues of neighborhood compatibility that may arise as densities increase over time. Principles are not intended to promote neighborhoods that look and feel the same; rather, they are intended to enhance the character, accessibility, and livability of the city’s existing and future neighborhoods.
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NEIGHBORHOOD LAND USE CATEGORIES: Large Lot FUTURE LAND USE MAP SYMBOL CHARACTERISTICS
Large lot neighborhoods feature single-family detached homes on lots ranging from ½ to more than one-acre in size. Neighborhoods typically feature more rural characteristics, such as open fencing and rural roadway cross-sections (e.g., no curb and gutter or sidewalks) and in some areas exist as enclaves within urban areas. Topography and other natural features, as well as adjacent ranges and grazing lands, contribute to the overall character of these neighborhoods depending on their location. Clustering homes to preserve these features or provide shared open space for residents is encouraged.
DESIRED PATTERN
DENSITY RANGE
Typically 1-2 dwelling units/acre, although densities may be significantly lower in some locations.
MIX OF USES
Primary: Single-family detached homes.
Secondary: Parks, open space, trails, livestock grazing , small-scale agricultural uses and community gardens. Services for large lot neighborhoods are generally provided by adjacent activity centers.
LOCATION
Typically located at the fringe of urban development or in areas such as the Foothills where steeper terrain or other natural features are unsuitable for suburban or compact neighborhood development.
DESIGN PRINCIPLES
Design principles for Neighborhoods apply. Corridor and Gateway Design Principles may also apply in some locations.
TRANSPORTATION
Residential typologies in the Southwest Planning area are suitable. In the Foothills Planning Area, adapted Rural roadway typologies are suitable that account for steep terrain and off-road pathways.
ZONE DISTRICTS
A-1, A-2, R-1A, R-1B, L-O, N-O
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NEIGHBORHOOD LAND USE CATEGORIES: Suburban FUTURE LAND USE MAP SYMBOL CHARACTERISTICS
The Suburban land use category accommodates predominantly single-family detached homes on lots ranging from 7,000 to 11,000 square feet. Existing neighborhoods tend to be more isolated from surrounding uses and may require residents to rely more on driving to nearby shopping and employment destinations; however, a more integrated pattern is encouraged for new neighborhoods. This designation encompasses many areas of Boise developed between the 1950’s and today.
DESIRED PATTERN
DENSITY RANGE
3-5 dwelling units/acre.
MIX OF USES
Primary: Predominantly single-family detached homes served by adjacent activity centers; however, new suburban neighborhoods are encouraged to incorporate a mix of attached and detached dwellings.
Secondary: Parks, trails, open space and community gardens are typically integrated within each neighborhood.
MIX OF HOUSING TYPES
Predominantly single-family detached; however, may include attached single-family and multi-family units as part of a larger neighborhood development.
LOCATION
Varies; typical in developing areas of the AOCI.
DESIGN PRINCIPLES
Design principles for neighborhoods apply. Corridor and Gateway Design Principles may also apply in some locations.
TRANSPORTATION
Residential roadway typologies are suitable. Town Center typologies in areas at upper end of density range. Pedestrian-oriented streetscapes are desired (Principle GDP-N.5).
ZONE DISTRICTS
A-1, A-2, R-1A, R-1B, R-1C, L-O, N-O
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NEIGHBORHOOD LAND USE CATEGORIES: Compact FUTURE LAND USE MAP SYMBOL CHARACTERISTICS
Compact neighborhoods feature small lots (typically between 5,000-7,000 square feet), an interconnected network of sidewalks and streets, and in some cases, alley-loaded garages. This designation encompasses many of the older portions of the city, such as the North End, as well as some more recent developments designed with similar characteristics, such as Harris Ranch.
DESIRED PATTERN
DENSITY RANGE
6-15 dwelling units/acre typical.
MIX OF USES
Primary: Predominantly detached single-family homes on small lots; however, may also include a range of attached units (duplex, triplex, townhomes) and apartments and condominiums.
Secondary: Parks, open space, schools, community gardens and churches. The integration of Neighborhood Activity Centers is encouraged within compact neighborhoods to provide retail services, restaurants, employment, and other services within walking distance. A broader range of services is provided by nearby community and regional activity centers.
MIX OF HOUSING TYPES
The incorporation of a variety of housing types and price ranges is encouraged to provide choices for neighborhood residents.
LOCATION
Varies; typical of older portions of the city.
DESIGN PRINCIPLES
Design principles for neighborhoods apply. Corridor and Gateway Design Principles may also apply in some locations.
TRANSPORTATION
Town Center and Residential roadway typologies are suitable. Pedestrian-oriented streetscapes are desired (Principle GDP-N.5).
ZONE DISTRICTS
A-1, A-2, R-1A, R-1B, R-1C, R-1M, L-O, N-O, R-2, MX-1 PC
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NEIGHBORHOOD LAND USE CATEGORIES: High-Density Residential FUTURE LAND USE MAP SYMBOL CHARACTERISTICS
The High-Density Residential land use category encompasses many existing areas of multi-family development within the AOCI. Existing high-density residential neighborhoods are often isolated from surrounding neighborhoods and activity centers; however, new areas of high-density residential should be incorporated as part of neighborhoods and activity centers.
DESIRED PATTERN
DENSITY RANGE
15-45 dwelling units per acre.
MIX OF USES
Primary: Predominantly apartments, condominiums, and townhomes, but may also include four-plexes and duplexes.
Secondary: Parks, trails, recreational facilities, community gardens and neighborhood centers are typically integrated within each neighborhood.
LOCATION
High-density residential neighborhoods should generally be located within or adjacent to designated Mixed-Use Activity Centers and along Corridors where they may be readily served by transit.
DESIGN PRINCIPLES
Design principles for Neighborhoods apply. Mixed-use and Corridor Design Principles may also apply in some locations.
TRANSPORTATION
Town Center typologies are suitable. Pedestrian-oriented streetscapes are desired (Principle GDP-N.5).
ZONE DISTRICTS
A-1, A-2, R-1A, R-1B, R-1C, R-1M, L-O, N-O, R-2, R-3, MX-1 PC
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NEIGHBORHOOD LAND USE CATEGORIES: Buildable Area FUTURE LAND USE MAP SYMBOL
CHARACTERISTICS
The Buildable Area land use category encompasses areas identified by the Foothills Policy Plan as potentially buildable areas based on slope. Existing slopes in buildable areas are generally less than 25%, although pockets of slopes greater than 25% may exist. Detailed slope surveys are required prior to development.
DESIRED PATTERN
DENSITY RANGE
1 unit/40 acres; density bonuses may be granted in accordance with the Density Bonus Formula.
USES
Primary: Single-family detached homes.
Secondary: Parks, open space, trails, livestock grazing, and small-scale agricultural uses (where lot sizes permit).
LOCATION
Boise Foothills.
TRANSPORTATION
Rural and Residential roadway typologies are generally suitable but may require significant adaptation to accommodate site constraints.
ZONE DISTRICTS
A-2, other zones may be used consistent with Foothills Planning Area policies
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Neighborhood Design Principles GENERAL DESIGN PRINCIPLES FOR NEIGHBORHOODS (GDP- N) These General Design Principles apply to all types of neighborhoods as identified on the Land Use Map, including: Large Lot, Suburban, Compact, High-Density, and Buildable Area. The principles provide guidance on a range of site planning, urban design, and neighborhood character issues as they pertain to both new development and infill development. They are intended to enhance the livability and sustainability of the city’s neighborhoods over time. These principles should be applied in conjunction with relevant planning area-specific policies contained in Chapter 4. Principle GDP-N.1: Connectivity
A continuous network of pedestrian and bicycle connections is needed through and between the city’s neighborhoods. a) Provide a continuous network of sidewalks, bicycle, and pedestrian paths, and roadways to connect different areas of neighborhoods. (b) Establish linkages to activity centers and other adjacent uses, transit stops, and the surrounding community. (c) Avoid isolating neighborhoods with walls and gates that hinder pedestrian, bicycle, and vehicular connectivity. (d) Work with neighborhood residents to improve connectivity in established neighborhoods where sidewalks are absent or incomplete.
Parks and open space amenities should be integrated as part of neighborhoods to provide easy access for residents.
Principle GDP-N.3: Mix of Housing Types (a) Encourage a variety of housing types (e.g., single-family, duplex, townhomes, accessory dwelling units, apartments/condominiums). (b) Integrate distinct housing types at the neighborhood level—providing more than one type of housing (e.g., duplexes and single-family homes) on a single block where feasible. (c) Avoid creating large concentrations of specific types of housing, such as multi-family or affordable units within a neighborhood or segregating certain housing types from others.
Principle GDP-N.2: Integrated Parks and Open Space Network (a) Include or provide access to parks and open space amenities that appeal to residents of all ages and abilities. (b) Encourage alternatives to traditional parks, such as mini-parks, and public squares in the city’s more urban neighborhoods.
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COMMUNITY STRUCTURE AND DESIGN (b) Incorporate alleys where feasible as a means of shifting garage and parking access away from primary streets, allowing for narrower street cross-sections and reducing pedestrian/vehicle conflicts.
Principle GDP-N.6: Activity Centers
A variety of housing types provides housing options for residents and adds to the character of the neighborhood.
Principle GDP-N.4: Distinct Character Provide variety in the architectural style of homes and incorporate streetscape elements, signage, and other features that will help distinguish them from surrounding neighborhoods.
Principle GDP-N.5: Pedestrian-Oriented Streetscapes
Neighborhoods should include or provide access to an activity center and associated neighborhood services. (a) Include or provide access to an activity center within each neighborhood to meet the daily needs of area residents and provide community gathering spaces. Apply this principle to designated Mixed-Use Activity Centers, as well as schools, libraries, and other community facilities intended for shared use. (b) Provide direct pedestrian connections and a clear visual relationship between uses when an existing activity center is intended to serve a new neighborhood.
Principle GDP-N.7: Garage Placement
Rear alleys allow for a pleasing streetscape without the interruption of driveways and potential pedestrian and vehicular conflicts. Create neighborhood streetscapes that increase the comfort, safety, and enjoyment of pedestrians as follows: (a) Incorporate detached sidewalks with treelawns and street trees to encourage residents to walk, rather than drive to nearby activity centers and other destinations.
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Enhance the character of the street frontage and reduce the visual prominence of garages as follows: (a) Incorporate a variety of garage orientations (e.g., front-loaded, side-loaded) in neighborhoods without alleys. (b) Recess front garages behind the front façade or a front porch. (c) Limit the percentage of a home’s front façade that can be occupied by a garage door.
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Varied garage orientation creates a more visually pleasing and pedestrian-friendly street character.
Natural features, such as these wetlands, should be integrated into new neighborhoods as parks and open space.
Principle GDP-N.8: Preservation of Natural Features
Principle GDP-N.9: Preservation of Historic and Cultural Resources
(a) Plan neighborhoods to maximize the preservation of natural features, such as drainages, mature trees, documented wildlife habitat, steep slopes, and other unique features. (b) Integrate natural features as active and passive open space and trail corridors to serve the neighborhood and broader community, where appropriate.
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(a) Plan neighborhoods to maximize the protection of historic and cultural features. (b) Integrate historic and cultural features into the overall design of new neighborhoods where feasible, converting historic structures to community facilities or other uses and/or using cultural features to define interpretive themes, parks, or recreational amenities.
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Historic features can be integrated into the design of new neighborhoods.
Principle GDP-N.10: Cluster Development
Clustering residential development in the foothills helps preserve the natural landscape.
Use cluster development patterns to: (a) Preserve scenic view corridors or natural features; (b) Create transitions between areas of different development intensity; (c) Provide open space for the common use and enjoyment of residents and the broader community; and/or (d) Preserve cohesive blocks of agricultural land.
Small-scale agricultural uses such as this community garden should be integrated into new and existing neighborhoods.
Principle GDP-N.11: Sustainability (a) Incorporate energy-efficient construction techniques, materials, home designs, and other strategies in neighborhood design consistent with the sustainability policies contained in Chapter 2. (b) Site lots in new neighborhoods to maximize solar and wind access. (c) Encourage small-scale agricultural uses as an integrated component of neighborhoods— either through the continuation of an existing agricultural use or through the incorporation of community gardens or similar features intended to support the immediate neighborhood.
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INFILL DESIGN PRINCIPLES FOR NEIGHBORHOODS (IDP- N) These Infill Design Principles apply to all types of neighborhood development occurring within an established neighborhood context. The principles provide policy guidance on a range of techniques that may be employed to promote compatibility with the surrounding neighborhood. These principles should be applied in conjunction with the General Design Principles for Neighborhoods above, as well as relevant planning area-specific policies contained in Chapter 4 Principle IDP-N.1: Transitions in Building Height and Mass
(b) Maintain the traditional finish floor grade found along the block face. For example, on blocks where homes and yards have traditionally been elevated above the grade of the sidewalk, excavating existing yards to accommodate a walk-out basement or tuck-under garage is not appropriate.
Principle IDP-N.2: Streetscape Character Reinforce the established streetscape characteristics through the use of complementary setbacks, sidewalk widths, and street trees as part of infill and redevelopment projects.
The use of similar setbacks and sidewalk configurations for infill development help maintain the established character of the street.
Similar building massing and form and help ensure that infill development appears compatible with adjacent existing homes. (a) Ensure infill and redevelopment within established neighborhoods is compatible with the height, scale, existing , and massing of adjacent homes and the overall character of the street frontage. Use transitions in building heights and variations in side yard setbacks to reduce visual impacts on adjacent homes.
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Principle IDP-N.3: Garage Placement and Design (a) Minimize the placement of garages along the block face of residential streets. (b) Provide garage and parking access through an existing alley where possible to avoid the addition of new driveway curb cuts. (c) Provide a variety of garage orientations (e.g., front-loaded, side-loaded) or a shared access to a central bank of garages located behind the primary structure if alley access is unavailable.
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Commercial/Employment Areas
Three types of Commercial/Employment Areas are identified on the Future Land Use Map: Commercial, Office, and Industrial. Commercial/Employment areas vary in their characteristics, size, location, mix of uses, and density range, as outlined on the following pages. Designation of Commercial/Employment Areas on the Future Land Use Map is intended to recognize established Commercial, Office, and Industrial uses and the significant role these uses play in providing employment and services to the city and region; however, in some areas a transition in the form and/or mix of uses is desirable to promote a more compact, transit-supportive pattern of development.
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Design principles for Commercial/Employment Areas are intended to promote the revitalization of the city’s existing Commercial/Employment Areas over time. As opportunities arise through specific planning efforts in targeted areas, property-owner requests, and increased transit service, existing Commercial/ Employment Areas should be re-evaluated and reassigned to the General Mixed-Use designation if appropriate. Priority for such evaluation should be given to major travel corridors, existing and planned transit stops, and other areas where a more intense pattern of development may be suitable in the longterm.
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COMMERCIAL/EMPLOYMENT AREA LAND USE CATEGORIES: Commercial FUTURE LAND USE MAP SYMBOL CHARACTERISTICS
The Commercial designation is intended to provide opportunities for concentrated retail and commercial services. Many of the city’s established commercial areas are organized in a linear, auto-oriented pattern along major travel corridors. The revitalization of established commercial areas is encouraged to promote economic vitality and a more pedestrian and transit-friendly pattern of development. New commercial development should be incorporated within Mixed-Use Activity Centers as part of a broader mix of uses.
DESIRED PATTERN
RANGE OF DENSITY/ SIZE
0.35-1 FAR.
MIX OF USES
Primary: Convenience, neighborhood, community and regional shopping centers, hotels and motels, car sales, restaurants, entertainment, and similar uses; limited outpatient medical uses.
Secondary: Housing, offices, entertainment, and other complementary uses are encouraged as ancillary uses within commercial projects; however, developments seeking to incorporate a mix of uses are encouraged to seek a General Mixed-Use designation on the Future Land Use Map.
LOCATION
Commercial uses should generally be located at the intersections of arterials, convenient to customers and employees.
DESIGN CONSIDERATIONS
Design principles for Commercial/Employment Areas apply. Corridor, gateway, and mixed-use activity center design principles may also apply in some locations.
TRANSPORTATION
Town Center and Planned Commercial typologies are desired in concert with general design principles for commercial/employment areas. Commercial Collector and Commercial Local typologies may be appropriate in smaller activity centers and redevelopment of strip commercial areas.
ZONE DISTRICTS
A-1, A-2, R-1M, R-2, R-3, MX-1, MX-2, MX-3, MX-4 L-O, N-O, C-1, C-2, C-3, C-4, C-5, PC
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COMMERCIAL/EMPLOYMENT AREA LAND USE CATEGORIES: Office FUTURE LAND USE MAP SYMBOL CHARACTERISTICS
The Office designation is intended to provide opportunities for smaller office complexes consisting of a single building or several buildings not located in a typical office park setting. This designation is primarily intended to capture existing areas of office development. The creation of new, “single-use” office districts is discouraged. New office uses should be integrated with retail, housing, entertainment, and other complementary uses and are encouraged to seek a General Mixed-Use designation on the Future Land Use Map.
DESIRED PATTERN
RANGE OF DENSITY/ SIZE
0.35-1.0 FAR.
MIX OF USES
Primary: Professional offices, including smaller medical uses such as dentist offices and outpatient clinics. Intensive medical uses such as hospitals or other overnight care not allowed.
Secondary: Retail, housing, entertainment, and other complementary uses are encouraged as ancillary uses within an office project; however, developments seeking to incorporate a mix of uses are encouraged to seek a General Mixed-Use designation on the Future Land Use Map.
LOCATION
Office uses should generally be located along arterials and collectors and within designated mixed-use activity centers. Office uses may be used to provide a transition between intense retail uses and surrounding neighborhoods.
DESIGN CONSIDERATIONS
Design principles for Commercial/Employment Areas apply. Corridor, Gateway, and Mixed-use Activity Center Design Principles may also apply in some locations.
TRANSPORTATION
Town Center and Planned Commercial typologies are desired in concert with general design principles for commercial/employment areas. Commercial Collector and Commercial Local typologies may be appropriate in smaller activity centers and redevelopment of strip commercial areas.
ZONE DISTRICTS
A-1, A-2, R-1M, R-2, R-3, MX-1, MX-3, MX-H L-O, N-O, C-1, H-S, PC
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COMMERCIAL/EMPLOYMENT AREA LAND USE CATEGORIES: Industrial FUTURE LAND USE MAP SYMBOL CHARACTERISTICS
The Industrial designation is intended to provide for concentrated areas of employment.
DESIRED PATTERN
RANGE OF DENSITY/ SIZE
0.15-0.5 FAR.
USES
Primary Uses: Heavy and light manufacturing, warehousing, mini-storage, open storage, multi-tenant industrial parks, automotive repair and similar uses are permitted.
Secondary Uses: Ancillary or support uses such as restaurants, offices, health clubs and convenience centers may be located within any Industrial area provided they are not intended to function as a primary use.
LOCATION
Desirable locations for industrial uses vary by the type and potential impact of proposed uses, as well as the opportunity to create synergy with established uses in a particular area. Priority will be given to the following types of uses in these locations: Light manufacturing, warehousing, and multi-tenant light industrial operations will be encouraged to locate within the Franklin Industrial Corridor and within the Central Bench industrial area. The industrial area west of the Boise Air Terminal is considered a lower priority area for these uses.
Heavy industries and industrial uses that generate unusual noises and/or odors should be located within the industrial districts in the vicinity of the Boise Air Terminal.
High-tech industries and research and development facilities are strongly encouraged within the Hewlett Packard and Micron industrial areas. The Franklin Industrial Corridor is considered a lower priority area for these uses.
DESIGN PRINCIPLES
Design principles for Commercial/Employment Areas apply. Corridor, gateway, and mixed-use activity center design principles may also apply in some locations.
TRANSPORTATION
Industrial typologies are preferred. Smaller industrial areas may be served by roadway typologies in context with surrounding land uses.
ZONE DISTRICTS
A-1, A-2, I-1, I-2, I-3 L-O, N-O, C-1, M-1, M-2, M-4, T-1, T-2
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Commercial/Employment Area Design Principles GENERAL DESIGN PRINCIPLES FOR COMMERCIAL/EMPLOYMENT AREAS (GDP- C/E) These design principles are intended to promote a distinctive character and compatibility with adjacent uses for the city’s Commercial/Employment Areas. Areas located along a designated corridor or within a mixed-use activity center should also refer to design principles for those locations. Principle GDP-C/E.1: Building Design and Character
shops and restaurants in areas where pedestrian activity is desirable. (e) Ensure parking structures are visually integrated with the building(s) they are intended to serve.
Principle GDP-C/E.2: Building Orientation (a) Organize buildings to enclose and frame streets, parking lots, pedestrian walkways, outdoor gathering spaces, transit stops, and other site features. (b) Orient buildings so as to establish a strong visual relationship to the street, sidewalks, surrounding views.
This large building is designed with architectural elements that help break up the façade and provide visual interest at the street level. (a) Reduce the visual scale of large buildings as follows:
Break larger structures into multiple building volumes and masses;
Incorporate a variety of architectural elements, including recessed and protruding building elements to articulate building facades;
Incorporate roof line or height variations to visually differentiate the building massing, and incorporating recesses and setbacks on any elevation on upper floors of multi-floor buildings. (b) Use architectural elements to clearly define primary building entrances. (c) Avoid blank walls or walls with limited architectural detailing on the side or rear of structures (d) Provide visual interest for pedestrians through the incorporation of display windows and/or other architectural elements at the street level and the concentration of active uses such as
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This office building frames the corner and creates a strong visual relationship to the street.
Principle GDP-C/E.3: Site Planning (a) Locate storage areas and loading areas away from street frontages and conceal them with decorative screening or walls. (b) Provide a hierarchy of signs that is integrated with the overall character of the development, including informational signs for pedestrians.
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This storage and loading area is located away from the street and is screened from view.
This shaded walkway helps protect pedestrians from weather and visually defines the walkway.
Principle GDP-C/E.4: Relationship to Surrounding Development
Principle GDP-C/E.6: Parking Location and Screening
(a) Limit building heights to those of the adjacent neighborhood unless increased heights can be mitigated through use of buffer yards or architectural treatments. (b) Mitigate noise, odor, lighting, and other impacts minimize impacts on surrounding uses.
Principle GDP-C/E.5: Pedestrian Connections and Amenities (a) Provide direct pedestrian connections to adjacent uses, including surrounding neighborhoods. (b) Incorporate outdoor seating, plazas, and other public gathering spaces as part of the overall development to encourage pedestrian activity. (c) Use arcades, shade structures, and other architectural features to visually define pedestrian connections between buildings and provide protection from the elements.
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(a) Locate parking to the side or rear of buildings and away from primary street frontages. (b) Use landscaping or other treatments to screen surface parking from the street, soften the appearance of surface parking lots, and enhance the overall character of the development. (c) Encourage underground parking where appropriate and provide appropriate design elements to mitigate bulk and mass of aboveground parking garages.
Principle GDP-C/E.7: Sustainability Incorporate energy-efficient construction techniques, materials, and other strategies consistent with the sustainability policies contained in Chapter 2.
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INFILL DESIGN PRINCIPLES FOR COMMERCIAL/EMPLOYMENT AREAS (GDP- C/E) Infill Design Principles for Commercial/Employment Areas are addressed through principles for MixedUse Activity Centers and Corridors. Proposed developments should refer to the principles that best correspond to the site’s location.
The City Center Plaza Project/Main Street Station buildings are the ultimate in commercial infill development, located on the former US Bank parking lot at 777 W. Main adjoining The Grove Plaza. The Center houses the Clearwater Analytics Company, the Boise State Computer Department, and the Main Street Station Valley Regional Transit Center in the underground stories. This multi-use facility was the result of an integrated effort and funding by the Gardner Company, CCDC, Boise City, Valley Regional Transit, ACHD, and Boise State University: dedicated October 20, 2016.
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The Veltex Building, completed in 2004, is a well designed mixed use commercial infill project with commercial on the first level, and residential on the upper floors. It reflects the architectural detail and proportions of the buildings in the Old Boise Historic District in which it is located. It achieves the look of compatibility with the historic buildings, yet it is a thoroughly modern design.
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Public/Institutional Areas
Three types of Public/Institutional Areas are identified on the Future Land Use Map: Public/Quasi-Public, Airport, and Education. Public/Institutional Areas vary in their characteristics, size, and location as outlined on the following pages.
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Principles for Public/Institutional Areas are limited to those provided for development within the Airport Influence Area. Principles are intended to ensure future development within the Airport Influence Area is designed in accordance with the Airport Master Plan.
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PUBLIC/INSTITUTIONAL LAND USE CATEGORIES: Public/Quasi-Public FUTURE LAND USE MAP SYMBOL
CHARACTERISTICS
The Public/Quasi-Public designation includes facilities and services provided by the city, special districts, or by a quasi-public organization.
DESIRED PATTERN
RANGE OF DENSITY/ SIZE
Varies.
USES
Government offices, community centers, fire stations, libraries, hospitals, cemeteries, churches, and other places of worship. Also includes facilities needed for essential public services such as electrical substations, water and wastewater facilities, and other public utility-type uses.
LOCATION
Varies.
DESIGN PRINCIPLES
Design principles for neighborhoods, activity centers, or Commercial/Employment Areas apply, as applicable, depending on location.
TRANSPORTATION
Roadway typologies are dependent on general nature of the public facility. Public facilities that are open for frequent public visitation should be located on transit routes and in areas with well-developed pedestrian facilities.
ZONE DISTRICTS
A-1, A-2, MX-H, I-1, I-2, I-3 M-2, M-4, T-1, T-2
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PUBLIC/INSTITUTIONAL LAND USE CATEGORIES: Education FUTURE LAND USE MAP SYMBOL
CHARACTERISTICS
This designation includes all education and support services and facilities and applies to all existing and proposed public and private schools, colleges, and universities. Detailed master plans may apply.
DESIRED PATTERN
RANGE OF DENSITY/ SIZE
N/A
USES
Public and private schools, colleges, and universities and associated support services and facilities.
LOCATION
Varies based on facility type and size. Generally, schools should be centrally located within neighborhoods to allow for bike and pedestrian access and co-located with parks where feasible. Larger community and regional facilities should be located along major arterials and collectors to provide access from other areas of the community.
DESIGN PRINCIPLES
N/A; however, detailed master plans may apply to some facilities, such as BSU, as identified on the Future Land Use Map.
TRANSPORTATION
Roadway typologies are dependent on general land uses in the vicinity of the school. Universities and high schools should be located on transit routes, and all schools should be located in areas with well-developed pedestrian facilities.
ZONE DISTRICTS
A-1, A-2, MX-U U
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PUBLIC/INSTITUTIONAL LAND USE CATEGORIES: Airport FUTURE LAND USE MAP SYMBOL CHARACTERISTICS
This designation is intended to accommodate airport activity, aviation-related businesses, and the Idaho National Guard. It does not include commercial and industrial uses located around the airport.
DESIRED PATTERN
RANGE OF DENSITY/ SIZE
N/A
USES
Airport activity, aviation-related businesses and the Idaho National Guard.
LOCATION
Applies to the Boise Airport Environs and the additional area covered by the Airport Master Plan.
DESIGN PRINCIPLES
Design principles for the Airport Influence Area apply.
TRANSPORTATION
Connection to the interstate, regional arterial networks, and public transit is necessary to link the Airport to major regional destinations.
ZONE DISTRICTS
A-1, A-2, MX-2, MX-3, MX-4, I-1, I-2 L-O, N-O, C-1, C-2, C-3, C-4, C-5, M-1, M-2, M-4, T-1
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Figure 13: Airport Influence Areas
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Airport Influence Area Design Principles GENERAL DESIGN PRINCIPLES FOR THE AIRPORT INFLUENCE AREA (GDP- AIA) These General Design Principles apply to all development occurring within the Airport Influence Area, as identified on the Airport Influence Area map. The principles address soundproofing and compatible uses for each zone of the Airport Influence Area. These principles should be applied in conjunction with relevant planning area-specific policies contained in Chapter 4. Principle GDP-AIA.1: Noise-Sensitive Uses (a) Limit new development within Airport Influence Area C to non-residential uses; residential uses are prohibited and existing residential uses are considered non-conforming. (b) Limit expansion of existing noise-sensitive land uses. (c) Protect existing uses within the Federal Way and Airport heavy industrial area from encroachment by residential and other “noisesensitive” uses.
Principle GDP-AIA.2: Soundproofing and Use Restrictions All new development and existing structures within the Airport Influence Area must comply with the following: (a) All new residential development and new schools in Airport Influence Area A, which are affected by average day-night noise sound levels in the 60-65 DNL and/or aircraft traffic patterns below 1,000 feet, are required to provide a sound level reduction of 25 dB decibels. (b) All development within Airport Influence Area B is affected by average day-night noise sound levels in the 65-70 DNL and/or aircraft traffic patterns below 1,000 feet. Residential development or other noise sensitive development such as Schools, Universities, Religious Institutions, or Adult or Child Day Care
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Facilities are prohibited is not allowed within Area B. All compatible uses will be required to provide sound insulation in noise sensitive areas of a facility to achieve a noise level reduction of 35 decibels within the noise sensitive areas of a facility. (c) All development within Airport Influence Area B-1 is affected by average sound levels in the 65-70 60-65 DNL and/or aircraft traffic patterns below 1,000 feet. New residential development will be required to provide a sound level reduction of 30 dB decibels. For new residential development, the maximum density is three five residential units per acre with additional density being considered on a case-by-case basis. No new schools are allowed. Schools, Universities, Religious Insitutions, and Adult or Child Day Care Facilities are prohibited. Office and commercial use are compatible. All compatible uses will be required to provide sound insulation in Commercial uses are compatible but are required to provide insulation to achieve a nosie level reduction of 25 decibels within noise sensitive areas of a facility. (d) All development within Airport Influence Area C is affected by average sound levels greater than 70 DNL. The approved Airport Noise Compatibility Plan identifies that existing residential uses in this area are to undergo sound insulation. Residential uses in this area will be considered non-conforming and no new residential development is allowed is prohibited. Non-noise sensitive manufacturing, industrial and commercial uses are allowed. All compatible uses are required to provide sound insulation in noise sensitive areas of a facility.
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COMMUNITY STRUCTURE AND DESIGN
Parks, Open Space, and Conservation Areas
Three types of Parks, Open Space, and Conservation Areas are identified on the Future Land Use Map: Parks and Open Space, and Slope Protection. Land use categories vary in their characteristics, size, location, and uses, as outlined on the following pages.
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Additional policies regarding the location, types, and provision of parks and open space lands are addressed as part of citywide policies contained in Chapter 2: A Predictable Development Pattern.
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COMMUNITY STRUCTURE AND DESIGN
PARKS, OPEN SPACE, AND CONSERVATION LAND USE CATEGORIES: Parks and Open Space FUTURE LAND USE MAP SYMBOL CHARACTERISTICS
The Parks and Open Space designation encompasses all parks, open space, and recreational areas within the AOCI and is limited to such uses. This designation is intended to provide for the active and passive recreational needs of the community. Parks and open space are generally provided by the city and its regional partners; however, privately operated facilities which also serve recreational needs, such as golf courses, may be included.
DESIRED PATTERN
SIZE
Varies, ranging from as small as 1-3 acres to 40+ acres for regional facilities. Pocket parks or similar facilities may be smaller than one acre where necessary to serve increased densities within established neighborhood as a result of infill and redevelopment.
USES
Parks, trails, community gardens and other recreational facilities. Also includes passive open space and urban hardscape parks.
LOCATION
Varies based on facility type and size. Generally, neighborhood parks should be centrally located within neighborhoods to allow for bike and pedestrian access. Larger community and regional facilities should be located along major arterials and collectors to provide access from other areas of the community.
DESIGN PRINCIPLES
Existing park master plans.
TRANSPORTATION
Parks and open space areas should be served by well-developed pedestrian facilities, bike facilities, and pathways. Regional parks in urban areas should be served by public transit services, particularly when large events occur.
ZONE DISTRICTS
A-1, A-2
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COMMUNITY STRUCTURE AND DESIGN
PARKS, OPEN SPACE, AND CONSERVATION LAND USE CATEGORIES: Slope Protection FUTURE LAND USE MAP SYMBOL
CHARACTERISTICS
The Slope Protection designation generally coincides with areas identified as open space or slope protection areas by the Foothills Policy Plan. The designation is intended to protect the scenic quality of the Foothills, along with the wildlife habitat, sensitive plant species, and the general environmental quality of the area. While very limited residential is permitted within slope protection areas, these areas are generally intended to remain undeveloped.
DESIRED PATTERN
RANGE OF DENSITY/ SIZE
1 dwelling unit/40 acres.
USES
Single-family detached dwellings.
LOCATION
Within the boundaries of the Foothills Policy Plan.
TRANSPORTATION
Well-designed trails and pathway facilities are suitable. Rural roadway typologies may be suitable if designed to limit visual intrusion and to limit dust and erosion.
DESIGN PRINCIPLES
Additional policies apply—see Chapter 4, Foothills Planning Area.
ZONE DISTRICTS
A-2
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COMMUNITY STRUCTURE AND DESIGN
The Esther Simplot Park, dedicated in 2016, is the most recent addition to the “Ribbon of Jewels.” It is an expansive 55-acre site encompassing approximately 23 acres of ponds suitable for fishing, wading and swimming. It is adjacent to the Bernadine Quinn Riverside Park, and the two are joined by bike and pedestrian trails, and a waterway. Park features include trails, docks, wetlands, boardwalks, shelters, grassy open areas, a playground, bridges and restrooms. The paths in the park total approximately one mile in length.
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COMMUNITY STRUCTURE AND DESIGN
Corridors
The following types of Corridors are identified on the Future Land Use Map: Transit Corridors, Major Travel Corridors, and Interstate Highways. Transit Corridors Three corridors have been identified as future highvolume transit routes that may be served by buses, BRT, or fixed guideway transit (e.g., commuter rail or light rail). Also included are primary bus routes that serve the community. Although the type of service to be provided along these has yet to be determined in many cases, the purpose of their identification is to encourage land use patterns along these corridors that will support existing and future transit. Major transit corridors identified include: Rail Corridor: This freight rail corridor, also known as the “Boise Cutoff,” has been identified as an opportunity for future fixed-guideway transit to serve the Boise City and the surrounding region. Future land uses along the corridor should be supportive of this transit potential.
State Street (State Highway 44): Future plans for State Street have included widening
BLUEPRINT BOISE
between Downtown Boise and Eagle Road to accommodate a dedicated lane for transit. BRT would be the likely mode choice for this corridor.
Chinden/Broadway: This corridor is second only to I-84 in its importance as a regional travel corridor. Future plans for the Boise portion of the corridor will focus on pedestrian crossing enhancements, streetscape improvements, and various improvements to traffic operations. The corridor also serves as a key transit linkage between Downtown Boise, Garden City, and Eagle.
Major Travel Corridors Major travel corridors have been identified for their role in carrying traffic both within Boise and throughout the region. Together with the Interstate Highways noted below, they form a grid of north/ south and east/west connections for the community. Major corridors include: Franklin Road, Cloverdale Road, and Cole. While existing development patterns in many corridor locations are far from transitsupportive, they represent an opportunity for the
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COMMUNITY STRUCTURE AND DESIGN COMMUNITY STRUCTURE AND DESIGN community to promote a more compact pattern of development time that willcompact accommodate community toover promote a more patterntransit of in the future. over time that will accommodate transit development in the future. Interstate Highways Interstate Highways Boise is served by two Interstate Highways: I-84 and I-184,iswhich provide to Downtown and and other Boise served by twoaccess Interstate Highways: I-84 I-184, which provide access to Downtown and other
areas of the community. Due to the high-speed and gradeoforthe barrier-separated nature these corridors, areas community. Due to theofhigh-speed and Corridor Design Principlesnature are generally intended grade or barrier-separated of thesenot corridors, to be applied in Principles these locations. They are here Corridor Design are generally notnoted intended acknowledge their locations. significance within the city and to be applied in these They are noted here region and theirtheir relationship to the other to acknowledge significance within thecorridors city and described region andabove. their relationship to the other corridors described above.
Broadway Bridge-Old (1956-left) & New (September 2016-right) The new bridge design implements many Blueprint transportation and corridor policies, such as bike and pedestrian circulators integrated into the Greenbelt.
It is part of the Idaho State Highway System, and they were responsible for the design, construction and funding.
The bridge was expanded from four to six lanes, two bike lanes, and wide sidewalks with belvedere viewpoints.
The 1956 Broadway Bridge
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The 2016 Broadway Bridge
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COMMUNITY STRUCTURE AND DESIGN
Corridor Design Principles GENERAL DESIGN PRINCIPLES FOR CORRIDORS (GDP- C) These General Design Principles apply to all development occurring adjacent to corridors identified on the Future Land Use Map. The principles address a range of site planning and urban design issues intended to promote a more intense pattern of development that is compatible with adjacent neighborhoods. These principles should be applied in conjunction with relevant planning area-specific policies contained in Chapter 4. Principle GDP-C.1: Site Planning for Pedestrians and Bicyclists
Principle GDP-C.2: Intersections and Crossings (a) Design intersections and crossings along corridors with the accessibility and safety of multiple modes in mind, including bikes, pedestrians, and transit. (b) Raised or textured crosswalks and other techniques should be incorporated to increase the visibility of crossings to automobiles.
Corridor development should be designed to encourage pedestrian and bicycle activity. Plan new development along corridors to encourage pedestrian and bicycle activity and facilitate access to existing and planned transit: Incorporate detached or wider sidewalks and outdoor gathering spaces with seating and other amenities;
Include parking and storage facilities for bicycles;
Locate surface parking behind buildings and away from street frontages or using structured parking;
Provide direct connections between buildings, parking areas, transit stops, and surrounding neighborhoods.
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Textured curb cuts and crosswalks increase safety for pedestrians and bicyclists at busy intersections
Principle GDP-C.3: Building Organization (a) Organize buildings to frame and enclose corners, pedestrian walkways, and transit stops. (b) Concentrate highest-intensity uses within one-quarter mile of transit stops to promote increased ridership and help support services.
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COMMUNITY STRUCTURE AND DESIGN
Principle GDP-C.5: Housing Locate high-density residential along corridors, particularly in areas with existing or planned transit service and in mid-block locations where access and circulation for commercial uses would be difficult.
Corridor buildings should frame and enclose intersection corners.
Principle GDP-C.4: Vehicular Access Provide concentrated access points as required by applicable access management plans to reduce conflicts between pedestrians and vehicles.
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High-density residential development is desirable along corridors where residents have increased access to services and transit.
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COMMUNITY STRUCTURE AND DESIGN
INFILL DESIGN PRINCIPLES FOR CORRIDORS (IDP-C) These Infill Design Principles apply to all infill and redevelopment occurring adjacent to corridors identified on the Future Land Use Map. The principles are intended to provide policy guidance on a range of site planning and urban design issues aimed at ensuring that higher-density development desired along the city’s corridors is compatible with surrounding neighborhoods. These principles should be applied in conjunction with the General Design Principles for corridors above, as well as relevant planning area-specific policies contained in Chapter 4. Principle IDP-C.1: Transitions to Adjacent Neighborhoods
Principle IDP-C.4: Renovation of Existing Corridor Development
Provide transitions between higher-intensity corridor development and adjacent neighborhoods as follows: Concentrate tallest buildings along corridor frontages away from adjacent neighborhoods;
Provide gradual decreases in building height and mass so that new structures have a comparable scale as adjacent homes along the shared lot line or street frontage;
Incorporate lower-intensity housing types (e.g., townhomes, duplexes, etc.) along a shared street frontage where sufficient lot depth and/ or a frontage road exist; and
Buffer or locate parking lots, delivery, storage areas, and other noise-generating activities away from existing adjacent residential neighborhoods.
Principle IDP-C.2: Pedestrian Connections to Adjacent Neighborhoods (a) Provide pedestrian connections between mid-block corridor developments and adjacent neighborhoods to enhance the access to transit corridors and nearby activity centers. (b) Place an increased emphasis on this principle in locations where established block lengths are prohibitive for most pedestrians and where neighborhoods have been closed off from adjacent corridors.
Principle IDP-C.3: Lot Consolidation Encourage the consolidation of smaller parcels for the purposes of redevelopment to accommodate a more pedestrian and transit-oriented pattern of development over time and facilitate improved site design.
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Taller buildings are located along the corridor and transition to lower heights as the development approached adjacent established neighborhoods. (a) Support the gradual revitalization of the city’s corridors over time. (b) Encourage the renovation of existing centers when existing development patterns are likely to remain to enhance the appearance of the corridor and attract further investment. (c) Incorporation pad-site buildings at the street edge to break up existing surface parking and help “frame” the corridor, where opportunities exist. (d) Use landscaping in combination with low walls to screen surface parking from the corridor. (e) Encourage the addition of upper floors of housing or offices to existing strip centers where structurally feasible.
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COMMUNITY STRUCTURE AND DESIGN
St. Mary’s Crossing is comprised of two office buildings located at the corner of 27th and State Street. The project is an excellent example of infill development in the State Street Corridor. Buildings are placed along the street frontages with the parking to the side and rear, promoting pedestrian access. The buildings include modulation of the façade through stepping of the wall planes, and with the mixture in materials and colors.
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COMMUNITY STRUCTURE AND DESIGN
Community Gateways
The purpose of the Community Gateway designation and the associated design principles is to protect and strengthen the visual character of the city’s gateways or primary entrance points. Key considerations include the streetscape characteristics, screening of parking, utility placement, and building design and orientation. The following gateways have been identified as the highest priority for commitment of public resources:
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I-84 to Vista Avenue to Capitol Boulevard;
I-84 to Broadway Avenue to Warm Springs;
State Street to Highway 55;
I-184 Connector off-ramp and entrance to Franklin and Milwaukee; and,
I-184 Connector from I-84 to Capitol Boulevard.
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COMMUNITY STRUCTURE AND DESIGN
Gateway Design Principles GENERAL DESIGN PRINCIPLES FOR COMMUNITY GATEWAYS (GDP- CG) Design principles for Community Gateways are intended to guide future public investment and ensure that development occurring with the city’s gateway areas enhances, rather than detracts from the overall character of the area. These principles should be applied in conjunction with other design principles as relevant based on the development location and types of uses proposed. Principles are intended to apply to new development, infill and redevelopment, and the rehabilitation of existing gateway development. Principle GDP-CG.1: Streetscape Character
Community gateways should be defined by an enhanced streetscape character. (a) Promote an enhanced streetscape for the city’s gateways that extends from the roadway right-of-way to private development areas on either side. (b) Encourage the integration of characterenhancing features such as: street trees, sidewalk furniture, special paving, public art, shade structures, pedestrian connections, median landscaping and monument signage, and a range of landscape treatments as part of future development or revitalization efforts. (c) Establish a consistent design theme and/ or landscape design character that reflects the unique qualities of each gateway. (d) Coordinate with appropriate agencies to implement gateway treatments for the corridors identified in the transportation plan of record. (e) Underground existing utilities as development or redevelopment occurs or other opportunities arise.
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Principle GDP-CG.2: Site Planning/ Development Orientation (a) Landscape development setbacks to buffer development, help preserve key view corridors, provide an inviting environment for pedestrians, and to establish a consistent character for the gateway. (b) Orient development towards the gateway corridor, providing a high level of architectural detailing and entrances for pedestrians. (c) Bring buildings located at major intersections closer to the street to anchor corners and to help form a gateway into adjoining neighborhoods. (d) Locate parking and loading areas away from the gateway corridor and screen these features using a combination of landscaping, berming, and/or decorative fencing.
Corridor development should be oriented towards the corridor with parking located behind buildings to help frame the right-of-way and create a consistent appearance.
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COMMUNITY STRUCTURE AND DESIGN
Principle GDP-CG.3: Signs
Principle GDP-CG.4: Access (a) Establish centralized access points as development occurs to manage traffic circulation and protect the character of the city’s gateways. (b) Pursue joint access agreements or alternative access plans at time of development entitlement for parcels with gateway street frontage.
Visual clutter resulting from pole signs and billboards in community gateways should be transitioned to monument signs over time. (a) Limit development signage in gateway areas to low-profile monument signs designed as part of a larger development scheme. (b) Use consolidated signage for larger developments to minimize visual clutter. (c) Prohibit billboards along freeway frontages and scenic corridors (i.e., Hill Road, Bogus Basin Road, Warm Springs Avenue, and, Highway 21). (d) Establish a consistent and well-designed program of public informational signage to reinforce the character of Boise’s gateways.
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COMMUNITY STRUCTURE AND DESIGN
Special Districts and Master Plans SPECIAL DISTRICTS AND MASTER PLANS Planned Community FUTURE LAND USE MAP SYMBOL DESIGN PRINCIPLES
Area-specific policies apply in addition to design principles for neighborhoods, activity centers, and commercial/employment as applicable. See Chapter 4, Southeast Planning Area and Ten Mile Creek Planning Area.
CHARACTERISTICS
Applies to the Ten Mile Creek Planning Area, a largely undeveloped area south of the current Boise AOCI. The area is generally suited for urban development and has been considered by Boise City for inclusion in a future AOCI expansion. Also applies to the largely undeveloped East Columbia area in the Southeast Planning area.
LOCATION
Ten Mile Creek Planning Area and East Columbia area.
BSU Master Plan FUTURE LAND USE MAP SYMBOL CHARACTERISTICS
The BSU Master Plan ensures future growth will be consistent with the needs of the surrounding neighborhood and the future land use policies of the city. Uses in the BSU expansion area are anticipated to include multi-story buildings with an ultimate capacity of 500,000 to one million square feet over a 10-block area. Uses could include university-related private sector research facilities and business incubators, as well as traditional academic uses. The plan addresses the desired location of BSU growth over time, as well as issues of campus appearance, parking, student housing, and land use mix.
LOCATION
Within the boundaries of the Downtown Planning Area.
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PLANNING AREA POLICIES l INTRODUCTION
Chapter 4: Planning Area Policies
Figure 14: Boise City Planning Areas
Planning Area Boundaries Boise City’s AOCI is divided into eleven planning areas, each of which has distinct characteristics. Neighborhood or subarea plans have been developed in many of the planning areas to provide localized guidance within the overall context of the city Neighborhood Association contact information is available on the city’s website using the following link:
Although distinct in their character and specific challenges they face, each of the city’s planning areas must be consistent with the overarching themes and guiding principles established in Chapter 2 of this plan.
https://www.cityofboise.org/programs/energize/neighborhood-associations/
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PLANNING AREA POLICIES l INTRODUCTION Each of the planning areas is listed below: Airport Planning Area
Barber Valley Planning Area
Central Bench Planning Area
Downtown Planning Area
Foothills Planning Area
North /East Ends Planning Area
Northwest Planning Area
Southeast Planning Area
Southwest Planning Area
Ten Mile Creek Planning Area
West Bench Planning Area
Areas of Change and Stability As part of specific goals and policies for each planning area, some sections of this chapter contain references to potential Areas of Change and Areas of Stability.
City Wide Context The following city wide demographics provide a context for the individual planning areas to each other and to the city as a whole. Tables 6 through 9 provide a summary comparison of all of the planning areas and citywide; more specific information is contained in each planning area section. The following are 2009 projections for the City of Boise. The COMPASS Community Choice Growth Projections, August 2007 are adopted by reference.
Planning Area Policies
Population Population: 244,216 people. Median Age: 34.7 years.
This chapter is organized by planning area, in alphabetical order, and contains Future Land Use maps and detailed goals and policies for each area. Specifically, these planning area level goals and policies are intended to: Serve as a resource for planning area residents and neighborhood associations;
Housing Total Households: 99,229 households. Household Composition: 26.9 percent under the age of 20. Median Home Value: $196,266. Tenancy: Homeowners represent 61.6 percent of all households in Boise.
Reinforce the citywide policies contained in the other chapters of this Comprehensive Plan;
Income Median Household Income: $60,127.
Provide more detailed policy guidance on issues and opportunities specific to each planning area; and
Serve as a foundation for future neighborhood planning efforts.
Employment Total Jobs: 137,548 jobs. Total Workforce: 130,798 workers. Employers: Boise’s two largest employers are Micron Technology (11,000) and Hewlett-Packard Co. (4,000).
Goals and policies for each planning areas are organized under the following topic headings, as applicable:
Land Use and General Development
Neighborhood Protection
Transportation, Infrastructure, and Services
Recreation and Open Space Preservation
Environmental Protection and Open Space Conservation
Scenic and Aesthetic Concerns
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PLANNING AREA POLICIES l INTRODUCTION TABLE 6: 2009 POPULATION CHARACTERISTICS POPULATION
MEDIAN AGE
2009 POP.
PERCENT OF BOISE
2009 MED. AGE
PERCENT OF BOISE
244,216
100%
34.7
100%
AIRPORT
1,291
< 1%
37.9
109%
BARBER VALLEY
1,386
< 1%
44.4
128%
CENTRAL BENCH
42,634
17%
34
98%
DOWNTOWN
6,121
3%
28.1
81%
FOOTHILLS
10,229
4%
44
127%
NORTHEAST
26,798
11%
35.7
103%
NORTHWEST
16,247
7%
35.7
103%
SOUTHEAST
34,485
14%
32.4
93%
SOUTHWEST
33,026
14%
36.5
105%
36
< 1%
N/A
0%
71,962
29%
34.6
100%
BOISE PLANNING AREA
TEN MILE WEST BENCH
Source: ESRI Business Analyst Report for Boise and its planning areas, 2009.
TABLE 7: 2009 HOUSEHOLD CHARACTERISTICS HOUSEHOLDS
RENTAL TENANCY
HOME VALUE
2009 H.H.
PERCENT OF BOISE
2009 TENANCY
PERCENT OF BOISE
2009 MED. HOME VALUE
PERCENT OF BOISE
99,229
100%
61.6%
100%
$196,266
100%
AIRPORT
502
1%
69.5
113%
$193,382
99%
BARBER VALLEY
550
1%
84
136%
$216,964
111%
CENTRAL BENCH
17,817
18%
42.7
69%
$154,570
79%
DOWNTOWN
3,109
3%
14.3
23%
$187,500
96%
FOOTHILLS
4,218
4%
72.8
118%
$336,173
171%
NORTHEAST
12,792
13%
50.9
83%
$198,905
101%
NORTHWEST
6,602
7%
71.4
116%
$192,512
98%
SOUTHEAST
14,716
15%
60.2
98%
$203,217
104%
SOUTHWEST
11,528
12%
85.6
139%
$212,395
108%
14
0%
N/A
0%
N/A
0%
27,332
28%
71.8
117%
$195,905
100%
BOISE PLANNING AREA
TEN MILE WEST BENCH
Source: ESRI Business Analyst Report for Boise and its planning areas, 2009.
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PLANNING AREA POLICIES l INTRODUCTION TABLE 8: 2009 JOB AND WORKFORCE CHARACTERISTICS JOBS
WORKFORCE
2009 JOBS
PERCENT OF BOISE
2009 WORKERS
PERCENT OF BOISE
37,137
100%
37,146
100%
11,248
8%
0
0%
BARBER VALLEY
N/A
N/A
1,300
1%
CENTRAL BENCH
19,257
14%
6,315
5%
DOWNTOWN
30,260
22%
17,003
13%
FOOTHILLS
N/A
0%
N/A
0%
NORTHEAST
13,299
10%
15,710
12%
NORTHWEST
3,306
2%
8,763
7%
SOUTHEAST
19,256
14%
20,666
16%
SOUTHWEST
11,369
8%
18,311
14%
N/A
0%
N/A
0%
37,137
27%
37,146
28%
BOISE PLANNING AREA: AIRPORT
TEN MILE WEST BENCH
Source: ESRI Business Analyst Report for Boise and its planning areas, 2009.
TABLE 9: 2009 HOUSEHOLD INCOME CHARACTERISTICS HOUSEHOLD INCOME 2009 MED. H.H. INCOME
PERCENT OF BOISE
$60,127
100%
AIRPORT
$63,777
106%
BARBER VALLEY
$70,605
117%
CENTRAL BENCH
$47,038
78%
DOWNTOWN
$26,680
44%
FOOTHILLS
$90,486
150%
NORTHEAST
$49,372
82%
NORTHWEST
$66,607
111%
SOUTHEAST
$62,386
104%
SOUTHWEST
$75,223
125%
N/A
0%
$63,822
106%
BOISE PLANNING AREA:
TEN MILE WEST BENCH
Source: ESRI Business Analyst Report for Boise and its planning areas, 2009.
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PLANNING AREA POLICIES l INTRODUCTION
PLANNING AREAS - CITY WIDE PLANS Related Planning Documents There are several plans and studies related to City-wide themes and policies. These plans, along with Blueprint Boise, will help guide future development in the City. Ada County Parks and Open Space Master Plan (2007) The Ada County Parks and Open Space Master Plan establishes goals and policies necessary to ensure that adequate resources will be available to meet the current and future needs for parks and open space facilities and services in Ada County. The Ada County Parks Plan complements existing City plans and policies and furthers the City’s partnership with Ada County to maintain and secure open space. Ada County Highway District Master Street Map (2016) The ACHD Master Street Map was adopted in 2010 and first amended in 2013. In 2016, the ACHD again amended the Master Street Map and adopted the following amendments affecting the City of Boise: added a layer of local streets to the map, removed roundabouts no longer feasible, made adjustments requested by partner agencies, and made changes to the collector roadway system that have occurred through approval on development applications, and corrected minor errors. Ada County Highway District Roadways to Bikeways Plan (2018) The Roadways to Bikeways Plan includes eight (8) new neighborhood-level bicycle and pedestrian plans, planning and engineering practices, and innovative design treatments for pathways, sidewalks and bike facilities. Boise’s Energy Future (2019) Boise’s Energy Future is a community-wide plan for using energy wisely and actively managing where the energy comes from to navigate toward increased use of clean, renewable energy by 2035. The Energy Plan moves the City and residents toward long-range goals of increased sustainability and decreased reliance on fossil fuels. Boise Fire Department Master Siting Plan (2019) The 2019 Fire Master Siting Plan provides a map of potential sites for expansion of City fire stations to meet the needs of the community as growth occurs. Boise Parks and Recreation Department Stewardship Plan for the Riparian Corridor (2002) The Riparian Corridor Stewardship Plan provides a base inventory of vegetative cover type habitats and recommends maintenance and restoration measures to facilitate management in the Boise River riparian zone. The study area includes Boise Parks and Recreation Department’s greenbelt and 70-foot setback from the 6,500 cubic feet per second highwater line in the Boise River. The Corridor Stewardship Plan provides data and recommendations to assist in implementation of the Boise River Resources Management and Master Plan (2014). Boise River Trails Plan (2009) The Boise River Trails Plan articulates the vision for a two-county, non-motorized system of trails along the Boise River. The Plan was adopted in 2009 by: Ada County, Canyon County, and Cities of Boise, Caldwell, Eagle, Garden City, Meridian, Middleton, Notus, Parma, and Star. Communities in Motion 2040 2.0 (2019) Communities in Motion (CIM) 2040 2.0 is the current Long-Range Transportation Plan for Ada and Canyon Counties. CIM forecasts how the region is expected to grow, anticipates the transportation needs to accommodate that growth, then prioritizes projects to meet those needs. The regional long-range transportation plan is updated every four years.
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PLANNING AREA POLICIES l INTRODUCTION
PLANNING AREAS - CITY WIDE PLANS Related Planning Documents (Continued) Regional Rails with Trails Feasibility and Probable Cost Study (2019) The Rails with Trails Feasibility and Probable Cost Study analyzed a trail alignment along the Union Pacific Railroad (UPRR) in the Treasure Valley, connecting the Cities of Nampa, Meridian and Boise. The Study is a high-level look at the most feasible alignment to create a backbone trail that local trails can tie to and branch off from the rail corridor and is intended to be the first step in the planning process for a trail adjacent, parallel to and/or connected to the UPRR corridor. Valley Connect 2.0 (2018) ValleyConnect 2.0 is Valley Regional Transit’s current six-year capital investment and service plan. ValleyConnect 2.0 establishes network design principles, establishes performance metrics, and establishes the themes for prioritizing projects.
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PLANNING AREA POLICIES l AIRPORT
Airport Planning Area
LOCATION AND CONTEXT The Airport Planning Area (“Airport area”) is a key part of Boise’s economy and transportation network; it features a multi-purpose airport, rail lines, and interstate highway access. The Union Pacific Rail lines are located in the southeast and northeast corner of the Airport area near Interstate I-84. Land uses within the Airport area are primarily transportation-related or industrial in nature. Only a very small portion of Boise households live in the Airport area; however, a substantial portion of the city’s workforce is employed in the area.
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The Boise Airport is a regional airport serving southwest Idaho, eastern Oregon, and northern Nevada, with commercial, general aviation, cargo, and military uses. It is served by two existing runways and a third runway currently used by the Idaho Air National Guard. The third runway is slated in the Airport Master Plan for conversion to commercial use by 2015. Gowen Field, located on the south side of the airport terminal is home to the Idaho Air National Guard and the Idaho Army National Guard. In addition to the military, another major federal user of the Boise Airport is the National Interagency Fire Center. AP-1
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Location and Context (Continued) The Boise Airport is a major economic driver for Boise and the region. Among the most important planning issues in Airport area is ensuring that future development is compatible with airport operations and that the airport has room to expand to meet future demand. Noise sensitivity, location, height, and the potential safety impacts associated with uses that involve the gathering of large groups of people are all important factors to consider when evaluating future development opportunities in the Airport area.
Demographic Profile Population
TRENDS AND KEY ISSUES Growth Trends The Boise Airport is expected to expand in area as well as in the number of jobs. Over 1.6 million square feet of new industrial, office, and commercial space was added in the Airport area from 2000 to 2006—just over 13 percent of the total square footage added in Boise as a whole.
Employment Airport area jobs are projected to more than double by 2025, increasing from 11,248 in 2007 to 24,258 in 2025.
Development Constraints Future development potential in the Airport area is constrained by the Airport Influence Area Overlay District, which limit uses to those that are compatible with the safety concerns and noise created by air traffic.
Utilities The Chevron pipeline crosses the Airport area. An associated fuel distribution and storage facility is located northwest of Gowen Road and Production Avenue.
Population: In 2010, the residential population of the Airport area was 901. Median Age: Airport area residents are slightly older (37.9) than Boise residents. Housing Total Households: In 2010, the Airport area was home to 398 households. This accounts for less than one percent of Boise households. Median Home Value: Median home value of $193,382 in the Airport area is slightly lower than in Boise as a whole. Tenancy: Most Airport area residents own their home (69.5 percent). Renters represent just 20.4 percent of Airport area households, while they represent 32.2 percent of Boise households. Income Median Household Income: In 2009, the median household income for Airport area residents was $63,777, slightly higher than for Boise as a whole. Employment The Airport area functions as a major employment center for Boise and the region. The area is home to about 7.4 percent of all Boise jobs. Jobs are projected to more than double by 2025, increasing from 11,248 in 2007 to 24,258 in 2025.
Land Use Characteristics Existing Land Use
The Airport area contains 3,618 acres, or 5.1 percent of Boise’s land area as a whole. Over a third, 32.9 percent or 1,192 acres, of the land in the Airport area is controlled by the Boise Airport. There are 355 vacant acres in the Airport area. Other major land uses in the Airport area are agricultural and grazing uses, (1,358 acres), public and semi-public uses (409 acres), industrial uses (173 acres), and commercial uses (91 acres). These uses include the Idaho Humane Society, the Valley Ride Bus Barn and Boise City Urban Forestry. The Airport area has just 41 acres in residential use, all of which is in single-family residential uses.
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Parks and Recreation There are no outdoor park properties in the Airport area, and one indoor recreation facility: Idaho Ice World. The facility is located off Interstate-84 and contains two regulation-sized ice rinks. The city offers organized recreation programs and public skate sessions at this facility.
Transportation The Boise Airport serves as a major regional transportation hub for passenger air travel, air taxi, and air cargo and connects travelers to other ground transportation options including rental cars, taxis, hotel shuttles, and private bus service to regional recreation destinations. Interstate-84 provides primary access to the Airport area; therefore, construction projects and delays on the interstate affect access to the airport. In addition, a railroad spur and docking area are located to the southeast of the airport terminal. There is currently one bus stop located at the airport and it is served by three different routes from the downtown transfer location. COMPASS Community Choice Growth Projections, August 2007. 2010 Census Data for population an d households. COMPASS Development Monitoring Reports (2000-2007). ESRI Business Analyst Report, Airport Planning Area (2009).
TRENDS AND KEY ISSUES Transportation Most workers in the Airport area live elsewhere in the community. The average commute time for workers in 2000 was 19.3 minutes. Three ValleyRide public bus routes include a stop at the Boise Airport; however, industrial employment areas in the Airport area are not served by public transit.
Boise Airport Expansion Boise’s Airport Terminal Building was expanded in 2003, increasing passenger service capacity. A third parallel runway was constructed south of Gowen Road in 1999. Currently, it is used exclusively by the military; however, in 2011, it will be available for public use. In addition, Boise’s Airport Terminal Building was expanded in 2003, increasing passenger service capacity. An update to the Airport Master Plan, the 2009 Master Plan Update for Boise Airport was published in the spring of 2009. It will guide runway extensions and the airport’s ability to meet increases the number of passengers served.
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Airport Planning Area: Future Land Use Map
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AIRPORT POLICIES Centers, Corridors, and Neighborhoods (AP-CCN) Policies for this section reinforce the role of the Airport area as one of the city’s major employment centers and promote development that is compatible with and compliments airport operations. Goal AP-CCN 1: Promote compatible industrial and airport-related development. AP-CCN 1.1: NOISE STANDARDS Ensure all development within the Airport Influence Area complies with noise standards for development as outlined in Chapter 3 of this Comprehensive Plan. AP-CCN 1.2: COMPATIBLE DEVELOPMENT (a) Accommodate a range of manufacturing and open-storage uses in industrial areas east, west, and south of the Boise Airport. (b) Encourage industrial and airport-related development south of the third runway in conjunction with the extension of Lake Hazel Road and Orchard Street and the construction of a secondary street network. AP-CCN 1.3: INCOMPATIBLE DEVELOPMENT Avoid encroachment from non-industrial uses, such as residential, to protect Boise Airport operations and minimize future conflicts. AP-CCN 1.4: ACCESSORY RETAIL SERVICES Limit commercial uses in areas designated for industrial to accessory retail services intended to serve employees within the same building and/or the immediate area. AP-CCN 1.5: FUEL FARM (a) Protect existing pipeline, fuel storage, and terminal facilities within the Airport area. (b) Accommodate additional fuel storage and terminal facilities outside of the runway protection zone.
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AP-CCN 1.6: LOW-INTENSITY RECREATIONAL USES Allow for low-intensity recreational uses, such as golf courses with no water hazards, on industriallydesignated lands south of the Boise Airport. AP-CCN 1.7: RESIDENTIAL IN AIRPORT INFLUENCE AREA B AND C Allow new subdivisions in accordance with base zone standards, but prohibit higher density rezones, conditional use permits for higher density, and accessory dwelling units. This policy applies to parcels within Airport Influence Area B and C that have base zones that allow residential development and that are designated as residential on the Future Land Use Map. Where residential development is allowed in accordance with the base zone standards, the sound level reduction and sound proofing requirements are the same as required for residential uses that are allowed in the B-1 zone.
Goal AP-CCN 2: Promote regional retail uses adjacent to the airport and I-84. AP-CCN 2.1: REGIONAL RETAIL Support a range of regional retail services associated with air and interstate travel, such as hotels and motels, restaurants, parcel delivery services, car rentals and related uses between the Vista and Broadway interchanges.
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AIRPORT POLICIES Connectivity (AP-C) Policies for connectivity focus on identifying development opportunities compatible with a regional transportation hub and ensuring there are reliable transit options for people traveling to the Airport area. Goal AP-C 1: Ensure that the Airport area has a high degree of accessibility from all modes of transportation. AP-C 1.1: LAKE HAZEL ROAD/GOWEN RELOCATION (a) The Lake Hazel/Gowen Relocation Alignment Study Report is adopted by reference. (b) Support construction of the new Lake Hazel Road and a new secondary roadway network, and access management policies, consistent with the study’s recommendations. AP-C 1.2: ORCHARD STREET ALIGNMENT/ EXTENSION Support the construction of a new alignment of Orchard Street, beginning south of the New York Canal, to connect to Lake Hazel Road and the inclusion of pedestrian and bicycle facilities in the Orchard Street Extension.
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AP-C 1.3: TRANSIT Stimulate alternative forms of transit to and from the airport and encourage transit ridership at the Boise Airport. AP-C 1.4: RAIL CORRIDOR Use the city-owned rail corridor for existing freight needs and plan for its use as future commuter rail, utilizing the city-owned railroad spur and loading dock located east of the Boise Airport terminal. AP-C 1.5: NATIONAL GUARD TANK ROUTE Protect the alignment of a National Guard tank route between the Boise Airport and National Guard training areas. AP-C 1.6: I-84 EXPANSION/IMPROVEMENTS (a) Support the expansion of Interstate-84 along the boundary of the Airport area in order to enhance mobility throughout the Treasure Valley. (b) Study the viability of a new interchange or underpass of I-84 at Amity Road.
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AIRPORT POLICIES Public Services/Facilities (AP-PSF) Policies for this section focus on the expansion of existing public services/facilities to meet future demand and on special design requirements necessary to maintain safe operations at the Boise Airport. Goal AP-PSF 1: Accommodate expansion of airport operations over time. AP-PSF 1.1: AIRPORT MASTER PLAN Support the implementation of the Airport Master Plan as adopted by reference in Chapter 2 of this Comprehensive Plan.
Goal AP-PSF 2: Support safe airport operations. AP-PSF 2.1: LANDSCAPE REGULATIONS Review landscape regulations to ensure the requirements do not attract birds that would interfere with flight operations.
AP-PSF 2.4: SECURITY REQUIREMENTS Recognize the need for special security requirements around airport-related uses.
Goal AP-PSF 3: Accommodate expansion of the Idaho National Guard operations over time. AP-PSF 3.1: IDAHO NATIONAL GUARD OPERATIONS Ensure that incompatible land use is minimized in the vicinity of Gowen Field in order to safeguard mission training requirements and military training areas.
AP-PSF 2.3: STORM WATER FACILITIES Plan storm water facilities to drain quickly to prevent attracting birds/waterfowl.
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AIRPORT POLICIES Neighborhood Character(AP-NC) Policies for this section focus on identifying potential opportunities for public art and design features, as well as areas for recreation and open space. Goal AP-NC 1: Recognize the Boise Airport as a major gateway to Boise and the State of Idaho. AP-NC 1.1: COMMUNITY GATEWAYS (a) Support the installation of landscaping and art installation at the Vista interchange to recognize its importance as a major gateway to Boise City. (b) Ensure development along the I-84 Corridor is consistent with the General Design Principles for Community Gateways as contained in Chapter 3.
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AP-NC 1.2: CITY INVESTMENTS Ensure city investments in public infrastructure on Boise Airport property are well-designed and attractive to create a favorable impression of Boise by visitors. AP-NC 1.3: CULTURAL AMENITIES Accommodate museums and other similar uses that are compatible with airport operations and that support aviation interests and education. AP-NC 1.4: DESIGN REVIEW Review applicability of design review to Boise Airport facilities.
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AIRPORT POLICIES Related Planning Documents Three supplemental plans apply to the Airport area. These master plans will help guide future development in the Airport area. Boise Airport Master Plan (2019 Update) The Airport Master Plan recommends a long-term development plan involving all functional areas of the Airport, including runways and taxiways, passenger terminal, general aviation, support facilities, and ground access. A primary area of focus in this Master Plan recommends solutions to airfield issues at the Airport to include the removal and/or relocation of various taxiways, as well as threshold relocation and extension of Runway 10R-28L, along with associated lighting and instrumentation. The Plan identifies future requirements and recommended locations for passenger terminal facilities, as well as for future public parking and associated ground access facilities. The provision of facilities to support general aviation operations and tenants at the Airport is also included in the plan with locations for future hangar facilities identified. The Master Plan also expands upon current planning efforts on the southeast section of the Airport regarding the implementation of a consolidated cargo facility and an additional airline maintenance facility. Boise Airport Updated Noise Exposure Maps and Noise Compatibility Program (2015) The 2015 Airport Noise Exposure Maps and Noise Compatibility Program prescribes specific standards for measuring aircraft noise, estimating cumulative aircraft noise exposure using computer models, describing aircraft noise exposure (including instantaneous, single event and cumulative levels), coordinating Noise Compatibility Program (NCP) development with local land use officials and other interested parties, documenting the analytical process and development of the compatibility program, and outlines local and federal land use guidelines, as well as existing and future land uses, amongst other requirements. Gateway East Urban Renewal Plan (2018) The Gateway East Urban Renewal Plan provides a capital improvement program and funding plan for a portion of the eastern section of the Airport Planning Area. The Plan includes a list of public improvements and an Economic Feasibility Study which projects when funds from Tax Increment Financing within the district will be available to make those improvements. The Gateway East Plan implements Blueprint Boise and furthers the City’s responsibility to plan for orderly growth, support economic stability and future development, and protect the Airport Influence Area.
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PLANNING AREA POLICIES l BARBER VALLEY
Barber Valley Planning Area
Location and Context The Barber Valley Planning Area (“Barber Valley”) encompasses 1,705 acres southeast of Downtown. The Barber Valley is home to two planned communities, Harris Ranch and Barber Valley, that at buildout will include an additional 3,300 dwelling units. The Barber Valley is a gateway to the Foothills and is the eastern gateway into the City of Boise. The area has a rich history and was formerly home to the town of Barberton(shortened to Barber in 1909 by the post office) a company mill town developed in conjunction with the Barber Lumber Company. With 650 residents, Barber was the second largest city in
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Ada County; however, in 1935, the Barber mill was shut down and the town was torn down in 1935 and 1936 and many of the homes were moved to Boise. The Barber Valley is also home to a diverse array of wildlife including mule deer, elk, American pronghorn, migratory birds, upland game birds and the bald eagle. Lower elevation portions of the foothills are designated as big game winter range, are primarily in the ownership of the Idaho Department of Fish and Game, and host the largest wintering deer herd in the state of Idaho. The Boise River Wildlife Management Area is also located in the Barber Valley.
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Location and Context (continued) Demographic Profile Population Population: In 2010, the population of the Barber Valley was 1,377. Median Age: Barber Valley residents are older (44.4) than Boise residents.
TRENDS AND KEY ISSUES Population About 1,386 residents lived in the Barber Valley in 2009. The population is projected to increase to 10,494 by 2025, assuming full build-out of Harris Ranch and Barber Valley planned communities.
Employment Barber Valley jobs are projected to increase from 273 in 2007, to 3,190 jobs by 2025.
Growth Trends Barber Valley households are projected to increase from 550 to 4,462 between 2009 and 2025, as build out occurs. Approximately 420 dwelling units have been built in the Harris Ranch planned community since 2000. Entitlements for 1,655,000 square feet of commercial, office and institutional uses are in place for 195 acres in the central part of the Barber Valley.
Development Constraints Development in the Barber Valley is constrained by a variety of conditions, including slopes, the Boise River System, and habitat areas.
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Housing Total Households: In 2010, the Barber Valley was home to 604 households. This accounts for less than one percent of the households in Boise. Household Composition: Fewer families with children reside in the Barber Valley, with 26.3 percent of residents falling under age of 20. Median Home Value: Median home value in the Barber Valley ($216,964) is 10 percent higher than in Boise as a whole. Tenancy: Most Barber Valley residents own their homes (84%). Renters represent just 5.7 percent of Barber Valley households, while they represent 30.4 percent of Boise households overall. Income Median Household Income: In 2009, the median household income for the Barber Valley was $70,605. Employment Jobs: The Barber Valley contains no major employment centers today; however, major employment centers are planned as part of the Harris Ranch and Barber Valley planned communities. As a newly developing area only a few hundred jobs are currently located in the Barber Valley. Workforce: Barber Valley workers represent less than one percent of the Boise workforce.
Land Use Characteristics Existing Land Use
The Barber Valley contains 1,705 acres, making up two percent of Boise’s total acres.
Residential uses account for 37.5 percent of the land in the Barber Valley. Much of that percentage is comprised of single-family residential uses (856 acres), with multi-family residential uses comprising 50 acres.
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Planned commercial and office uses are expansive within the planned communities, with 1,099,000 square feet proposed in Harris Ranch and 556,000 square feet proposed for Barber Station. This would occupy 195 acres or 8.1 percent of the Barber Valley.
An additional 44.3 percent (1,070 acres) of Barber Valley is devoted to park, recreation and open space use, and 8.6 percent (208 acres) are in Public/SemiPublic use.
Historic industrial uses in the Barber Valley, such as lumber mills, will give way to the planned developments of the Harris Ranch and Barber Valley specific plans.
Build-out projections for the planned communities of Harris Ranch and Barber Valley are 2,515 and 862 households respectively.
Utilities
A significant portion of the Barber Valley is located within the seasonal flood plain. Flood hazard control structures along several gulches were upgraded in the early 2000s; however, there is the possibility of some flood risk along the gulches in an extreme rain event.
Response time for emergency services will be improved in the Barber Valley resulting from a new fire station and other public infrastructure provided by Harris Ranch and Barber Valley planned developments.
Transportation
Several new roadways are proposed in the Barber Valley including a widened Warm Springs Avenue, South Parkway Boulevard, and the local roads that will provide access for the planned communities.
Parks and Recreation The Barber Valley is home to a variety of recreational amenities, including:
The Boise River and its associated Greenbelt Path;
Access to the Foothills and its regional trails network;
Barber Valley Park (managed by Ada County);
Barber Pool Reserve; and
Two city parks in development, the Marianne Williams and Alta Harris Park.
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TRENDS AND KEY ISSUES Utilities The Boise River System presents a seasonal potential for flooding and a significant portion of the Barber Valley is located within the flood plain
Transportation Several new roadways are proposed in the Barber Valley. Most Barber Valley residents commute to work elsewhere in the community. The Barber Valley is not currently served by public transit. Barber Valley roads experience through traffic traveling to Boise County and Stanley area destinations on Highway 21.
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Location and Context (continued) Schools There are two schools in the Barber Valley: East Junior High School has recently relocated from the corner of E. Warm Springs Avenue and Broadway Avenue to the north side of E. Warm Springs Avenue east of Lysted Road. East Junior High School opened at the new location in the fall of 2009 and has an enrollment of 514. The old East Junior High was constructed in 1953 to relieve crowding at Boise Junior High (North). East was constructed on the old Public School Field grounds on Warm Springs Avenue. The old East Junior High will be was transformed back into an Athletic Complex by BSU. The Boise Schools will use the new Athletic Complex for high school football and for larger track and field meets. It will also be the home facility of the BSU Track and Field Team.
Riverstone International School is located at the southeast corner of E. Warm Springs Avenue and S. Lysted Road. In 2001, the school was accredited by the Northwest Association of Schools and Colleges and Universities (NASCU) and the State of Idaho. In that same year the school approached the International Baccalaureate Organization (IBO) to begin the rigorous authorization process that would permit the School to offer the IB Diploma Programme. This required adding grades ten through twelve to the Upper School. To develop a global student body, the school’s first international exchange students arrived in 2002. The school continues to grow and enrollment for the 2010-2011 school year is at 316 including 32 international students from 16 countries.
Sources: COMPASS Community Choice Growth Projections, August 2007. 2010 Census Data for Population and Households. COMPASS Development Monitoring Reports (2000-2007). Harris Ranch Specific Plan (2007). Barber Valley Specific Plan (2007). ESRI Business Analyst Report, Barber Valley (2009).
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BARBER VALLEY PLANNING AREA: FUTURE LAND USE MAP
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BARBER VALLEY POLICIES Centers, Corridors, and Neighborhoods (BV-CCN) Goals and policies for this section focus on promoting the revitalization of major travel corridors and activity centers; ensuring that the scale of future infill and redevelopment is compatible with the Barber Valley’s varied character; and identifying areas where more detailed planning will be needed in the future. Goal BV-CCN 1: Respect the Barber Valley’s unique development context.
Impacts to wildlife habitat, open space, and other natural resources should be minimized as the Barber Valley develops over time. BV-CNN 1.1: CONTEXT SENSITIVE DEVELOPMENT Design development to preserve wildlife habitat and connectivity, open space, and context-sensitive recreational opportunities. BV-CNN 1.2: PROTECTION OF NIGHT SKIES Minimize light trespass from developed areas, reduce sky-glow to increase night sky access, improve nighttime visibility through glare reduction, and reduce development impact on nocturnal environments by adoption of nigh-sky lighting standards. BV-CNN 1.3: MULTI-JURISDICTIONAL COORDINATION (a) Collaborate with Ada County and the Ada County Open Space Task Force regarding planning issues and development east of the AOCI and within the Barber Valley’s geographic boundary. (b) Coordinate development standards where possible. BLUEPRINT BOISE
Goal BV-CCN 2: Integrate consideration for wildlife corridors into land use and transportation planning. BV-CNN 2.1: WILDLIFE CORRIDORS (a) Collaboratively plan land use, transportation, and recreation with the IDFG and other affected agencies with the goal of maintaining viable access to the Boise River for deer and elk from the WMA, as well as protection for non-game wildlife species. (b) Minimize impacts to wildlife corridors shown on Figure 10 as private lands and public facilities are developed over time. Assure that developments within wildlife corridors (such as fences and structures) comply with IDFG standards and guidance. (c) Collaborate with other agencies in acquiring grants for wildlife corridors and related transportation improvements. (d) Recognize and apply the wildlife corridors to updates of the adjacent Foothills Planning Area policies and the Boise River System ordinance. (e) Foster the creation of one wildlife management plan for Barber Valley to include game and non-game species. Require that new development on parcels outside of the existing Harris Ranch and Barber Valley planned communities align with the Harris Ranch Wildlife Management Plan so that the area may progress towards consistency and landscape-level management.
Goal BV-CCN 3: Implement the adopted specific plans for Harris Ranch and Barber Valley. BV-CNN 3.1: PROPERTIES OUTSIDE OF THE HARRIS RANCH AND BARBER VALLEY SPECIFIC PLANS Use the adopted specific plans for Harris Ranch and Barber Valley as the policy basis for additional development in the Barber Valley.
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BARBER VALLEY l PLANNING AREA POLICIES BV-CNN 3.2: GROUNDWATER PROTECTION Protect existing community wells and local water sources in accordance with the IDEQ groundwater protection program. BV-CNN 3.3: OPEN SPACE PROTECTION Identify opportunities to combine and cluster land uses to preserve open space in the Foothills and wildlife corridor areas.
Clustered housing allows more open space to be preserved.
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Figure 15: Barber Valley Environmental Features and Constraints
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BARBER VALLEY POLICIES Connectivity (BV-C) Goals and policies for connectivity focus on identifying and implementing improvements that will enhance the ease and safety of multi-modal travel in the Barber Valley. Goal BV-C1: Ensure future development and roadways are consistent with objectives for the Barber Valley.
Goal BV-C2: Connect land uses within the Barber Valley and create connections to adjacent areas. BV-C 2.1 CONNECTIONS TO NEW DEVELOPMENT Make connections between Barber Valley trails, new developments, and existing developments, as well as the Greenbelt. Link gaps in the existing sidewalk system to provide connectivity and public safety along Warm Springs Avenue.
Roundabouts, such as this one at Mill Station, reduce traffic speeds and promote pedestrian safety. BV-C 1.1: TRANSPORTATION MANAGEMENT Require new development in the Barber Valley to coordinate education and outreach activities to promote the use of alternative transportation options with the Transportation Management Association. BV-C 1.2: WARM SPRINGS CORRIDOR PLAN Work with ACHD to implement a Warm Springs Corridor Plan to provide an attractive gateway with traffic calming measures, such as roundabouts. Pedestrian crossings and control of traffic speed are critical elements to be implemented.
Work with Valley Ride to create safe transit stops.
Encourage development of a park-and-ride location at Highway 21 and Warm Springs.
Reduce wildlife mortality and increase public safety by providing wildlife crossings along Warm Springs. Collaborate with property owners, ACHD, and IDFG to identify needed wildlife crossings.
Collaborate with the ITD, ACHD, and IDFG to preserve wildlife use at the identified wildlife corridor near the Idaho 21 bridge.
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Additional connections, such as this Greenbelt bike path are needed to connect Barber Valley to adjacent areas. BV-C 2.2: BIKE ROUTES Maintain alternative transportation routes for bicycles and provide bike lanes on the redesigned Warm Springs Avenue. Ensure bicycle routes and sidewalks connect the Boise River Greenbelt to the foothills. BV-C 2.3: TRAIL CONNECTIONS Connect R2R trails to each other and with the Greenbelt. Specific connections include, but are not limited to, the following:
Connect the east-west trail designated in the Barber Valley plan (SP02) behind the Terraces neighborhoods to the Homestead Trail on the west, and to the West Highland Valley Trail on the east.
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Extend the Greenbelt eastward from the current dead-end at Barber Dam.
Provide a safe crossing across Warm Springs at two points: from Highland Valley Road to the Greenbelt; and from the Homestead Trail to the Greenbelt.
BV-C 2.4: TRAIL USE AND DIVERSITY Encourage a diversity of trail types and uses throughout the Barber Valley, from paved, flat trails like the Greenbelt to steep, natural surface trails. Work with IDFG and R2R to identify appropriate seasons of use and closure.
A diversity of trail types is desirable throughout the Barber Valley.
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BARBER VALLEY POLICIES Public Services/Facilities (BV-PSF) Goals and policies for this section focus on identifying areas where investment in infrastructure are needed in the Barber Valley to implement the community’s vision. Goal BV-PSF1: Continue to improve access to public facilities and services in the Barber Valley.
BV-PSF 1.2: ADEQUATE PARKING LOT ACCESS Provide appropriate parking areas for key Greenbelt and Barber Valley trail areas and sportsman’s access areas to the Boise River.
Goal BV-PSF2: Recognize the potential for sustainable energy development in Barber Valley. BV-PSF 2.1: GEOTHERMAL ENERGY (a) Encourage sustainable use of the geothermal resource in development plans and building activities. (b) Review the IDWR monitoring data of geothermal resources in the Harris Ranch area to ensure that well levels do not decrease. Future site of the Marianne Williams Park. BV-PSF 1.1: PUBLIC PARKS Implement the master site plans for Alta Harris Park, Marianne Williams and other public parks in the Barber Valley.
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BARBER VALLEY POLICIES Neighborhood Character (BV-NC) Goals and policies for neighborhood character focus on attributes and activities that contribute to the overall character and livability of the Barber Valley’s neighborhoods, including parks, open space, recreation, public art, and historic areas. Goal BV-NC 1: Maintain the unique character of the Barber Valley through use of design guidelines and plans for development in the Barber Valley. BV-NC 1.1: JOINT-USE PARKS AND OPEN SPACE Design parks and open space to serve both the human and wildlife populations in the Barber Valley. BV-NC 1.2: HISTORIC INTERPRETATION Celebrate and provide opportunities to interpret the Barber Valley’s rich history. Foster creation of interpretive and educational centers, such as a historic ranch where children could learn about farming or the earlier history of the area. BV-NC 1.3: MARKERS AND SIGNAGE Co-locate historical markers and interpretive signage with trailheads, Greenbelt benches, and sportsman’s access points as opportunities exist.
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Pedestrian-oriented signage orients trail users to area activities. BV-NC 1.4: RECREATIONAL OPPORTUNITIES Allow context-sensitive recreation and prohibit recreational activities that inflict permanent damage to water quality, wildlife habitat, or native plants.
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BARBER VALLEY POLICIES Related Planning Documents There have been a number of plans and studies prepared for portions of the Barber Valley. These plans, along with Blueprint Boise, will help guide future development in the Barber Valley. These plans contain requirements for annual reviews so that the City can determine what is working and what may need improvement in the execution of the plans. Harris Ranch Specific Plan (2007)
Barber Valley Specific Plan (2007)
The Harris Ranch Specific Plan (SP01) is a mixed use development that is being built on and around the site of what was once the largest town in Idaho, the mill town of Barberton. Covering 1,800 acres, the Harris Ranch Specific Plan embraces New Urbanist design concepts. Specifically, it is designed to integrate into the existing urban pattern, provide for a mix of uses within walking distance, allow for commercial uses to address area residents’ retail and employment needs, provide a mix of housing types and affordability, and support a multi-modal transportation framework.
The Barber Valley project (SP02) redevelops formerly industrial and agricultural lands around the Harris Ranch development. The project has three main components: Barber Station, a commercial and compact residential area surrounded by Marianne Williams Park; the Mill District, a compact to suburban residential area, much of which is already built; and The Terrace, a single family detached residential area on the east end of the planned community. Barber Station will include approximately 36 acres of office and commercial uses—including restaurants, shops, and possibly a hotel—and approximately 17 acres of compact and high density residential uses. The Mill District will include compact residential uses, likely to include a campus-style retirement continuing care community. The Terrace will be developed as 250 suburban residential units.
The Harris Ranch development consists of highdensity and compact residential neighborhoods, surrounded by park and trail systems. A mixed-use district is at the center of the development. The foothills portion of the development is clustered to limit road development, and 56.37 acres were donated to IDFG. The city will receive a 27.96 acre park (Alta Harris Park) park, a fire station, and other amenities that serve residents locally and city-wide.
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The city will receive a 70-acre riverfront regional park and assistance to restore the natural river bank and associated floodway and ecosystem degraded by former old industrial uses. Fifty-six acres of hillsides above The Terrace have been donated to the IDFG.
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PLANNING AREA POLICIES | CENTRAL BENCH
CENTRAL BENCH PLANNING AREA
Location and Context The Central Bench Planning Area (“Central Bench”) is centrally located between the Downtown and Airport Planning Areas. Central Bench contains a broad mix of residential, commercial, office, medical, and industrial uses. Access to the Union Pacific Rail lines, interstate and arterial roadways facilitate the distribution of goods and services in this area and provide access to nearby community assets such as BSU, the Boise Towne Square Mall and Downtown Boise. The Central Bench is also home to the Boise Depot, the city’s historic railroad depot, which sits high on the bench overlooking the State Capitol, the Boise River, the Foothills and the Downtown.
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Many Central Bench neighborhoods were developed in the 1950s and 1960s, and offer smaller, more affordable priced homes than are available in other parts of the city. The area has seen some disinvestment over time; however, competitivelypriced homes, amenities, and its proximity to Downtown have begun to spur some residential and commercial infill development in recent years. Protection of established neighborhood character and livability are key objectives for the Central Bench. The Central Bench also offers diverse schools, a high proportion of urban parkland, the Morris Hill Cemetery, and a private golf course.
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Location and Context (Continued) The Central Bench is largely developed and is constrained by surrounding developments and/or roadways. The area has seen significant small lot redevelopment in recent years. Redevelopment is occurring as older commercial retail centers complete major renovations such as the Vista Village shopping center while others, like the Hillcrest Shopping Center have undergone minor renovations to upgrade the exterior to create a more modern appearance.
Land Use Characteristics Existing Land Use
TRENDS AND KEY ISSUES Population and Households Over 16 percent of Boise residents lived in the Central Bench, with a population of 42,634 in 2009. Population is projected to increase to 44,359 by 2025. Central Bench households are projected to increase by 6.8 percent (from 17,198 to 18,368) between 2008 and 2025.
Employment The Central Bench is well-balanced: 15 percent of Boise jobs and 17 percent of its workforce is located here. Central Bench jobs are projected to increase nearly 15 percent by 2025 (from 22,172 in 2007 to 25,517).
Transportation Central Bench is defined on its south and west sides by interstate I-84. The Central Bench is well-served by public transit, primarily by bus routes. Nearly 12 percent of Central Bench residents reported using public transit to commute to work in 2000. The average commute time for a Central Bench worker in 2000 was 16.9 minutes. Orchard and Emerald Streets and Vista and Overland Streets are constrained transportation corridors in the Central Bench. The sidewalk system is lacking but the street system is relatively fine.
The Central Bench contains 6,008 acres, or 7.8 percent of Boise’s total acres.
Single-family residential uses occupy more than half (45.7 percent) of the Central Bench (2,745 acres.) Multi-family residential uses occupy an additional 243 acres (four percent).
The Central Bench has more land in office use (369 acres) than any other planning area, which is 28 percent of all land in office use in Boise.
Just seven percent (417 acres) of the land in the Central Bench is vacant.
Demographic Profile Population Population: In 2010, the population of the Central Bench was 38,689. Median Age: Central Bench residents are younger (33.6) than Boise residents. Housing Total Households: In 2009, the Central Bench was home to 17,976 households. This accounts for approximately 18 percent of Boise’s households. Household Composition: The number of families with children under the age of 20 residing in the Central Bench (25.5%) is slightly lower than in Boise as a whole. Median Home Value: Median home value in the Central Bench ($154,570), lower than the median value for Boise as a whole. Tenancy: Almost half of Central Bench residents rent their homes (42.7%). Homeowners represent 51.5 percent of all households. Income Median Household Income: In 2009, median household income for Central Bench residents was $47,038. Employment Jobs: Just over 14 percent of Boise jobs are located in the Central Bench. Saint Alphonsus Regional Medical Center is a significant regional employer in the Central Bench. Workforce: Central Bench workers represent nearly 17 percent of the Boise workforce.
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PLANNING AREA POLICIES | CENTRAL BENCH
Parks and Recreation The Central Bench is home to a dozen developed parks. Many of these are small neighborhood and dog parks, such as Owyhee Park, Bowden Park, Phillipi Park, Borah Park and Morris Hill Park which offer recreation to nearby local residents. The Central Bench also has easy access to several larger recreation amenities, such as:
South Municipal Pool;
Borah Pool;
Boise River Greenbelt Pathway system;
Ann Morrison Park; and
Julia Davis Park.
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Schools There are 14 schools in the Central Bench. In addition to the educational significance of these facilities, several Central Bench schools are historically significant and contribute to the overall character of the neighborhood. High Schools
TRENDS AND KEY ISSUES Utilities In addition to Boise City service, the Bench Sewer District provides sewer service, water utilities, and irrigation to the Central Bench.
Infill and Redevelopment Multi-family building permits issued in the Central Bench nearly doubled (from 50 to 98 annually) between 2000 and 2007. Single-family building permits increased from 35 in 2000, to 25 by mid-year 2007. Nearly 1 million s.f. of non-residential building space has been built in the Central Bench since 2000; about 7.8 percent of the Boise total of just over 13 million s.f.
Parks and Recreation The Central Bench has access to a mix of park facilities, including numerous neighborhood parks. Almost all of the parkland in the Central Bench is developed. Because the Central Bench is largely built out, opportunities are limited for adding any new parks.
Schools There are 14 schools in the Central Bench. Bishop Kelly and Borah High Schools, South Junior High, ten elementary schools, and Boise Christian School. School enrollment in the Central Bench has been declining.
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Bishop Kelly High School is located on the south side of Franklin Road just east of Cole Road. In the 1930’s, Bishop Edward Joseph Kelly dreamed of establishing a Catholic high school under the direction of the Catholic Diocese of Boise. In 1964, that dream became a reality when Bishop Kelly High School opened its doors in the fall of 1964. Bishop Kelly is Boise’s only accredited private High School and is home to approximately 600 students. Borah High School is located on the south side of Cassia Street just west of Curtis Road, and opened in 1958. In the 2007-2008 school year, 1,509 students enrolled.
Junior High South Junior High is located on the southwest corner of Cassia Street and Shoshone Street and has approximately 685 students that attend the school each year. Construction on the original building was completed in 1948 and the school campus more than doubled over the years. In 2008, the original building was torn down and the new South Junior High School was relocated into a new, spacious and modern building on the same site. The Art Deco section of the library wall of the original building has been preserved and will become a portion of an amphitheater/ interpretive plaza.
Elementary Schools Jefferson Elementary is located on the east side of Latah Street between Alpine Street and Rose Hill Road. In the 2009 school year, there were 350 children enrolled. Jefferson School was constructed in 1949. Since 1949, the school has been expanded three times in order to provide for the educational needs of children within this central bench neighborhood. Sacred Heart Elementary is located on the south side of Cassia Street just east of Latah Street. Sacred Heart Catholic School holds the distinction of being an Idaho Merit School. The curriculum follows the State of Idaho guidelines and integrates a comprehensive religious education program as well. The campus can accommodate 250 students in grades pre-K through 8. Franklin Elementary was constructed in 1905 on the southwest corner of Franklin Road and Orchard Street. The building was constructed from stone acquired from a local quarry. The school bell was added in 1907. In 1949, the school was annexed into the Boise School District and transitioned from a senior high school to an elementary school. Franklin Elementary school closed in 2008 as part of a Boise School District’s decision to consolidate several elementary schools into new facilities. Jackson Elementary was located on the east side of Cole Road just south of Franklin Road. Jackson Elementary closed in 2008 as part of a Boise School District’s decision to consolidate several elementary schools into new facilities. During the 2007-2008 school year, Jackson Elementary educated 327 children. Monroe Elementary is located on the south side of Cassia Street just east of Latah Street. In 1954, Monroe Elementary School was constructed. The school has undergone two building projects that have added on to the original structure. Even with the two additions, Monroe Elementary School remains the smallest school in the Boise School District and has just under 300 children enrolled.
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PLANNING AREA POLICIES | CENTRAL BENCH Grace Jordan Elementary is one of Boise School District’s newest elementary schools and is located just south of Overland Road within the Randolph Robertson Subdivision. It was opened in August 2008, bringing together approximately 550 students when the District demolished McKinley Elementary School and eliminated Franklin and Jackson Elementary Schools. Grace Jordon Elementary is one of three elementary schools within in Boise that include community centers operated by Boise Parks and Recreation. Whitney Elementary is located on the southwest corner of Overland Road and Owyhee Street. The original Whitney School was a two-story red brick building constructed in 1923. The building burned to the ground only one year later. A new Whitney School was built in 1925. In 1936 and 1946 additions to the building were constructed. In 2009, a new Whitney Elementary School was built and is what now serves the 400 children located on the Boise Bench. Whitney Elementary School is one of three elementary schools within in Boise that include community centers operated by Boise Parks and Recreation. The community center features multipurpose rooms to be used for after-school programs and also provide space for fee-based programs in performing and visual arts for children and adults. Hillcrest Elementary is located on the east side of Orchards Street between Interstate 84 and Overland Road within the Hillcrest Country Club Subdivision. Hillcrest Elementary was constructed in 1958, and expanded once. Hawthorne Elementary is located on the south side of Targee Street just east of Vista Avenue. Originally, fourteen World War Two barracks were converted to classrooms and moved onto the site. In 1956, five rooms of the permanent building were constructed and after two additions in 1961 and 1966, Hawthorne Elementary is now an 18 room school with a multipurpose room, library and office complex. During the 2007-2008 school year there were 324 children enrolled in Hawthorne Elementary. Owyhee-Harbor School is located just north of I-84 and the Boise Airport on the corner of Owyhee Street and Pasadena Street and was constructed in 1969 with two wings which were originally designed in an open classroom concept to facilitate team teaching. This school remained an open classroom school through the 2003-2004 school year. In 2004 the District decided to convert Owyhee to a Harbor School and remodeled the facility to create separate classrooms but retained a common work area at the center of each wing for individual or small group instruction as needed. Today there are 314 children enrolled in Owyhee Harbor Elementary School. Boise Christian School is a Christian-based elementary and child care program that has been in existence since 1962. The school is located on the west side of Roosevelt Street just south of Emerald Street. The schools curriculum is based on the A Beka curriculum and is accredited by the American Christian Schools International. In 2009, the elementary learning program has 30 children enrolled and the child care program had 15 children.
Sources: COMPASS Community Choice Growth Projections, August 2007. 2010 Census Data for Population and Households. COMPASS Development Monitoring Reports (2000-2007). ESRI Business Analyst Report, Central Bench (2009).
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Central Bench Planning Area: Future Land Use Map
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PLANNING AREA POLICIES | CENTRAL BENCH
CENTRAL BENCH POLICIES Centers, Corridors, and Neighborhoods (CB-CCN) Goals and policies for this section focus on promoting the revitalization of major travel corridors and activity centers; protecting the character of established neighborhoods; ensuring that future infill and redevelopment enhances the Central Bench’s livability; encouraging the identification and protection of historic resources; and identifying areas where more detailed planning will be needed in the future. Goal CB-CCN 1: Promote the revitalization of activity centers and corridors throughout the Central Bench.
(c) Encourage new development that complements the character of the corridor and its role as a major gateway into Downtown from the Boise Airport.
CB-CCN 1.1: DESIGNATED ACTIVITY CENTERS Six mixed-use activity centers have been designated to serve the Central Bench to promote the availability of local services within walking distance of residential neighborhoods. They include:
Overland and Orchard;
Overland and Vista;
Overland and Cole;
Orchard and Emerald; and,
Emerald and Curtis.
Additional activity centers may be designated in accordance with the location criteria provided in Chapter 3. CB-CCN 1.2: ST. ALPHONSUS REGIONAL MEDICAL CENTER (a) Establish a medical/office/government campus setting in the St. Alphonsus Regional Medical Center area. (b) Discourage new industrial uses outside the area specifically designated for industrial uses. CB-CCN 1.3: ORCHARD STREET CORRIDOR (a) Encourage a mix of small-scale, pedestrianoriented commercial, retail, and higher-density residential uses along Orchard Street; concentrate taller building heights within activity centers. (b) Promote the rehabilitation of existing strip centers through façade and landscape enhancement and the assemblage of smaller parcels to accommodate larger redevelopment opportunities.
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Recent development as part of ongoing efforts to revitalize the Orchard Street Corridor. CB-CCN 1.4: OVERLAND ROAD CORRIDOR (a) Encourage a mix of small-scale (one to three stories) pedestrian-oriented, mixed use development along Overland Road, particularly between Vista and Federal Way. (b) Promote the rehabilitation of existing strip centers façade and landscape enhancements and the assemblage of smaller parcels to accommodate larger redevelopment opportunities where feasible. (c) Place the highest priority on revitalization efforts for the Overland/Orchard activity center and areas west of Orchard due to limitations east of Orchard. CB-CCN 1.5: VISTA AVENUE CORRIDOR (a) Encourage a mix of small-scale (one to three stories) pedestrian-oriented commercial, retail, and higher-density residential uses along Vista Avenue.
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CENTRAL BENCH | PLANNING AREA POLICIES (b) Promote the rehabilitation of existing strip centers through façade and landscape enhancement and the conversion of existing single-family homes to offices and businesses. (c) Promote the assemblage of smaller parcels to accommodate larger redevelopment opportunities where feasible. (d) Encourage new development that complements the character of the corridor and its role as a major gateway into Downtown from the Boise Airport.
CB-CCN 1.7: CURTIS AND EMERALD Encourage the redevelopment of the southwest corner of Emerald and Curtis with a mix of uses to support pedestrian movement and the use of transit in site design and building placement. Incorporate a local roadway network in the redevelopment of the site to ensure connection to the existing street system. CB-CCN 1.8: AIRPORT RELATED USES Support airport-related accessory uses north and west of the Vista/I-84 interchange (south of the New York Canal). Goal CB-CCN 2: Conduct detailed planning for opportunity areas as appropriate.
Goal CB-CCN 2: Conduct detailed planning for opportunity areas as appropriate CB-CCN 2.1: TANK FARM AREA Explore opportunities for the redevelopment of the tank farm located in the Morris Hill area as a highdensity, mixed-use area through the Specific Plan process. The process should:
The rehabilitation of existing strip centers through façade and landscape enhancements is encouraged. CB-CCN 1.6: BSU/ANN MORRISON PARK AREA Encourage higher-density housing, in conjunction with supporting retail services between Capitol Boulevard and Ann Morrison Park to increase housing opportunities for BSU students and downtown employees.
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Focus on the area between Orchard, I-84, and adjacent to the rail corridor;
Include input from Central Bench residents and businesses and property owners in the immediate vicinity; and
Evaluate alternative Land Use designations for the area; and
Seek alternative state or federal funding to expedite relocation.
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PLANNING AREA POLICIES | CENTRAL BENCH
Goal CB-CCN 3: The Central Bench will continue to provide a diverse mix of housing for the community. CB-CCN 3.1: NEIGHBORHOOD PLANS Consider neighborhood plans in conjunction with the goals and policies contained in this Comprehensive Plan when reviewing proposed development submittals. CB-CCN 3.2: MIX OF HOUSING TYPES Encourage a mix of housing types, lot sizes, and price points in the Central Bench, in accordance with the policies contained in this chapter, to maintain the area’s diverse character.
(b) Infill development is anticipated to continue throughout the Central Bench’s compact neighborhoods; but will be focused in areas identified as Level 2 on the Areas of Change and Areas of Stability Map for the Central Bench, located in Appendix C. (c) Encourage infill development in these locations that is consistent with the design principles contained in this Comprehensive Plan to ensure compatibility with surrounding homes. (d) Consider limits on overall lot coverage for infill development to reserve the integrity of the area’s larger lot sizes.
CB-CCN 3.3: HIGH DENSITY NEIGHBORHOODS (a) High density neighborhoods in the Central Bench, as identified on the Future Land Use Map, are intended to accommodate pockets of housing adjacent to mixed-use activity centers and corridors where residents may easily access services and transit. (b) Encourage infill development in these locations that is consistent with the design principles contained in this Comprehensive Plan to ensure appropriate transitions are provided to surrounding established neighborhoods. CB-CCN 3.4: COMPACT NEIGHBORHOODS (a) Compact neighborhoods in the Central Bench, as identified on the Future Land Use Map, are intended to remain functionally and stylistically diverse in the character of homes and type of homes that exist.
Many homes in the Central Bench feature larger lot sizes and mature vegetation, adding to the area’s more open character. CB-CCN 3.5: SUBURBAN NEIGHBORHOODS (a) Suburban neighborhoods in the Central Bench, as identified on the Future Land Use Map are anticipated to remain largely single-family in character, with the exception of areas just west of Orchard, which are anticipated to see some infill and redevelopment. (b) Ensure that infill and redevelopment that occurs west of Orchard is consistent with the design principles contained in this Comprehensive Plan and provides appropriate transitions to promote compatibility with the single-family character of neighborhoods to the west.
Infill development increases the variety of housing available within walking distance of transit and other services. BLUEPRINT BOISE
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CENTRAL BENCH POLICIES Connectivity (CB-C) Goals and policies for connectivity focus on identifying and implementing improvements that will enhance the ease and safety of multi-modal travel in the Central Bench. Goal CB-C1: Provide a safe-environment for walking and bicycling. CB-C 1.1: STREET IMPROVEMENTS Continue to identify and implement targeted improvements to sidewalks, bike lanes, curb and gutter, street lights, and other infrastructure in existing areas and as infill and redevelopment occur, particularly along the Overland Road, Emerald and Orchard Street corridors.
Expansion of the Greenbelt is needed to increase connections between the Central Bench and other areas of the community. CB-C 1.3: GREENBELT SIGNAGE/ACCESS (a) Establish wayfinding signage to direct pedestrians and bicyclists to the Greenbelt.
Improvements to pedestrian facilities and other infrastructure in the Central Bench, such as these sidewalks along Overland, should be implemented as infill and redevelopment occur. CB-C 1.2: GREENBELT AND TRAIL EXPANSION (a) Extend the Greenbelt west of Orchard to provide a connection to the Boise Towne Square Mall and to expand biking opportunities to and from the Central Bench.
(b) Explore the feasibility of a park and ride lot at Garden Street and the Greenbelt to increase access from other areas of the community. CB-C 1.4: BOISE CENTRAL BENCH NEIGHBORHOOD PEDESTRIAN AND BICYCLE PLAN Implement the recommendations of the Central Bench Neighborhood Pedestrian and Bicycle Plan.
(b) Continue to expand the network of trails and bike paths within the Central Bench, exploring opportunities for trails that parallel the canals.
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PLANNING AREA POLICIES | CENTRAL BENCH
CENTRAL BENCH POLICIES Public Services and Facilities (CB-PSF) Goals and policies for this section focus on identifying areas where investment in infrastructure are needed in the Central Bench to implement the community’s vision. Goal CB-PSF 1: Upgrade existing infrastructure to meet future demands of infill and redevelopment.
Basic infrastructure improvements, such as these pedestrian crosswalks, are needed in several areas of the Central Bench. CB-PSF 1.1: POLICE SUBSTATION Establish a police substation in the Central Bench as infill development activity increases and population density warrants.
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CB-PSF 1.2: COMMUNITY CENTERS Explore opportunities to partner with the school district to establish community centers in the Vista/ Cherry Lane area.
Facilities such as the Morley Nelson Community Center, pictured above, provide places for Central Bench residents to recreate and gather.
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CENTRAL BENCH POLICIES Neighborhood Character (CB-NC) Goals and policies for neighborhood character focus on attributes and activities that contribute to the overall character and livability of the Central Bench’s neighborhoods, including open space and recreation, public art, and historic and design review areas. Goal CB-NC 1: Maintain current level of service for neighborhood parks and trails.
Goal CB-NC2: Protect character-defining neighborhood features. CB-NC 2.1: CONSERVATION AND HISTORIC DISTRICTS (a) Identify areas of historically significant or otherwise unique architecture in the Central Bench. (b) Establish protective regulations, such as conservation districts, as appropriate. CB-NC 2.2: TREE PRESERVATION Encourage the retention of mature trees as infill and redevelopment occurs over time.
Many Central Bench residents take advantage of the area’s numerous park facilities. CB-NC 1.1: NEIGHBORHOOD PARKS (a) Identify and plan for new neighborhood parks in areas where an increase in density is planned or has occurred over time. (b) Consider sites smaller than current minimum park standards as a way of accommodating pocket parks, dog parks, and other amenities within this established neighborhood. CB-NC 1.2: POCKET PARKS Incorporate pocket parks and other small-scale amenities in mixed-use activity centers to reduce impacts on existing park facilities as density increases over time.
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Mature trees and historic homes contribute to the character of the Central Bench’s neighborhoods.
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PLANNING AREA POLICIES | CENTRAL BENCH
CENTRAL BENCH POLICIES Related Planning Documents There have been a number of plans and studies prepared for portions of Central Bench. These plans, along with Blueprint Boise, will help guide future development in Central Bench. Vista Neighborhood Plan (1999)
Depot Bench Neighborhood Plan (2007)
Much of the Vista Neighborhood belonged to the Whitney Township prior to annexation into the City of Boise (in 1962 and 1986). The Vista Neighborhood Plan records the history and landmarks of the area and sets forth a vision. The vision for the neighborhood is of attractive, safe and well-maintained residential areas that preserve older housing units, improved role and function of Vista Avenue, new parks and recreation opportunities, and additional mobility and transportation choices, including good public transit as well as bike- and pedestrian-friendly routes.
The Depot Bench Neighborhood is bounded by Federal Way, Overland Road, Roosevelt Street, and Crescent Rim. The neighborhood is distinctive, has a diverse population, and includes families who have lived in the area for several generations. Key features include city treasures such as the Boise Depot, Ahaveth Beth Israel and Morris Hill Cemetery; one of the city’s densest tree canopies, small neighborhood schools, varied housing styles, distinctive canals and a commanding view of the Boise skyline from its northern-most boundary. The goals of the plan include: protecting the neighborhood’s unique character, supporting development that is compatible with the character of the existing neighborhood, and maintaining an attractive, stable, and close-knit neighborhood. The Depot Bench Plan articulates its vision and includes a guide to desired long-term land use, transportation, and community design.
Sunset Rim Neighborhood Plan (2003) The Sunrise Rim Neighborhood is a small residential neighborhood that is sandwiched between the airport; the freeway, and a deep barrier canal. There is very little land that is suitable for development. The consensus among residents is to preserve and enhance the residential quality of the neighborhood and to promote a safe, appealing environment in which to live. The plan seeks to promote a safe, quiet, pedestrian friendly residential area; free of business ventures; promoting a quality and pleasing visual appearance with the most up to date conveniences. In the commercial area, the plan encourages continuation of the existing business pattern be continued, and that new businesses not be major traffic generators or have visual impacts such as signs.
Central Rim Neighborhood Plan (2004) The Central Rim Neighborhood is a small enclave on the Boise Bench notable for outstanding valley and mountain views, diversity of homes, tree-lined streets, and families. The purpose of the Central Rim Neighborhood Plan is to ensure that commercial and residential development and regional transportation improvements enhance rather than jeopardize its livability. The vision is of: A revitalized neighborhood with viable, community-based local businesses; safe pathways for people to walk; a mix of well-maintained housing; free of debris with good curbside appeal; a strong identity and known for its safety.
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Central Bench Neighborhood Pedestrian and Bicycle Plan (2012) The Ada County Highway District prepared a detailed plan for the development of a connected system of pedestrian and bicycle facilities for the Central Bench Planning Area. The objectives of the plan include: people can conveniently walk or bike to their destinations, people feel safe walking and biking, facilities are provided for people from all age groups, people with disabilities are more easily mobile, and visitors are attracted to the enhanced walking and bicycling environment.
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PLANNING AREA POLICIES | DOWNTOWN
Downtown Planning Area
Location and Context The Downtown Planning Area (“Downtown”) is centrally located within the city, and is bounded on its southwest side by the Boise River, the Boise Bench and Beacon Avenue, and generally by Broadway/ Avenue A on the southeast, Fort Street on the northeast, and 16th, 19th Street and Idaho Streets on the northwest. Downtown is the civic, economic and cultural heart of Boise City and the region is anchored by the Idaho State Capitol Building, the Idaho Supreme Court, Boise City Hall, Ada County Administration Building, South 8th Street Warehouse District, Old Boise Historic District and Hays Street
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historic districts, Julia Davis Park, and many other amenities. It is the largest employment center in the State of Idaho. Downtown is also home to many of the area’s major employers, corporate headquarters, and regional services such as St. Luke’s Hospital and Boise State University. Access is provided by the I-184 connector and a range of public transportation alternatives. Rich with culture and 150 years of history, Downtown hosts a range of activities and cultural events throughout the year.
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Location and Context (Continued)
TRENDS AND KEY ISSUES Growth Trends Fewer than three percent (6,121) of Boise residents lived in Downtown in 2009. However, demand for urban housing has been increasing and residents are projected to more than double to 13,686 by 2025.
Employment Downtown has the highest concentration of employment in Idaho, with more than 33,000 workers in 2005. Jobs are projected to increase by 63.5 percent, to 55,175 in 2030.
Infill and Development Downtown is the only planning area that lost single family residential units (52) from 2000 to 2007. Most of these losses occurred because of private redevelopment activity where houses were removed and replaced by development houses, or where parcels were cleared to make room for parking needed by adjacent businesses. Trends indicate a corresponding increase in multi-family permits issued during the same time (782 multi-family units were added between 2000 and 2007). More than 2.5 million s.f. of new office and commercial space was added in Downtown between 2000 and 2007.
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A great deal of emphasis has been placed on Downtown beginning in 1965. The Boise City Council has established four urban renewal districts: Central, River Myrtle-Old Boise, Westside Downtown, and 30th Street. Each of these districts has a long-term master plan and capital investment strategy. Redevelopment efforts by the CCDC, Boise’s urban renewal agency have resulted in a vibrant and walkable business core, construction of nine public parking garages and other infrastructure, beautification of streets, public plazas and renovation of historic buildings. This public investment has stimulated development of office buildings, restaurants and bars, retail shops, urban housing and cultural and entertainment venues. Renovation of historic buildings and new commercial and mixed-use development, has brought new life to many blocks and created a lively street environment. Demand for urban housing appears to be increasing, which will likely spur continued redevelopment in Downtown. Creating a vibrant urban center where people are able to live, work and play and where walking, bicycling and transit are practical alternatives to the automobile are key goals for Downtown.
Demographic Profile Population Population: In 2010, the population of Downtown was 6,364, or 2.5 percent of all Boise residents. Median Age: Downtown residents are younger (28.1) than Boise residents as a whole. Housing Total Households: In 2009, Downtown was home to 3,775 households. This accounts for 3.1 percent of the households in Boise. Household Composition: Fewer families with children reside in Downtown, with 20.5 percent of residents falling under the age of 20. Income Median Household Income: In 2009, median household income for Downtown residents was $26,680. Employment Jobs: Almost 22 percent of Boise jobs are located in Downtown Workforce: Downtown residents represent just 1.3 percent of the Boise workforce.
Land Use Characteristics Downtown has the most intensive and varied mix of land uses in the city, including high rise office buildings, hotels and condominiums, a thriving commercial district with numerous shops, restaurants and service businesses, local, state and federal government offices, St. Luke’s Regional Medical Center, Boise State University, and cultural, entertainment and convention facilities.
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PLANNING AREA POLICIES | DOWNTOWN Existing Land Use Downtown is the city’s smallest planning area. It contains 1,013 acres, making up just over one percent of Boise’s total area. Single-family residential uses occupy a small portion (6.5 percent) of Downtown (66 acres.) Multi-family residential uses occupy an additional 48 acres (4.8 percent.) Downtown contains a mix of office and commercial uses. These uses occupy 6.9 percent (69 acres) and 23.5 percent (238 acres) respectively. 27.6 percent of Downtown is comprised of parks, recreation and open space uses (280 acres). The State of Idaho owns approximately 30 acres in Downtown, including the State Capitol complex. 17.6 percent (179 acres) of Downtown is currently vacant. Historic Districts Three of the city’s eight historic districts are located in Downtown: Old Boise District; Hays Street District; and South 8th Street Warehouse District.
Parks and Recreation Downtown includes three exceptional parks along the Boise River, all of which have a community-wide significance. Julia Davis Regional Park (90 acres), which includes a rose garden, several museums, and Zoo Boise, an accredited zoo that is one of Boise’s top visitor attractions. Ann Morrison Park (145 acres), with gardens, tennis courts, lighted softball diamonds, soccer and football fields, a picnic pavilion and children’s playground. Kathryn Albertson Park (41 acres), which is an attractive home for resident and migratory wildlife in Downtown. It features wide, paved footpaths which wind through the park with signage describing wildlife and environmental themes.
TRENDS AND KEY ISSUES Tourism & Conventions Tourism is a growing sector in the Idaho economy. The Boise Airport is the largest airport in Idaho. Downtown‘s proximity to the airport makes it a portal for tourists traveling to southwest Idaho. Downtown also serves as a destination for a three-state region because of its cultural, educational and medical facilities and attracts national and international visitors as jumping off point for Idaho’s recreational assets. Boise Centre (Convention Center) located conveniently Downtown.
Parks and Recreation Continued investment in Downtown parks is important to its livability. More infill and redevelopment will result in increased demand for public spaces such as urban parks and plazas in Downtown.
Downtown also includes Capitol Park, C.W. Moore Park, Noble Park, and the Pioneer Community Center and Pioneer Tot Lot in the River Street neighborhood. All of these facilities are in the River Myrtle-Old Boise Urban Renewal District. Downtown also has easy access to other parks and recreation amenities, including: Boise River Greenbelt Path; Boise Foothills; and Fort Boise Park. Downtown is an urban center that includes not only parks but other public spaces such as plazas and sidewalks with benches, planters and cafes. Examples include the Grove Plaza, 9th & Grove Plaza and Spring Run Plaza. The master plans for the urban renewal districts in Downtown consider development of a
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DOWNTOWN | PLANNING AREA POLICIES network of parks, plazas and other civic spaces important to creating a livable environment in Downtown.
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PLANNING AREA POLICIES | DOWNTOWN
Schools Downtown is home to two k-12 schools, Boise State University, a branch of the University of Idaho and, opening in the Fall of 2011, Concordia University Law School. Foothills School of Arts and Science Foothills School of Arts and Science was founded in 1992 to provide an alternative learning environment through an integrated curriculum. It is a private school located in Downtown at the corner of 8th and River in a leased space in a converted warehouse near the Boise City Library. This school is seeking to buy or build its own facilities and wants to remain Downtown. Enrollment is 150 students. The school serves students from preschool through the 9th grade. Boise Senior High School Boise Senior High is one of five public high schools in Boise. It is the oldest of the five and is located near the Downtown core at 10th and Washington. Boise High is listed on the National Register for Historic Places under the Tourtellotte and Hummel Architecture nomination as well as the Fort Street Historic District. The original structure was constructed in 1908 in the Early Classic Revival style. Enrollment is approximately 1398 students. In addition to the educational significance of these facilities, the historic character of the school is a significant asset to the Downtown area. Boise State University Boise State is Idaho’s metropolitan research university, located in the state’s population center and capital city, a hub of government, business, the arts, health care, industry and technology. The campus is home of 11 Idaho Professor of the Year honorees since 1990 and the 2005 national champion student debate and speech team. Boise State is the largest university in Idaho with an all-time state enrollment record of 19,667 students. The university offers more than 190 fields of interest. Undergraduate, graduate and technical programs are available in seven colleges: Arts and Sciences, Business and Economics, Education, Engineering, Graduate Studies, Health Sciences, and Social Sciences and Public Affairs. Students can also study abroad, participate in one of the largest internship programs in the Northwest, and work with professors on health-related research to fight cancer, arthritis and Alzheimer’s disease, among others.
TRENDS AND KEY ISSUES Transportation The Boise Airport serves as a significant portal to Downtown and the region. Downtown is only three miles from the Boise Airport, which has recently been renovated. Most Downtown workers live elsewhere in the community. The average commute time for a Downtown worker in 2000 was 17.6 minutes. Traffic congestion and commute times are expected to increase in Downtown as employment and housing grows. Downtown is within easy bicycling distance from the neighborhoods on its periphery. More needs to be done to provide bicycle facilities to encourage bicycle commuting.
Schools If the number of residential units increases significantly as projected and families with children are attracted to living Downtown-expanding school capacity may be needed.
Campus life offers adventure and activity. More than 200 student organizations, new residence halls along the Boise River Greenbelt and a state-of-the-art Student Recreation Center provide opportunities for both individual development and fun. More than one million visitors come to campus annually for Nobel and Pulitzer Prize-winning speakers, Bronco football, Martin Luther King Jr. Human Rights Celebration and other events.
Transportation Downtown serves as a hub for the public transportation system in the Treasure Valley and is expected to continue in this role for the foreseeable future. Boise City and its regional partners are working to create a robust, multimodal transportation system serving Downtown and the region. More investment is needed in transit and other alternatives to the automobile to cope with increased demands on the transportation system and decrease vehicle miles traveled, fuel
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DOWNTOWN | PLANNING AREA POLICIES consumption, traffic congestion, and air pollution. There are a number of significant transportation projects underway at this time including the Downtown streetcar and multimodal center, bus rapid transit line on State Street, regional high capacity transit corridor for the region, and the 30th Street extension.
Sources: COMPASS Community Choice Growth Projections, August 2007. 2010 Census Data for Population and Households. COMPASS Development Monitoring Reports (2000-2007). ESRI Business Analysis Report, Downtown (2009).
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PLANNING AREA POLICIES | DOWNTOWN
Art & Culture Downtown has a high concentration of public artworks and cultural and entertainment venues, which makes Downtown a community asset and regional destination. Art and cultural activities have created a vibrant city center, enlivening the street scene, year round contributing to keeping Downtown healthy.
Urban Housing and Livability Until recently, Downtown has been viewed primarily as an office and commercial center rather than a place for living. Downtown housing is viewed as a key to offering the sizeable workforce in Downtown the option of living close to where they work, and decreasing commuting, fuel consumption, traffic capacity. Residents living Downtown add to Downtown vitality and safety and support Downtown businesses. Employers, developers, financial institutions, and government agencies have joined together to develop programs for producing housing affordable to the Downtown workforce. CCDC launched the Downtown Housing Initiative in 2004. Since then, 260 Downtown residential units have been completed: CitySide Lofts, Royal Plaza, Grand Avenue Townhomes, the Jefferson, Aspen Lofts, the Gem-Nobel Building, and R. Grey Lofts. A number of issues need to be addressed so Downtown is an attractive environment for residents as well as businesses. They include noise, parking, loading and unloading, trash collection, property maintenance, graffiti and safety.
TRENDS AND KEY ISSUES Art & Culture The total economic impact of the nonprofit arts and culture industries in Boise is $38 million annually, of which a significant part is spent in Downtown. A lively arts and culture scene is considered key to attracting cutting edge businesses and the workforce they need to thrive. Maintaining and enhancing Downtown’s cultural offerings into the future is key to Downtown’s and the community’s success.
Urban Housing and Livability Delivering housing at an affordable price is a challenge that is expected to get more difficult in the future. Housing affordability will continue to be a significant issue. Since CCDC launched the Downtown Housing Initiative in 2004, 260 units have been built or are nearing completion.
Reinvestment & Design Quality A healthy Downtown is considered essential to maintaining a healthy community. Keeping Downtown healthy requires continuing commitment and reinvestment. Boise City and CCDC are endeavoring to raise the architectural quality of Downtown buildings in their review of development proposals.
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Downtown Planning Area: Future Land Use Map
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PLANNING AREA POLICIES | DOWNTOWN
DOWNTOWN POLICIES Centers, Corridors, and Neighborhoods (DT-CCN) Policies for this section focus on promoting Downtown revitalization, ensuring the scale of future infill and redevelopment is compatible with adjacent planning areas, and identifying areas where more detailed planning will be needed in the future. Goal DT-CCN 1: Maintain Downtown as the civic, economic, educational, social and cultural center of the city and region, which includes a concentrated, higher density Central Business District (CBD) activity center and integrated subdistricts. DT-CCN 1.1: DOWNTOWN AREA PLANS (a) Use adopted master plans and development guidelines for Downtown to guide development. (b) Update these plans and consolidate them into one document. DT-CCN 1.2: MIX OF USES Develop a vibrant mix of uses in Downtown which encourage
24-hour activity; Office; retail and service businesses; Residential; hotel, convention and medical facilities; and Civic, cultural, educational and entertainment uses.
(b) Recognize that government and social services provide a stable base for Downtown’s economy and are more accessible to the public since Downtown is a transit hub. DT-CCN 1.4: URBAN BUILDING FORMS (a) Establish design criteria that require developments built in the CBD to use urban building forms where typically buildings are placed at the sidewalk and create a street wall, street level space is activated with peopleoriented uses, and building entrances and openings are oriented to public sidewalks rather than to parking lots. (b) Work with developers to use building massing in Downtown that responds to the traditional pattern of lots within blocks, and creates a collage of buildings in each block rather than fullblock mega-buildings or “superblocks”. DT-CCN 1.5: AVOID AUTO-ORIENTED BUILDING FORMS Avoid strip commercial, open air drive-through lanes, and other auto-oriented building forms in the CBD. DT-CCN 1.6: RELATIONSHIP TO NEARBY NEIGHBORHOODS (a) Recognize that Downtown and the traditional neighborhoods that encircle Downtown have a symbiotic relationship. Monitor the health of Downtown and these neighborhoods, and invest in keeping these places prosperous.
Expanding the Downtown will help promote 24-hour activity. DT-CCN 1.3: GOVERNMENT AND SOCIAL SERVICES (a) Maintain Downtown as the administrative center for city, county, state and federal governments and for social service providers.
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(b) Recognize that the neighborhoods surrounding Downtown contribute to the workforce and customer base for Downtown businesses and provide a reservoir of housing for Downtown workers. Maintain close ties between Downtown and these neighborhoods through walking and bicycling routes, transit, range of available shopping, services, dining, culture and entertainment, and through community events.
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DOWNTOWN | PLANNING AREA POLICIES (c) Keep residents in these neighborhoods informed about Downtown issues, plans, regulations and development projects, and invite the neighborhood associations to participate in reviewing and commenting on these items. DT-CCN 1.7: LUSK STREET AREA Recognize the Lusk Street Master Plan as the vision for growth and redevelopment in the Lusk Street neighborhood. The Lusk Street Master Plan intends for the area to become a true urban neighborhood with a strong emphasis on diverse urban housing opportunities, retail sub-districts, small businesses and other uses associated with technological innovation and Boise State University. DT-CCN 1.8: WEST DOWNTOWN NEIGHBORHOOD PLAN Recognize the West Downtown Neighborhood Plan as the vision for growth and development in the West Downtown Neighborhood. The Plan envisions West Downtown as an urban environment where multi-modal transportation is the backbone to a neighborhood that is safe, walkable and bikeable. The neighborhood location activates a creative spirit that is attractive to innovators and entrepreneurs because of the balanced mix of affordable housing types, access to recreational amenities and potential for expanded growth and development.
Goal DT-CCN 2: Create in-town residential neighborhoods and increase the amount and range of housing choices available in Downtown and adjacent neighborhoods. DT-CCN 2.1: DOWNTOWN NEIGHBORHOODS (a) Create thriving Downtown neighborhoods at the periphery of the CBD to allow people to live and work in Downtown, to increase support of Downtown businesses and to make Downtown safer and more vibrant.
Residential uses Downtown increase housing options for the community, and promote 24-hour activity. DT-CCN 2.2: HOUSING CHOICES Provide a variety of housing types and living opportunities for a range of household types and income levels. Give particular attention to developing housing suitable for families. DT-CCN-2.3: WORKFORCE HOUSING Provide incentives to promote development of housing affordable to people working in Downtown, so people can live closer to work, reduce commute distances, make walking, bicycling and transit practical alternatives to driving and allow a wide diversity of people to live in Downtown. DT-CCN-2.4: ACCESSIBILITY TO AMENITIES Encourage residential development on sites within walking distance of employment centers, neighborhood services, parks and the Boise Greenbelt, and other amenities.
(b) Encourage residential development in the Westside, Old Boise-Eastside, Parkside, South 8th Street / Cultural District and the River Street neighborhood have been identified as prime locations for urban neighborhoods.
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Goal DT-CCN 3: Encourage redevelopment of surface parking lots and other underutilized properties.
DT-CCN 3.1: INCENTIVES Establish incentives to encourage the redevelopment of surface parking lots and other underutilized properties. DT-CCN 3.2: UNDERUTILIZED PROPERTIES (a) Initiate conversations with owners of underutilized parcels to acquaint them with plans for Downtown redevelopment and to learn their plans for future development of their properties. (b) Identify areas with redevelopment potential and utilize visualization tools such as the Downtown Model to generate momentum on development sites.
Surface parking lots represent significant redevelopment opportunities for Downtown.
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(c) Foster conversations between property owners and developers to identify partnership opportunities.
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DOWNTOWN POLICIES Parking (DT-PKG) Goals and policies for parking focus on identifying and implementing improvements that will improve the efficiency and appearance of parking in Downtown. Goal DT-PKG 1: Implement a Downtownwide parking system that coordinates all on and off-street parking resources.
DT-PKG 1.3: ON-STREET PARKING (a) Recognize that on-street parking is important to the success of storefront retail businesses and to creating pedestrian-oriented, walkable areas, slowing traffic and increasing pedestrian safety. (b) Give priority to retaining or restoring on-street parking in areas where ground floor retail and service businesses predominate.
On-street parking contributes to pedestrian comfort while adding to the overall parking stock Downtown.
DT-PKG 1.4: CONVERTING ON-STREET PARKING TO OTHER USES Establish policies and a defined multi-agency process for evaluating proposals to convert on-street parking to other uses that balance the effect on vitality, economic development, and multimodal transportation. These policies shall address, but not be limited to: (a) Sidewalk cafes: Consider that sidewalks are part of the network of public spaces in Downtown and that sidewalk activity such as outdoor dining generates vitality. Where a property owner or business owner proposes the removal of on-street parking to expand the sidewalk and establish an outdoor dining area, evaluate:
DT-PKG 1.1: DOWNTOWN-WIDE PARKING SYSTEM Coordinate Downtown public parking resources, including public parking garages, surface parking lots available for public parking, and on-street parking into a seamless system for parking customers. DT-PKG 1.2: PUBLIC PARKING GARAGES (a) Maximize the use of the public parking garage system in Downtown and coordinate the expansion of these facilities to support development in Downtown.
The mix of uses on the block face, and whether restaurants are clustering at this location;
If it is possible to use a narrow dining area and/ or overhead doors to provide an indoor-outdoor dining experience without expanding the sidewalk;
(b) Identify creative ways to supply parking facilities through public, public-private, and private partnerships.
If it is possible to add outdoor dining and also retain parking for part of the block face; and
How the change in sidewalk width and onstreet parking affects flexibility on what types of businesses could locate on the block face in the future.
(c) Recognize that supplying parking in parking structures allows the removal of surface parking lots, reduces the amount of land used for parking, makes land available for more productive uses, and increases development intensity, walkability and vitality.
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(b) Bicycle corrals: Consider the improvement gained in bicycle facilities and whether a mix of vehicular and bicycle parking supports storefront businesses as much as or more than vehicular parking alone.
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PLANNING AREA POLICIES | DOWNTOWN DT-PKG 1.6: PARKING REDUCTION OVERLAYS Expand the parking reduction overlay districts as transit services and, the Downtown public parking systems are expanded. DT-PKG 1.7: SHARED PRIVATE PARKING (a) Encourage owners of private employee parking lots to make parking available to the public in the evenings and on weekends.
Sidewalk cafes enhance the pedestrian environment. DT- DT-PKG 1.5: PARKING REQUIREMENTS (a) Establish maximum as well as minimum requirements for parking and promote shared parking among uses. (b) Develop parking ratios that recognize that Downtown typically generates less parking demand than is required by the zoning ordinance.
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(b) Continue work with the Downtown Parking Consortium to assess Downtown parking needs and develop parking facilities through privateprivate and private-public partnerships. DT-PKG 1.8: PARKING MANAGEMENT (a) Protect neighborhoods in and surrounding Downtown from parking spillover. (b) Consider developing employee parking lots at the periphery of Downtown with shuttle service to the CBD, or in locations with transit service to Downtown.
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DOWNTOWN POLICIES Connectivity (DT-C) Goals and policies for connectivity focus on identifying and implementing improvements that will enhance the ease and safety of multi-modal travel in Downtown. Goal DT-C 1: Develop a robust, multimodal transportation system in Downtown, with an emphasis on transit, bicycle, and pedestrian circulation and safety.
(b) Implement the improvements to the bicycle network identified in the Downtown Boise Mobility Study – Implementation Program as resources allow. (c) Increase the supply of bicycle racks and lockers, and explore the use of bicycle corrals, in Downtown to expand end-of-trip facilities for bicyclists. (d) Work with developers to add bicycle lanes and route markings along development frontages if they are on the bicycle network. (e) Encourage developers to include bicycle parking and showers in project designs as appropriate.
A strong bicycle network provides a safe transportation alternative and promotes a bicycle community. DT-C 1.1: MULTIMODAL CENTER Establish a multimodal center in Downtown that serves as a connection point between travel modes. DT-C 1.2: TRANSIT Maintain Downtown as the transit hub for the region and improve transit facilities in terms of quality, frequency and coverage. DT-C 1.3: EXPAND BUS SERVICE Coordinate with VRT on the expansion of bus service in Downtown. DT-C 1.4: REGIONAL TRANSIT SYSTEM Support the creation of a public transit system that connects Downtown to outlying areas of the city and surrounding communities. DT-C 1.5: BICYCLE NETWORK (a) Create a network of designated bicycle lanes and routes in Downtown, and expand bicycle facilities and amenities to encourage the use of bicycles for transportation and recreation. DT-14
DT-C 1.6: PEDESTRIAN NETWORK (a) Create a network of safe, attractive pedestrian routes in Downtown to encourage walking as a transportation mode and as an enjoyable part of the Downtown experience. (b) Continue to work with the DBA to create attractive and lively streets and explore potential partnerships with local businesses to promote walking in downtown. (c) Develop a comprehensive way-finding system for Downtown featuring pedestrian scale signage to mark walking routes and show direction, distance/time, and access to: points of interest, community services, public buildings, transit, trails and parks, and major activity centers. (d) Promote installation and evaluation of enhanced pedestrian countdown signals, crosswalk markings, leading pedestrian intervals, expanded audible pedestrian signal program, installing new accessible pedestrian pushbuttons, increasing pedestrian walking times to cross signalized intersections, and implementing and evaluating pedestrian scramble phases which enable pedestrians to cross at a signalized intersection in all directions at the same time while drivers are stopped.
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PLANNING AREA POLICIES | DOWNTOWN DT-C 2.2: COMPLETION OF STREET GRID Where gaps exist in the street grid, work with property owners and developers to establish missing street segments when property is proposed for development or redevelopment consistent with the Downtown Boise Mobility Study.
A safe, continuous pedestrian network will add to the vibrancy of Downtown. DT-C 1.87: TRANSIT MALL Retain the transit mall on Main and Idaho to assure transit access to Downtown business core until the multimodal center is established. Restoration of onstreet parking on Main and Idaho streets is desired.
DT-C 2.3: STREETSCAPE Continue a program of improving sidewalks along Downtown streets with paving, street trees, historic lights, benches, planters, and other street furnishings consistent with the Downtown Boise Streetscape Standards and the Downtown Boise Elements of Continuity. Use streetscape to give Downtown a distinctive identity, beautify the public realm, and create a safe, appealing environment in which to walk.
Goal DT-C 2: Continue to develop a framework of streets, paths and open spaces that builds upon existing networks and strengthen connections to the Boise River and Downtown subdistricts. DT-C 2.1: BLOCK PATTERN (a) Retain a high level of connectivity in Downtown by maintaining the traditional street grid and block pattern (260 feet by 300 feet). (b) Where superblocks exist, work with property owners and developers when redevelopment is proposed to re-establish the street grid and create blocks that approximate the traditional block size. If it is not feasible to re-establish streets, obtain public pedestrian ways protected by easements in place of the street grid so development areas approximate the traditional block size.
Attractive streetscapes promote pedestrian activity. DT-C 2.4: TWO-WAY TRAFFIC (a) Evaluate Downtown’s one-way street system to determine where it is feasible to re-establish two-way streets to improve connectivity, and enhance the pedestrian environment and retail success. (b) Proceed to implement two-way streets where feasible and as resources allow.
(c) Avoid development of mega-structures on superblocks that create either real or perceived barriers to connectivity.
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DOWNTOWN | PLANNING AREA POLICIES DT-C 2.5: FRONT AND MYRTLE STREET IMPROVEMENTS (a) Implement the enhancements to the pedestrian environment along Front and Myrtle Street identified in the Downtown Boise Mobility Study as resources allow.
DT-C 2.6: CONNECTIONS TO MAJOR ACTIVITY CENTERS Enhance connections between the Downtown core and the St. Luke’s Regional Medical Center and BSU campus.
(b) Improve north-south connectivity for pedestrians and bicyclists across Front and Myrtle by installing signals on both sides of the Connector at 12th, 10th, 5th, and 3rd streets and Avenue A.
DT-C 2.7: PIONEER CORRIDOR Enhance the Pioneer Corridor connecting Downtown to the Boise River, as development occurs.
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PLANNING AREA POLICIES | DOWNTOWN
DOWNTOWN POLICIES Public Services/Facilities (DT-PSF) Goals and policies for this section focus on identifying areas where investment in infrastructure are needed in Downtown to implement the community’s vision. Goal DT-PSF 1: Maximize the use of existing infrastructure Downtown and make improvements as needed as development intensifies.
DT-PSF 1.4: ALLEYS (a) Retain alleys whenever feasible so they continue to be available for deliveries and trash collection. Improve the condition of the alleys so they are clean and free of debris.
DT-PSF 1.1: INFRASTRUCTURE (a) Evaluate existing water, sewer, storm drainage, and utility lines to determine their adequacy for present needs.
(b) Develop a program to install trash compactors in alleys to reduce the amount of room needed for trash collection.
(b) Develop a plan for infrastructure improvements to accommodate projected future growth.
DT-PSF 1.5: PUBLIC RESTROOMS Provide public restrooms in areas of Downtown with high pedestrian activity.
DT-PSF 1.2: GEOTHERMAL RESOURCES (a) Encourage use of geothermal resources in new development when available. (b) Expand the geothermal system to increase coverage in Downtown as resources allow.
DT-PSF 1.6: SAFETY Continue successful collaboration between the Boise Police Department and Downtown neighborhood associations and businesses in order to reduce crime rates in the downtown area.
DT-PSF 1.3: LOADING AND UNLOADING / TRASH COLLECTION (a) Include adequate space for loading/ unloading and trash collection activities in new development. (b) Work with ACHD and others to retrofit alleys and streets in Downtown to allow for loading/ unloading and trash collection in areas where there is a concentration of delivery activity and a lack of delivery facilities. (c) Explore limiting delivery hours and truck sizes used in delivery operations.
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DOWNTOWN POLICIES Neighborhood Character (DT-NC) Policies for this section focus on sustainability and creation of a safe, clean and enjoyable environment for downtown. Goal DT-NC 1: Use Downtown development as a model for sustainable land use, development, and construction practices.
Goal DT-NC 2: Create a safe, clean, and enjoyable environment for businesses, residents, and visitors in Downtown.
DT-NC 1.1: TRANSPORTATION Promote alternative transportation facilities in Downtown to reduce fuel consumption, air and water pollution, and traffic congestion.
DT-NC 2.1: DOWNTOWN BOISE STRATEGIC PLAN (a) Develop effective strategies to resolve issues that affect the willingness of people to visit and to invest, work and live in Downtown. (b) Recognize that residents are especially sensitive to quality-of-life issues and that increasing the number of people living in Downtown is important to its long-term prosperity. (c) Utilize this plan to as a way to coordinate efforts of public agencies and other groups working on Downtown challenges and to attract resources.
Comfortable and attractive transit facilities support ridership. DT-NC 1.2: RESOURCE CONSERVATION (a) Create innovative programs and incentives to assist businesses and residents in Downtown to be more energy-efficient and to reuse and recycle resources. (b) Facilitate discussions among business owners and residents on this issue and support businesses that develop private-sector programs. (c) Ensure adequate space for recycling facilities is included in new development. (d) Explore the possibility of creating a Downtown recycling center
DT-NC 2.2: HOMELESSNESS AND PANHANDLING (a) Enlist Downtown stakeholders, and social service and government agencies in implementing the Mayor’s Ten Year Plan to End Homelessness. (b) Give attention to development of transitional housing, programs to assist people with substance abuse problems, counseling and job training. (c) Adopt an ordinance to regulate panhandling. DT-NC 2.3: GRAFFITI Maintain an intensive program for removing graffiti quickly from buildings, structures, public infrastructure and other improvements in Downtown. DT-NC 2.4: LATE NIGHT FOOD VENDORS (a) Limit late night food vendors to approved areas where they will not have an adverse impact on residential uses, or existing businesses. (b) Assure that late night food vendors remove litter each night and pay for or do their fair share toward cleaning sidewalks and streets to remove debris.
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PLANNING AREA POLICIES | DOWNTOWN DT-NC 2.5: NOISE The downtown entertainment industry provides substantial revenue to both the City and State’s economy including employment opportunities. The City’s noise ordinance should be revised to attempt to balance this vital economic necessity with residential quality of life concerns and to better address noise impacts from:
Entertainment and music venues using amplified sound;
Construction noise and delivery vehicles; maintenance equipment; and
Other noise sources impacting Downtown residents.
DT-NC 2.6: SOUND MITIGATION IN RESIDENTIAL UNITS (a) Work with the development community to establish new sound mitigation standards for residential construction (both rental and owner) in Downtown. (b) Address mitigation of both exterior noise and noise between units.
Goal DT-NC 3: Recognize the role religious institutions and other service providers play in the success of Downtown. DT-NC 3.1: EXPANSION OF NON-RESIDENTIAL USES Encourage non-residential uses like day care centers, churches, schools, and community centers to locate and expand in Downtown consistent with the review process required by the city’s zoning ordinance.
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DT- NC 3.2: SOCIAL SERVICE NETWORK (a) Support the continued operation and expansion of the social service network in Downtown. (b) Recognize that a number of social service agencies seek Downtown locations because they are well-served by transit and provide access to the full range of public and private agencies offering assistance. (c) Avoid a concentration of social services in any one area of Downtown. DT-NC 3.3: DOWNTOWN YMCA Recognize the Downtown YMCA as an important institution for employees and residents, and actively support its continued operation and expansion efforts. DT-NC 3.4: CHILDCARE FACILITIES Encourage childcare facilities to locate Downtown to serve employment centers and adjoining neighborhoods. DT- NC 3.5: ADEQUATE PARKING (a) Require that churches and social service agencies provide adequate parking with any expansion project. (b) Allow for off-site and shared parking arrangements to meet parking needs. (c) Allow on-street parking to be counted toward parking needs when parking needs occur on weekends and evenings and on-street parking is generally available at these times.
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Goal DT-NC 4: Set a high standard for the quality of urban design, building design, and construction in Downtown, especially in the CBD. DT-NC 4.1: URBAN DESIGN PRINCIPLES (a) Utilize the urban design principles contained in the adopted master plans for the urban renewal districts. (b) Develop a consolidated Downtown plan that covers the entire Downtown and includes the urban renewal districts. In this plan:
Reconfirm the vision for Downtown;
Carry forward the preferred development concepts from the urban renewal plan that are still relevant; and
Articulate urban design and architectural design principles for Downtown, as well as character statements and development objectives for the various subdistricts within this area.
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DT-NC 4.2: DESIGN GUIDELINES Develop design guidelines that carry forward the vision, design principles, desired character and development objectives stated in adopted plans for Downtown. Recognize that the design guidelines may set higher standards for the CBD than for the periphery of Downtown. Address specific architectural elements that are particularly important in the CBD. DT-NC 4.3: REVIEW PROCESS Implement a collaborative multi-agency review process for Downtown projects that involves the developer, the developer’s design team, agency staff, DBA and other downtown neighborhood associations and community members in a continuing conversation as the project design goes from idea to conceptual design to design review submittal. DT-NC 4.4: INCENTIVES FOR DESIGN Create incentives for unique, high-quality design.
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PLANNING AREA POLICIES | DOWNTOWN
DOWNTOWN POLICIES Culture, Education and Arts (DT-CEA) Goals and policies for this section focus on maintaining Downtown as a vibrant cultural center, providing a variety of educational opportunities, and protecting the area’s historic resources. Goal DT-CEA 1: Maintain Downtown as the cultural center for the community and the region. DT-CEA 1.1: DOWNTOWN AS CULTURAL CENTER (a) Develop, support, and expand a wide variety of cultural, educational facilities, and activities in Downtown. (b) Retain Downtown as a location of choice for community-wide cultural celebrations and events.
DT-CEA 1.4: CALENDAR OF EVENTS Encourage efforts by cultural organizations, foundations, private businesses, and public agencies to sustain an on-going calendar of cultural events, artist-in-residence programs, lecture series, and continuing education classes in Downtown. DT-CEA 1.5: PUBLIC SPACES Design public spaces so they are suitable for cultural events and make them available for cultural activities.
DT-CEA 1.2: CULTURAL ORGANIZATIONS (a) Encourage cultural organizations to locate their offices in Downtown to foster a spirit of collaboration and partnership in providing a rich cultural life for the community. (b) Provide assistance to cultural organizations to assure their continued prosperity. DT-CEA 1.3: CULTURAL DISTRICT (a) Enhance recognition of and the level of activity in the Boise Cultural District. (b) Work to attract additional cultural facilities to locate there and encourage programming and events on an on-going basis.
Flexible public spaces accommodate a variety of events and activities. DT-CEA 1.6: INFUSION OF CULTURE IN DOWNTOWN EVENTS Incorporate arts, culture, education and/or history into Downtown events such as Art at the Market. DT-CEA 1.7: HOUSING AND STUDIO SPACE FOR ARTISTS (a) Explore ways to provide housing and studio spaces for people engaged in creative pursuits in Downtown. (b) Design studio spaces to allow members of the public to visit, observe and participate in the creative process.
District markers help make this area more recognizable to residents as well as visitors. BLUEPRINT BOISE
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Goal DT-CEA 2: Retain and expand K-12 educational facilities, higher education, and a variety of learning opportunities in Downtown. DT-CEA 2.1: INCENTIVES Provide incentives for public and private schools to locate Downtown. DT-CEA 2.2: SCHOOL RETENTION/EXPANSION Support the retention and expansion of existing schools. DT-CEA 2.3: WORKFORCE EDUCATION Facilitate an on-going conversation between Boise High School, BSU, University of Idaho and other institutions of higher learning with Downtown businesses to assure that course offerings needed by Downtown businesses and their workforce are available. DT-CEA 2.4: CONNECTIONS WITH HIGHER EDUCATION INSTITUTIONS (a) Strengthen linkages between BSU, the University of Idaho, and other institutions of higher learning, as well as Downtown businesses and cultural and social service organizations.
DT-CEA 2.6: CREATIVE LEARNING ENVIRONMENT (a) Encourage cultural and educational organizations to continue offering creative learning experiences at Downtown facilities and to create an atmosphere of educational adventure that will attract people from the community and the region. (b) Make public facilities available for these activities.
Goal DT-CEA 3: Recognize and protect the historic resources in Downtown. DT- CEA 3.1: ADDITION OF NEW BUILDINGS (a) Encourage a range of architectural styles in new buildings in historic areas in a way that does not detract from areas of historic character. (b) Design new infill buildings in historic areas so they respect the scale and massing of the historic buildings and they make appropriate transitions if new buildings are at a higher density. DT- CEA 3.2: ADAPTIVE REUSE Facilitate the renovation and adaptive reuse of Downtown’s historic buildings whenever feasible.
(b) Encourage BSU and the University of Idaho and other institutions of higher learning to make course offerings available in the CBD. (c) Strive to make Downtown an asset to the social, cultural, and economic life of faculty, staff and students at these educational institutions. DT-CEA 2.5: BOISE MAIN LIBRARY! (a) Develop the Boise Main Library into an education center with a strong outreach to special populations such as refugee groups, atrisk youth, seniors, and others. (b) Encourage siting of the new main library in the Downtown area.
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Adaptive reuse allows for the preservation of older or historic buildings while allowing for new uses within.
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PLANNING AREA POLICIES | DOWNTOWN
DOWNTOWN POLICIES Economic Development (DT-ED) Goals for this section focus on preserving a strong and diverse economy in Downtown that balances economic development with other planning priorities. Goal DT-ED 1: Create and maintain a prosperous economy in Downtown. DT-ED 1.1: ECONOMIC DEVELOPMENT PROGRAM (a) Create an economic development program in Downtown, secure resources, and identify an organization responsible for its implementation. (b) Focus on growing, attracting and retaining successful businesses in Downtown. (c) Monitor the level of interest in Downtown investment and the types of businesses located in Downtown. (d) Recognize that Downtown requires continuing attention to stay competitive relative to other lower-cost locations for business investment. DT-ED 1.2: CREATIVE INDUSTRIES (a) Strive to grow, attract, and retain industries that focus on generating creative ideas and products that meet real world needs and provide meaningful work. (b) Communicate with business owners in these industries regarding what they need to be successful and what barriers to success need to be removed. DT-ED 1.3: INNOVATION INCUBATORS (a) Establish facilities that offer low cost space and support services to creative thinkers and provide them with the opportunity to collaborate, generate innovative ideas, and translate them into marketable products. (b) Use these incubators to grow ideas into profitable business enterprises. (c) Work with these entrepreneurs to identify ways in which public agencies, venture capitalists, educational and financial institutions, and others can provide support to these creative endeavors. (d) Consider use of surplus space in public facilities for these incubators.
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DT-ED 1.4: DEVELOPING A WORKFORCE Facilitate conversations between business leaders, BSU, the University of Idaho, College of Western Idaho, school districts, and technical training programs to identify what knowledge, skills and abilities are needed from future workers and develop collaborative programs to supply these needs. DT-ED 1.5: ATTRACTING A WORKFORCE (a) Recognize that the creative workforce is attracted to places which offer quality of life, environmental responsibility, an authentic sense of place, a relaxed but also stimulating lifestyle, and opportunities for meaningful work. (b) Continue to invest in creating a vibrant, walkable, people-oriented urban environment in Downtown that is rich with social, cultural and educational offerings, a lively street scene, refreshing public spaces, beautiful historic and contemporary buildings, and close-in neighborhoods. (c) Provide easy access from Downtown to natural amenities including the Boise River Greenbelt, Boise Foothills, trail systems, and public parklands.
Goal DT-ED 2: Strive to keep Downtown’s economy diversified. DT-ED 2.1: HEALTHY RANGE OF ECONOMIC SECTORS Keep the various sectors of the Downtown economy healthy including technology and communication systems; agribusiness; financial, legal, government and professional services; tourism, conventions and conferences; lodging; arts, culture and education; real estate development and management; entertainment; sports; shopping and consumer goods; service businesses; restaurants, bars and nightclubs. DT-ED 2.2: EMERGING INDUSTRIES Lend support to emerging industries which will help to diversify the economy (see DT-ED 1.2 and DT-ED 1.3). DT-23
DOWNTOWN | PLANNING AREA POLICIES DT-ED 2.3: AVOID OVER CONCENTRATION Monitor the composition of the economy and take steps to avoid an over concentration in certain sectors.
Goal DT-ED 3: Find an appropriate balance between the demands for economic prosperity, historic preservation, and quality design in reviewing development applications. ET-ED 3.1: RELEVANCE TO DEVELOPMENT REVIEW Identify historic preservation, quality design, and economic development as issues to be evaluated in the review of development applications.
(b) Consider community values, aesthetics, economics and other relevant factors in describing the relationship between these issues, and defining priorities. ET-ED 3.3: BALANCING COMPETING PRIORITIES (a) Develop policies and guidelines on how to balance between these issues when there are competing priorities. (b) Incorporate these policies into the consolidated Downtown plan (see DT-CNN 1.1) and in the development review process.
ET-ED 3.2: RELATIONSHIP BETWEEN ISSUES (a) Work with appointed and elected officials, CCDC, DBA, historic preservation organizations, developers, property owners, and other stakeholders to understand the dynamics between historic preservation, design quality, and economic development in Downtown development projects.
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PLANNING AREA POLICIES | DOWNTOWN
DOWNTOWN POLICIES Related Planning Documents There have been a number of plans and studies prepared for portions of Downtown. These plans, along with Blueprint Boise, will help guide future development in Downtown. There are four urban renewal districts, six urban renewal district plans, and two neighborhood plans that guide development in the Downtown, the plans cover approximately 754 acres. The Boise City Council has incorporated these plans into the Boise Comprehensive Plan by reference, and where they apply, they serve as the neighborhood plans for Downtown. The six urban renewal district plans that apply to these districts are: Westside Downtown Framework Master Plan (2001) River Street-Myrtle Street Master Plan (2004); Old Boise-Eastside Master Plan (2004); 30th Street Area Master Plan (2012); River Street Master Plan (2017); and Shoreline Urban Renewal District Plan (2018) The map below shows where these plans apply. Descriptions of these plans follow.
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Neighborhood (District) Plans Westside Downtown Framework Master Plan (2001) The Westside Downtown Framework Master Plan is the guiding policy and urban design document for the majority of the Westside Downtown urban renewal district. The district was established in 2001, as the third urban renewal district in Boise. Urban renewal designation enabled additional public financing options and was intended to reinvigorate and enhance the area. The plan addresses many issues, including urban design and character, intensity and placement of land uses, the need for civic spaces, as well as parking, circulation, and mobility. The urban renewal district is 143.5 acres and is bounded approximately by 9th, Grove, 16th and Washington streets. The plan envisions the expansion of the Downtown business core westward to 13th Street and creation of a mixed use, urban neighborhood with an emphasis on housing between 13th and 16th Streets.
River Street-Myrtle Street Master Plan (2004) This master plan covers the area approximately from Broadway to Americana and from Grove Street to the Boise River Greenbelt or 291 acres. This master plan describes a preferred development concept including desired land uses and intensities, and provide design and development guidelines and action steps for building and site design, historic resources, street character, civic spaces, transportation and parking. They identify seven subdistricts and provide a detailed description of existing conditions and desired outcomes for these areas. The River Street-Myrtle Street Plan envisions the development of four in-town urban neighborhoods in Parkside, the Warehouse/Cultural District and the River Street neighborhood areas. These areas would include housing, neighborhood retail and a mix of commercial uses. How development should happen along Front and Myrtle streets is given particular attention.
Old Boise-Eastside Master Plan (2004) This master plan covers the area approximately from Capitol Boulevard to Broadway and from Jefferson Street to Grove Street, excluding St. Luke’s Regional Medical Center or 49 acres. The existing urban fabric is fine grained and includes numerous historic buildings. It includes a commercial district from the pioneer days and a traditional neighborhood with DT-26
early 20th century houses and tree-lined streets, The preferred development concept does not envision a dramatic change in character…other than a modest increase in intensity, a better balance between land uses, slowing the conversion of houses to offices and adding housing. It emphasizes increasing the number of people living in Old Boise-Eastside, which will promote retail vitality, allow people to work and live in Downtown, reduce traffic congestion and increase safety. Higher density, mixed use redevelopment is expected on vacant or underutilized parcels surrounding the historic commercial district.
30th Street Area Master Plan (2012) The 30th Street Area Master Plan outlines a vision and long-term development plan for the 30th Street planning area bordered by 23rd Street, Irene Street, State Street, Veterans Park, the Boise River, and Fairview Avenue. Opportunities for development and redevelopment vary within the 681 acre planning area. The area includes well-established, intact neighborhoods, and four subdistricts with redevelopment potential. The ITD and Main/Fairview subdistricts offer potential for mixed-use, transitoriented, urban style activity centers. The 27th Street subdistrict is envisioned as a neighborhood commercial/ housing focus area, and the 30th Street/ Park View subdistrict as specialty residential/specialty commercial. The Master Plan will guide investment and development, and support neighborhood stability and diversity as change occurs.
River Street Master Plan (2017) This new River Street Master Plan builds upon development policies first established in the 1994 River/Myrtle Urban Renewal Plan for the area. This set of policies also takes into account the dramatic growth and development that have occurred in the area over the past five years and seeks to clarify an urban vision that will guide the continuing build out of this unique downtown sub-district. This plan focuses on the categories of Land Use, Housing, Transportation, Open Space/ Recreation, Economic Development, and Sustainability.
Shoreline Urban Renewal District Plan (2018) The Shoreline Urban Renewal District Plan identifies approximately 190 acres in and adjacent to Downtown Boise that meet the criteria for designation as an urban renewal district. The plan includes a market analysis, revenue model, urban framework and infrastructure plans, as well as BLUEPRINT BOISE
PLANNING AREA POLICIES | DOWNTOWN projected project costs, a feasibility model and capital improvement plan. The Shoreline Plan covers a 24year period and may be revised during that timeline. Improvements in this section of Boise in and adjacent to the southern side of the Downtown, will improve connectivity between downtown and the Boise River, stimulate investment, assist in addressing the City’s housing needs, integrate retail uses and services, and engender a more connected and diverse city.
Lusk Street Master Plan (2013) The Lusk Street Master Plan incorporates the properties east of Ann Morrison Park, south of the Boise River, west of Capitol Boulevard, and north of the Boise Depot. The Master Plan intends to provide clear guidance for development in the area. The plan outlines the desire of the residents and business owners in the area, as well as the city’s vision for how the area grows in the next twenty to thirty years. The intent of the plan is for the Lusk Street area to become a true urban neighborhood with a strong emphasis on diverse urban housing opportunities, retail sub-districts, small businesses and other uses associated with technological innovation and Boise State University.
Westside Downtown District Refresh (2016) The 2016 Westside Downtown District Refresh outlines a future for the urban renewal area just west of Downtown Boise as a part of the downtown with a unique identity evolving from district neighborhoods. The Westside Refresh updates the 2012 Westside Downtown Framework Master Plan with the following recommendations: develop a proactive strategy for public investments primarily serving housing, invest in Placemaking that supports housing and creates a unique identity for neighborhoods within the district, develop strategies that support housing, amend the zoning code to reflect the vision,. The Westside Refresh provides detailed lists of features and concept designs for four specific geographies and uses: Culinary Quarter
West Downtown Neighborhood Plan (2019) The West Downtown Neighborhood Plan identifies goals and actions for future development and design within the neighborhood which is a 65-acre area of twenty city blocks situated one-half mile northwest of Boise’s downtown core. The Plan provides a road map for the West Downtown which is poised to become an urban mixed-use neighborhood. The Plan paints a picture illustrating an urban lifestyle that is designed for all West Downtown’s residents, workers, visitors and travelers. The West Downtown Neighborhood Plan culminates a one-year public planning effort to create a plan addressing current and future growth and the design of that growth in the West Downtown Neighborhood.
Boise Downtown (Central District) Urban Design Plan – Framework Master Plan & Design Guidelines (1987) The original Central urban renewal district was comprised of two federal urban renewal project areas. Project Area I was formed in 1968 and Project Area II was formed in 1970. These project areas covered 12 and one half blocks of Downtown Boise. The original plans for these areas focused on land acquisition, clearance of existing buildings and attracting a major regional shopping mall to Downtown Boise. Approximately nine blocks were cleared. New development was built including One Capital Center, Statehouse Inn, Grove Street Garage, Idaho First National Bank Tower (now the U.S. Bank Tower), Boise City Hall and the Ada County Administration Building. Efforts to attract a shopping mall, however, were unsuccessful. In 1987, the Boise City Council established a new vision and direction for the Downtown core and made major revisions to the Central District urban renewal plan. The district boundary was amended to include 15 blocks and the Boise Downtown Urban Design Plan – Framework Master Plan & Design Guidelines were adopted. This document continues to guide redevelopment in the Central District.
Linen District
The 1987 plan focuses on creating a fine-grained, people-oriented environment with beautiful streets, parks and plazas, retaining historic building. The current extent of the Central District is from 130 feet south of Front Street to Bannock Street and from 9th Street and to Capitol Boulevard. It also includes the block occupied by Boise City Hall and encompasses 35 acres.
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River Street-Old Boise Urban Renewal District (2004)
Downtown Boise Streetscape Standards (1987; Amended 2007)
The River Street-Myrtle Street urban renewal district was originally formed in 1994. In 2004, it was amended to incorporate the Old Boise-Eastside area and other parcels and was renamed the River Myrtle-Old Boise urban renewal district. This district now includes 340 acres. Two master plans have been adopted to guide redevelopment of this district: Old Boise-Eastside and River Street-Myrtle Street master plans.
This planning document describes seven types of street character and has a map which shows the character type that applies to the street segments in Downtown. Each character type has a diagram showing how the sidewalk area is to be paved, whether trees are in grates or tree lawns, and types of furnishings that are to be installed. The Streetscape Standards are intended to create a network of attractive sidewalks that provide an inviting setting for private development and encourage walking and bicycling in Downtown. This document is a companion to the Downtown Boise Elements of Continuity.
BSU Framework Master Plan (New Plan adopted in 2005) The purpose of the BSU Framework Master Plan is to ensure BSU growth will be consistent with the needs of the surrounding neighborhood and the future land use policies of the city. Uses in the BSU expansion area are anticipated to include multi-story buildings with an ultimate capacity of 500,000 to 1 million square feet over a 10-block area. Uses could include university-related private sector research facilities and business incubators, as well as traditional academic uses. The plan addresses desired location of BSU growth over time, as well as issues of campus appearance, parking, student housing, and land use mix.
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Downtown Boise Elements of Continuity (1987; Amended 2007) This document provides detailed specifications for the furnishings to be used in Downtown streetscapes. Furnishings include brick pavers, tree grates, benches, planters, trash receptacles, bicycle racks, bollards, drinking fountains and newspaper racks. The Elements of Continuity is intended to create a consistent palette of furnishings that unify the overall look of Downtown streets. This document is a companion to the Downtown Boise Streetscape Standards.
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PLANNING AREA POLICIES | DOWNTOWN
Downtown-Wide Plans Downtown Boise Mobility Study (2007) The Downtown Boise Mobility Study (DBMS) was undertaken by a consortium including Boise City, CCDC, ACHD, Valley Ride, ITD, COMPASS and BSU. It presents a comprehensive approach to mobility within Downtown Boise and for people traveling from, to and through Downtown. It analyses the current state of transportation systems in Downtown, projects future growth in Downtown to 2025, analyzes the transportation impacts and recommends programs and capital projects that:
Support the vision for Downtown as a vibrant, mixed-use, people-oriented urban center for Boise and the region; and
Are robust enough to handle future transportation demands.
Key recommendations for Downtown included: Develop a Downtown multimodal center and circulator and create a network of pedestrian and bicycle routes that make transit, walking or bicycling practical as an alternative to using an automobile; and encourage mixed use in Downtown to allow more people to live close to where they work. It also recommends improving the regional transit system to get commuters to and from Downtown, and to reduce traffic congestion at peak commute times on Downtown streets.
Downtown Boise Policy Plan (1993) Boise City prepared this plan at the request of the Downtown Boise Association (DBA). The purpose of this plan was to preserve and enhance the strengths of Downtown businesses by providing guidance for future growth and development in Downtown. It promotes Downtown as a dynamic and viable employment, business, and service center by emphasizing its economic strengths. The plan includes goals and policies regarding land use, business and residential development, transportation and parking. The key objectives in this plan were incorporated into 1997 Boise City Comprehensive Plan.
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Bicycle /Pedestrian Counters are placed downtown to assist in active transportation planning throughout downtown and Boise City.
Downtown Cultural District Master Plan (1998) The original River Street-Myrtle Street Urban Design Plan adopted by the Boise City Council in 1994 introduced the idea of creating a Boise Cultural District along South 8th Street. The Boise Cultural District Master Plan was prepared by the Boise City Arts Commission and CCDC in 1998. It proposes official designation of a cultural district and using it as a cornerstone for expanding artistic, cultural and educational activities in Downtown. Since then, the Cultural District has been recognized as being between 6th and 9th Street from Idaho Street to the Boise River, and including the cultural institutions in Julia Davis Park. A map identifying 23 cultural facilities in this area has been published, and signage and kiosks have been installed.
Pioneer Corridor Plan (2001) The Pioneer Corridor is a project to reconnect Downtown and the Boise River through redeveloping a historic walkway and the River Street neighborhood it passes through. The Corridor vision grew out of the Pioneer Corridor Design Competition, held by CCDC in 2001 and includes: enhanced bicycle and pedestrian connectivity, new mixed-use residential redevelopment and celebration of the neighborhood’s cultural history.
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PLANNING AREA POLICIES | FOOTHILLS
FOOTHILLS PLANNING AREA
Location and Context The Foothills Planning Area (“Foothills”) provides the backdrop to Boise City and is the northern extent of the city. Boise’s Foothills are highly valued by residents for their natural beauty and many recreational assets. In addition to providing critical wildlife and plant habitat, the area also provides watershed and riparian environments, agricultural uses and abundant recreational opportunities, such as rock climbing, hiking and mountain biking. Planning in this area has focused on balancing development with the natural environment including impacts on adjoining neigh-
BLUEPRINT BOISE
borhoods, transportation, recreational opportunities and environmental issues and wildlife mitigation. In recent years, a number of low-density residential subdivisions have been developed in this planning area. The traffic impacts of Foothills developments on existing neighborhoods to the south is a continuing concern. In 2001, the citizens of Boise voted in favor of a twoyear special tax levy that raised nearly $10 million for open space conservation in the Foothills. Since then, city efforts have successfully protected over 6,600 acres, in coordination with the Idaho State Board of
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FOOTHILLS | PLANNING AREA POLICIES
Location and Context (continued) Lands and the Bureau of Land Management, among other partners. The land ownership in the greater Boise Foothills area (which includes the planning area) is approximately 60% private and 40% public.
TRENDS AND KEY ISSUES Growth Trends Several new low-density subdivisions have been built in the Foothills Area since 2000. Although the number of units represents just 4 percent of the residential units constructed in Boise during the same time, development activity has been controversial due to the area’s visual and recreational significance and access constraints. The Foothills Conservation Advisory Committee has protected 8,200 acres as permanent public open space and is currently working with landowners in the area on additional open space acquisitions.
Utilities Due to topographical constraints, sewer service is neither available nor planned in much of the Foothills Area. Flood hazard control structures along several gulches in the Foothills Area were upgraded in the early 2000s; however, there is the possibility of some flood risk along the gulches in an extreme rain event. Response time for emergency services may be slower in some portions of the Foothills Area due to steep topography and limited access. Fire response times are longer than the adopted standard response time. In instances where fire responds to an emergency outside of the service area, users may be required to pay for the services. Boise City adopted a policy to not extend city sewer services into the Foothills Planning Area prior to annexation.
Policies for the Foothills that are contained in this chapter have been carried forward from the Foothills Policy Plan, which was adopted in March 1997. Since the adoption of the Foothills Policy Plan, concerns have been raised regarding the intensity of future development in the Foothills and the potential impacts of future development on the capacity of Foothills roadways and those in “downstream” neighborhoods. Note: Policies contained in this chapter are intended to be reviewed and applied in conjunction with the Foothills Ordinance, one of the Foothills Policy Plan’s primary implementation mechanisms.
Land Use Characteristics Existing Land Use The Foothills Area is the city’s largest planning area. It contains 15,086 acres, making up twenty percent of Boise’s total acres. The Foothills Planning Area is the least developed planning area. The planning area has more environmentally constrained land (4,879 acres) and land in agricultural and grazing use (5,099 acres) than any of Boise’s other planning areas. An additional 6 percent (1,037 acres) of the planning area is devoted to park, recreation and open space use, and 15 percent (2,411 acres) are in Public/SemiPublic use. Residential uses account for just 17 percent of the land in the planning area. Much of that percentage is comprised of single-family residential uses (2,722 acres), with multi-family residential uses comprising just 24 acres. Commercial and office uses are limited within the planning area, occupying less than 2 percent of the planning area. There are no industrial uses in Foothills. Development Constraints Development in the Foothills is constrained by a variety of conditions, including steep slopes and the slope protection ordinance, lack of sewer, a previous limit on the number of buildable lots, and by zoning at one home per 40 acres on much of the buildable area. Limited access is also a constraint to providing emergency and public safety services. Traffic impacts on a limited, congested system and the costs of road and transit infrastructure are significant constraints. Wildfires have occurred in the Foothills and can be expected to occur in the future. The City has adopted a Wildland Urban Interface (WUI) that covers the entire Foothills geography in an attempt to reduce the risk of fire in the Foothills. This ordinance attempts to limit the fire hazards associated with development in the Foothills by requiring specific building codes, site planning requirements and landscaping requirements. Many soil types in the Foothills are not conducive to urban development.
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PLANNING AREA POLICIES | FOOTHILLS
The cost to provide urban services to the Foothills is higher than in other areas of Boise City due to topographic constraints. Fire service is difficult to provide to many areas in the Foothills that were developed in the county, which can cause residents using services to have to pay for them. Relationship to Adjacent Planning Areas Due to the topography, a limited amount of east-west travel corridors in the Foothills exist. Most travel to and from the Foothills Planning Area traverses the North/East End and Northwest Planning Areas. A continuing concern of the “downstream” residents is the necessary balance of the service needs of Foothills developments while protecting the livability of their neighborhoods.
TRENDS AND KEY ISSUES
Demographic Profile
Population
Population Population: In 2010, the population of the Foothills Area was 9,537. Median Age: Residents are older (44.3 years) than Boise residents as a whole (34.7 years). Housing Total Households: In 2009, the Foothills Area was home to 4,190 households. This accounts for approximately 4 percent of the 99,341 households in Boise. Household Composition: Fewer families with children reside in the Foothills Area, with 23.5 percent of residents falling under age of 20 versus 26.9 per-cent in Boise. Median Home Value: Median home value in the Foothills Area ($336,173) is 58 percent higher than in Boise as a whole ($196,266). Tenancy: Most Foothills Area residents own their homes (74.7%). Renters represent just 20.5 percent of Foothills Area households, while they represent 32.2 percent of Boise households. Income Median Household Income: In 2009, median household income for Foothills Area was $90,846. This was significantly higher than in Boise as a whole ($60,127). Employment Jobs: About 2 percent of Boise jobs are located in the Foothills Area. Workforce: Foothills Area workers represent 4.1 percent of the Boise work-force.
Just over 4 percent (10,229) of Boise residents lived in the Foothills Area in 2009, and residents are projected to increase to 11,247 by 2025.
PARKS AND RECREATION The Foothills Planning Area contains few improved small or neighborhood parks, somewhat short of the city’s standards for the population, but much of the city’s open space reserves are in the planning area. There is a recreational trail system that includes Ridge-To-Rivers Trails and trails on private property. The city properties complement and, in some cases, connect to public open space in the Foothills that are managed by other public entities including the Idaho State Lands Board and the U.S. Bureau of Land Management. Priority open space conservation areas within Foothills include Hull’s Gulch, Table Rock and Warm Springs Mesa, Polecat Gulch, and in Ada County the Idaho Fish and Game Department’s Wildlife Management Area, and Dry Creek open space. City-owned parks and open space lands in the Foothills Area are listed in Table 10.
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Planning area households are projected to increase by 5.7 percent (from 4,218 to 4,462) between 2009 and 2025.
Employment The Foothills Area contains no major employment centers. As a result, jobs are projected to increase modestly, from 1,001 in 2007, to 1,287 by 2025.
Transportation Roadway construction is constrained by topography in many parts of Foothills. Most Foothills residents commute to work elsewhere in the community. The planning area is not currently served by public transit. The average commute time for a Foothills worker in 2000 was 17.7 minutes Area roads experience through traffic traveling to the Bogus Basin Ski Resort, Hidden Springs, and the Ada County Landfill. Hill Road is a constrained corridor that provides needed east/west connectivity between Boise and surrounding communities such as Eagle and Rural Ada County. New development in the Foothills will be constrained by existing roadway capacity.
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FOOTHILLS AREA POLICIES POLICIES FOOTHILLS || PLANNING PLANNING AREA
North River Planning Area - Western Section
Optimist Youth Sports Complex
Proposed NP Pierce Park Polecat Gulch Reserve
Shadow Hills Elementary Riverglen Jr. H.S.
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Cynthia Mann Elementary
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Boise City Limits
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* #
Lowell Veterans Pool Memorial Esther Park Simplot Lowell Park Site Elementary
Boise River Park Phase 2
N Cole Rd
N Maple Grove Rd
BPR Managed Properties
Hillside to Hollow Reserve Sunset Park
Willow Lane Athletic Complex
Milwaukee Park
Proposed NP Cole/Ustick
Collister Elementary
Owens Park
Hyatt Hidden Lakes Reserve
Jullion Park
Quail Hollow Golf Course
Hillside Park
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Longfellow North Elementary Memorial Jr. H.S.
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§ ¦ ¨ 184
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Chesnut This drawing is to be used only for reference purposes; The City of Boise is not responsible for any inaccuracies herein contained. This map is made in part from data prepared or compiled by Ada County. Ada County shall not be liable Morrison for inaccuracies or misuse of this map or data. Ann Hills Memorial Pathway Park
Camel's Back Park
McAuley Park
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Gordon S. Bowen Park Military Reserve Fort Boise Learning Center
Robert Noble Park W Fr on tS My t rtle St
Julia Davis Park
Frank Church Alternative
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This drawing is to be used only for reference purposes; The City of Boise is not responsible for any inaccuracies herein contained. This mapeisdmade e in part from data prepared or compiled by Ada County. Ada County shall not be liable for inaccuracies or misuse of this map or data.
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Terry Day Park
Castle Rock Reserve
Laura Moore Cunningham Arboretum
W
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Roosevelt Elementary
Pioneer Cemetery
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North River Planning Area - Eastern Section
Boise Hills Park
Memorial Park
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0.25
Parks and Recreation GIS Services Date: 6/9/2015
Longfellow Elementary
North Jr. H.S.
Madison Pre-school
Johnston Parcel
Recreation/Community Center
0
0.25
0.5 Miles
N
Parks and Recreation GIS Services Date: 6/9/2015
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PLANNING AREA POLICIES | FOOTHILLS
NAME Boise Hills Park Camel’s Back Park Camel’s Back Reserve Fort Boise Military Reserve Cemetery Hillside Park Hillside to Hollow Reserve Hulls Gulch Reserve Johnston Parcel Mesa Reserve Military Reserve Polecat Gulch Reserve Quail Hollow Golf Course Stewart Gulch Park Total Acres in Foothills
PARK TYPE Neighborhood Neighborhood Open Space Special Use Community Open Space Open Space Open Space Open Space Open Space Open Space Special Use Neighborhood
STATUS Partially Developed Developed Reserve Developed Developed Reserve Reserve Undeveloped Reserve Reserve Reserve Developed Partially Developed
ACRES 7.31 10.9 63.1 1.1 11.0 257.9 291.7 10.0 164.1 734.3 476.3 141.3 5.8 2,174.9
PLAN AREA Foothills Foothills Foothills Foothills Foothills Foothills Foothills Foothills Foothills Foothills Foothills Foothills Foothills (2016 data)
TABLE 10: FOOTHILLS PARKS AND OPEN SPACE AREAS
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FIGURE 16: WESTERN FOOTHILLS
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FIGURE 17: CENTRAL FOOTHILLS
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FIGURE 18: EASTERN FOOTHILLS
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PLANNING AREA POLICIES | FOOTHILLS
Foothills Planning Area: Future Land Use Map
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FOOTHILLS POLICIES Centers, Corridors, and Neighborhoods (FH-CCN) Policies for this section focus on preserving the area’s abundance of visual and recreational opportunities by promoting a balance between development and the natural environment; ensuring future development preserves the topography of the area and existing wildlife habitat; ensuring that rangeland and established neighborhoods are preserved, protected and integrated into the urban environment in a responsible manner; and ways to reduce the risk of natural disaster. Goal FH-CCN 1: To share growth throughout the community controlled development of appropriate Foothills areas shall be allowed pursuant to standards and conditions that are protective of the Foothills, wildlife and neighborhoods.
Goal FH-CCN 2: To promote a mix of land uses and densities in the Foothills to accommodate a variety of housing, shopping, transportation, public facility, recreation and wildlife needs.
FH-CCN 1.1: HILLSIDE AND FOOTHILL AREA DEVELOPMENT ORDINANCE Public and private sector developments shall comply with all guidelines and standards for excavation, grading and placement of building envelopes as provided in the Uniform Building Code and the “Hillside and Foothill Area Development” Ordinance and the proposed “Foothills Design Guidelines” when adopted. FH-CCN 1.2: FOOTHILLS DESIGN GUIDELINES Boise City shall adopt Foothills Design Guidelines which implement the Foothills Planning Area Polices regarding site development, design, grading, road improvements, revegetation, and building standards and other requirements. FH-CCN 1.3: FUTURE LAND USE MAP The Future Land Use Map for the Foothills is a generalized depiction of potentially buildable areas based upon slope. Further determination of the amount, type and location of development shall be made at the time when a development application is reviewed. The developer shall submit detailed documents depicting wildlife habitat areas, existing slopes, geology and soils. This data shall be used to make more detailed determinations regarding the extent of the buildable area governed by the policies of this plan and the “Hillside and Foothill Area Development” ordinance.
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Commercial and employment areas provide for residents of the Foothills Planning Area. FH-CCN 2.1: COMPATIBILITY OF USES Foothills developments shall be compatible with and complementary to adjacent uses and neighborhoods. Substantial density, intensity or design changes shall only be allowed by creating transitional uses or buffers so that abrupt changes are avoided. FH-CCN 2.2: DEVELOPMENT ADJOINING PUBLIC LANDS New Foothills development adjoining federal and other public lands held for preservation shall provide a buffer to protect wildlife habitat, recreation, watershed and other natural resources, and minimize adverse impacts on such lands and water bodies. Creation of such buffers on already developed property should be encouraged.
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PLANNING AREA POLICIES | FOOTHILLS FH-CCN 2.3: MIX OF HOUSING TYPES (a) A mixture of densities and housing types shall be encouraged in the Foothills. (b) Multiple family dwelling developments shall be located near dedicated open space, schools, or parks; adjacent to arterial or collector streets; or near commercial/community activity centers. FH-CCN 2.4: EMPLOYMENT CENTERS Employment center proposals may be considered as part of the Planned Development process, given that they meet a standard of land use intensity not unlike adjoining residential uses. Acceptable uses will be held to design and environmental protection standards, and shall not produce traffic greater than that generated by residential uses for the same amount of land. Commercial and office uses should be predominantly neighborhood related and located in areas where: a.) slopes are 15 percent (15%) or less; b.) they are adjacent to activity centers, clustered development or the intersections of collector or arterial streets; and, c.) the center will capture trips from the surrounding neighborhood; and, d.) the development is compatible with the design, size and surrounding neighborhoods. FH-CCN 2.5: AGRICULTURE AND RANGELAND Agricultural and rangeland uses are encouraged in the Foothills. Preservation of agricultural rangeland areas may qualify as dedicated open space under the density bonus. Dedication of cur-rent grazing land would be credited for density at the rate of one unit per ten acres if the agricultural use continues with a perpetual easement. Small-scale agricultural uses are encouraged.
Goal FH-CCN 3: Regulate Foothills development considerations through the review process. FH-CCN 3.1: DEVELOPMENT PROCESS The Planned Unit Development process is the required Foothill development mechanism, as regulated by Section 11-07-09 in the Boise Development Code, because it is the most effective tool for addressing obstacles associated with traffic, terrain, aesthetics, connections for neighborhoods, urban density developments and as a means to provide adequate buffers for transitional uses between adjacent existing developments. The Planned Unit Development application shall demonstrate compliance with design guidelines, provision of public facilities, habitat protection, fire protection and other considerations stated throughout the Boise City Comprehensive Plan and other applicable regulations. Legal notice of Planned Unit Development applications for Foothills development shall be given to all affected neighborhood associations and other agencies and groups that may be affected by the proposals. Cooperative joint development of public service facilities shall be required when the development timing is coincidental. FH-CCN 3.2: CLUSTER DEVELOPMENT Foothills planned development shall incorporate a clustered lot layout to preserve open space.
Clustered housing helps to preserve open space in the Foothills.
Rangeland in the Foothills help preserve open space.
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FH-CCN 3.3: COMMON OPEN SPACE IN DEVELOPMENT Common open space shall be included in Foothills developments, ownership, use and maintenance responsibilities for each type of common open space area must be addressed at the time of development application. The city may accept dedication of the open space area to the public at large and manage the same. FH-11
FOOTHILLS | PLANNING AREA POLICIES FH-CCN 3.4: GULCHES Proper development shall recognize and respect the multiple roles that gulches play including, but not limited to, transportation corridors, flood control, trail access, recreation, wildlife and environmental attributes. FH-CCN 3.5: TRAFFIC IMPACT STUDIES All zone change and development applications shall include a traffic impact analysis. The study shall take into consideration the impact of the project on street levels of service. The city’s preferred standards shall be those identified in the Ada County Highway District’s Policy Manual, or the current adopted standard of record. Projects may require modification, traffic management plans, street improvement plans, off-site improvements and other acceptable mitigation to maintain transportation service standards adjacent to the project and in downstream neighborhoods. FH-CCN 3.6: CONTROL DRAINAGE Each development shall provide permanent management and maintenance of all floodway and drainage mechanisms and facilities to maximize safety and the preservation of habitat and aesthetic features. These shall comply with the Federal Water Pollution Control Act as amended, Public Law 100 4, Title IV Permits and licenses Certification, Section 401 (a) (1), and Section 404 Permits for Dredged and Fill material wetland and flood plain regulations as amended, where applicable. The adopted Boise City Storm Water Best Management Practices shall be used to establish the drainage management plan. This drainage plan is subject to periodic review to ensure compliance with best management practices. FH-C 3.7: GATED DEVELOPMENTS Gated developments in the Foothills are prohibited due to the potential for such development to restrict or delay emergency response. FH-CCN 3.8: PARK & RIDE AND/OR CARPOOL Park and ride, bus, and carpool facilities shall be considered an amenity for planned developments, subject to approval from all agencies with jurisdiction over these facilities.
Goal FH-CCN 4: Retain, preserve and in appropriate cases enhance the natural scenic views from the Foothills and to the Foothills. FH-CCN 4.1: ARCHITECTURAL INTEGRITY Development shall be designed to protect the general landforms of the Foothills. Building forms and roof
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lines shall blend with the natural terrain to limit sharp contrast. FH-CCN 4.2: COLOR PALETTE The colors used in developments shall blend with the natural environment to limit sharp contrast.
Building form, roof lines, and color blend with the natural environment. FH-CCN 4.3: SIGNAGE Billboards are prohibited in the Foothills. Signage on buildings may only identify its occupant, be indirectly illuminated, may not exceed 24 inches in letter height and may not extend above the height of the primary structure. Free-standing signage must be of the monument type and not exceed 10 feet in height. FH-NC 4.4: LANDSCAPING The use of indigenous landscaping is highly preferred in the Foothills, as are other drought tolerant or xeric plant species. Develop incentives to encourage the use of indigenous landscaping. Landscaping shall be designed to minimize hazards from wildfires to structures and from structure fires to wildlands in accordance with the regulations outlined in the Wildland Urban Inter-face (WUI) ordinance.
Goal FH-CCN 5: Design naturally to celebrate the Foothills prominent ridgelines, skylines, knolls and toe slopes as an indispensable community asset. FH-CCN 5.1: PROTECT THE FOOTHILLS AS THE BACKDROP TO BOISE The City of Boise shall preserve, protect and maintain the natural scenic values of prominent ridges, skylines, knolls and toe slopes of the Foothills as the backdrop to Boise by creating a process for Foothills development. This process will outline alternative options
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PLANNING AREA POLICIES | FOOTHILLS and resolve the threat to this asset by working with property owners in the Foothills to reach consensus. Project design shall preserve the natural appearance of prominent ridges, skylines, knolls and toe slopes and concentrate development on more obscured areas of development sites.
The Foothills serve as an important scenic backdrop to Boise and should be preserved. FH-NC 5.2: MINERAL OR GRAVEL EXTRACTION New mineral or gravel extraction activities will preserve the watershed, threatened and endangered plants, conserve wildlife habitat areas, and preserve the natural scenic values of the Foothills. New mineral extraction should not create visible scaring and aesthetic concerns shall be taken into account in mineral extraction proposals. New mineral extraction or gravel extraction or rock quarry activity will be permitted only when the area’s overall topographic integrity is shown to be retained or regenerated in a timely fashion and all significant environmental, cultural and archaeological features are preserved, and when such use is compatible with existing and planned development. A reclamation plan and bond shall be re-quired for these operations prior to project initiation. FH-CCN 5.3: TERRAFORMING The city shall protect steep slopes from development where there is a threat of fire danger, compromised view-sheds and/or impacts of cut and fill techniques associated with lot padding and road building. Building site pads shall maximize the retention of the
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natural form of the earth to create the appearance of natural topography by using contours to resemble the existing natural slope and topography of that terrain, integrating cut and fill slopes into the surrounding terrain, blending grades into the Foothills backdrop and all developments will avoid producing a flat or squared off appearance. Prior to the giving of entitlement to a development, the city must approve the revegetation plan for the development site that shall demonstrate: erosion control, efficient water management, fire protection and compatibility with the flora and fauna associated with the visual qualities of the Foothills and that revegetation is expected to occur within one growing season from the initial disturbance and revegetation action will be sustained by the developer until such a time that it becomes self sustaining. FH-CCN 5.4: GEOLOGIC FEATURES Integrate development with unique geologic features by using the least intrusive portion of site. Site specific information shall be required on the geotectonic, geologic, geomorphic and hydrologic characteristics of proposed Foothills development so natural and potential hazards induced by development are identified, and further, that these hazards are avoided or mitigated. The City should consider a landmark program to identify unique geologic features within the Foothills. FH-CCN 5.5: HAZARDOUS AREAS & SAFETY Foothills development shall be designed and engineered to avoid hazardous areas, thereby minimizing risk to life and property. The location of development will be regulated to avoid environ-mentally sensitive areas such as water bodies, floodways, landslides and fault zones, steep slopes, and unstable soils, and shall protect wildlife and habitat areas. Development shall be prohibited on slopes of 25% grade or greater and within designated floodways. Necessary infrastructure and utilities may be placed within these areas subject to proper engineering and compliance with other policies of this plan.
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Avoiding steep slopes and locating development on flatter lands avoids potential hazards.
Clustering development can help preserve vital habitats for wildlife.
FH-CCN 5.6: MECHANICALLY REINFORCED EARTH Use of retaining walls associated with lot pads will be limited in height and bulk and set back from property lines to provide for the integrity of the hillside, the safety of the subject property and the neighboring properties. Retaining walls shall be designed and engineered to hold the loads placed upon them. The city will limit the development of hazardous areas unless the Project Engineer can demonstrate to the City Engineer that site limitations can be overcome.
FH-CCN 6.2: BUILDABLE AREAS Areas designated on the Future Land Use Map as Buildable are generally characterized by existing slopes less than 25% grade, density bonuses may be granted in these areas in return for the provision of permanent open space. The base density shall be 1 unit / 40 acres plus the density bonus formula: density credits only transfer to areas of less than 25% slope and only parcels greater than 1 acre in size may be counted in the open space/density bonus calculation. As the amount of permanent open space increases, the allowable density shall also increase according to the Density Bonus Formula. Within the buildable areas there may be pockets of land greater than 25% slope, the existence of such areas shall be documented by the developer through detailed slope surveys as part of the development application.
Goal FH-CCN 6: Preserve the wildlife habitat and scenic values of the Foothills viewshed while providing for buildable slopes and base unit density. FH-CCN 6.1: CLUSTER DEVELOPMENT FOR HABITAT The practice of clustering of development and preserving the open spaces shall be used to maintain environmental and wildlife features, such as wetlands, threatened plant species, riparian areas, big game winter range, and sensitive wildlife habitats. All open space credited for density bonus purposes (Figure 18) must remain in a primarily natural condition with the goal to maintain it for wildlife habitat and recreational uses. Open space areas shall be located to form continuous corridors subject to the review and recommendation of the Idaho Department of Fish and Game within the mapped Wildlife Habitat Areas (Figure 19). Such areas may remain as private open space, may be used for public trail easements, or may be dedicated to a public land trust or other group for conservation management purposes, with preference given to public access recommended and implemented through the Foothills Ordinance.
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FH-CCN 6.3: SLOPE PROTECTION AREAS Areas designated on the Future Land Use Map as Slope Protection Areas are generally characterized by slopes that exceed 25%. Within such areas, the base density shall be 1 unit / 40 acres. Within Slope Protection Areas there may also be pockets of land that are less than 25% slope. The existence of such areas must be documented by the developer through detailed slope surveys. Density for these pocket areas shall be 1 unit /per 40 acres, plus additional units allowed under the density bonus.
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PLANNING AREA POLICIES | FOOTHILLS FIGURE 19: BASE DENSITIES, DENSITY TRANSFERS, AND BONUS DENSITY FORMULAS FOR OPEN SPACE PRESERVATION 1. Base Densities: The base density shall be one unit per 40 acres for all areas designated as buildable (less than 25% slopes) and non-buildable (greater than 25% slopes). 2. Density Credit Transfer: Density credits for non-buildable areas may be transferred to buildable areas at a rate of one unit per 40 acres. 3. Density Bonus: Density Bonuses earned through open space preservation will be in addition to the one unit per 40 acres base density. Density Bonus Formulas Open Space Preservation Within Buildable Areas
Density Bonus Within Buildable Areas*
25%
.50 units/acre
50%
1.5 units/acre
75%
3.0 units/acre
*The transfer of density rights from one parcel to another is allowed and encouraged under this plan. The method of calculating the available density on a given parcel for transfer to another parcel will be detailed in a future implementing ordinance
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FIGURE 20: WILDLIFE HABITAT AREAS
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PLANNING AREA POLICIES | FOOTHILLS FH-CCN 6.4: CREDIT ALLOWANCE FOR OPEN SPACE The density bonus shall be revised to define more clearly the credit allowances for Priority Open Spaces. The ratio of non-buildable to buildable land should not exceed 50% for lands receiving the density bonus. FH-CCN 6.5: DENSITY BONUS TRANSFER Density transfers between parcels of different ownership and/or the same ownership, and clustering of development shall be allowed, and in some areas required, as a means of protecting sensitive areas by maintaining open space and allowing for more efficient urban services. FH-CCN 6.6: SENSITIVE WILDLIFE HABITAT AREAS Foothills developments shall be reviewed with the following priority considerations depending upon location. Where clustered developments are proposed, the Idaho Department of Fish and Game shall be asked to provide advice regarding the most desirable locations to maintain open wildlife corridors which comply with the Idaho Department of Fish and Game management plans. FH-CCN 6.7: DEVELOPMENT AREAS The Eastern Foothills (east of 8th Street) shall be the highest priority area for open space acquisition. The Central Foothills (between 36th Street and 8th Street) shall be developed only to the extent that it can be demonstrated that traffic impacts on existing neighborhoods will be minimized. Special designs to minimize east-bound traffic from areas west of 36th Street may be required. The Western Foothills (Highway 55 to 36th Street) shall be considered to be the first priority area for development, subject to adequate street capacity and infrastructure. FH-CCN 6.8: OPEN SPACE ACQUISITION PRIORITIES
Acquire open space and natural areas in the Boise Foothills that will:
Protect water quality;
Preserve wildlife habitat;
Provide increased recreational areas for walking, biking, and other outdoor activities;
Limit over-development and traffic; and,
Protect natural vegetation that prevents mudflows and washouts.
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Goal FH-CCN 7: Reduce or minimize the threat of wildfires and protect against the loss of life and property. FH-CCN 7.1: WILDFIRES AND SAFETY A fire safety plan shall be submitted in the Planned Unit Development application demonstrating effective safety measures during and after construction that include fire prevention and an emergency evacuation plan if a wild fire occurs. Where Foothills developments are adjacent to undeveloped areas, wildfire hazards shall be assessed and minimized through subdivision design, street layout, building design and landscape and building materials restrictions. FH-CCN 7.2: WILDLAND URBAN INTERFACE Proposed developments outside of the Boise Fire Department response area, in the Foothills Planning Area, may be developed at densities of one unit per forty acres, and must conform to the Wildland Urban Interface (WUI) fire prevention regulations. Areas within Boise City limits and outside of the Boise Fire Department response area can only be developed at densities of one unit per forty acres until the fire protection infrastructure meets the most current level of service standard adopted by the city. FH-CCN 7.3: FIRE SUPPRESSION Foothills development located outside of the 1.5 mile driving distance, or four minute response time, from fire stations shall require approved fire sprinkler/suppression systems in dwelling structures. Fire sprinkler systems are required in all new Foothills residential buildings with a floor area in excess of 5,000 square feet, and are encouraged for all other residences in areas vulnerable to range fires. FH-CCN 7.4: FIRE BREAK ROADS Protect the public health and safety of the community by requiring two points of ingress/egress for all developments and seek to place local and collector roads to maximize effectiveness for use as fire breaks. FH-CCN 7.5: BUILDING ENVELOPES Maximize the building envelopes of development sites to provide access around the structure for fire protection. FH-CCN 7.6: BUILDING MATERIALS Structures in the Foothills bordering any open area with natural vegetation shall comply with Boise City building code provisions adopted to implement the
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FOOTHILLS | PLANNING AREA POLICIES International Wildland-Urban Interface Code. The purpose of the building code provisions are to regulate and govern the mitigation of hazard to life and property from the intrusion of fire from wildland exposures, fire from adjacent structures and prevention of structure fires from spreading to wildland fuels.
FH-CCN 7.7: LANDSCAPING Foothills developments shall conform to Firewise landscaping practices established by the Boise Fire Department. All newly constructed Foothills structures shall be protected by a landscaped fire break and fire breaks shall be encouraged for already constructed structures.
Future subdivision being developed along Bogus Basin Road
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FOOTHILLS POLICIES Connectivity (FH-C) Goals and policies for connectivity focus on identifying and implementing improvements that will enhance the ease, safety and value of multi-modal travel in the Foothills. Roadways in the Foothills are distinct from roadways elsewhere in the city and this section addresses these concerns. Goal FH-C 1: Provide for a transportation system that preserves the environment of the Foothills. FH-C 1.1: TRANSPORTATION SYSTEM Actively seek an efficient, cost effective and environmentally protective transportation system which satisfies existing and future land uses, preserves public safety and protects wildlife habitat areas, surface and groundwater quality, and provides for fire and flood control measures. Road-ways shall be located, designed and built for maximum longevity; reducing erosion, slippage and breakups. Promote road systems that service the clustered developments in the buildable areas on the valley floors. FH-C 1.2: MASTER STREET PLAN New collectors and arterials shall conform with the Master Street Map. Amendments to the Master Street Map to add new arterials and collectors in the Foothills will require a thorough environmental and fiscal review to ensure they are consistent with the principles of this plan. FH-C 1.3: TRANSPORTATION IMPROVEMENTS Improvements to the transportation system should balance the long term development objectives with the protection of neighbor-hood quality and must be in scale with existing downstream neighborhood character. FH-C 1.4: ACCESS MANAGEMENT Topography in the Foothills restricts the capacity of roadways. Foothills developments will need to follow access management policies due to the effect that rolling hills and curving roads have on a driver’s line of sight. Use of common driveways and other design innovations should be used in Foothills developments to reduce the quantity of curb cuts on roadways in the Foothills, and to re-duce the area of impervious surface in developments. All urban density Foothills development projects must have a means of emergency access if a reasonable means of secondary access cannot be provided. All development shall meet the access requirements of the fire district within which the development is located. BLUEPRINT BOISE
FH-C 1.5: STREET LIGHTS Streetlights in the Foothills shall use shielded luminaries designed to provide adequate public safety while lessening the light visible from the valley and at other users of the Foothills. FH-C 1.6: BUS, PARK AND RIDE, AND CARPOOL In order to increase the efficiency of the transportation system, transit facilities, park and ride lots and all carpool facilities are encouraged to be located near the intersections of arterials in the Foothills. Encourage the establishment of additional facilities needed to accommodate additional travel demand to Bogus Basin Ski Resort. New facilities should be designed with permeable construction materials, such as gravel or other acceptable medium and drainage may be contained by using low maintenance indigenous landscaping to control erosion. FH-C 1.7: RECREATIONAL ROADWAYS Roadways through Hulls Gulch/Camels Back and Military Reserves should not be upgraded or expanded beyond what is necessary to serve their basic function of park and existing resident access. Roads and roadway improvements for any use, other than park access, or historic public safety and residential access, shall not be permitted.
Hulls Gulch historic road.
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FOOTHILLS | PLANNING AREA POLICIES FH-C 1.8: HISTORIC ROADWAYS Roadways within historic neighborhoods shall not be upgraded or altered to increase capacity with-out an amendment to the Master Street Map. FH-C 1.9: TRAFFIC MANAGEMENT STRATEGIES The city shall advocate the use and further creation of effective traffic management strategies as a means of protecting service levels of streets from increasing traffic volumes, as well as mitigation for new development.
Goal FH-C 2: Mitigate the impacts of development on roadway capacity within the Foothills traffic-shed. FH-C 2.1: PROTECT NEIGHBORHOODS Automobile traffic may be required to experience some inconvenience for the purpose of helping to preserve the integrity of neighborhoods. Development and growth shall minimize impacts on the traffic system and the quality of existing neighborhoods. FH-C 2.2: LIMIT FOOTHILL ROADWAY WIDTH Foothills roadway widening shall be limited so as to reduce adverse impacts on the natural environment. Separate pedestrian/bike pathways may be preferable to on-street paths and sidewalks in instances where the roadway is constrained by topographic or other natural features.
Limiting widening of roadways will help preserve the natural environment.
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FH-C 2.3: MAINTAIN FUNCTIONAL CLASSIFICATION Upgrading the roadway functional classification of residential streets, collectors and/or arterials shall be discouraged and shall only occur where a significant community-wide need can be identified as part of the adopted Regional Transportation Plan. FH-C 2.4: DIRECT HEAVY TRAFFIC VOLUMES Heavy traffic volumes shall be encouraged to travel on the higher functionally classified road-ways and discouraged from traveling down the lower functionally classified roadways in the immediate and mediate traffic shed. FH-C 2.5: STATE STREET CORRIDOR State Street shall be the major east-west mobility corridor for heavy traffic volumes. FH-C 2.6: FOOTHILLS ROADWAY CAPACITY Boise City shall actively monitor Foothills street capacity as it is consumed by development and shall be prepared to limit Foothills development as capacity is reached. Work with the Ada County Highway District to ensure that traffic impact studies adequately measure the amount and breadth of impacts to the transportation system to ensure downstream traffic impacts are measured prior to the approval of new Foothills development.. FH-C 2.7: ROADWAY CAPACITY THRESHOLDS The Foothills should be considered for development only when the traffic capacity exists in the system to maintain the collector and arterial streets at a Level of Service D (LOS D) or equivalent Volume to Capacity (V/C) ratio. FH-C 2.8: MITIGATE TRAFFIC IMPACTS OF NEW DEVELOPMENT Development proposals in the Foothills Planning Area shall prepare a traffic impact study that measures impacts on the street system and surrounding neighborhoods. Development entitlements should not push the street system functionality below acceptable levels of service. Mitigation for adding vehicle trips to roadways that will function at unacceptable levels of service shall be paid by the developments causing such effects on a proportionate basis. Mitigation will be determined by Boise City and may include impact
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PLANNING AREA POLICIES | FOOTHILLS fees, Special Assessment District fees, and other processes that result in improving the overall system in the vicinity, such as installation of traffic calming devices, trail and pathway improvements, development of mass transit systems, improving non-automobile modes, installing cyclist facilities, upgrading or installing trailheads, improving trails and other corrective transportation measures.
Goal FH-C 3: Continue to expand multi-modal facilities and interconnectivity in the Foothills. FH-C 3.1: TRANSPORTATION AND PATHWAY PLANS New developments must locate streets, sidewalks, bicycle paths, and bus stops that conform to adopted transportation and pathway plans and to promote inter connectivity within the Foothills traffic sheds to enhance public safety and access for emergency services. FH-C 3.2: BUILD VALUE IN EXISTING PLANS Implement the Around the Next Turn: A 10 Year Management Plan for the Ridge to Rivers Trail System and the Roadways to Bikeways Plan and seek to improve east to west multi-modal connectivity. FH-C 3.3: BIKE LANES Constructing bike lanes is a mandatory design criterion for Foothills development. FH-C 3.4: SIDEWALKS Sidewalks will be provided on at least one side of all Foothills roads with appropriate landscaped buffers. In lieu of a second sidewalk on the opposite side of the road, an adequate bicycle and pedestrian pathway system shall be provided. Sidewalk buffer requirements and pathway designs will conform to the Foothills Design Guideline criteria. FH-C 3.5: MULTI-MODAL DEVELOPMENT Developers shall comply with the Around the Next Turn: A 10 Year Management Plan for the Ridge to Rivers Trail System, and, the Ada County Highway District Roadways to Bikeways Plan by constructing bike lanes, designating and preserving planned trail and common open space areas for public acquisition or dedication in exchange for density transfers, land exchanges or cluster development. All trail heads shall be provided with public parking and buffered from the surrounding uses. Access for the disabled shall be incorporated into the designs for trail heads and parking areas. No loss of allowable density shall
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occur where property is transferred to public ownership. A state or local unit of government may sell or exchange density from its property to developable property. FH-C 3.6: PUBLIC FACILITY MAINTENANCE The development and maintenance of public trail support facilities, parking lots, rest rooms and other such features shall be the responsibility of the public.
Goal FH-C 4: Empower the public to access, traverse and enjoy the public lands, open spaces and trails by removing obstacles to access and interconnectivity. FH-C 4.1: PEDESTRIAN PATHWAY SYSTEM Foothills developments, adjacent neighborhoods, schools, and open spaces shall be linked with a pedestrian pathway system which is distinct and separate, where feasible, from the roadway system. Internal neighborhood connections shall be provided through varied design provisions, including sidewalks and paths. FH-C 4.2: OPEN SPACE AND TRAILS SYSTEM A network of parks, common open spaces and continuous recreational trail systems for public use will be developed within the Foothills. The trail system will connect lowland neighborhoods and public parks with Foothill neighborhoods, public parks and public lands. Public open space and public parks shall be linked by a path/trail system composed of on street paths, secondary trails and primary trails and will be managed for multiple uses. Points of access to public lands should be served by public roads, or primary or secondary trails routed around or between developments. Work with equestrians to identify and designate trails for equestrian use.
Multiple uses of public trails provides increased recreation options.
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FOOTHILLS | PLANNING AREA POLICIES FH-C 4.3: ACCESS TO PUBLIC LANDS Foothills development shall be integrated with public lands in a manner that preserves public access and protects public lands value and provides secondary access points to public trails and lands.
FH-C 4.4: SECONDARY TRAILS Secondary trails shall be established where there are no existing public or other secondary trails connecting to primary trails. Secondary trails within developments shall allow public access and be located to link the on street path system to public trails and lands. The need for secondary trails shall be evaluated case by case, based upon the likelihood of significant use. When a secondary trail is required, the developer shall establish a right of way for the trail in a location that will reduce walking distance.
Foothills development should include public access to open spaces and trails.
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FOOTHILLS POLICIES Public Services/Facilities (FH-PSF) Goals and policies for this section focus on identifying areas where investment in infrastructure are needed in the Foothills to implement the community’s vision. Goal FH-PSF 1: Plan for future high quality city services and infrastructure improvements and protect public health in the Foothills.
FH-PSF 1.5: AREA OF CITY IMPACT BOUNDARY The location of the AOCI Boundary shall be revised with concurrence from Ada County to reflect appropriate urban and rural land uses.
FH-PSF 1.1 AVAILABILITY OF INFRASTRUCTURE AND SERVICES Development in the Foothills shall be limited by the availability of sewer, water, drainage, fire fighting and other infrastructure or services; in accordance with service area standards cited in the Boise City Comprehensive Plan. Urban development in the Foothills, defined as densities greater than one unit per ten acres, shall only be permitted in urban service planning areas where infrastructure and services exist or can be made available. All developments of urban density shall be serviced by an approved water system and shall be serviced by wet line sewers in accordance with the Boise City Subdivision Ordinance and the Boise City Sewer Regulations
Goal FH-PSF 2: Provide high quality urban infrastructure with deliberate care to protect the Foothills from adverse environmental impacts.
FH-PSF 1.2: FUTURE FACILITY PLANNING Providers of urban services in the Foothills shall prepare future facility plans and acquisition maps. When feasible, utility corridors shall be consolidated in road corridors, but designed in a way to not interfere with the road structure in maintenance and retrofitting circumstances. FH-PSF 1.3: INFRASTRUCTURE AS A CUMULATIVE INVESTMENT Public and urban services shall be capable to meet the ultimate needs of the service area. Infrastructure provided with new development shall be designed to handle requirements of potential adjoining developments, such as adequate rights of way, sewer capacity, drainage, etc. Drainage plans shall take into account possible drainage challenges between lots in the same or adjoining subdivisions. FH-PSF 1.4: PHASED DEVELOPMENT Urban development in the Foothills shall be phased according to the ability to provide urban services and shall include sewer, water, schools, transportation, fire, police, and other public safety services.
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FH-PSF 2.1: SOUND INFRASTRUCTURE Plan for the most efficient, cost effective and environmentally sound infrastructure systems and public services which protect existing and future land uses, preserve public safety and protect wild-life habitat areas, surface and groundwater quality, and flood control measures. FH-PSF 2.2: STEEP OR UNSTABLE TERRAIN Extending urban service facilities through steep or unstable terrain shall be avoided whenever possible, and will be required to meet strict safety and engineering design standards. FH-PSF 2.3: AVOIDS HAZARDS Infrastructure and urban service facilities shall avoid hazardous and environmentally sensitive areas such as stream beds, floodways or installations on terrain that is difficult to access and service. FH-PSF 2.4: SERVICE AND MAINTENANCE COST Lands shall be developed in accordance with all governing development standards. Only lands that can be served using techniques which do not impose an extraordinary service and maintenance cost on the general service subscriber shall be developed. FH-PSF 2.5: ROADS AND FLOODWAYS New road construction shall not be allowed within any floodway, except as necessary to cross the floodway where no reasonable alternative exists. As a condition of approval, all proposals where a road crosses the floodway will completely mitigate the effects on hydrology, vegetation and wildlife through measures approved by the Department of Public Works.
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FOOTHILLS | PLANNING AREA POLICIES FH-PSF 2.6: CONCEAL INFRASTRUCTURE Infrastructure design shall blend with the Foothills landscape so as not to distract attention from the natural environment.
Views overlooking the Quail Hollow Golf Course
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FOOTHILLS POLICIES Neighborhood Character (FH-NC) Policies for this section focus on identifying the essential character of the Foothills, its cultural re-sources, and inherent value in expanding wildlife habitat, open space, and recreational uses. Goal FH-NC 1: Recognize and preserve our history and culture as a tangible link to the past: discover, experience and educate. FH-NC 1.1: CULTURALLY SIGNIFICANT PLACES Archaeological sites, historic sites and areas of a sensitive geologic or ecologic nature shall be identified, inventoried and protected. FH-NC 1.2: ARTS AND CULTURE The city will continue to support the performance, visual, fine and cultural arts by supporting the presence of these activities and facilities within the greater Foothills area. FH-NC 1.3: EDUCATIONAL Continue to provide educational programming at the Foothills Learning Center. FH-NC 1.4: HISTORIC USES Preserve the history of agriculture and grazing in the Foothills. Work with landowners to protect existing viable agricultural uses where possible through the use of easements, cluster development, or other protective techniques.
Goal FH-NC 2: Protect the beauty, safety and utility provided to this city by the Foothills watershed and floodway. FH-NC 2.1: WATERSHED The Foothills watershed shall be protected. FH-NC 2.2: DRAINAGE Where appropriate the city shall encourage safe and innovative methods for dealing with drainage to create, increase or enhance wildlife habitat areas in the Foothills.
FH-NC 2.4: FLOOD PLAIN MANAGEMENT Increasing the downstream dimensions of the 100 year flood plain and the down cutting angle and velocity of streams as a result of upstream development shall not be allowed.
Goal FH-NC 3: Protect the natural water purification system provided to this city by the Foothills. FH-NC 3.1: VEGETATION NEAR WATER Vegetation along streams, water bodies and in gulches shall be protected and enhanced to stabilize and protect banks and minimize sedimentation and erosion. Natural drainages should be enhanced, where appropriate, to increase the ability to stabilize and slow the erosion process and protect the water body, where this does not conflict with the Federal Emergency Management Agency regulations for flood plains and water bodies. FH-NC 3.2: IMPERVIOUS SURFACES Reduce and minimize impervious surfaces, which shall be designed and located to support the natural system of drainages and aquifer recharge areas and to lessen peak flows of runoff. Construction of impervious surfaces within a floodway shall be avoided. FH-NC 3.3: WATERBODIES AND SEDIMENT Water bodies shall be protected from contamination and sediments, particularly during construction phases of development. Waters shall be protected so that they comply with the state water quality standards.
FH-NC 2.3: FLOOD CONTROL Improved flood control and flood system management shall be allowed, provided safety, habitat and aesthetic features of the natural system are maintained, and all required local, State and Federal development permits are obtained. Floodways shall be maintained and preserved for open space uses including habitat areas.
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FOOTHILLS | PLANNING AREA POLICIES dedicated to preservation of historic or archaeological sites, or by public ownership as funding allows. Where a habitat is judged critically important to preserve, the habitat or appropriate wildlife easements shall be protected by private ownership, or by organizations dedicated to preservation of wildlife habitats, or by public ownership.
Goal FH-NC 5: Enhance, enjoy, and preserve the Foothills open space.
Protecting water bodies from sediment, especially during construction is critical. FH-NC 3.4: GROUNDWATER QUALITY Groundwater quality shall be protected and maintained by retaining on site runoff from Foot-hills development, so that it can be naturally filtered and allowed to percolate. If the site is unsuitable for on site drainage, alternative off site drainage may be permitted.
GOAL FH-NC 4: Identify, conserve and protect the native plant and animal habitat in the Foothills. FH-NC 4.1: STUDY HABITAT Accurate and specific information on a development site shall be evaluated concerning the characteristics of critical deer and elk habitat and wildlife migratory corridors in the Foothills. Sources of information are the Idaho Department of Fish and Game, U. S. Fish and Wildlife Service and the Bureau of Land Management. Proposed development projects shall have wildlife habitat area studies prepared by qualified professionals and submitted with the project application for review by the above agencies. FH-NC 4.2: CONSERVE HABITAT Boise City will work with Idaho Department of Fish and Game to identify and conserve sensitive wildlife habitat areas and natural wildlife corridors connecting open space habitat areas Where sensitive sites are judged to be critically important to preserve, as defined in the Open Space Management Plan, they shall be protected by private ownership, by organizations
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FH-NC 5.1: OPEN SPACE AND TRAIL ACQUISITION Continue the city’s efforts to secure public open space lands in the Foothills through the serial levy process. Work with land trusts and other organizations to acquire priority open space lands for the public. Public trails and common open space areas should be acquired by the public through such methods as purchase, donation, easements or land exchanges, or the use of density bonuses and/or transfers of development rights.
Goal FH-NC 6: Find ways to increase the enjoyment of the Foothills through effective implementation strategies. FH-NC 6.1: OPEN SPACE MANAGEMENT PLAN Development proposals shall comply with the Public Lands Open Space Management Plan for the Boise Foothills (2000) adopted by Council December 5, 2000 (Resolution 16287) and the plan shall continue to be implemented through both the development process, and in conjunction with plans and capital improvements from the participants, Boise Parks and Recreation Department, Bureau of Land Management, United States Forest Service, Ada County, Boise County, Idaho Department of Fish and Game, and Idaho Department of Lands. FH-NC 6.2: STATE ENDOWMENT LANDS State Endowment lands shall be regarded the same as private lands under policies of this plan. FH-NC 6.3: OPEN SPACE MANAGEMENT PLAN Update the Public Lands Open Space Management Plan for the Boise Foothills (2000), to reflect the recent acquisition of public open space and the development entitlements approved by Ada County and Boise City.
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FOOTHILLS POLICIES Related Planning Documents There have been several plans and studies prepared for Foothills. These plans, along with Blueprint Boise, will help guide future development in the Foothills Planning Area. Around the Next Turn: A 10 Year Management Plan for the Ridge to Rivers Trail System (2016) Ridge to Rivers (R2R) is a cooperative partnership consisting of the following agencies: City of Boise, Ada County, Bureau of Land Management Boise District, Boise National Forest and the Idaho Department of Fish and Game. The goal of the Ridge to Rivers partnership is to provide a high-quality system of trails for the enjoyment of Treasure Valley residents and visitors to the Boise Foothills. The 10 Year Management Plan will guide the trail network and the trail community forward for the next 10 years. The plan establishes a vision for the Ridge to Rivers trail system, provides data and trends context for trail-related decision making, guides future trail management and development by setting clear goals and a range of possible strategies and policies to achieve those goals and identifies priority actions for implementation.
Ada County Highway District North Boise Neighborhood Walking and Biking Plan (2016) The North Boise Neighborhood Bicycle and Pedestrian Plan identifies future pedestrian and bicycle projects to promote safe, effective, and convenient walking and biking facilities for residents and visitors in the North area of the City. The study area is bounded by the foothills to the north and downtown Boise to the south. The study area encompasses the Sunset, North End, Central Foothills, Boise Heights, and Highlands neighborhoods, and the Somerset development area in the foothills.
Collister Neighborhood Plan (2007) The Collister Neighborhood Association is bounded on the north by the Boise City Impact Area boundary, on the east by 36th Street, on the west by Pierce Park Lane north to Seaman’s Gulch and on the south by State Street. Portions of Collister are located in the Northwest Planning Area, while the majority is in Foothills. The Collister Neighborhood Plan sets out a vision and goals to guide new development
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in the area and provide a basis for determining development review decisions. The eight main goals of the plan relate to provision and use of utilities, the natural environment, opens pace and recreation facilities, mobility and transportation, quality of life, youth, social and economic health and sustainability, commercial development, and alternative transportation networks.
Harris Ranch Specific Plan (2007) The Harris Ranch Specific Plan (SP01) is a mixed use development that is being built on and around the site of what was once the largest town in Idaho, the mill town of Barberton. Covering 1,800 acres, the Harris Ranch Specific Plan embraces New Urbanist design concepts. Specifically, it is designed to integrate into the existing urban pattern, provide for a mix of uses within walking distance, allow for commercial uses to address area residents’ retail and employment needs, provide a mix of housing types and affordability, and support a multi-modal transportation framework. The Harris Ranch development consists of highdensity and compact residential neighborhoods, surrounded by park and trail systems. A mixed-use district is at the center of the development. The Foothills portion of the development is clustered to limit road development, and 56.37 acres were donated to IDFG. The city will receive a 27.96 acre park (Alta Harris Park), a fire station, and other amenities that serve residents locally and city-wide.
Barber Valley Specific Plan (2007) The Barber Valley project (SP02) redevelops formerly industrial and agricultural lands around the Harris Ranch development. The project has three main components: Barber Station, a commercial and compact residential area surrounded by Marianne Williams Park; the Mill District, a compact to suburban residential area, much of which is already built; and The Terrace, a single family detached residential area on the east end of the planned community. Barber Station will include approximately 36 acres of office and commercial uses—including restaurants, shops,
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FOOTHILLS | PLANNING AREA POLICIES and possibly a hotel—and approximately 17 acres of compact and high density residential uses. The Mill District will include compact residential uses, likely to include a campus-style retirement continuing care community. The Terrace will be developed as 250 suburban residential units. The city received a 70-acre riverfront regional park (Marianne Williams) and assistance to restore the natural river bank and associated floodway and ecosystem degraded by former old industrial uses. Fifty-six acres of hillsides above The Terrace have been donated to the IDFG.
Public Lands Open Space Management Plan for the Boise Foothills (2000) The Boise Parks and Recreation Department with six local, state and federal agencies have developed an open space preservation plan for the Boise Foothills, which includes parts of the Foothills planning area. This plan guides the expenditure of $10 million raised through a property tax levy for open space in the Boise Foothills. The plan sets out priority conservation areas and open space preservation goals. This plan also coordinates Foothills land management policies and issues between local, state and federal agencies.
Interim Foothills Transportation Plan (1998) The Boise City Council adopted the Interim Foothills Transportation Plan as an amendment to the Boise City Comprehensive Plan. It implements the adopted policies of the Foothills Policy Plan. The policies limit the transportation alternatives by restricting the location of new transportation facilities in the Central Foothills and limiting adverse impacts to neighborhoods and environmental resources. Destination 2015, the Regional Transportation Plan, provided a basis for defining the existing and planned transportation system serving the Foothills Planning Area. The recommendations in this Interim Plan reflect additions to Destination 2015 that would be needed to provide additional transportation improvements to more fully implement the Foothills Policy Plan.
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The Potential Public Preservation Sites 1993 The purpose of the Potential Public Preservation Sites 1993 was to identify and facilitate preservation of land or water areas within the Boise City Area of City Impact for public benefit because of unique environmental, recreational, aesthetic, and cultural characteristics. The goals included: - The identification and prioritization of characteristics that guided the selection process. - The identification and prioritization of unique land and water areas. - To enhance recreation opportunities compatible with the preservation of unique land and water resources within the Boise City Area of Impact. - To facilitate the preservation of critical wildlife habitat; our historical and archaeological heritage; the scenic and aesthetic character of Boise; public access to new or already established public use areas, Foothills gulches, Boise Greenbelt, and associated city and state parks, State, BLM, and USFS lands. - To connect or link significant public open spaces and parks through a system of open linear corridors or paths. - To identify and contact the appropriate government agencies or private organizations that can facilitate the preservation of land and water areas by acquiring necessary legal interest.
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PLANNING AREA POLICIES l NORTH/EAST END
North/East End Planning Area
Location and Context The North/East End Planning Area (“North/East End”) is one of the oldest portions of Boise City and contains six historic districts. These districts protect the North/East End’s historic homes, Hyde Park (a popular neighborhood commercial district), and an area of diverse residential homes. These traditional neighborhoods are some of the most desirable in the city. In the center of the North/East End is the Military Reserve, a 479-acre complex containing the Veteran’s
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Administration and a military cemetery, in which veterans of the Mexican War, Civil War, Indian Wars, and Spanish American War are interred. This complex and portions of the Warm Springs neighborhood are heated by two of the three geothermal utilities in Boise City. The North/East End contains mostly residential land uses, professional offices associated with the state capitol and Veterans Administration, and a limited amount of commercial, which is focused along State Street. The North/East End is largely built out, although limited infill and redevelopment activity has occurred in recent years.
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Demographic Profile Population Population: In 2010, the population of the North/East End was 25,203. Median Age: North/East End residents are slightly older (35.7) than Boise residents overall.
TRENDS AND KEY ISSUES Employment
North/East End jobs are projected to increase only slightly—from 2,263 in 2005 to 2,743 in 2025.
Utilities
There are two geothermal heating utilities extended to the North/East End, for the military reserve and Warm Springs neighborhood. The Lander Street Waste Water Treatment facility is located in the North/East End.
Transportation
Most workers commute to jobs outside of the North/East End.
The average commute time for a North/ East End worker in 2000 was 17.9 minutes.
There are many public bus routes through and within the North/East End.
State Street is planned for a High Capacity Transit Corridor, served by bus rapid transit (BRT) express service, and improved primary service.
Housing Total Households: In 2010, the North/East End was home to 12,564 households. This accounts for nearly 14 percent of Boise households. Household Composition: Fewer families with children reside in the North/East End—with 22 percent of residents falling under the age of 20. Median Home Value: Median home value in the North/East End ($198,905) is comparable to Boise as a whole. Tenancy: North/East End homeowners represent 50.9 percent of all households. Income Median Household Income: In 2009, median household income for residents of the North/East End was $49,372. Employment Jobs: 8.8 percent (13,299) of Boise’s jobs are located in the North/East End Workforce: Workers residing in the North/East End represent 12 percent (15,710) of the Boise workforce as a whole.
Land Use Characteristics Existing Land Uses The North/East End contains 3,592 acres, making up almost 5.5 percent of Boise’s total acres. Single-family residential uses occupy nearly 44 percent (1,659 acres) of the North/East End. Multi-family residential uses account for 2.5 percent (96 acres) of the North/East End 25 percent of land in the North/East End (951.3 acres) is occupied by parks, recreation and open space uses—the highest percentage of any planning area. Another 525 acres is occupied by Public/ Semi-Public uses, including the Military Reserve. Commercial and office uses are limited within the North/East End occupying 3 percent (119 acres) and 5 percent (176 acres), respectively. Historic Districts Six of the city’s nine local historic districts are located in the North/East End. These include the Warm Springs, North End, East End, Harrison Boulevard, Hays Street and Hyde Park Historic Districts.
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Parks and Recreation The North/East End is home to diverse parks and open space reserves, ranging from Fort Boise Park, to properties along the Boise River, such as the proposed Esther Simplot, White Water Park and Bernadine Quinn Parks in the north and Municipal Park in the south. The Ridge to Rivers Trail runs through the North/East End, and access to the Boise River Greenbelt is available north and south of downtown as well. Other notable parks and recreation amenities include: Castle Rock Reserve Foothills East Park and Reserve Military Reserve and Cemetery Warm Springs Golf Course Natatorium Camels Back Reserve, and Lowell Pool. The Bogus Basin Ski Resort is also accessed from the North/East End—just a 20 minute drive from the city.
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Schools The North/East End is home to 14 schools. In addition to the educational significance of these facilities, several North/East End schools are historically significant and contribute to the overall character of the neighborhood.
TRENDS AND KEY ISSUES Parks and Recreation
The North/East End has some of the largest parks and open space reserves in central Boise, including the Warm Springs Municipal Golf Course.
Fort Boise, an Idaho state park, which includes several museums as well as the Fort Boise Learning Center, is also located in the North/East End.
Schools
There are 14 schools in the North/East End.
Elementary schools include: Taft, Collister Lowell, Washington, Longfellow, Whittier, St. Mary’s, St. Josephs, Roosevelt, and Adams.
Junior High schools include: North and East.
The only public high school is Boise High.
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High Schools Boise High School is located at 1010 West Washington Street (bounded by 9th, 13th and Franklin Streets). The institution is the oldest of the four public senior high schools in the city. The school has an enrollment of 1,400+ students, with the first classes beginning in 1903. The structure is listed on the National Register of Historic Places. Junior High Schools North Junior High School is located at 1105 13th Street (bounded by 15th, Fort and Resseguie Streets). The school has an enrollment of 790 students Elementary Schools William Howard Taft Elementary is located at 3722 Anderson Street which is near the intersection of State and Anderson Street. The school has an enrollment of 361 students. The school has a tremendous amount of diversity. Their instructional program is geared to meet the needs of students who come to the school with below grade level as well as challenge those who are in need of enrichment.
Collister Elementary School is located at Collister Drive and Catalpa Drive. The school has an enrollment of 232 students Taft was the first school district in the Collister area was organized in 1910. The first school term opened in the fall of 1911 in a one room wood frame building located on a one acre lot on the west side of Collister Road, directly across from Catalpa Street. Blanche H. Lovelace taught 56 students. In 1912, a four room, brick with stone trim school was built amidst a prune orchard on land donated by Dr. George Collister. Cast iron Waterbury coal heaters heated rooms for students in grades 1-8. In 1922 Collister was annexed into the Boise City School District. By 1948 four rooms had been added to the west side of the school. During this period, the building was stuccoed, the basement kitchen was completed and land was purchased on the north end of the property to extend the playground. Six classrooms, an auditorium and an office were added to the east end of the school in 1953.
Lowell Elementary has a current enrollment of 306 students. The school is located at 1507 N. State Street (bounded by Lemp and 30th Streets). The school first opened in September 1913. During the school’s first years, Lowell served only students in grades one through four. Students in the area in grades five through eight attended Washington School. In 1926, the north unit of the present school was built. It contained four classrooms, an office on the BLUEPRINT BOISE
PLANNING AREA POLICIES l NORTH/EAST END second floor and an auditorium in the basement. Lowell had, by this time, expanded to eight grades.
Washington Elementary School is located at 1607 N. 15th Street (bounded by Lemp, 16th, and Ridenbaugh Streets). The school has an enrollment of 253 students. The school opened its doors on 1900 with only two classrooms and expanded to four classrooms in 1901 and finally by 1947 the school expanded to 12 classrooms.
Longfellow Elementary School is located at 1511 N. Ninth Street (bounded by 10th, Sherman and Resseguie Streets). The school has an enrollment of 232 students. Longfellow School was built in 1905. The first classes began in the fall of 1906. Grades 1-8 were served in the three-level building.
Whittier Elementary School is located at 301 N. 29th Street (bounded by 30th, Jefferson, and Idahos Streets). The school has an enrollment of 321 students. The school opened in the fall of 1949.
St Mary’s Elementary School (K-8) is located at 2620 W. State Street (bounded by 26th and 28th Street). This is a Catholic school with an enrollment of enrollment of 193 students.
St Joseph’s Elementary School (K-8) is located at 825 W. Fort (bounded by 9th, 8th and Hay’s Streets). The Catholic school has an enrollment of over 360 students and was established in 1868.
Roosevelt Elementary School is located at 908 E. Jefferson Street (bounded by Elm, Maple, and East State Streets). The school opened in 1920, and currently has an enrollment of 321. The school is located within the East End Historic District.
Adams Elementary School is located at 1725 Warm Springs Avenue. Adams began as a neighborhood school offering grades 1-4 in 1955, with a fifth grade offered in 1958 and a sixth grade following in 1960. Current enrollment is 342.
Sources: COMPASS Community Choice Growth Projections, August 2007. 2010 Census Data for Population and Households. COMPASS Development Monitoring Reports (2000-2007). ESRI Business Analyst Report, North/East End (2009).
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North/East End Planning Area: Future Land Use Map
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NORTH/EAST POLICIES Centers, Corridors, and Neighborhoods (NE-CCN) Goals and policies for this section focus on promoting the continued development of a mix of housing types and ensuring the scale of future infill and redevelopment complements the North/East End’s historic character.
Goal NE-CCN 1: Ensure future development compliments with the established character of the North/East End.
NE-CCN 1.5: HISTORIC DISTRICTS Apply the procedures and requirements of the designated Historic Districts as appropriate. NE-CCN 1.6: TRANSITIONS Provide transitions between non-residential or higher-intensity residential uses and adjoining neighborhoods consistent with the design principles contained in Chapter 3 of this Comprehensive Plan.
Goal NE-CCN 2: Encourage a mix of housing, employment, and recreational opportunities to serve the North/East End.
The character of the North/East End is largely defined by its many historic homes. NE-CCN 1.1: NEIGHBORHOOD PLANS Ensure new development is consistent with adopted neighborhood plans. NE-CCN 1.2: OVERLAY / CONSERVATION DISTRICTS Establish additional tools, such as overlay or conservation districts, where additional guidance is needed to protect neighborhood character. NE-CCN 1.3: INFILL HOUSING (a) Support intensification of the North/East End primarily through the development of accessory units, duplexes and townhouses, rather than high-density multifamily units. (b) Focus higher-density housing and mixed-use development within the 30th Street Master Plan Area, as planned. (c) Ensure that infill development is consistent with the design principles contained in Chapter 3 of this Comprehensive Plan. NE-CCN 1.4: NEIGHBORHOOD CHARACTER Design new development to reflect elements of the historic architecture and traditional neighborhood character that exist in the North/East End.
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This new activity center in the North/East End includes a mix of housing types and supporting retail uses. NE-CCN 2.1: DESIGNATED ACTIVITY CENTERS Thirteen mixed-use activity centers have been designated to serve the North/East End to promote the availability of local services within walking distance of residential neighborhoods. They include:
Hyde Park; State Street and 30th Street; State Street and 18th Street; 27th Street and Stewart Street; 30th Street and Main Street; 36th Street Garden Center Armory; Broadway Avenue / Myrtle Street / E. Park Boulevard / E. Front Street;
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between Avenues B and C and East Jefferson that are comparable to the bulk and scale of existing structures. Limit scale and bulk of new structures north of East Jefferson to scale and bulk comparable to the adjacent, existing residential neighborhood.
Additional activity centers may be designated in accordance with the location criteria provided in Chapter 3.
NE-CCN 2.4: MILITARY RESERVE AREA (a) Allow city, federal and other public and institutional uses in the developed portion of the Military Reserve area. (b) Preserve the remainder of the Military Reserve area as open space, although pathways, trail and bicycle transportation improvements may be allowed.
The adaptive reuse of existing structures can be an effective means of promoting the revitalization of established neighborhood activity centers. NE-CCN 2.2: ST. LUKE’S REGIONAL MEDICAL CENTER (a) Develop the St. Luke’s Regional Medical Center area in accordance with the 2015 St. Luke’s Health System Campus Master Plan as adopted by the City Council. (b) Require an amendment to the Land Use Map for expansion of the HS zoning district outside of the currently designated Public/Institutional use area. NE-CCN 2.3: MEDICAL OFFICE/SUPPORT SERVICES Permit private medical offices and support services
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Preservation of open space within the Military Reserve area is an important consideration for the North/East End. NE-CCN 2.5: STATE STREET CORRIDOR Encourage a compact, transit-supportive pattern of development and redevelopment, and mix of uses along the State Street Corridor as outlined in the State Street Corridor Transit Oriented Development Policy Guidelines.
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PLANNING AREA POLICIES l NORTH/EAST END NE-CCN 2.6: STATE STREET CORRIDOR Implement the State Street Transit and Traffic Operational Plan (TTOP) to achieve the land use, roadway and transit vision for the State Street Corridor. NE-CCN 2.7 30TH STREET AREA MASTER PLAN Implement the 30th Street Area Master Plan, encouraging a compact, transit-oriented and transitsupportive pattern of development and mix of uses to serve local and community needs. NE-CCN 2.8: MAIN STREET/ FAIRVIEW AVENUE/30TH STREET EXTENSION Encourage high-density, transit supportive, mixeduse development along the Main/Fairview/30th Street Extension, at the ITD site at Rose Street and the 30th Street Extension, and along the Main/Fairview Corridor consistent with the 30th Street Area Master Plan.
The 30th Street Area Master Plan identifies suitable locations for high density residential development, such as these row homes NE-CCN 2.9: ARMORY Encourage adaptive re-use of the historic Armory building. Integrate the Armory into a mixed-use development of neighborhood commercial/office/ residential uses including workforce housing and public open space. Work with the neighborhood association and other interested organizations to locate resources to preserve the Armory building. NE-CCN 3.0: FORT BOISE AREA Create an area plan, including the Armory site and other public property on the west and north side of Fort Boise Community Center, from Reserve Street to 4th Street on the north side of Fort Street which will identify opportunities for mixed-use development of neighborhood commercial, office and residential uses, workforce housing and public open space.
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NORTH/EAST POLICIES Connectivity (NE-C) Goals and policies for connectivity focus on identifying and implementing improvements that will enhance the ease and safety of multi-modal travel in North/East End.
Goal NE-C1: Monitor the effects of development in adjacent planning areas on the North/East End.
Goal NE-C3: Facilitate the expansion of multi-modal facilities.
NE-C 1.1: STREET CLASSIFICATIONS Avoid upgrading local streets and collectors in North/ East End to higher classifications to accommodate development in the Foothills.
Goal NE-C2: Ensure future roadway improvements enhance rather than detract from the North/East End’s character. NE-C 2.1: STREET DESIGN Ensure street improvements and the construction of new roadways occurs in compliance with citywide street policies contained in Chapter 2 of this Comprehensive Plan. NE-C 2.2: 36TH AND CATALPA INTERSECTION Support construction of a roundabout at the 36th and Catalpa intersection.
Continuing to expand the North/East End’s network of sidewalks and bicycle lanes will encourage multimodal travel. NE-C 3.1: HILL ROAD (a) Preserve existing two lane design of Hill Road between 36th Street and Harrison Boulevard. (b) Integrate appropriate safe transportation options including transit, bikes, pedestrian and trails while preserving the existing two lane design. NE-C 3.2: 30TH STREET MASTER PLAN Support the implementation of planned transit facilities and corridors outlined in the 30th Street Master Plan. NE-C 3.3: SIDEWALKS Require sidewalks to be separated from roadway for the safety and comfort of pedestrians in conformance with the Transportation Land Use Integration Plan and to preserve the historic character of the neighborhoods. NE-C 3.4 PARK AND RIDE Investigate locations for a park and ride facility to serve the Bogus Basin Ski Area.
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NORTH/EAST POLICIES Public Services/Facilities (NE-PS) Goals and policies for this section focus on identifying areas where investment in infrastructure are needed in the North/East End to implement the community’s vision.
Goal NE-PS1: Maintain existing services for North/East End residents. NE-PS 1.1: SCHOOL RETENTION Support the maintenance and retention of neighborhood schools in the North/East End. In the event of a school closure, work with the school district to support adaptive reuse of neighborhood schools.
NE-PS 1.2: 30TH STREET MASTER PLAN Evaluate potential impacts of higher intensity development on existing public services and facilities in the North/East End as the 30th Street Master Plan is implemented over time to ensure services and facilities can be improved or expanded to maintain existing service levels for North/East End residents.
Neighborhood schools, such as the Longfellow School pictured above, play an important role in the North/ East End.
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NORTH/EAST POLICIES Neighborhood Character (NE-NC) Goals and policies for neighborhood character focus on attributes and activities that contribute to the overall character and livability of North/East End neighborhoods, including parks, open space, recreation, public art, and historic areas.
Goal NE-NC1: Continue to preserve and enhance the character and livability of North/ East End’s neighborhoods. NE-NC 1.1: TRAIL CORRIDORS Expand trail connections from the North/East End to adjoining areas and the Foothills trail network.
NE-NC 1.3: ADJOINING DEVELOPMENT Monitor the effect of development in other planning areas on the North/East End, especially Foothills development for traffic and other impacts on the area.
NE-NC 1.2: NEIGHBORHOOD PARKS Maintain and enhance the North/East End’s neighborhood parks. Expand the range of activities allowed in parks with polices for urban agriculture contained in Chapter 2 of this Comprehensive Plan.
Open space adds to the character of North/East End. NE-NC 1.4: OPEN SPACE Continue to preserve and acquire public foothills open space as a significant amenity for the North/East End and the entire city.
Gordon S. Bowen Park.
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NORTH/EAST POLICIES Related Planning Documents There have been a few plans and studies prepared for portions of the North/East End. These plans, along with Blueprint Boise, will help guide future development in the North/East End.
30th Street Area Master Plan (2012)
The 30th Street Area Master Plan outlines a vision and long-term development plan for the 30th Street planning area bordered by 23rd Street, Irene Street, State Street, Veterans Park, the Boise River, and Fairview Avenue. Opportunities for development and redevelopment vary within the 681 acre planning area. The area includes well-established, intact neighborhoods, and four subdistricts with redevelopment potential. The ITD and Main/Fairview subdistricts offer potential for mixed-use, transitoriented, urban style activity centers. The 27th Street subdistrict is envisioned as a neighborhood commercial/ housing focus area, and the 30th Street/ Park View subdistrict as specialty residential/specialty commercial. The Master Plan will guide investment and development, and support neighborhood stability and diversity as change occurs.
Hyde Park Conservation District Neighborhood Plan (2005)
Hyde Park was a thriving commercial district from the turn of the century. Streetcar service supported the district, connecting it to the surrounding neighborhood and downtown. Hyde Park was designated as a local historic district in 1980 and was placed on the National Register of Historic Places in 1982.The intent of the Hyde Park Conservation District Plan is to maintain the historical commercial district as a functioning community asset and maintain the current mix of commercial and adjacent residential uses. The conservation district protects the historical and architectural character of Hyde Park and establishes parking standards for the area.
Veterans Park Neighborhood Policy Guide (1999)
Veterans Park Neighborhood is located immediately northwest of Downtown, adjacent to the Boise River and State Park. The neighborhood is primarily residential. Housing is diverse in both age and type, with approximately 35% of the homes built prior to 1940. Other land uses include commercial along State Street and an area of industrial uses. Goals of the Plan are: (1) To preserve the residential character of the neighborhood, and encourage future development
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that recognizes its unique amenities and natural features and is consistent with it’s character; (2) To meet the service needs of residents of the for commercial facilities while reducing negative impacts on adjacent residential areas; (3) To recognize State Street’s importance as a gateway to the City of Boise and encourage appropriate development.
North End Neighborhood Plan (2021)
The North End Neighborhood Plan replaces an earlier plan adopted by the City of Boise in 1985, the North End Policy Guide. This Plan’s expressions of the visions and values of neighborhood residents should serve as a reasonable guide to all pertinent decision makers. The plan includes a historical perspective of the “fine grain” of the neighborhood, analyzes current trends impacting the neighborhood, and acknowledges the existing planning and policy landscape. The plan establishes a framework centered around a vision and set of six goals related to transportation, housing, community engagement, and sustainability.
East End Neighborhood Policy Guide (1999)
The East End Neighborhood’s development closely parallels the beginnings of Boise City. In the northwest corner of the neighborhood lies Fort Boise and Military Reserve Park which was established in 1863 to protect miners and Eastern emigrants from attacks by local tribes. In 1890, C.W. Moore and a group of other prominent Boise businessmen joined in a venture to drill for and develop hot water adjacent to the Penitentiary. The group promptly struck 92 degree Fahrenheit water at a depth of eighty feet and by 1891, the group had sunk two wells to a depth of four hundred feet and were drawing water suitable for space heating and other uses. C.W. Moore promptly built the mansion located at the corner of Warm Springs Avenue and Walnut Street and gained the distinction of having the first house in the United States heated with geothermal water. The East End was also home to the Natatorium which, at its time was the largest indoor swimming pool in the country. The East End is also home to historic public buildings, mansions, some limited commercial uses and office uses. The goals of the plan are, 1) To maintain the character of the East End by
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PLANNING AREA POLICIES l NORTH/EAST END recognizing its unique amenities and natural features, encouraging appropriate infill development and allowing development in adjacent areas that does not negatively impact the existing neighborhood 2) Protect and enhance the existing single-family residential character of the neighborhood 3) To route traffic around the neighborhood’s interior and concentrate it on designated arterial/collector streets and 4) Maintain and improve the East End’s quality of life and level of public/quasi-public services.
State Street Corridor Transit Oriented Development Plan (2019)
The State Street Corridor Transit Oriented Development Plan provides analysis, background and recommendations for the expansion of Valley Regional Transit service to include bus rapid transit on the State Street/SH 44 corridor, and design sketches, policy and zoning recommendations for four TOD transit stations on State Street at Whitewater Park Boulevard, Collister Road, Gary Lane/Glenwood Streets, and Horseshoe Bend Road. The State Street TOD Plan offers a guideline for developers, investors, residents, policy makers and the City team to understand and implement the vision of mixed-use, high quality development necessary to achieve high capacity transit, and to assist the region in addressing transportation, housing, and employment challenges on the State Street corridor. Designs for transit stations and development types at each TOD node translate the transit corridor vision into graphics easily understandable to stakeholders and the general public. The TOD Plan should be considered when applications are submitted to the City for land use projects and review of transportation projects.
State Street Transit and Traffic Operation Plan (2011)
The State Street Transit and Traffic Operational Plan (TTOP) details the near, medium-and-long-term improvements to achieve the high capacity transit vision on State Street.
A Cultural Arts Plan for Boise’s 30th Street Neighborhood (2012)
A Cultural Arts Plan for Boise’s 30th Street Neighborhood identifies eight thematic principles, community branding “tone” and imagery, and possible locations for art throughout the 30th Street area. The Plan recommends specific opportunities for public art to contribute to the vibrant character of the area and to incorporate functional art which enhances daily activities. The Plan’s purpose is to inspire integration of art into development projects, as stand-alone pieces, interpretive signs, walking path indicators, as benches, bike racks and sculptures amongst other ideas. Suggested art projects represent the neighborhood’s natural attributes, multi-cultural energy, history and unique diversity.
State Street Corridor Transit Oriented Development Policy Guidelines (2008)
The State Street Corridor Transit Oriented Development Policy Guidelines are intended to assist jurisdictions and neighborhoods adjacent to the State Street Corridor to plan and prepare for development of new, active places for people and support efficient transit with high ridership. Concentrated site-specific plans and implementation of transit supportive development will improve the function and introduce a new form and design to a corridor in need of revitalization.
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Northwest Planning Area
Location and Context The Northwest Planning Area (“Northwest”) extends from north of the Boise River and State Street to Hill Road, and west from 36th Street to Horseshoe Bend Road along the State Street Corridor. State Street is the most recognized local feature of the Northwest. Only two river crossings, Glenwood Street and Veterans Memorial Parkway, enable north/south travel and State Street serves as a major east/west commuter corridor.
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Land use in the Northwest is principally residential with strip commercial along the arterials. Remnants of rural larger lot residential land with pastures and small scale urban farms remain. The Northwest also includes a major recreation park, Optimist Park. The extension of public sewer has resulted in subdivision development between Gary Lane and Bogart Lane. In the Collister neighborhood, infill has occurred through combination of small lot development and some subdivisions.
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Demographic Profile Population Population: In 2010, the population of the Northwest was 14,405. Median Age: Northwest residents are slightly older (35.7) than Boise residents overall. Housing Total Households: In 2010, the Northwest was home to 6,253 households. This accounts for 6.6 percent of Boise households.
TRENDS AND KEY ISSUES Utilities
Household Composition: The Northwest is somewhat more affordable for young families and seniors, who make up higher percentages of Northwest population than of all Boise. For example, 26.9 percent of Northwest residents fall under the age of 20.
The Northwest has sewer service available, but some pockets in the far northwest do not have sewer service,; however, there are current plans for extensions.
Median Home Value: Median home value in the Northwest is slightly lower ($192,512) than in Boise as a whole.
Floodplains are located along the Boise River within the Northwest.
Income Median Household Income: In 2009, median household income for the Northwest residents was $66,607.
Transportation
Tenancy: Most Northwest residents own their homes (71.4%). Northwest renters represent 26.9 percent of all households.
More than half of Northwest workers commute to jobs elsewhere in the community. The average commute time for a Northwest worker in 2000 was 19.5 minutes.
Employment Jobs: Just over two percent (3,306) of Boise jobs are located in the Northwest.
State Street is the major transportation corridor in the Northwest carrying through traffic from the Foothills, Eagle, and areas west. A bus rapid transit route is planned along State Street. The Northwest is currently served by public bus route #9 and #10.
Land Use Characteristics
Development in the northwest areas of Ada County and the City of Eagle has resulted in increased travel along Hill Road and State Street. Both of these corridors currently operate at Level of Service F during the peak hour.
Development Constraints There are remnant pastures in the Northwest planning area that could be preserved for their small scale urban agricultural characteristics.
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Workforce: Northwest workers represent 6.7 percent of the Boise workforce.
Existing Land Use The Northwest is the city’s second smallest planning area. It contains 2,286 acres, making up almost 3.5 percent of Boise’s total acreage. Single-family residential uses occupy just over 60 percent of the Northwest (1397 acres.) Multi-family residential uses occupy just 4 percent of the land area (92 acres). Most of the multi-family residential uses are proximate to the State Street corridor. Approximately 10 percent of the land within the Northwest (228.6 acres) is currently vacant. The Northwest Planning Area is home to the Collister Library! There are remnant pasture lands and parks that each occupy 7 percent of the land within the Northwest at 166 acres and 160 acres, respectively. Commercial, office, and industrial uses are limited within the Northwest, occupying 120 acres, 19 acres, and 4 acres, respectively. Combined, they occupy just 6 percent of the Northwest as a whole. Commercial and office developments are found along State Street. The Lake Harbor planned unit development on the south side of State Street is located in the Northwest.
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PLANNING AREA POLICIES | NORTHWEST Parks and Recreation The Northwest includes neighborhood parks and one large urban park, the 51 acre Optimist Youth Sports Complex. The park features sports fields, open play areas, public art, and a fishing pond. Residents in the Northwest have close access to outdoor recreation opportunities in the Boise Foothills.
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Schools There are five schools in the Northwest. In addition to the educational significance of these facilities, two of the Northwest’s schools are historically significant and contribute to the overall character of the neighborhood. Junior High Schools River Glen Junior High is located at the base of the foothills in the Northwest, on the west side of Gary Lane south of Hill Road. The school was dedicated as the eighth and newest junior high school of the Boise School District on September 18, 1998. Total enrollment is 753 students in grades 7th through 9th.
TRENDS AND KEY ISSUES Parks and Recreation The pond at the Optimist Youth Sports Complex is stocked with fish by the Idaho FGD, and can be enjoyed by youth on a catch and release basis. Recreational connections to the Foothills are important for Northwest residents. Access to the Foothills is provided by Seamans Gulch Road, Collister Road, Pierce Park Road, and 36th Street.
Elementary Schools Shadow Hills Elementary opened for students for the first time on August 11, 1997. It is located southeast of the intersection of Bogart Road and Hill Road Parkway and serves students from Kindergarten through Sixth grade. The total enrollment is 650 students.
Cynthia Mann Elementary is located on the south side of Castle Drive, approximately two miles east of Pierce Park Elementary. The school was opened in 1990 and is named for Cynthia Mann who was a pioneer teacher who taught in the Boise area for 40 years. Total enrollment is 585 students in grades Kindergarten through 6th.
Collister Elementary was built as a four room brick building in 1912 on land donated by Dr. George Collister. The school is located on Catalpa Drive, east of the intersection with Collister Drive. Total enrollment is 218 students in grades Kindergarten through 6th.
Pierce Park School stands today where it has since its opening, on the west side of Pierce Park Lane near the intersection with Castle Drive. The land was acquired from W. E. Pierce in 1911 for $1.00. The building was completed in October, 1911, with school beginning in early November. The conditions of the agreement stated that the land must be continuously used for a school, without one year’s lack of use. If the agreement was violated, the land reverted to the heirs of W. E. Pierce. The total enrollment is 221 students in grades Kindergarten through 6th.
Schools The Northwest has a higher proportion of school-age children than is found citywide. There are five schools in the Northwest: Shadow Hills Elementary, Cynthia Mann Elementary, Collister Elementary, Pierce Park School, and River Glen Junior High.
Sources: COMPASS Community Choice Growth Projections, August 2007. 2010 Census Data for Population and Households. COMPASS Development Monitoring Reports (2000-2007). ESRI Business Analyst Report, Northwest Planning Area (2009).
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Northwest Planning Area: Future Land Use Map
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NORTHWEST POLICIES Centers, Corridors, and Neighborhoods (NW-CCN) Goals and policies for this section focus on promoting the revitalization of major travel corridors and activity centers; ensuring the scale of future infill and redevelopment is compatible with the Northwest’s varied character; and identifying areas where more detailed planning will be needed in the future. Goal NW-CCN1: Accommodate a range of uses and development characters to serve the Northwest. NW-CCN 1.1: ACTIVITY CENTERS Encourage mixed-use transit supportive densities in and around the intersections of activity centers located at:
Glenwood and State Street 36th and Hill Road Collister and State Street Horseshoe Bend Road / State Highway 44 (State St)
Additional activity centers may be designated in accordance with the location criteria provided in Chapter 5.
Façade and landscape enhancements were used to revamp this strip center on State Street. (d) Support the assemblage of smaller parcels to accommodate larger redevelopment opportunities where feasible. (e) Encourage a range of economic development opportunities from small scale retail to office uses that will complement existing services available on State Street. (f ) Implement the State Street Transit and Traffic Operational Plan and the State Street Corridor Transit Oriented Development Plan to achieve the land use, roadway and transit vision for the State Street Corridor.
Redevelopment along the State Street Corridor. NW-CCN 1.2: STATE STREET CORRIDOR (a) Designate areas along State Street as TransitOriented Development nodes consistent with the regional Long-Range Transportation Plan and the State Street Corridor Study.
NW-CCN 1.3 NEIGHBORHOODS A mix of housing types and lot sizes will be encouraged in the Northwest to maintain the area’s diverse character.
(b) Encourage pedestrian-oriented mixed use development along State Street where sufficient infrastructure exists or is planned. (c) Encourage the rehabilitation of existing strip centers through façade and landscape enhancement. NW-6
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NORTHWEST POLICIES Connectivity (NW-C) Goals and policies for connectivity focus on identifying and implementing improvements that will enhance the ease and safety of multi-modal travel in the Northwest. Goal NW-C1: Continue to enhance bicycle and pedestrian connectivity throughout the Northwest. NW-C 1.1: NORTH/SOUTH TRAIL CONNECTION Link the Foothills with the Boise River by creating a north/south pedestrian/bike path in the Northwest between Bogart Lane and Highway 55. NW-C 1.2: BIKE/PEDESTRIAN FACILITIES Promote safe and efficient pedestrian circulation throughout the Northwest with particular emphasis on bike/pedestrian facilities connecting surrounding areas to State Street. NW-C 1.3: PEDESTRIAN/ VEHICULAR CONNECTIONS Ensure new commercial and residential developments provide connections to adjacent properties to promote movement between neighborhoods.
Goal NW-C2: Facilitate the expansion of transit facilities. NW-C 2.1: INTEGRATION OF TRANSIT FACILITIES Integrate current and future transit service into the layout of new development along major corridors and near activity centers. NW-C 2.2: STATE AND GLENWOOD STREET ACTIVITY CENTER Integrate mass transit facilities with the opportunity for future expansion into the activity center at State Street and Glenwood Street.
Goal NW-C3: Maintain the efficiency of the Northwest’s roadway network. NW-C 3.1: ON-STREET PARKING STANDARDS Maintain on-street parking in the Northwest. NW-C 3.2: STATE STREET ACCESS Limit direct lot access for new development without encouraging increased traffic on side streets. NW-C 3.3: STREET CLASSIFICATIONS Discourage upgrading of local streets and collectors to higher classifications to accommodate development in the Foothills.
Improving bicycle and pedestrian connectivity should be an important consideration for future development in the Northwest.
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NORTHWEST POLICIES Public Services/Facilities (NW-PSF) Goals and policies for this section focus on identifying areas where investment in infrastructure are needed in the Northwest to implement the community’s vision. Goal NW-PSF1: Maintain existing public facilities and services and expand as needed to serve existing and future Northwest residents. NW-PSF 1.1: FIRE STATIONS Update the Fire Station Siting Plan when new station sites are identified. Continue cooperative efforts with the North Ada County Fire District to provide mutual aid in the Northwest
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NW-PSF 1.2: NEW PUBLIC SERVICES Locate new public facilities and services in activity centers, in proximity to transit. NW-PSF 1.3: TRANSIT STOPS Support the improvement of existing transit stops. Ensure all transit stops are connected to sidewalks or other pedestrian facilities.
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NORTHWEST POLICIES Neighborhood Character (NW-NC) Goals and policies for neighborhood character focus on attributes and activities that contribute to the overall character and livability of the Northwest’s neighborhoods, including open space and recreation, public art, and historic and design review areas. Goal NW-NC1: Maintain and enhance the livability of the Northwest. NW-NC 1.1: PARK FACILITIES Emphasize the development of public park facilities and preservation of existing facilities. NW-NC 1.2: PUBLIC RECREATION FACILITIES Provide connectivity to recreation facilities from new development and redeveloping sites within the Northwest.
Rural character of the Sycamore area. NW-NC 1.4: SYCAMORE NEIGHBORHOOD PLAN Retain the rural character of the Sycamore area through the implementation of the Sycamore Neighborhood Plan.
Pockets of agricultural land, such as this community garden, are found throughout the Northwest. NW-NC 1.3: URBAN AGRICULTURAL LANDS Support the retention of urban agricultural lands and activities in the Northwest.
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NW-NC 1.5: NEIGHBORHOOD PLANNING Work with residents to develop a neighborhood plan for the northwest corner of the Northwest Utahna/ Bogart Lane area to identify an appropriate mix of land uses and bike and pedestrian connections. NW-NC 1.6: NORTH WEST NEIGHBORHOOD PLAN Recognize the North West Neighborhood Plan as the vision for growth and development in the North West Neighborhood. The Plan emphasizes the imperative to consider and retain open space and the natural environment as fundamental to the strength, shape, and context of the neighborhood, and to retain the cultural context of the Northwest area by identifying, preserving, and commemorating local history, natural assets, and heritage. The North West Plan identifies five goals, along with strategies and actions, to further the Neighborhood Vision and lists desired characteristics and features for new development or redevelopment.
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NORTHWEST POLICIES Related Planning Documents There are three Neighborhood Plans and two corridor plans prepared for portions of the Northwest. This plan, along with Blueprint Boise, will help guide future development in the Northwest. North West Neighborhood Plan (2020) The North West Neighborhood Plan culminates a 13-month public planning effort to create a plan addressing current and future growth and the design of that growth in the North West Neighborhood. The Plan’s actions center on maintaining open space, trails and aspects of the neighborhood’s agricultural heritage as change and development occur. Retaining the cultural context of the neighborhood is a strong component of the Plan. The North West Neighborhood Plan presents principles to promote building and site design that fit into the context of the neighborhood and the Plan emphasizes the importance of retaining neighborhood characteristics that make it a desirable place to live. The Plan supports Transit Oriented Development along the State Street Corridor with design features and connectivity that complement the structure and fabric of adjacent neighborhoods.
Collister Neighborhood Plan (2007) The Collister Neighborhood Association is bound on the north by the Boise City Impact Area boundary, on the east by 36th Street, on the west by Pierce Park Lane north to Seaman’s Gulch and on the south by State Street. Portions of Collister are located in the Northwest, while the majority is in Foothills. The Collister Neighborhood Plan establishes a vision and goals to guide new development in the area and provide a basis for determining development review decisions. The eight main goals of the plan relate to provision and use of utilities, the natural environment, open space and recreation facilities, mobility and transportation, quality of life, youth, social and economic health and sustainability, commercial development, and alternative transportation networks.
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State Street Corridor Transit Oriented Development Plan (2019) The State Street Corridor Transit Oriented Development Plan provides analysis, background and recommendations for the expansion of Valley Regional Transit service to include bus rapid transit on the State Street/SH 44 corridor, and design sketches, policy and zoning recommendations for four TOD transit stations on State Street at Whitewater Park Boulevard, Collister Road, Gary Lane/Glenwood Streets, and Horseshoe Bend Road. The State Street TOD Plan offers a guideline for developers, investors, residents, policy makers and the City team to understand and implement the vision of mixed-use, high quality development necessary to achieve high capacity transit, and to assist the region in addressing transportation, housing, and employment challenges on the State Street corridor. Designs for transit stations and development types at each TOD node translate the transit corridor vision into graphics easily understandable to stakeholders and the general public.
State Street Transit and Traffic Operational Plan (2011) The State Street Transit and Traffic Operational Plan details the near, medium-and-long-term improvements to achieve the high capacity transit vision on State Street.
Sycamore Neighborhood Plan (1998) The Sycamore neighborhood is bounded by Sycamore Street to the west, Catalpa Drive to the north, Taft Street to the south, and the lots on the east side of Tamarack Drive. The area originally developed in the 1940’s into large lots to allow room for large gardens. The area still retains agricultural land uses and is subject to a zoning overlay district to protect its unique character.
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Southeast Planning Area
Location and Context The Southeast Planning Area (“Southeast”) has a great degree of diversity in land use and intensity. The Southeast ranges from urban in the northwest to low rural densities in the south. The Southeast is home to Micron Industries and Albertsons/Supervalue Inc., two of Boise’s largest private employers. The Boise Avenue corridor, portions of which are the original Oregon Trail, runs through the Southeast.
apartments and smaller single-family residences. Older parts of the Southeast have received intense infill development and gentrification in recent years. Neighborhoods in the Southeast vary, from the former townsite of Barber, now a mobile home park, to the new infill development at Bown Crossing, to planned developments on the outskirts of Boise, such as Surprise Valley and Harris Ranch.
Neighborhoods in the northwest portion of the Southeast are higher density, with multi-family
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Demographic Profile Population Population: In 2010, the population of the Southeast was 32,656. Median Age: Southeast residents are slightly younger (32.4) than Boise residents as a whole.
TRENDS AND KEY ISSUES Employment Southeast jobs are projected to increase by more than thirty percent by 2025, increasing from 21,707 in 2007 to 28,350 in 2025. Several of Boise’s largest employers are located in Southeast including Albertson’s and Micron.
Housing Housing in the Southeast is consists primarily of detached single-family homes.
Development and Infill Potential In recent years, both greenfield and infill development has occurred in the Southeast.
Schools There are seven schools in the Southeast: one high school, two junior high schools, six elementary schools, and one K-12 international school.
Housing Total Households: In 2010, the Southeast was home to 15,500 households. This accounts for over 14.8 percent of the households in Boise. Household Composition: Almost the same proportion of families with children resides in the Southeast as in Boise overall, with 26.9 percent including residents under the age of 20 in the Southeast. Median Home Value: Median home value in the Southeast ($226,745) is 3.3 percent higher than in Boise as a whole. Tenancy: Most Southeast residents own their homes (60.2 %). Southeast renters represent just 34 percent of all households, similar to Boise households as a whole. Income Median Household Income: In 2007, median household income for Southeast residents was $62,386. Employment Jobs: About 14 percent of Boise jobs are located in the Southeast. Workforce: Southeast workers represent 15.8 percent of the Boise workforce. Employers: Several of Boise’s largest employers are located in the Southeast, including Albertsons and Micron Industries.
Land Use Characteristics Existing Land Use
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The Southeast contains 4,036 acres, making up almost six percent of Boise’s total acres.
Single-family residential accounts for 22 percent of the land within the Southeast—occupying 890 acres.
Multi-family residential uses are limited within the Southeast occupying just 98 acres (two percent.)
Agricultural lands account for 41.4 percent (1,673 acres), while parks, recreation and open space lands account for 6.3 percent (258 acres.)
Sixteen percent (654 acres) of the land in the Southeast is vacant.
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Parks and Recreation The recreational amenities of the Boise River, including parks and greenbelt trail, are one of the strong assets of the Southeast. The Boise River Greenbelt Path runs almost the entire length of the planning area. The Southeast is also home to the State of Idaho Parks and Recreation Headquarters as well as diverse city parks and recreation facilities, including the:
Oregon Trail Historic Reserve;
Barber Park;
Ivywild Park;
Terry Day Park;
Manitou Park;
Baggley Park;
Lowder Park; and
Simplot Sports Complex, a 161-acre large special use area with a wide arrangement of sports fields; featuring several little league fields and soccer fields.
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Schools There are seven public K-12 schools in the Southeast. In addition to the educational significance of these facilities, several schools in the Southeast are historically significant and contribute to the overall character of the neighborhood. High Schools ■ Timberline High School is located on the corner of E. Boise Avenue and S. Apple Street. It is a three year comprehensive public senior high school with an enrollment of approximately 1150 students and a faculty of 65 teachers. It opened in August of 1998. Junior High Schools ■ Les Bois Junior High School is located on the north side of E. Grand Forest Drive between S. Snapdragon Place and S. Sweet Gum Way. Les Bois Junior High School has a total enrollment of 827 students. Elementary Schools ■ Garfield Elementary School is located at the southeast corner of Broadway Avenue and W. Boise Avenue. Garfield School was part of a separate independent school district until 1910, when it was annexed into the Boise District. The original building, which stood at the northeast corner of Boise Avenue and Broadway (currently the site of a car wash), was replaced in 1927 by a new structure across Boise Avenue. The new school housed grades 1-8 in eight classrooms. Growth in southeast Boise in the 1940’s made it necessary to add on to the school. Today Garfield serves approximately 550 students in grades K through 6. ■
Liberty Elementary School is located north of E. Bergeson Street and east of S. Law Drive on the south side of Centennial Park. Liberty Elementary School has an enrollment of 492 students. On March 12, 2007 the Boise School District Board approved a pilot public Montessori program to be located at Liberty Elementary School. The District opened one lower elementary (6-8 yrs/1st-2nd grade) classroom in the fall 2007 for the 2007-08 school year. In the fall of 2008, two Lower Elementary Classrooms (6-9 years/Grades 1-3) were in session. In the fall of 2009, an upper elementary class (10-12 years/4th-6th grade) will open.
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Riverside Elementary School is located at the eastern terminus of E. Victory Road on the south side of E. Parkcenter Boulevard west of S. Bown Way. Riverside began the 1992-93 school year with over 800 students. Current enrollment is around 600. Successive years found Riverside at capacity and relying on neighborhood schools to facilitate any additional students. The passage of a bond issue in 1996 provided much-needed relief from overcrowding at Riverside and other southeast elementary schools. On Riverside’s front yard, visitors can see the Bown House, built in 1879. Riverside School enjoys a unique relationship with the Bown House which is a living museum dedicated to preserving our heritage for Idaho’s children. Riverside is the only school in Idaho to have a site of this nature on its school grounds where fourth grade students from around the valley are invited to visit during the school year.
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Trail Wind Elementary School is located on the south side of E. Lake Forest Dr. west of S. Adonis Place. At 47,000 square feet, this facility accommodates approximately 680 students in 20 classrooms for grades K-6. The school features a wide variety of multi-media equipment, such as a central network connecting all classrooms, multiple computer terminals in each classroom, tack boards, liquid chalk board systems, and built-in cable-wired TV/VCR units. The school was built with masonry and sloped roofs for energy efficiency and low maintenance. As the number of students increased, the school implemented a second-phase plan. This provided a wing, adding six classrooms to accommodate an additional 200 students.
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White Pine Elementary School is located on the south side of E. Linden Street east of E. Boise Avenue. Construction began on the school in June of 1989. White Pine Elementary opened for the 1990-91 school year. As part of the plan for constructing White Pine, Campus School, located on the grounds of Boise State University, was closed and sold to the University. Many teachers from Campus were transferred to White Pine, along with others from around the District.
Sources: COMPASS Community Choice Growth Projections, August 2007. 2010 Census Data for Population and Households. COMPASS Development Monitoring Reports (2000-2007). ESRI Business Analyst Report, Northwest Planning Area (2009).
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Southeast Planning Area: Future Land Use Map
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SOUTHEAST POLICIES Centers, Corridors, and Neighborhoods (SE-CCN) Goals and policies for this section focus on promoting the revitalization of major travel corridors and activity centers; ensuring the scale of future infill and redevelopment is compatible with Southeast’s varied character; and identifying areas where more detailed planning will be needed in the future. Goal SE-CCN 1: Provide a range of commercial and employment options within Southeast. SE-CCN 1.1: DESIGNATED ACTIVITY CENTERS Six mixed-use activity centers have been designated to serve the Southeast and to promote the availability of local services within walking distance of residential neighborhoods. They include:
Broadway Avenue and Boise Avenue;
Boise Avenue and Apple;
Boise Avenue and Norfolk;
Boise Avenue and Eckert;
Federal Way and Gowen (Micron).
Additional activity centers may be designated in accordance with the location criteria provided in Chapter 3.
SE-CCN 1.3: FEDERAL WAY INDUSTRIAL AREA Protect the Federal Way industrial area for heavy industrial uses. Ensure adequate water availability for large industrial uses. SE-CCN 1.4: BROADWAY/BOISE ACTIVITY CENTER (a) Explore opportunities to develop the intersection of Boise Avenue and Broadway Avenue as a mixed-use community center through a more detailed planning effort. (b) Evaluate traffic calming tools and techniques to encourage pedestrian and cyclist movement as part of planned development. SE-CCN 1.5: FEDERAL WAY CORRIDOR Establish Federal Way between Bryson and Overland as a higher-intensity mixed-use area.
High-density housing is encouraged within designated activity centers and in the vicinity of the Park Center office park area. Bown Crossing’s mix of shops and restaurants serve ”walk up” traffic as well as patrons who travel from other areas of the community. SE-CCN 1.2: HIGH-TECH EXPANSION Reserve the area surrounding current Micron facilities for future high-tech industrial expansion.
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SE-CCN 1.6: HIGH DENSITY HOUSING Permit affordable and high-density housing development in the Park Center office park area, provided that appropriate site designs are used to ensure compatibility with adjacent uses.
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Goal SE-CCN 2: Provide opportunities for future expansion. SE-CCN 2.1: AREA OF CITY IMPACT BOUNDARY Coordinate with Ada County regarding the expansion of the AOCI boundary south of the Columbia area into the area surrounding the Isaac Canyon interchange.
Encourage water efficient/xeriscape landscape plans.
Attainment of the maximum unit count for Columbia shall be contingent on adequate water sources.
The City will develop a connectivity index for all new development in the East Columbia area to ensure connected roadways and pathways in the area.
Higher residential densities are envisioned adjacent to Micron and other activity areas as part of the East Columbia area. SE-CCN 2.2: EAST COLUMBIA AREA Develop the East Columbia area according to the following principles:
A master plan that demonstrates adherence to the principles outlined below shall be submitted to the Planning and Zoning Commission for approval prior to further entitlement in the East Columbia area. Incentives to achieve New Urbanism designs shall be considered as part of the Master Plan.
Developed density is envisioned not to exceed 4 units per gross acre.
Encourage higher residential densities adjacent to the Micron Tech Park and other activity areas.
Identify appropriate locations for neighborhoodand community serving commercial uses, schools, fire stations and parks.
Adhere to land-use restrictions of the Airport Impact Area.
Adhere to Groundwater restrictions of the Southeast Groundwater Management Area.
Improve South Technology Way and East Columbia Road with bike lanes.
Plan an arterial road network in this area.
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SOUTHEAST POLICIES Connectivity (SE-C) Goals and policies for connectivity focus on identifying and implementing improvements that will enhance the ease and safety of multi-modal travel in the Southeast. Goal SE-C1: Improve multi-modal access to and within the Southeast.
Opportunities to use easements as a means of expanding pedestrian and bike connections in the Southeast should be explored. SE-C 1.1: TRAIL CORRIDORS Pursue the use of canal easements, abandoned rail lines, and utility easements as pedestrian and bike trails within the Southeast. Ensure preservation of the Oregon Trail through new development in the East Columbia District.
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SE-C 1.2: EXPANDED TRANSIT SERVICE Explore opportunities to provide transit service to the Micron facility and other activity centers in the Southeast
Expanding commuting options to major employers such as Micron is an important consideration for the Southeast.
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PLANNING AREA POLICIES | SOUTHEAST
SOUTHEAST POLICIES Public Services/Facilities (SE-PSF) Goals and policies for this section focus on identifying areas where investment in infrastructure are needed in the Southeast to implement the community’s vision. Goal SE-PSF1: Upgrade infrastructure to support future infill and redevelopment. SE-PSF 1.1: PRIORITY AREAS As opportunities arise, focus street, sidewalk, and other basic infrastructure improvements in locations where reinvestment in established infrastructure or significant new development/redevelopment are anticipated as identified on the Areas of Change and Stability map for the Southeast contained in Appendix C. Place the highest priority on improvements in the following locations:
South Boise Village neighborhood;
Broadway Avenue and Boise Avenue activity center; and
Broadway Avenue Corridor.
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SOUTHEAST POLICIES Neighborhood Character (SE-NC) Goals and policies for neighborhood character focus on attributes and activities that contribute to the overall character and livability of the Southeast’s neighborhoods, including parks, open space, recreation, public art, and historic areas. Goal SE-NC 1: Reinforce the role of the Southeast as a gateway to Downtown and the community as a whole.
SE-NC 2.2: AMITY ROAD Encourage small-lot, single-family development on the north side of Amity Road.
SE-NC 1.1: BROADWAY GATEWAY Establish Broadway Avenue as a gateway with special design considerations for new development while preserving older historic buildings.
SE-NC 2.3: BROADWAY AVENUE CORRIDOR (a) Encourage residential and mixed use development along the Broadway Avenue corridor.
SE-NC 1.2: GOWEN INTERCHANGE Explore opportunities to enhance the appearance of the area surrounding the Gowen Interchange as future development occurs.
Goal SE-NC 2: Protect and enhance the character of the Southeast’s established neighborhoods.
The Bown School, one of several notable historic structures found in the Southeast.
(b) Provide clear connections between the local street interface and uses fronting Broadway Avenue. SE-NC 2.4: BSU AREA NEIGHBORHOODS Preserve existing single-family neighborhoods, where possible, south of BSU (north of Boise Avenue, south of Beacon Street between Capitol Boulevard and Broadway Avenue).
Existing single-family neighborhoods south of BSU should be maintained where possible.
SE-NC 2.1: SOUTH BOISE VILLAGE Explore the opportunity to create a conservation district within the South Boise Village to preserve the historic character of the area.
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SOUTHEAST POLICIES Related Planning Documents There have been a number of plans and studies prepared for Southeast. These plans, along with Blueprint Boise, will help guide future development in the Southeast. Ada County Highway District Southeast Boise Neighborhood Walking and Biking Plan (2013) The Southeast Walking and Biking Plan identifies future pedestrian and bicycle projects to promote safe, effective and convenient walking and biking facilities for residents and visitors. The Plan provides a list of prioritized bike and pedestrian projects developed through ACHD’s outreach efforts and assists City neighborhoods and the City team in annually recommending their highest priority bike and pedestrian projects for consideration in the ACHD Five-Year Work Plan.
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Original South Boise Neighborhood Plan (2003) The Original South Boise Neighborhood is 33 blocks bounded by Beacon Street, Broadway, and Boise Avenues. It is within walking distance of downtown Boise, the Greenbelt, Parkcenter, and BSU. The neighborhood includes a variety of housing types, offices, restaurants and retail businesses which were developed beginning in the 1890s. The plan is intended to provide a design framework for compatible future development that preserves the historic character of this neighborhood, and provides for new amenities, such as a neighborhood micropark and sidewalks. The plan also aims to beautify the neighborhood with trees, gardens and public art and instill a sense of pride of place.
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Bown Crossing has grown and created an activity center that is a prime example of desirable mixed use design principles in this plan.
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PLANNING AREA POLICIES | SOUTHWEST
Southwest Planning Area
Location and Context The Southwest Planning Area (“Southwest”) includes both low-density rural development and more intense urban development patterns near Cole Road and I-84. The older residential subdivisions were developed in the 1960’s and 1970’s when the Southwest was in rural Ada County. In the early 1980’s the Southwest experienced widespread failures of septic systems, and Ada County asked Boise City to extend the municipal sewer system into the area. The area was then included in the AOCI, and annexations have occurred over the past 20 years.
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The Southwest contains predominantly single family residential land uses, however the northern portion of the Southwest consists of many commercial, retail and industrial uses. Recently, several large planned developments have been approved that will include a mix of uses at commercial nodes. Roadway demand exceeds capacity in several of the key transportation corridors in the Southwest; this issue is expected to worsen with further development.
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Demographic Profile Population Population: In 2010 the population of the Southwest was 38,130, 13.5% of the city total. Median Age: Southwest residents are older (36.5 years) than Boise residents as a whole.
TRENDS AND KEY ISSUES Employment There are more workers living in the Southwest than there are jobs located in the Southwest.
Land Composition The Southwest contains a wide variety of land uses including: single family residential, commercial and industrial, and agriculture/grazing uses, however a lack of transit exists in the area. It is the City’s intention to focus development in designated activity centers particularly in disinvested areas.
Parks and Recreation Peppermint Park features many amenities including turf areas, trees, open space, and walking paths. The park was funded through the use of neighborhood impact fees.
Housing Total Households: In 2010, the Southwest was home to 113,764 households. This accounts for 11.6 percent of the households in Boise. Household Composition: More families with children reside in the Southwest, with 29.5 percent of residents falling under the age of 20. Median Home Value: Median home value in the Southwest ($212,395) is 9.2 percent higher than in Boise as a whole. Tenancy: Most Southwest residents own their homes (85.6 %). Southwest renters represent just 10.8 percent of all households. Income Median Household Income: Median Household Income: In 2009, median household income for Southwest residents was $75,223. Employment Jobs: There were 11,369 jobs in the Southwest in 2007 comprising 7.5 percent of Boise jobs. Workforce: Southwest workers represent 14.0 percent of the Boise workforce.
Land Use Characteristics
Annexation in the Southwest
Existing Land Use
The Boise City Sewer Extension Policy reads in part;
The Southwest is the fourth-largest planning area. It contains 7,166 acres—just over 16 percent of Boise’s total acres.
For any development, prior to granting final sewer construction plan approval, the City will require the following: Within the Area of Impact-A recommendation of approval by Boise City Council and confirmation of the County adopting the Boise City Council’s recommended conditions of approval for any development.
The Southwest has the most acres in single family residential use (4,846 acres), occupying 67.6 percent of the Southwest.
Agriculture/grazing uses occupy 11 percent (835 acres) of the Southwest.
Commercial (267 acres) and industrial (73 acres) uses represent a small percent of the Southwest, but comprise 11.7 and 6 percent, respectively, of all such acres in Boise.
Other land uses include airport (267 acres), public/semi-public (264 acres), and parks, recreation and open space (258 acres); each occupying nearly 4 percent of the Southwest.
All new subdivisions in the Southwest are required to include a plat note requesting annexation to Boise City.
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Parks and Recreation There are six parks in the Southwest, many of which are undeveloped. The largest is the 158-acre Murgoitio site, which is planned to be developed with ball fields, equestrian areas, water features, and picnic areas as funds become available upon annexation into the city limits. Development of these parks will be funded through Park Impact Fees assessed on new residential development in the area. Peppermint Park, a seven-acre park adjacent to Pepper Ridge Elementary School celebrated Phase I development in October 2006. Phase I improvements included site grading, installation of concrete pathways, utility extensions, topsoil, grass, trees and trash receptacles.
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Schools There are ten schools located in the Southwest:. High Schools Frank Church High School is an alternative high school that began classes in 2008. The purpose of the Frank Church High School is to assist students who have dropped out or are at risk of dropping out of traditional school in graduating from high school. Junior High Schools
TRENDS AND KEY ISSUES Schools There are ten schools located in the Southwest. Elementary schools include: Pepper Ridge, Maple Grove, Amity, Silver Sage, Lake Hazel, Silver Sage, and Christine Donnell School of the Arts. The two junior high schools located in the Southwest are Lake Hazel and West Junior High schools. Frank Church is the only high school located in the Southwest.
West Junior High School was constructed in 1952-53 at the intersection of Curtis Road and Emerald Road and had several additions throughout the years in an effort accommodate expanding enrollment numbers. In the fall of 2008, West moved from the location at Curtis and Emerald to its new location behind the district offices off of Victory Road and has an enrollment of 783 students. Lake Hazel Middle School is located at the intersection of LaGrange and Valley and has 1035 students in attendance. Elementary Schools Pepper Ridge Elementary School is located near the intersection of Cloverdale and Overland roads. Pepper Ridge elementary school was opened in the fall of 2004, adjacent to Peppermint Park and has a total enrollment of 638 students. Maple Grove Elementary School is located just north of Victory on Maple Grove Road. The original Maple Grove Schoolhouse sat on the southeast corner of Franklin and Maple Grove Roads and was abandoned by the District in the late 1940’s. In 1968 the new Maple Grove School was constructed and was planned for twelve classrooms but the area grew so rapidly that seven more classrooms were added. In 1973 an additional six classrooms were added. The school has a total enrollment of 560. Amity Elementary School opened in 1979 as a model for school construction nationwide because of the use of solar energy and earth cover. The school’s design won several awards for its energy saving, efficient design. 673 students attend Amity Elementary and it is located on Amity Road between South Five Mile Road and Cloverdale Road. Silver Sage Elementary School is located on West Snohomish Street west of Cole Road. Silver Sage is a neighborhood school that is committed to academic growth for each of its 325 students. Lake Hazel Elementary School is located on Lake Hazel Road east of Cloverdale Road. Lake Hazel Elementary School was built in 1974 and is located within the Meridian School District boundaries and has an enrollment of 464 students. Desert Sage Elementary School is located within the Charter Pointe Community south of Lake Hazel Road. It opened at the beginning of the 2006-2007 school year. This school has a capacity of 650 students and has 711
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PLANNING AREA POLICIES | SOUTHWEST students enrolled at this time. Christine Donnell School of Arts is the first magnet school and first art-based elementary school in the State of Idaho. It is located on Five Mile Road, south of Lake Hazel Road. Starting in 2004, 364 students from five traditional elementary schools chose to attend the school. Today the school is home to 462 students in grades K through 8 and the student body is selected by lottery rather than by any admission criteria. Sources: COMPASS Community Choice Growth Projections, August 2007. 2010 Census Data for Population and Households. COMPASS Development Monitoring Reports (2000-2007). ESRI Business Analyst Report, Southwest Planning Area (2009).
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Southwest Planning Area: Future Land Use Map
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SOUTHWEST POLICIES Centers, Corridors, and Neighborhoods (SW-CCN) Goals and policies for this section focus on promoting the revitalization of major travel corridors and activity centers; ensuring the scale of development is compatible with the Southwest’s varied character; and identifying areas where more detailed planning will be needed in the future. Goal SW-CCN 1: Promote a diverse land use pattern that increases opportunities for housing and community and neighborhood services while retaining the distinctive rural elements of the Southwest. SW-CCN 1.1: DESIGNATED ACTIVITY CENTERS Five mixed-use activity centers have been designated to serve the Southwest. They include:
Overland and Five Mile;
Victory and Five Mile;
Lake Hazel and Five Mile;
Lake Hazel and Maple Grove; and
I-84 and Overland.
Additional activity centers may be designated in accordance with the location criteria provided in Chapter 5.
as commercial or mixed-use on the Land Use Map, within designated activity centers, and in the Reserve Planned Community. SW-CCN 1.3: CLUSTERING (a) Encourage residential development to cluster at higher densities to increase opportunities to preserve open space. (b) Concentrate open space resulting from clustering along creeks, drainage swales, and canals where appropriate. (c) Ensure development clusters are set back from creeks and drainage swales. (d) Provide public trails along creeks, drainage swales, and canals where appropriate. SW-CCN 1.4: NORTH OVERLAND AREA (a) Encourage a combination of multifamily, townhouse and single-family housing types on the north side of Overland Road, between Maple Grove and Five Mile Roads. (b) Support office and neighborhood commercial uses that are planned and developed in conjunction with residential development. Manage vehicular access to Overland Road for such nonresidential uses.
Existing activity centers in the Southwest today are low in density and largely oriented to retail and commercial services; opportunities to intensify these areas over time should be explored. SW-CCN 1.2: COMMERCIAL/RETAIL Cluster new commercial uses to the areas designated
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SW-CCN 1.5: MAPLE GROVE/COLE ROAD AREA (a) Limit industrial development in the area between Maple Grove and Cole Roads to light manufacturing and similar uses such as multitenant office development. Prohibit trucking operations and other heavier industries in this location. (b) Office development on the east side of Maple Grove Road, between Victory and Targee Roads should be of a low rise design and should only include those retail uses that are clearly oriented toward providing services for office workers.
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SOUTHWEST | PLANNING AREA POLICIES SW-CCN 1.6: AMITY ROAD AREA Cluster development in the area generally bounded by Amity, Maple Grove, Five Mile and Lake Hazel Roads, to preserve open space and provide setbacks from the Five Mile and Eight Mile Creeks. SW-CCN 1.7: NEIGHBORHOOD ACTIVITY CENTER Establish a neighborhood activity center in the vicinity of Lake Hazel and Five Mile Roads. Mixed residential commercial, townhouses and modular-lot residential uses should be permitted in and around the urban village. Densities as high as 15 to 20 units per acre may be permitted in the village, but should transition to four units per gross acre abutting existing lowdensity residential areas. SW-CCN 1.8: ANNEXATION INFORMATION Provide property owners and residents with information on city zoning and other regulations upon annexation. SW-CCN 1.9: OVERLAND ROAD AND FIVE MILE ROAD CORRIDORS Encourage a more pedestrian-oriented development pattern along Overland and Five Mile Roads. SW-CCN 1.1O: AIRPORT INFLUENCE Ensure all development within the Airport Influence Area complies with noise standards for development as outlined in Chapter 3 of this Comprehensive Plan.
Goal SW-CCN 2: Support a pattern of coordinated development within the Reserve Planned Community Area. SW-CCN 2.1: CONCEPTUAL MASTER PLAN A conceptual master plan that demonstrates adherence to these principles should be submitted to the Planning and Zoning Commission for approval prior to the first entitlement in The Reserve area. SW-CCN 2.2: BOUNDARY Define the Reserve Planned Community Area as an area generally bounded by the New York Canal and Cole Road on the west, Pleasant Valley on the east, and the extension of South Latigo Roads on the south.
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SW-CCN 2.3: MIX OF USES (a) Establish the Reserve as a mixed-use development with a range of residential housing types and densities, neighborhood commercial centers, and a business campus. (b) Appropriate locations for each use type are outlined in the policies below. SW-CCN 2.4: BUSINESS CAMPUS (a) Establish a business campus north of Lake Hazel Road extension that includes a mix of uses such as assembly, auto repair and service, fabrication, medical and dental laboratories and research facilities, wholesale, offices, self service storage and medical and professional offices. (b) Incorporate ancillary uses such as restaurants, health clubs, and child care and convenience centers within the business campus provided they are intended to primarily serve employees of the business park and the surrounding residential community. (c) Regional serving commercial uses should not be allowed. SW-CCN 2.5: LAKE HAZEL ROAD EXTENSION (AREA TO NORTH) Apply the following considerations to the area north of the Lake Hazel Road extension: (a) Provide safe access for school children to walk from the area north of Lake Hazel Road to a planned school located on the south side of the Lake Hazel Road extension. SW-CCN 2.6: LAKE HAZEL ROAD EXTENSION (AREA TO SOUTH) Apply the following considerations to commercial development in the area south of the Lake Hazel Road extension: (a) Establish two small pedestrian-oriented neighborhood commercial centers. (b) Develop neighborhood commercial centers and surrounding residential development as an urban village, utilizing New Urbanism principles to integrate the commercial center with the residential community and create a community gathering place.
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PLANNING AREA POLICIES | SOUTHWEST (c) Design buildings with a pedestrian scale and site them in proximity to the street frontage to convey a visual relationship to the street and provide for easy pedestrian access. (d) Provide connections between buildings and adjacent residential areas using common sidewalks, pedestrian areas, bicycle routes and secondary streets. Apply the following considerations to residential development in the area south of the Lake Hazel Road extension: (a) Incorporate a variety of residential housing types, densities, and price points, including: townhouses, row houses, multi-family or condominiums, small lot patio homes, accessory dwellings, live/work, and detached single family dwellings. Allow for live/work units and accessory dwelling units. (b) Encourage a mix of residential/commercial, live/work units, townhouses, condominiums, and/or multi-family along the south side of the Lake Hazel Road extension at a density of 10-20 units per acre. (c) Locate residential housing types such as townhouses, multi-family, and small lot patio or row homes around the school/park at densities ranging from 6-15 dwelling units per acre. (d) Include equestrian trails in the southernmost area where the density can drop to one to five units per acre. (e) Limit the overall developed density for the area south of the Lake Hazel Road extension to six dwelling units per gross acre. (f ) Connect residential areas using a system of pedestrian pathways, bike paths and interconnected streets.
SW-CCN 2.8: OPEN SPACE AND PATHWAY SYSTEM (a) Establish an open space and pathway system adjacent to the New York Canal and Eight Mile Creek. Dedicate these pathways to the City of Boise, if acceptable to the Parks and Recreation Department. (b) Encourage dual purpose drainage areas that provide usable open space and/or amenities. SW-CCN 2.9: ELEMENTARY SCHOOL/CITY PARK (a) Establish a site for the co-location of an elementary school and a new City Park south of the Lake Hazel extension, centered in the residential neighborhood on local, not collector, streets. (b) Provide street frontage on a minimum of two sides of the park. (c) Connect the park/school site to the pathway adjacent to the New York Canal. (d) Dedicate this pathway to the City of Boise, if acceptable to the Parks and Recreation Department. SW-CCN 2.10: AIRPORT INFLUENCE AREAS Development in the Reserve Planned Community area must adhere to the land-use restrictions of the Airport Influence Areas. SW-CCN 2.11: STREET NETWORK AND CAPACITY (a) Development adjacent to the Lake Hazel Road extension should include a back road system for vehicular access to limit access to the Lake Hazel Road extension. (b) Support the densities and intensities of use outlined in these policies contingent upon satisfactory street capacity as determined by future traffic analysis.
SW-CCN 2.7: PEDESTRIAN CONNECTIVITY Encourage pedestrian activity through the use of detached sidewalks, reasonable block lengths and micro-paths. Discourage use of cul-de-sacs.
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SOUTHWEST POLICIES Connectivity (SW-C) Goals and policies for connectivity focus on identifying and implementing improvements that will enhance the ease and safety of multi-modal travel in the Southwest. Goal SW-C1: Improve pedestrian and bicycle safety and linkages.
GOAL SW-C2: Improve street system connectivity.
SW-C 1.1: LAKE HAZEL CONNECTION Extend Lake Hazel Road eastward as shown on the Lake Hazel/Gowen Relocation Alignment Study Report.
SW-C 2.1: COLLECTOR ROADS Develop new collector roads in accordance with the Master Streets map.
SW-C 1.2: INTERCONNECTED STREETS Particular attention should be paid to new development to ensure compatibility with existing development including street system interconnections.
SW-C 2.2: RESUBDIVISIONS & STREET CONNECTIONS Resubdivisions of existing large lots will provide new street connections as needed to improve connectivity throughout the Southwest
SW-C 1.3: PEDESTRIAN CROSSINGS Improve pedestrian-connections across Five Mile Road and Lake Hazel Road. SW-C 1.4: PEDESTRIAN TRAILS (a) Expand the network of trails along canals and other open space corridors to connect neighborhoods, parks, and schools. (b) Encourage development to provide micropath connections to surrounding trails and roadways.
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SOUTHWEST POLICIES Public Services/Facilities (SW-PSF) Goals and policies for this section focus on identifying areas where investment in infrastructure are needed in the Southwest to implement the community’s vision. Goal SW-PSF 1: Ensure public services and facilities are available upon annexation. SW-PSF 1.1: FIRE STATION SITING Implement the fire station siting plan in coordination with the Boise Fire Department. SW-PSF 1.2: SEWER EXPANSION The Boise City Sewer Extension Policy reads in part; For any development, prior to granting final sewer construction plan approval, the City will require the following: Within the Area of Impact-A recommendation of approval by Boise City Council and confirmation of the County adopting the Boise City Council’s recommended conditions of approval for any development. All new subdivisions in the Southwest are required to include a plat note requesting annexation to Boise City.
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SOUTHWEST POLICIES Neighborhood Character (SW-NC) Goals and policies for neighborhood character focus on attributes and activities that contribute to the overall semi-rural character and livability of the Southwest’s neighborhoods, including parks, open space, recreation, and public art. Goal SW-NC 1: Maintain and enhance the semi-rural character of the Southwest. SW-NC1.1: COMMUNITY GARDENS Encourage use of public parks and other open-space areas as community farms and gardens to preserve the rural and agricultural heritage of the Southwest. SW-NC1.2: URBAN AGRICULTURE Promote the continuation of existing agriculture in the Southwest and look for opportunities to expand urban agriculture in new developments. SW-NC1.3 SEMI-RURAL CHARACTER Open fencing and other design features shall be used to the greatest extent feasible to retain the semi-rural character of the Southwest.
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Large lot development and large tracts of agricultural give the Southwest a semi-rural character. SW-NC1.4: PARK DEVELOPMENT Support the development of Murgoitio and Pearl Jensen Parks upon annexation into Boise City
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SOUTHWEST POLICIES Related Planning Documents There have been a number of plans and studies prepared for Southwest. These plans, along with Blueprint Boise, will help guide future development in the Southwest. Ada County Highway District Southwest Boise Neighborhood Bicycle and Pedestrian Plan (2018) The Southwest Bicycle and Pedestrian Plan focuses on making bicycling and walking comfortable, efficient and convenient forms of transportation for residents and visitors in the Southwest area of the City. The Plan provides a list of prioritized bike and pedestrian projects developed through ACHD’s outreach efforts and assists City neighborhoods and the City team in annually recommending their highest priority bike and pedestrian projects for consideration in the ACHD Five-Year Work Plan
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Syringa Valley Specific Plan (SP-03) (2016) The Syringa Valley Specific Plan (Plan) will guide development in the Southwest Boise Reserve Planned Community area as designed in Blueprint Boise. The Plan covers approximately 551 acres within the Reserve Planned Community Area which is defined as generally bounded by the New York Canal (NY Canal) and S. Cole Road on the west, extension of S. Orchard Street on the east, the extension of W. Latigo Drive on the north, and W. Columbia Road on the south. The Plan centers on the extension of W. Lake Hazel Road from Cole Road over the NY Canal to the extension of S. Orchard Street. The Syringa Valley Specific Plan will guide mixed-use development over several decades; the development includes a range of housing types and densities, neighborhood commercial centers and a business campus.
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Ten Mile Creek Planning Area
Location and Context The Ten Mile Creek Planning Area (“Ten Mile Creek area”) is located south of the current Boise AOCI, generally south of Columbia Road and traversing the lands between South Cloverdale Road and South Cole Road. The Ten Mile Creek area is largely undeveloped, is generally suited for urban development, and has been considered by Boise City for inclusion in a future AOCI expansion. Transportation and sewer planning efforts are underway. The future built environment can emulate desired principles of sustainability, transit-ready development, high quality urban design, and conservation of unique natural features. Developments will be
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required to prepare conceptual master plans prior to the approval of development entitlements to ensure that these principles are considered. This plan represents a high level overview of the Ten Mile Creek area, with an expectation that more detailed planning will occur with specific development proposals. The current southern and eastern boundaries of the Ten Mile Creek area may be expanded as Boise City further explores the need for additional urban capacity. Future subarea planning will include those elements agreed upon among Ada County and the other cities for AOCI expansion through the Blueprint for Good Growth Consortium.
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TRENDS AND KEY ISSUES
Population
Population
The Ten Mile Creek area’s population is the smallest of all the planning areas in Boise.
The Ten Mile Creek area is comprised of 78 households (2010 Census) with approximately 220 residents. These households are on 173.5 acres or 12 percent of the Ten Mile Creek area’s 1,436 acres.
The Ten Mile Creek area is comprised of portions of Census Block Groups 1 and COMPASS Traffic Analysis Zones; therefore it is difficult to derive accurate demographic analysis for the area.
There are only a few jobs in the Ten Mile Creek area, mostly in agriculture.
Land Use Characteristics The Ten Mile Creek area is currently under the zoning jurisdiction of Ada County.
Historic, Cultural and Natural Resources The Ten Mile Creek area is home to both natural and man made water bodies –the Ten Mile Creek and the New York Canal.
Land Use Characteristics
The Ten Mile Creek area encompasses 1,447 acres.
Current land uses include agriculture and rural residences. There are 502 acres in agricultural uses.
There is one 40-acre property owned by the BLM north of Vallejo Drive, but immediately to the south is approximately 900 acres owned by the BLM.
Ada County currently has zoning jurisdiction, and the properties are zoned Rural Residential which provides for 10-acre minimum lot size.
The Williams Gas Pipeline operates a natural gas pipeline within a 75-foot easement in the western half of the Ten Mile Creek area.
Transit This area is currently undeveloped. Future plans for this planning area will need to address planning for transit that is available within and outside of the planning area.
Land Ownership
A vast majority of the Ten Mile Creek area is controlled by two major development interests.
The four largest land holdings comprise 668 acres, or 47.5% of the total.
An additional small property along South Cloverdale Road and properties along the south side of the New York Canal west of Maple Grove Road are expected to continue as rural residences until urban services are provided
Historic, Cultural and Natural Resources
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A prominent feature of the Ten Mile Creek area is the New York Canal, constructed in 1900. The canal bisects the planning area and will be a major consideration in designing a connected street system.
The E.V. Fountain House on South Cloverdale Road is the only historic site in the Ten Mile Creek area. Constructed in 1910, the house was listed in the 1989 Ada County Farmstead Survey and at the time was eligible for the National Register of Historic Places.
The Ten Mile Creek and its associated floodplain on the western edge of the Ten Mile Creek area is the only natural waterway. As the area has historically been farmed, natural vegetation along the creek is limited.
The Ten Mile Creek area has a northwest topographic aspect, rising 50 feet in elevation from the northwest corner at Cloverdale and Columbia Roads to a high point east of Hubbard Road. Except for steep slopes associated with the banks of the New York Canal, slopes are generally between 0 and 8 percent throughout the Ten Mile Creek area. High desert natural features include sagebrush vegetation that provides cover and food for wildlife.
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PLANNING AREA POLICIES | TEN MILE CREEK
Soils are generally suited for urban development, and with proper site engineering, limits to urban development are few.
Roadways The existing street system consists of section line roads with limited connectivity due to the presence of the New York Canal. The north-south roadways include Cloverdale Road, Five Mile Road, and Maple Grove Road. Five Mile and Maple Grove Roads terminate north of the New York Canal, and future development to the south will need to fund new crossings. The ACHD adopted the Southwest Boise Transportation Plan that includes the Ten Mile Creek area. The plan depicts a collector system for the area and makes recommendations on arterial connections.
Public Facilities No public facilities are currently located in the Ten Mile Creek area. Development in the area will need to provide for schools, fire stations, parks and police coverage in accord with the standards in this Comprehensive Plan. Additionally, the Kuna School District and the Meridian School District currently have jurisdiction within the Ten Mile Creek area, and provision of school facilities will require coordination to ensure their respective standards are achieved.
Sources: COMPASS Community Choice Growth Projections, August 2007. 2010 Census Data for Population and Households. COMPASS Development Monitoring Reports (2000-2007). ESRI Business Analyst Report, Ten Mile Creek Planning Area (2009).
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Ten Mile Creek Planning Area: Future Land Use Map
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PLANNING AREA POLICIES | TEN MILE CREEK
TEN MILE CREEK POLICIES Centers, Corridors and Neighborhoods (TMC-CCN) Goals and policies for this section focus on coordination on the future development of the Ten Mile Creek area, defining activity centers to serve future growth, promoting a mix of housing types, and identifying areas where more detailed planning will be needed in the future. Goal TMC-CCN 1: Expand AOCI boundary to include the Ten Mile Creek area. TMC-CCN 1.1: REGIONAL COORDINATION Coordinate with Ada County on the expansion of the AOCI boundary to include the Ten Mile Creek area as a preferred area for future urban expansion. TMC-CCN 1.2: LAND CAPACITY MONITORING Monitor COMPASS growth forecasts and vacant land availability to determine sufficiency of the AOCI to accommodate new growth.
Goal TMC-CCN 2: Develop the Ten Mile Creek area as a cohesive, transit-supportive neighborhood. TMC-CCN 2.1: PLANNING REQUIREMENTS Lands within the Ten Mile Creek area are designated as Planned Community on the Land Use Map and require the approval of a master concept plan or specific plan prior to receiving development entitlements. TMC-CCN 2.2: MINIMUM DENSITIES (a) Require minimum gross densities of at least 8 dwelling units per acre near activity centers and potential transit stops within identified bus transit corridors to support the provision of efficient and convenient transit service. (b) Promote transit supportive densities and designs in mixed-use activity centers and in other areas along the corridors where stable neighborhoods or natural resources inhibit the compatible establishment of higher densities.
TMC-CCN 2.3: MASTER CONCEPT PLAN (a) Properties on the south side of Columbia Road, between Cloverdale Road and Five Mile Road, should be developed after the completion of a master concept plan depicting a combination of residential and neighborhood commercial uses and limited access to Columbia Road, Hubbard Road, Cloverdale Road and other arterials as appropriate to maintain regional mobility. (b) Provide a range of neighborhood-serving uses in commercial centers, including grocery and sundries, dining, medical and dental offices, day care, satellite government offices and similar uses. All commercial development should be of a pedestrian-oriented design. Prohibit new regional retail uses. (c) Incorporate neighborhood commercial areas at the Cloverdale Road/Columbia Road intersection and the Cloverdale Road/Hubbard Road intersection. TMC-CCN 2.4: CLUSTER DEVELOPMENT Cluster new residential and commercial structures to preserve open space and provide setbacks from the Ten Mile Creek. TMC-CCN 2.5: ACTIVITY CENTER DESIGN (a) Develop the area east and south of the New York Canal, neighborhood commercial centers, and surrounding residential development as an urban village, integrating it into the community and incorporating community and neighborhood gathering places. (b) Design buildings and streets at a pedestrian scale. (c) Connect commercial centers and adjacent residential areas with sidewalks, bicycle routes, and trail systems.
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TEN MILE CREEK | PLANNING AREA POLICIES TMC-CCN 2.6: ACTIVITY CENTER SPACING Provide neighborhood mixed use centers at appropriate intervals along arterials.
Goal TMC-CCN 3: Provide opportunities for services and employment within the Ten Mile Creek area. TMC-CCN 3.1: COMMERCIAL SERVICES Provide neighborhood commercial areas to provide close to home shopping and services. TMC-CCN 3.2: LIVE/WORK OPPORTUNITIES Create opportunities for commercial or small scale manufacturing activities with dwelling units located within, near, or nearby the working spaces.
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Goal TMC-CCN 4: Provide a variety of housing options in the Ten Mile Creek area. TMC-CCN 4.1: MIX OF HOUSING TYPES Encourage a diversity of housing types, styles, and densities (from low-density to high-density) in the Ten Mile Creek area that are affordable to a range of income levels, including, but not limited to:
Townhouses;
Row houses;
Multi-family apartments or condominiums;
Small patio homes;
Detached single-family homes; and
Estate housing.
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PLANNING AREA POLICIES | TEN MILE CREEK
TEN MILE CREEK POLICIES Connectivity (TMC-C) Goals and policies for connectivity establish a framework for future multi-modal travel in the Ten Mile Creek area with particular emphasis on transit service. Goal TMC-C1: Establish an interconnected network of streets and trails to serve the Ten Mile Creek area.
TMC-C 1.7: STREET TYPOLOGIES Develop a system of street typologies based on the ACHD Livable Streets Design Guide.
TMC-C 1.1: MASTER STREET FRAMEWORK Develop a master street framework for the Ten Mile Creek area based on the outcomes of the ACHD Southwest Boise Transportation Plan and the ACHD Livable Streets Design Guide that provides a high level of interconnectivity and improves regional mobility.
TMC-C 1.8: TRANSIT-SUPPORTIVE DEVELOPMENT Promote transit supportive and transit-ready development at activity centers and potential transit nodes.
TMC-C 1.2: SOUTH CLOVERDALE ROAD Limit access to South Cloverdale Road to a minimum of one-quarter mile intersection spacing, as typical for limited-access arterial streets. TMC-C 1.3: COMPLETE STREETS (a) Minimize street widths, travel lanes and design speeds to balance the safety of all users. (b) Design streets and intersections to facilitate both pedestrian and vehicle movement. TMC-C 1.4: COLE TO CLOVERDALE CONNECTION Extend Vallejo Road or a suitable alternative street to connect Cole and Cloverdale Roads. TMC-C 1.5: SECTION LINE ROADWAY SYSTEM (a) Extend a section line roadway system into the Ten Mile Creek area where feasible with special consideration given to the natural topography and other site features.
TMC-C 1.9: MULTI-MODAL STREET DESIGN Require multi-modal design of new transportation corridors. TMC-C 1.10: CANAL CROSSINGS Provide for the use of a latecomers agreement for funding of new canal crossings that provide access to the Ten Mile Creek area. TMC-C 1.11: INTERCONNECTED STREETS Fund new roadway improvements to serve the Ten Mile Creek area through impact fees on development sufficient to fund roadway needs. TMC-C 1.12: TRANSIT CORRIDORS AND NODES Identify potential transit corridors and nodes and reserve them on plans for future use. TMC-C 1.13: PEDESTRIAN AND BICYCLE PATHWAYS Integrate a network of pedestrian and bicycle pathways into the transportation system.
(b) Provide collector roadways as necessary to facilitate adequate traffic distribution. TMC-C 1.6: PEDESTRIAN EMPHASIS Encourage pedestrian activity by connecting land uses with pedestrian pathways and bike lanes.
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TEN MILE CREEK POLICIES Public Services/Facilities (TMC-PSF) Goals and policies for this section focus on identifying infrastructure needed in the Ten Mile Creek area to serve future growth and strategies to promote energy efficiency. Goal TMC-PSF 1: Protect environmentally sensitive areas. TMC-PSF 1.1: RUNOFF COLLECTION POINTS Encourage a greater number of smaller runoff collection points for localized infiltration and limit impervious surfaces, especially near sensitive areas and limit large detention ponds. TMC-PSF 1.2: DRAINAGE WAY SETBACKS (a) Set back new development from existing floodplains and drainage swales to preserve those areas and attendant riparian habitat as natural open space. (b) Encourage clustered housing units at higher densities as a means of providing this open space.
TMC-PSF 2.4: IDAHO POWER Coordinate the provision of electrical service in coordination with planned Idaho Power facilities. TMC-PSF 2.5: PUBLIC SERVICES AND FACILITIES Develop and maintain adequate public services and facilities as defined in Chapter 2, Tables 3 and 4: “Level of Service Standards for Community Services and Facilities,” for the purpose of capital improvement planning and development permitting. TMC-PSF 2.6: SCHOOLS Coordinate future school needs and siting with the Kuna and Meridian School Districts and strive for walkable elementary school sites.
(c) Provide public trails along creeks, drainage swales and canals where appropriate.
Goal TMC-PSF3: Promote efficient development patterns and construction techniques.
Goal TMC-PSF 2: Ensure adequate public facilities are available to serve the Ten Mile Creek area.
TMC-PSF 3.1: WASTEWATER REUSE AND REDUCTION Reduce pollution from wastewater and encourage water reuse.
TMC-PSF 2.1: POLICE SERVICES Provide police services through substation sites in commercial centers or by co-location with other public safety entities.
TMC-PSF 3.2: PRESSURIZED IRRIGATION Examine the potential for developing a joint project and regional pressurized irrigation pumps.
TMC-PSF 2.2: SITING OF SERVICES AND FACILITIES Include a detailed analysis and siting of necessary police, fire, schools, and parks as part of the master development concept plan in accordance with approved plans.. TMC-PSF 2.3: PUBLIC WATER SUPPLY Require identification of a public water supply prior to rezoning land to an urban density.
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TMC-PSF 3.3: HEAT ISLAND EFFECT Design developed areas to limit heat islands to minimize impact on micro-climate and human and wildlife habitat. TMC-PSF 3.4: SOLAR STRATEGIES Encourage the use of passive and active solar strategies.
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PLANNING AREA POLICIES | TEN MILE CREEK TMC-PSF 3.5: ENERGY EFFICIENCY STANDARDS (a) Encourage the submission of energy efficient standards for structures within proposed developments and promote energy conservation to reduce air, water and land pollution.
TMC-PSF 3.6: WILLIAMS NORTHWEST PIPELINE Incorporate the 75-foot Williams Northwest Pipeline easement as an open-space amenity and provide for pedestrian access. When planning development that incorporates this easement, the following shall apply:
(b) Submit an energy plan that describes the energy efficiency standards for structures and site design and any on-site renewable energy self supply that may be utilized.
An open space trail, free of trees and other deeprooted plants, is the ideal easement use. This reduces the public exposure by minimizing the opportunity for “dig-ins.” When this is not possible, lot division on either boundary of the easement is preferable to splitting the easement between lots.
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The Ten Mile Planning Area, in this aerial looking northeast, is in a beautiful setting. This plan provides a policy framework for a livable and sustainable pattern for community building here.
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PLANNING AREA POLICIES | WEST BENCH
West Bench Planning Area
Location and Context The West Bench Planning Area (“West Bench”) has a balanced mix of employment centers, retail and commercial services, and neighborhoods. The West Bench has seen some of the most intense growth since 2000 of any planning area, with over 21 percent of all new residential units and just under 25 percent of non-residential construction citywide. The West Bench is adjacent to three other cities; Garden City, Meridian, and Eagle.
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The area between Interstate 1-84, Emerald and Maple Grove is designated as a mixed use district, as are several smaller areas in the West Bench. Boise Towne Square Mall offers retail, food and entertainment opportunities and the surrounding commercial district provides a regional supply of goods and services. A large industrial area is located north of Franklin Boulevard. Several arterial corridors have developed into strip commercial areas, such as Fairview and Cole Roads. These diminish in the northwest portion of the West Bench, where residential neighborhoods are the dominant land use.
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Location and Context (continued) The West Bench’s residential neighborhoods are in high demand, and infill is occurring on small parcels in this area. Additional population and job increases are expected in the West Bench in the next two decades. The area also includes a significant number of schools, in both the Boise and Meridian School Districts.
Demographic Profile TRENDS AND KEY ISSUES Growth Trends Over 29 percent (69,975) of Boise residents live in the West Bench in 2010. This number is projected to increase to 82,618 by 2025. Several areas in the West Bench have been designated for redevelopment as mixed use districts.
Building Permit Activity The West Bench had 35 percent of all new multifamily units and 19 percent of new single family units constructed in Boise between 2000 and 2006. Nearly 3 million square feet of new nonresidential building area was added in the West Bench since 2000 – the most in any Boise planning area.
Employment West Bench jobs are projected to increase by just over 20 percent, from 41,946 in 2005 to 50,644 in 2025.
Utilities The West Boise Wastewater Treatment facility is located in the far north portion of the West Bench.
Population Population: In 2010, the population of the West Bench was 69,975 or 29.4% of the city’s total. Median Age: West Bench residents are nearly the same age (34.6) as Boise residents overall. Housing Total Households: In 2010, the West Bench was home to 28,859 households. This accounts for nearly 28 percent of the households in Boise. Household Composition: More families with children reside in the West Bench, with 29.5 percent of residents falling under the age of 20. Median Home Value: Median home value in the West Bench ($195,905) is just under Boise as a whole. Tenancy: Most West Bench residents own their homes (71.8 %). West Bench renters represent just 25.6 percent of all households. Income Median Household Income: In 2009, median household income for West Bench residents was $63,822. Employment Jobs: Over 27 percent of all Boise jobs are located in the West Bench. Workforce: 28.4 percent of the Boise workforce lives in the West Bench. Employers: Hewlett Packard is a major employer located in the West Bench. The Boise Research Park contains several large employers, such as DirecTV and the ITT Technical Institute.
Transportation
Land Use Characteristics
The average commute time for a West Bench worker in 2000 was 19 minutes.
Existing Land Use
North – south travel has improved in recent years through implementation of the Bench-Valley Transportation Plan to connect Maple Grove, Five Mile and Curtis Roads to Chinden Boulevard.
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The West Bench contains 9,762 acres, making up almost fifteen percent of Boise’s total acres.
Single-family residential uses occupy over just over half (53 percent or 5,197 acres of the West Bench’s total acres.
Multi-family residential uses in the West Bench account for nearly 40 percent (449) acres of Boise’s multi-family land.
Over 33 percent of Boise’s commercial land is located in the West Bench (1,083 acres) along with 34 percent of Boise’s industrial land (729 acres.)
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PLANNING AREA POLICIES | WEST BENCH
The West Bench is more densely developed than some areas of Boise, with more than a quarter of Boise households in about 15 percent of the land area.
In recent years, significant infill development has occurred in the area.
Parks and Recreation Thirteen neighborhood parks are located in the West Bench. At 44 acres, Hyatt Hidden Lakes Reserve is the largest park and includes a 22 acre wetland. Large sport-oriented parks in the West Bench include the C.F. McDevitt Youth Sports Complex and Hobble Creek Park.
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Schools The West Bench is home to numerous public and private schools. In addition to the educational significance of these facilities, several West Bench schools are historically significant and contribute to the overall character of the neighborhood. High Schools
TRENDS AND KEY ISSUES
Centennial High School was established in 1987. The school is a four year comprehensive public senior high school with outstanding arts and athletic programs. Enrollment for 2008 was 1951 students.
Capitol High School was established in 1965. Capital High School has sustained a tradition of outstanding performance in academic achievement, activities, and athletics. Enrollment for 2008 was 1476 students
Parks and Recreation A variety of park facilities are currently available; however, infill and redevelopment will continue to drive a need for more parks to serve area residents. Hyatt Hidden Lakes Reserve provides West Bench residents and visitors with a 44 acre natural environment that is accessible to many surrounding neighborhoods.
Schools Children in the West Bench attend both Boise and Meridian Public School Districts. There are 21 schools in the West Bench. Elementary Schools include: Cecil D. Andrus, Frontier, Joplin, Pioneer, Ustick, Spalding, Summerwind, McMillan, Koelsch, Horizon, Valley View, Mountain View, Morley Nelson, Maranath Christian, Boise Valley Adventist, and Cole Christian. Centennial and Capital High Schools are located in the West Bench, as well as ITT Technical Institute, a private technical college.
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K-8 Schools
Maranatha Christian School was founded in 1976 and is a private K–8 grade school affiliated with the Assembly of God Church.
Boise Valley Adventist School is a private K – 8 grade school affiliated with the Seventh-Day Adventist Church.
K-6 School
Cole Christen Elementary is a private K - 6 grade school and is not affiliated with any specific Christian faith denomination. The school was founded in 1972.
Elementary Schools
Cecil D. Andrus Elementary is a K-5 public school in a suburban community. The school was opened in the fall of 1997 and was named in honor of the state’s former governor and school advocate Cecil D. Andrus. The school offers students rigor in academics and varied opportunities to participate in community service, extra-curricular activities, and fine arts. The enrollment for the 2008 year was 592 students.
Frontier Elementary is a K-5 public school and offers the following programs: Meridian Early Intervention Preschool for developmentally delayed children; PBI Positive Behavior Intervention. Enrollment for the 2008 year was 468 students.
Joplin Elementary is a public elementary school that serves students in grades K-5. Enrollment for 2008 was 390 students. The school provides innovative and current educational opportunities.
Pioneer Elementary School of the Arts is a Magnet School which allows students from six area schools - Summerwind, Discovery, Ustick, Joplin, Frontier and McMillan to attend Pioneer. Enrollment for the 2008 year was 682 students. Idaho State Department of Education Standards are taught through a collaborative, inter-disciplinary approach that integrates visual arts, music and kinesthetic movement into classroom instruction.
Ustick Elementary School is one of the oldest elementary schools in the School District. The original Ustick School is located approximately a mile east of the current site. That building was constructed in 1908. It is still standing and is privately owned. It was used until 1959 when the current site was developed. Enrollment for 2008 was 475 students.
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PLANNING AREA POLICIES | WEST BENCH
Spalding Elementary is a year round school that consists of five tracks running on different calendars throughout the year. 2008 enrollment was 740 students. Spalding also consists of a preschool program and challenge center. Spalding has a new audio/video lab where students can produce the announcements/news. The school has received a Micron Foundation Grant that will allow Spalding teachers to be trained on a new math instructional focus called DMT, Developing Mathematical Thinking. Teachers have implemented this process in their classrooms and continue to focus on introducing students to new strategies on how to solve math problems.
Summerwind Elementary School was built in 1974. The Math and Science Academy is housed at Summerwind, which is a magnet program that includes one classroom at each grade level focusing instruction on the areas of math and science. Enrollment for 2008 was 400 students.
McMillan Elementary is the Foreign Language Magnet School with Mandarin Chinese and World Cultures as the focus. Enrollment for 2008 was 382 students.
Koelsch Elementary has been part of the Boise School District for over 50 years and serves a wide diversity of students from all over the world. The school also provides a Developmental Pre-School for three and four year old children. Enrollment for 2008 was 335 students.
Horizon School was built in 1992. In addition to regular education classes the school offers a wide variety of programs which include gifted and talented, special education, Title I reading and math, ELL (English Language Learners), as well as an on-site day care that operates before and after school for school-aged children. Enrollment for 2008 was 675 students.
Valley View Elementary School’s classrooms are arranged in grade level “clusters” which are partially open with a common area in the center, making it easy for teachers to work with students in various achievement, skill, ability and subject area groups. Valley View also houses the District full-time gifted and talented classes for the Capital Area Quadrant. The “Just for Kids” day care is also available for students before and after school. Enrollment for 2008 was 485 students.
Mountain View was built as a six-room school in 1958. Mountain View is one of a few Boise schools that is not on a busy thoroughfare. It is nestled in a residential area away from traffic. The school has large play areas that border a city park and neighborhood housing on all sides. Enrollment for 2008 was 400 students.
Morley Nelson Elementary is a new school which includes a community center operated by Boise Park and Recreation. Enrollment for 2008 was 572 students.
ITT Technical Institute
ITT Technical Institute is a private college offering technology-oriented programs. ITT Technical Institute offers Bachelor of Science and Associate of Applied Science Degrees.
Sources: COMPASS Community Choice Growth Projections, August 2007. 2010 Census Data for Population and Households. COMPASS Development Monitoring Reports (2000-2007).
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West Bench Planning Area: Future Land Use Map
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PLANNING AREA POLICIES | WEST BENCH
WEST BENCH POLICIES Centers, Corridors, and Neighborhoods (WB-CCN) Goals and policies for this section focus on promoting the revitalization of major travel corridors and activity centers; ensuring the scale of future infill and redevelopment is compatible with the West Bench’s varied character; and identifying areas where more detailed planning will be needed in the future. Goal WB-CCN 1: Promote revitalization of activity centers and corridors throughout the West Bench.
WB-CCN 1.2: FAIRVIEW CORRIDOR (a) Encourage opportunities for higher density and mixed use development along the length of the Fairview corridor. (b) Collaborate with ACHD on a concept design to promote access management policies, accommodation of transit, and accommodation of regional travel needs. (c) Encourage the rehabilitation of existing strip centers. (d) Support the assemblage of smaller parcels to accommodate larger redevelopment opportunities where feasible.
The rehabilitation of existing strip centers through façade, landscape, and signage enhancements is encouraged throughout the West Bench. WB-CCN 1.1: DESIGNATED ACTIVITY CENTERS Five mixed-use activity centers have been designated to serve the West Bench. They include:
Franklin Road and Five Mile Road;
Boise Towne Square Mall;
Five Mile Road and Ustick Road;
Hewlett Packard Industrial area; and
Ustick Road and Cole Road;
McMillan Road and Cloverdale Road;
McMillan Road and Five Mile Road; Chinden Boulevard and Eagle Road.
Additional activity centers may be designated in accordance with the location criteria provided in Chapter 3.
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Access management is a key consideration for the Fairview Corridor as infill and redevelopment occur over time. WB-CCN 1.3: USTICK CORRIDOR Encourage a mix of small-scale (one to three stories) pedestrian-oriented mixed use development within designated activity centers along the Ustick Corridor. Explore the feasibility of a corridor study for Ustick Road.
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WEST BENCH | PLANNING AREA POLICIES WB-CCN 1.4: USTICK CENTER Promote development of the Ustick Center with mixed-use and high density residential while preserving the historic character of the West Bench.
The character of historic resources in the Ustick Center should be preserved as part of future revitalization efforts. WB-CCN 1.5: CORRIDOR STREETSCAPES Encourage the installation of detached sidewalks and street trees as redevelopment and street improvements occur along major travel corridors in the West Bench to improve pedestrian comfort and safety. WB-CCN 1.6: FRANKLIN AND FIVE-MILE ACTIVITY CENTER (a) Concentrate transit-supportive development patterns and intensities at the Franklin and FiveMile Activity Center to support future transit along the rail corridor.
Goal WB-CCN 2: Reinforce the established character of the West Bench’s neighborhoods. WB-CCN 2.1: SUBURBAN NEIGHBORHOODS Suburban neighborhoods in the West Bench, as identified on the Future Land Use map are anticipated to remain largely single-family in character, with the exception of areas between Fairmont Park and Ustick, between Winstead Park and Fairview and south of Fairview, which are anticipated to see some infill and redevelopment. Should infill and redevelopment occur in these or other locations, it should be consistent with the design principles contained in this Comprehensive Plan to ensure compatibility with the single-family character of surrounding homes and adjacent neighborhoods. Considerations specific to the West Bench should include limits on overall lot coverage for infill development to protect the more open character provided by the area’s larger lot sizes. WB-CCN 2.2: COMPACT NEIGHBORHOODS Compact neighborhoods in the West Bench, as identified on the Future Land Use map, are intended to accommodate a mix of housing types. Infill development is anticipated to be focused in areas identified as Level 2 on the Areas of Change and Areas of Stability map contained in Appendix C. Regardless of its location, infill development should be consistent with the design principles contained in this Comprehensive Plan to ensure compatibility with surrounding homes.
(b) Reevaluate opportunities for future mixed-use development along the length of the Franklin Rail Corridor following the completion of the High Capacity Rail Study. WB-CCN 1.7 EMERALD AND CURTIS ACTIVITY CENTER Encourage the redevelopment of the southwest corner of Emerald and Curtis to support pedestrian movement and the use of transit in site design and building placement. Incorporate a local roadway network in redevelopment of the site to ensure connection to the existing street system.
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Compact neighborhoods can accommodate a mix of housing types.
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PLANNING AREA POLICIES | WEST BENCH
Goal WB-CCN 3: Support the retention of regionally significant land uses in the West Bench. WB-CCN 3.1: HEWLETT-PACKARD INDUSTRIAL AREA Maintain a concentration of high tech industries and light manufacturing in the Hewlett Packard industrial area while allowing limited support services for employees. Ensure that the transit system provides ample ridership opportunities to the HP area.
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WB-CCN 3.2: BOISE TOWNE SQUARE MALL AND MILWAUKEE AREA Examine opportunities for workforce housing to provide housing close to the mall and spin-off businesses that can be supported by nearby residents. Examine opportunities for local transit at the mall to reduce parking and ease mall congestion.
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WEST BENCH POLICIES Connectivity (WB-C) Goals and policies for connectivity focus on identifying and implementing improvements that will enhance the ease and safety of multi-modal travel in the West Bench. Goal WB-C 1: Promote transportation choices to improve access and mobility in the West Bench. WB-C 1.1: COMMUTER RAIL (a) Promote the development of commuter rail service on the existing rail corridor. (b) Encourage higher development densities to support future transit. WB-C 1.2: EAGLE ROAD Support the ITD access management policy for Eagle Road to promote increased safety and mobility.
WB-C 2.1: THROUGH-TRAFFIC Pursue a variety of strategies, including regional land use and infrastructure planning and coordination, to mitigate impacts of through-traffic on West Bench residential neighborhoods. WB-C 2.2: PEDESTRIAN/BICYCLE CONNECTIVITY Encourage greater connectivity of pedestrian walkways and bike paths between residential neighborhoods and major employment centers, public parks, plazas, and neighborhood commercial centers (i.e. Ustick Town Site).
Goal WB-C 2: Encourage greater connectivity of major roadways and pedestrian pathways within the West Bench.
A pedestrian pathway providing recreation opportunities as well as quicker routes to surrounding amenities.
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PLANNING AREA POLICIES | WEST BENCH
WEST BENCH POLICIES Public Services/Facilities (WB-PSF) Policies for this section focus on the expansion of existing public services/facilities to meet future demand for these amenities in the West Bench. Goal WB-PSF 1: Encourage the development of public and private facilities/services that promote the community’s vision.
WB-PSF 1.3: BRANCH LIBRARY (a) Support the revitalization of commercial areas near the new branch library at Cole and Ustick Roads.
WB-PSF 1.1: RECREATIONAL/CULTURAL AMENITIES Promote the expansion and development of community parks, cultural centers, plazas and public spaces to serve activity centers in the West Bench.
(b) Monitor the economic impact of the new branch library.
WB-PSF 1.2: HYATT WETLANDS Work with adjacent neighborhood groups to implement the park master site plan for the Hyatt Wetlands.
Ustick and Cole Library.
Hyatt Wetlands.
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WEST BENCH POLICIES Neighborhood Character (WB-NC) Policies for this section focus on identifying potential opportunities for public art and design features as well as areas for recreation and open space. Goal WB-NC 1: Enhance the character of the West Bench’s neighborhoods.
Goal WB-NC 2: Create park space that is easily accessible to all neighborhood residents. WB-NC 2.1: NEIGHBORHOOD PARKS Create an additional centrally-located park to keep up with neighborhood demand for accessible public amenities.
Consideration of neighborhood design principles will result in new development and infill that enhances the established character of the West Bench. WB-NC 1.1: NEIGHBORHOOD DESIGN PRINCIPLES Consider neighborhood design principles contained in this Comprehensive Plan when reviewing proposed development submittals to ensure new and infill development enhance, rather than detract from the area’s established character.
Neighborhood parks should be centrally-located to increase accessibility to residents throughout the West Bench.
Goal WB-NC 3: Support the implementation of adopted neighborhood plans. WB-CCN 3.1: NEIGHBORHOOD PLANS Consider adopted neighborhood plans in conjunction with the goals and policies contained in this Comprehensive Plan when reviewing proposed development submittals. WB-CCN 3.2: BIG SKY NEIGHBORHOOD Preserve the rural character of the Big Sky Neighborhood through implementation of the Big Sky Neighborhood Plan.
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PLANNING AREA POLICIES | WEST BENCH
WEST BENCH POLICIES Related Planning Documents There have been a number of plans and studies prepared for West Bench. These plans, along with Blueprint Boise, will help guide future development in the West Bench Big Sky Neighborhood Plan (2004)
Ustick Neighborhood Plan (1997)
The Big Sky neighborhood, developed in the 1970’s, is a low density area nestled within the urban environment of Boise in the vicinity of many major Boise employers and businesses. Residents of the Big Sky neighborhood enjoy large lots where they play, grow gardens, trees, flowers and can keep livestock. At the heart of the community is an irrigation system that connects every lot. In June of 2004, residents were encouraged by Boise City Council to generate a neighborhood plan for future land use. The mission of the Big Sky Neighborhood Plan is to preserve the large lots and open character of the neighborhood and to retain the rural personality of this unique location, while encouraging increased agrarian rights.
The Ustick neighborhood contains 130 acres of mostly two-acre lots surrounded by Ustick Road, Maple Grove Road, Cory Lane and North Mitchell Street. The area dates from 1908, when the Interurban Streetcar Company built a line along Ustick Road, connecting it with Boise and the surrounding towns. The Ustick area originally contained a number of irrigated orchards and country homes. Current land uses include residential, open space, public uses and small commercial areas within a walkable environment. Today, as the city grows, the area is under pressure to increase density. The plan envisions residential infill resulting in a neighborhood with a mix of housing types and prices, including single family, duplexes, town homes and apartments, and sets out design principles for the neighborhood. Also envisioned are a new park, school, and better pedestrian connections to transit stops.
West Valley Community Center Plan (2002) The West Valley Community Center Plan is a site specific plan to revitalize the old town site of Ustick and the adjacent retail area near the intersection of Ustick and Five Mile Roads. The purpose of the plan is to recreate the neighborhood’s own community center full of healthy businesses, workplaces, and gathering places -- a multifaceted community center with convenient neighborhood shopping, pleasant surroundings, a place to walk, play, and visit with neighbors. The plan looks to create a neighborhood with a choice of residences for all ages and incomes, opportunities to walk and bicycle to nearby shopping, adequate retail and new local employment opportunities. A desired outcome is to reduce the number and distance of vehicle trips on the overcrowded road networks while providing an enhanced quality of life for the entire West Valley Neighborhood.
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Ada County Highway District Boise West Bench Neighborhood Pedestrian and Bicycle Plan (2013) The West Bench Pedestrian and Bicycle Plan focuses on making bicycling and walking comfortable, efficient and convenient forms of transportation for residents and visitors in the West Bench area of the City. The plan provides a list of prioritized bike and pedestrian projects developed through ACHD’s outreach efforts and assists City neighborhoods and the City team in annually recommending their highest priority bike and pedestrian projects for consideration in the ACHD Five-Year Work Plan.
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WEST BENCH POLICIES Related Planning Documents Eagle Road Corridor Project Development Program– Multi-Use Pathway Improvement, Phases 1 and 2 (2016)
Eagle Road Corridor Project Development Program – Multi-use Pathway Improvement, Phase 3 (2017)
The Eagle Road Corridor Project Development Program addresses the need for bicycle and pedestrian facilities along Eagle Road. Many gaps exist in sidewalks between Overland Road and Chinden Boulevard and there are no bike lanes. Phase 1 identified and prioritized pathway needs on the corridor. Phase 2 developed specific, programmable projects for a continuous 10-foot pathway along four segments of Eagle Road in the following high priority areas:
Phase 3 of the Eagle Road Corridor Project Development Program developed three application-ready, preconcepts for pathway projects along the corridor. Projects were scoped for the following segments:
Franklin Road to Pine Avenue (east side of Eagle Road)
Pine Avenue to Fairview Avenue (west side of Eagle Road)
Fairview Avenue to River Valley Street (west side of Eagle Road)
River Valley Street to Ustick Road (west side of Eagle Road)
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River Valley Street to Ustick Road (east side of Eagle Road)
Boise / Meridian City Limit to McMillan Road (west side of Eagle Road)
McMillan Road to Chinden Road (both sides of Eagle Road)
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PLANNING AREA POLICIES | WEST BENCH
Education Facility: In 1999, Dr. Trudy Comba donated a piece of property located near the corner of Five Mile and Ustick Road to the City of Boise. The site included an education “barn” and 3.5 acres of land. The Comba family’s vision was that the barn be used for educational purposes, focusing on kids in need. In 2013, the City of Boise, the Comba family, and Boise Urban Garden School (BUGS) partnered to rebuild the barn. The BUGS “barn” is now a 1,500 square foot indoor education facility, complete with an onsite commercial kitchen. Additionally, Comba park is home to a new .75 acre garden, a playground and Boise’s first sprayground, a play area designed for children with water features that spray, sprinkle, and drop water.
Neighborhood: Comba Park and the BUGS education facility are located near the intersection of Five Mile and Ustick Road. There are seven schools within close proximity of Comba Park, with a high population of low-income students. There are very few opportunities for after school and summer enrichment programs for children in this neighborhood. The location of the BUGS education facility provides easy access to neighborhood children who wish to attend programs. The garden and onsite commercial kitchen provide facilities for greater community involvement at the park.
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ACTION PLAN
CHAPTER 5: ACTION PLAN
Blueprint Boise establishes a broad vision for Boise City over the next 10 to 20 years. This vision is supported by a detailed framework of goals and policies, as outlined in Chapters 2-5, to help guide the community in its day-to-day efforts of implementing it. However, because of the plan’s comprehensive scope and its long-term outlook, it is important to define a set of priority actions to facilitate its implementation. This chapter outlines a set of targeted actions necessary to begin to implement the Comprehensive Plan over the next one to three years. Actions are organized under the umbrella of the vision’s seven supporting themes. This chapter should be reviewed annually and amended as needed in accordance with the comprehensive plan amendment process outlined in Chapter 1 and the city’s strategic planning process
Citywide Actions Priority actions outlined below are intended to focus the city’s efforts and resources on actions that should be taken as soon as possible to ensure that future decisions are aligned with the goals and polices contained in this Comprehensive Plan. The actions outlined in this chapter are not intended to address steps needed to implement each and every policy contained in this Comprehensive Plan; rather they should be viewed as reflective of the city’s highest priorities related to the Comprehensive Plan for the next one to three years. Some of these actions are already underway or reflect the continuation of ongoing city efforts and partnerships. Others represent movement in an altogether new direction for the city as a result of the planning process. Actions should be reviewed and updated periodically to reflect the city’s accomplishments, available resources, and potential shifts in policy direction. A detailed discussion of priority actions, by theme, is provided below. In some cases, multiple actions will be required to implement a particular priority. References to relevant policies are provided where relevant. In some instances, multiple policies relate to a particular action; however, due to the inter-related nature of the seven themes and the plan policies, only those policies directly related to the action are referenced. Table 11, beginning on page 5-11, includes an abbreviated summary of these priority actions, identifies lead and supporting entities, and assigns a general timeline for completion.
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Theme #1: Environmental Stewardship (ES) Priority actions identified to implement comprehensive plan policies related to environmental stewardship include: (1) Lead by example; (2) Develop tools to measure and monitor progress; (3) Strengthen protection of environmentally sensitive areas and waterways; and (4) Align development standards with sustainability objective, and (5) Expand public education programs to promote sustainability in the community. Action ES-1: Lead by example.
The city has made great strides in recent years on its many sustainability initiatives. The following actions reflect the city’s continued commitment to these initiatives and others to support the implementation of this Comprehensive Plan. ES-1.1: CITY FACILITIES AND PROJECTS Take the initiative on all city facilities and projects as opportunities for demonstration of sustainable building design and site-planning principles, including but not limited to:
Locating new city office facilities within a mixeduse activity center where they offer live-work–shop options for employees and may be readily served by transit;
Incorporate sustainable building design techniques and materials on new construction and renovation projects, seeking LEED certification or other recognition where appropriate and economically feasible to promote awareness;
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ACTION PLAN Conduct energy audits of existing facilities and complete upgrades to existing facilities to promote energy conservation, implementing solutions with a demonstrated payback of seven years or less;
Increase the use of non-potable water in city parks and residential irrigation; and
Track and annually review purchases to find reduction opportunities.
Source a minimum of ten percent of city facility energy consumption from non-hydro, renewable sources in accordance with the Climate Protection Committees recommendations;
Establish a tracking format for departments to monitor progress and document estimated waste diverted as waste reduction policies are implemented.
Incorporate on-site energy production and net metering through the use of solar, wind, geothermal, technology where feasible;
Integrate low-impact site development such as storm water quality best management practices; and
Other measures as appropriate.
(See policies ES5.1 through 5.5 and ES11.1 through11.4) ES-1.2: EXPAND SUSTAINABLE BOISE SECTION OF CITY WEBSITE Expand the Sustainable Boise section of the city’s website to include more quantitative tracking and monitoring criteria regarding the city’s progress in the categories discussed under action ES-2.1, on the following page. Keep this section of the website current to encourage frequent visits and use social media and to help engage the community in the challenge of becoming more sustainable in their dayto-day lives.
(See policies ES5.1, 5.2, and 5.3.)
Action ES-2: Develop tools needed to measure and monitor progress.
In order to understand the impacts of different sustainability initiatives over time and determine which initiatives are most effective, a clean understanding of baseline conditions must be established. From there, changes to the baseline can be monitored and evaluated. ES-2.1: ESTABLISH TRACKING AND MONITORING CRITERIA Work with partner agencies and coordinate with internal city departments to establish quantitative measurements by which sustainability initiatives and the implementation of the Comprehensive Plan can be monitored on an annual basis both within city facilities and in the community as a whole. Establish measurements in each of the categories below to answer these and other questions, as data become available:
Land Use and Development Trends—What percentage of new development occurred through infill or redevelopment versus greenfield development? What percentage of new dwelling units were located within mixed-use activity centers or along major travel corridors? How does the average density of new development compare to that in previous years?
Alternative Energy—How much of Boise’s energy comes from renewable sources? How many households or businesses generate some or all of their own energy from solar, wind, or geothermal sources? Where is there potential for new geothermal customers?
Alternative Transportation—What is the mode split for Boise commuters between automobile, bike, transit, and pedestrian trips? What is the average commute time? How many miles of bike lanes or paths exist in the city?
(See policy ES16.2) ES-1.3: REDUCE WASTE IN THE CITY’S DAY-TO-DAY OPERATIONS Create a plan to reduce waste in the city’s day-to-day operations, including consideration of the following: Adopt a city-wide green purchasing policy which identifies sustainable products;
Provide “Re-think, Reduce, Reuse, and Recycle” education for city employees;
Ensure all Boise City owned and operated facilities fully participate in the city’s recycling programs;
Discourage the use of single use plastic beverage bottles and other disposables at city sponsored meetings and events, unless otherwise necessary for public health and safety;
Adopt a policy to purchase products locally first;
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Energy Conservation—What are the potential energy savings per household that would result from conversion to energy efficient appliances and heating and cooling systems, adding insulation, replacing leaky windows, and other conservation techniques?
Green Building Practices—What are the potential savings in terms of waste reduction or energy conservation that result from common green building practices? How many buildings annually are being constructed in Boise using green building practices?
Waste Reduction and Recycling—How much waste do Boise residents generate annually? How much waste is diverted annually through the city’s recycling and composting programs? What new initiatives are being taken to further reduce the city’s waste stream?
Parks and Open Space—How many acres of parks and open space do Boise residents have access to? How many residents are within walking distance of a city park? How many miles of trails? —How many community gardens exist in the city? How many people participate in Parks programs? Water Conservation—What is the annual water usage per household for Boise? What are the potential savings in water usage per household that would be generated by the installation of low-flow fixtures, xeric landscaping, or other water conservation strategies?
Include comparative data, to the extent possible, to help frame the city’s relative progress as compared to peer cities and the country as a whole. (See policies ES17.1 and 17.2.) ES-2.2: UPDATE CITY WEBSITE TO PROVIDE INFORMATION ON PROGRESS Expand the Sustainable Boise section of the city’s website to include a graphical interface that provides real-time tracking of the community’s progress on the list of sustainability initiatives outlined above and the implementation of the Comprehensive Plan, as data becomes available. (See policy ES17.2.)
Action ES-3: Strengthen protection of environmentally significant areas and waterways.
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Environmental stewardship is one of the primary tenets of this plan. The following action aims to increase protections for some of Boise’s most treasured natural features, the Boise River and its tributaries. ES-3.1—REVIEW THE RIVER SYSTEM ORDINANCE Complete a comprehensive review of the Boise River System Ordinance relative to the goals of flood protection, fish and wildlife protection, pollution and runoff control, recreation, and development opportunities. Evaluate the need for amendments to the existing ordinance.
Action ES-4: Align regulations and development processes with sustainability policies.
Multiple actions are needed to remove potential barriers to the implementation of the sustainability objectives outlined in this plan and provide incentives to encourage sustainable development. Priority actions to implement these goals include: ES-4.1—CONDUCT SUSTAINABILITY AUDIT Review the Boise City Code and development processes as a means of identifying potential barriers and recommendations for achieving the city’s sustainability objectives. Prioritize recommendations beyond the specific actions identified in Actions 5.2 5.4 according to the level of effort and time necessary to make revisions and/or develop new approaches. (See policy ES10.1.) ES-4.2—UPDATE DEFINITIONS Incorporate modern definitions for renewable energy facilities (solar, wind, etc.), waste, salvage, and recycling uses, community gardens and urban agriculture, and other similar uses into the development code. Give consideration to the scale of these uses to ensure all potential scenarios have been addressed, e.g., solar panels on a home vs. a multi-acre solar array. (See policy ES10.2 and ES14.1.) ES-4.3—REVIEW, UPDATE, AND EXPAND PERMITTED/PROHIBITED USES Identify appropriate locations for uses that support sustainability policies, such as renewable energy facilities, waste, salvage, and recycling use, and community gardens and urban agriculture. Update permitted/prohibited uses in each zoning district to facilitate these types of uses and incorporate them in new zoning districts, where appropriate. This action
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ACTION PLAN will help streamline future processing of permits for such uses and ensure that the city has appropriate standards in place to mitigate the potential impacts of uses, as discussed in Action ES-5.4, below. (See policy ES10.2,13.3, and14.1.) ES-4.4—CREATE NEW ZONING DISTRICTS Develop new mixed-use zoning districts to facilitate the more compact and sustainable patterns of development supported by the policies contained in this Comprehensive Plan. See Actions NAC 1.1 and EC 2 for a discussion of specific districts recommended. ( See policies NAC11.3 and EC8.2) ES-4.5—EXPAND OR CREATE NEW STANDARDS TO SUPPORT SUSTAINABLE USES Create new standards to address the potential impacts of renewable energy facilities such as wind and solar installations, waste, salvage, and recycling uses, and community gardens and urban agriculture. In addition, develop or update existing standards and regulations to support sustainability policies in the following areas:
ES-4.6—EXPAND OPPORTUNITIES FOR URBAN AGRICULTURE Develop a strategic plan to promote expanded opportunities for community-based and local food production. Identify opportunities for urban agriculture on public land and coordination with schools and other agencies with land resources. (See policy 14.1.) ES-4.7—ESTABLISH INCENTIVES FOR ENERGY CONSERVATION AND SUSTAINABLE DEVELOPMENT PRACTICES. Explore a range of incentives to encourage the incorporation of water and energy-saving fixtures or for renewable energy features and site development techniques. (See policies ES 9.1-9.4, 10.2, 13.2, and 13.2.) ES-4.8—DEMOLITION ORDINANCE Consider adoption of a demolition review ordinance to include an integrated recycling plan for building demolition and deconstruction projects.
Lighting—Update standards to include dark-sky preservation measures and requirements for energy saving fixtures;
Action ES-5.1 Expand public education programs to promote sustainable practices in the community.
Water conservation—Develop requirements for conservation features such as: low flow lavatory faucets; dual flush toilets or toilets with 1.3 gallons per flush or less; low flow shower heads; use of grey water; use of treated effluent for landscaping; drought tolerant and/or native vegetation, the retention of rainwater on-site, and others as appropriate.
ES-5.1 COORDINATION OF SUSTAINABILITY EFFORTS Explore options, including cooperative efforts with other agencies and cities, inter-departmental committees, and appoint a sustainability coordinator to provide leadership within the city and community and oversee public education efforts.
Tree protection—Expand the Boise Tree Ordinance to include: tree protection requirements for private development, particularly infill development in established areas of the community; the retention of healthy trees that exceed a particular caliper in size; replacement standards for tree removal; provisions to discourage the premature removal of trees in advance of development; and standards for increasing tree canopy in parking lots. Provide flexibility through variances or other means to address infill development on smaller sites.
(See policies ES6.4, 7.8, 9.1 through 9.4, 10.2,13.1, and 13.2.)
Priority actions to implement these goals include:
Theme #2: A Predictable Development Pattern (PDP) Priority actions to promote a more predictable pattern of development include: (1) Establish incentives for infill development, (2) Increase education and awareness about infill development, and (3) Monitor Area of City Impact boundary. Action PDP1: Establish incentives for infill development
Implementation of the city’s vision will require an increased emphasis on infill and redevelopment that pushes “inward and up” as a priority rather than out. 5-4
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ACTION PLAN The following actions are intended to help encourage infill development within the community and to ensure that it is compatible with the city’s established neighborhoods. PDP-1.1: PRIORITIZE INFRASTRUCTURE IMPROVEMENTS Identify and prioritize needed infrastructure improvements to foster infill development and redevelopment in downtown, designated mixeduse activity centers, along major travel corridors, and in other potential areas of change identified at the planning area level. (See policy PDP1.3.) PDP-1.2: ESTABLISH INCENTIVES Develop incentives (such as zoning allowances for loft apartments, commercial and residential mixed uses, and accessory uses) to encourage the private sector to provide needed housing in the city. Examples include:
Density bonuses for infill projects based on a site’s proximity to specified existing services and infrastructure facilities;
Reduced impact fees for infill development;
Access to an improved land use database to identify potential sites for infill and redevelopment;
Infill prototypes to demonstrate desirable development configurations for typical infill sites, including site plans and building elevations; Accelerated development review process as compared to Greenfield development through administrative review, priority review times, and other measures as part of the zoning code update; and Other incentives as appropriate.
(See policies PDP1.2, 1.3, and 2.1.)
Action PDP-2: Increase education and awareness about infill development.
Infill development represents change within established areas of the community and with change often comes the potential for controversy. The following actions are targeted at increasing public awareness and support for infill development through a variety of initiatives and at monitoring the affects of infill on the community over time.
PDP-2.1—INFILL EDUCATIONAL CAMPAIGN Develop an educational campaign designed to promote the value of infill development, show positive examples of well-designed projects, and promote awareness of areas in the city where infill and redevelopment are likely to occur in the future. (See policy PDP1.4.) PDP-2.2—SEEK COMMUNITY INPUT ON INFILL STANDARDS Seek community input on the development of new zoning districts and design standards for infill development to increase awareness of existing and proposed regulations and proactively address neighborhood concerns. (See policy PDP1.4.) PDP-2.3—MONITOR PROGRESS (a) Improve the city’s land use database to track information on acreage, existing and potential development, vacant and underutilized lands, pending and approved infill projects by development type, and other pertinent information. (b) Update the land use data base quarterly or as needed based on development activity. (c) Incorporate a summary of infill-related data from the land use data base as part of the comprehensive plan monitoring process. (See policy PDP2.2.)
Action PDP3: Plan for coordinated growth within the AOCI boundary.
Although many of the policies in this Comprehensive Plan are focused on infill development, development pressure within and outside of the ACIAOCI boundary are likely to continue. As a result, it is important for the city to also maintain focus on the AOCI boundary as it relates to the other priorities outlined in this chapter. PDP-3.1—MONITOR AOCI BOUNDARY Maintain a land capacity analysis for the AOCI using the improved land use data base (See Action PDP 2.3, above.) to monitor the overall availability and distribution of land within the AOCI. Include a distinction between greenfield development sites and potential infill and redevelopment opportunities in the capacity analysis. (See policies PDP3.1 through 3.3.)
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ACTION PLAN PDP-3.2—EAST COLUMBIA AREA Develop a sub area plan for the East Columbia area.
THEME #3: A COMMUNITY OF STABLE NEIGHBORHOODS AND VIBRANT MIXED-USE ACTIVITY CENTERS (NAC) Priority actions to promote neighborhood stability and the creation of vibrant mixeduse activity centers include: (1) Establish tools necessary to achieve desired patterns of development and (2) Update the city’s neighborhood planning framework. Action NAC-1: Establish tools necessary to achieve desired patterns of development.
In order for the city to achieve the types of neighborhoods and activity centers called for in this plan, new regulatory tools are needed. Having the proper tools in place is important to streamline the approval process for development that is consistent with this Comprehensive Plan. The tools will also make it difficult to approve development patterns that are not consistent with this Comprehensive Plan. Specific actions include: NAC-1.1—ESTABLISH NEW ZONING DISTRICTS Develop a series of mixed-use zoning districts to promote a more transit-supportive pattern of development. Consider form-based approaches where appropriate. Multiple districts may be required to address the varied character, scale, intensity, and mix of uses desired in different locations of the city; however, it is likely there will be a number of common elements (e.g., pedestrian connectivity requirements). Separate new districts will be required for the downtown. Additional discussion regarding those proposed districts is provided under Action EC-2. (See policies NAC-2.1, 2.2, and 2.3.) NAC-1.2—DEVELOP DESIGN STANDARDS Develop design standards for employment, mixeduse, commercial, and neighborhood development to implement the Community Design Principles in Chapter 4 for new and infill development. Standards should be highly illustrative to convey key concepts and support the policies contained in this Comprehensive Plan.
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(See policies NAC-2.1 through 2.3, 3.1, 3.2, 7.1, 7.4, 10.1, and design principles in Chapter 3)
Action NAC-2: Update the city’s neighborhood planning framework.
Neighborhood plans serve as an important link between the broad goals and policies contained in this Comprehensive Plan, the more detailed planning area policies contained in Chapter 4, and the targeted goals and policies found in the city’s adopted neighborhood plans. (See goal NAC-5.) This action emphasized the importance of this linkage: NAC-2.1—UPDATE NEIGHBORHOOD PLANNING FRAMEWORK Update the city’s current neighborhood planning framework to:
Work with neighborhood associations to develop review items;
Clarify the process for developing new neighborhood plans;
Define criteria used to trigger updates to an existing neighborhood plan;
Define required elements of future neighborhood plans; and
Establish a checklist for determining consistency with this Comprehensive Plan.
(See policies NAAC5.1through 5.6.)
#4: A CONNECTED COMMUNITY (CC) Priority actions to promote a more connected community include: (1) Expand non-motorized transportation, (2) Develop the tools needed to measure and monitor progress towards a more connected community, and (3) Improve technological and social connections. Action CC-1: Expand non-motorized transportation.
The continued expansion of non-motorized transportation opportunities in Boise City will plays a critical role in the implementation of this Comprehensive Plan. In order to support the more compact, pedestrian, and transit-supportive pattern of development the community desires, streets must be designed and built to facilitate walking, biking, and
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ACTION PLAN transit ridership. Conversely, the pattern and intensity of new development and infill must also support these goals. Priority actions related to development patterns are addressed in greater detail by Action CSN-1, PDP-1, and SDE-2. Priority actions to support the expansion of non-motorized transportation include:
(See actions PDP-2.3 and PDP-3.1.)
CC-1.1: PROMOTE TRANSIT-SUPPORTIVE DEVELOPMENT PATTERNS Create mixed-use and transit-supportive development zoning districts for designated activity centers, corridors, downtown, and other areas with opportunities for compact, pedestrian-friendly growth.
Evaluate the use of a variable or flexible vehicular level of service standard for roadways and create pedestrian and bicycle level of service standards;
Enhance the COMPASS Communities in Motion Performance Report to create a baseline and evaluate new transit investment’s impact on development activity; property values and lease rates: and residential and employment shifts;
Work with school districts to establish a monitoring mechanism for the use of alternative modes of travel to school each year;
Use annual resident transportation surveys and biennial employee and university faculty, staff, and student transportation surveys to identify travel trends over time and track progress toward meeting mode share goals; and
Work with Valley Regional Transit to establish performance measures that balance service area coverage and service to transit dependent citizens.
CC-2.1—MODIFY/DEVELOP TRACKING STANDARDS Modify existing standards or develop new tracking standards as follows:
(See policies CC3.2, 7.2, and 9.1.) CC-1.2: LIVABLE STREETS DESIGN GUIDE UPDATE Adopt the Master Streets Plan and associated street cross-sections established by the Livable Streets Design Guide. CC-1.3: UPDATE PARKING AND STREET STANDARDS Reexamine standards for public and private streets, sidewalks, and alleys to promote pedestrian and bicycle safety and mobility. Establish maximum parking requirements for all non-residential uses. Parking standards should recognize:
The availability and capacity of transit service;
Availability of alternative commute modes;
Access to off-site and on-street parking facilities; and
The availability of joint-use parking in mixed-use areas.
(See policies CC2.2, 4.4, 7.1, 8.1, and 8.2.) CC-1.4: CREATE STANDARDS FOR STREET CONNECTIVITY Establish standards for street connectivity, particularly in those planning areas where large areas of change have been identified.
Action CC-2: Develop the tools needed to measure and monitor progress.
In order to track the city’s progress toward creating a more connected community, specific benchmarks and standards are needed. Priority actions outlined below are intended to be completed in conjunction with other monitoring efforts described in this chapter, particularly those related to the overall pattern and intensity of development with the city over time.
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CC-2.2—MONITOR PROGRESS Use existing tracking mechanisms and new standards, as they become available, to monitor the following:
Vehicle Miles Traveled (VMT);
Level of Service (roadways, pedestrians, and bicycles);
Emission levels and fossil fuel usage as applicable to measure progress towards goals set by the U.S. Conference of Mayors Climate Protection Agreement;
Crash data for all modes and for areas with higher than expected crash rates or fatality incidents; and
Monitor development patterns of transit-supportive densities and evaluate against existing transit service; and
Monitor traffic impacts of development in the Foothills Planning Area.
Make data available as part of the Sustainable Boise
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ACTION PLAN section of the city’s website, as described in Actions ES-1.2 and ES-2.2. (See policies CC-1.5 and 7.3.)
Action CC-3: Improve technological and social connections.
As described in Chapter 2, Boise views the concept of a connected community as one that extends beyond physical transportation-related connections. The following priorities emphasize the city’s desire to continue to expand its technological and social connections to support the community: CC-3.1—EXPANDED COVERAGE AREAS Expand access to advanced telecommunications technologies to activity centers throughout Boise as a means of encouraging live/work and telecommuting opportunities. (See policy CC10.1.) CC-3.2—DEVELOPMENT GUIDELINES Establish development guidelines for building design that encourage or allow:
Structured wiring systems;
More than one connection point for power and communications to enhance survivability of systems;
Inclusion of wireless technology;
Use of personal communication systems and devices inside buildings;
Multiple providers for communication services;
Energy management systems; and
Use of communications infrastructure as part of building security systems.
(See policy CC10.2.) CC-3.3—COORDINATION OF RESOURCES Continue to convene gatherings with partner agencies, neighborhood groups, health and service organizations, and others on issues of mutual interest and need. Seek opportunities to leverage available resources, including buildings and human capital, in addressing issues of mutual interest and need.
VALUES ITS CULTURE, EDUCATION, ARTS, AND HISTORY (CEA) Priority actions to foster culture, education, arts, and history include: (1) Promote schools as neighborhood centers and (2) Strengthen the number and quality of arts and history opportunities in Boise. Action CEA-1: Promote schools as neighborhood centers.
The city recognizes the important role that its neighborhoods schools can play as neighborhood centers. The following actions seek to expand this function in areas of the community where school facilities may not be utilized to their fullest potential. CEA-1.1: IDENTIFY SHARED-USE OPPORTUNITIES Work with the school district to identify opportunities for community gathering spaces and public art at existing school facilities and to collaborate on the design of new schools as models of good design, with facilities that can be used as community centers. Examples of community facilities to be considered include community gardens, meeting spaces, and recreational facilities. Explore creative ideas for colocation of other community facilities with schools such as libraries, recreation centers, and after school and daycare activities. (See policy CEA6.5.) CEA-1.2: DEVELOP LOCATION AND DESIGN CRITERIA Develop criteria to address neighborhood school design objectives that promote schools as neighborhood centers, including location, access, joint facility use, and sustainability. (See policy CEA6.1.) CEA-1.3: SAFE ROUTES TO SCHOOLS Require new development to install sidewalks, cross walks, special signage and traffic control measures along routes to all schools. Retrofit existing neighborhoods as funding becomes available or as land uses are redeveloped. (See policy CEA-6.3.)
Action CEA-2: Strengthen the number and
(See policy CC-1. 1.)
THEME #5: A COMMUNITY THAT
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quality of arts and history opportunities in Boise.
Arts and history play a significant role in Boise City and the city’s historic resources and cultural amenities are valued by not just Boise residents, but the whole region. Priority actions for arts and history include: CEA-2.1: LEADERSHIP Provide leadership through the Boise City Department of Arts and History for cultural programs and production. Enhance the Boise community by providing leadership, advocacy, education, services and support for the arts, culture, and history. (See policies CEA-1.1 through 1.5.) CEA-2.2: ARTS EDUCATION INITATIVES Develop arts education initiatives featuring the public art program and performing arts as well as conduct regional arts and culture planning with other cities in Ada County.
PRACTICES Provide incentives for businesses that incorporate sustainable practices into their business model. (See policies CEA1.1 through 1.5, EC6.3.)
Action EC-2: Promote downtown vitality.
Downtown has historically been and will continue to be the heart of Boise City. As with other areas of the city, adjustments to current regulations and processes are needed to help support the creation of an even more vibrant Downtown in the future. Priority actions include: EC-2.1—UPDATE DOWNTOWN DEVELOPMENT STANDARDS Create new downtown zoning district(s) to promote the urban design principles contained in adopted master plans for the Downtown Planning Area. Standards should address:
Mix of uses;
Urban building forms;
Housing;
THEME #6: A STRONG, DIVERSE ECONOMY (EC)
Relationship to nearby neighborhoods;
Parking location and quantity;
Priority actions to promote a strong, diverse economy include: (1) Promote sustainable industries and (2) Encourage Downtown vitality.
On and off-site connectivity;
Block patterns; and
Action EC-1: Promote sustainable industries.
Other urban design principles as identified.
(See policy EC8.2)
(See policies CEA-1.1 through 1.5.)
Just as Boise seeks to be a leader in building a more sustainable city for the future, it seeks to attract businesses and employers with similar goals for their companies. The following actions are intended to support the city’s efforts in attracting sustainable industries: EC-1.1: FOSTER HOME OCCUPATION AND LIVE/ WORK OPPORTUNITIES Redefine and update home occupation and live/work standards as part of the development code update, to provide expanded employment opportunities and reduce traffic congestion and overall vehicle miles traveled. Include standards to ensure neighborhood compatibility and minimize transportation impacts. (See policies CEA1.1 through 1.5, EC6.1 and 6.2.) EC-1.2: INCENTIVES FOR SUSTAINABLE BUSINESS
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EC-2.2—IDENTIFY AND IMPLEMENT INCENTIVES Work with CCDC to identify and implement incentives to encourage higher-intensity development downtown, and identify and reduce regulatory barriers. Potential incentives may include:
Expansion of parking overlay districts;
Density bonuses;
Infrastructure improvements; and
Others as appropriate.
(See policy EC-8.4.)
THEME #7: A SAFE, HEALTHY, AND CARING COMMUNITY (SHCC)
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Priority actions to promote a safe, healthy, and caring community include: (1) Minimize risks associated with natural hazards, (2) Promote activE living and healthy lifestyles, and (3) Monitor special needs.
Technical assistance to local health and social service organizations; and
Participation in school and agency programs.
Action SHCC-1: Minimize risks associated with natural hazards.
SHCC-3.2: UPDATE DEVELOPMENT STANDARDS FOR SOCIAL CARE FACILITIES Review and update use requirements and development standards to foster the supply of “social care” uses, including standards for child care, elder care, rehab facilities, and group homes. Update the development code to allow these uses in additional zoning districts, where appropriate.
Boise’s dramatic natural setting increases its exposure to natural hazards. Priority actions to minimize risks associated with these hazards include: SHCC-1.1—UPDATE HAZARD AREA MAPPING Work with the Ada City/County Emergency Management Department and other local, state, and federal partners to compile and maintain mapping that identifies the location and distribution of known hazards in the community, including: geologic; seismic; hydrologic; and wildfire.
(See policies CEA-1.1 through 1.5, and SHCC-10.1 through 10.3.)
(See policies CEA-1.1 through 1.5 and SHCC-10.1 through 10.3.)
(See policies SHCC-1.6 and 2.1.)
Action SHCC-2: Promote active living and healthy lifestyles.
Boise is home to an enviable network of parks and open space, which encourage residents to lead active lifestyles. To help support active lifestyles, additional connections are needed to improve access between these amenities and surrounding neighborhoods. Priority actions include: SHCC-2.1—EXPAND PATHWAY AND TRAILS NETWORK Implement Around the Next Turn: A 10 Year Management Plan for the Ridge to Rivers Trail System to improve connections between the city’s parks, and between neighborhoods.
Action SHCC-3: Monitor special needs.
Boise recognizes the need to protect the health of ALL of its residents, including its most vulnerable populations. Priority actions include: SHCC-3.1: COORDINATION OF SOCIAL SERVICE INTIATIVES Coordinate with existing health care and social service providers to monitor special needs that arise with the city’s most vulnerable populations including but not limited to refugees, homeless, elderly, and low income residents. Provide assistance through;
Ongoing leadership in the coordination of social service initiatives;
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ACTION PLAN
Table 11: Summary of Priority Actions The table below provides a list of priority actions needed to implement this plan, by theme. City staff and planning officials will need to update this table on an annual basis, or as necessary, to keep the responsibilities and actions current. The “Lead” and “Partners” columns identify city department(s) responsible for leading a particular action and the partner departments or agencies whose participation and assistance will be required to complete the action. Abbreviations for city departments are as follows: Planning and Development Services (PDS), Public Works (PW), Parks and Recreation (P&R), Information Technology (IT), and Arts and History (A&H). The “Timing” column lists four possible time frames for implementing actions: (1) - Immediate Priority, to be implemented concurrent within one to two years after plan adoption. (2) - High Priority, to be initiated as soon as possible and completed within two year to three years after plan adoption. (O) - Ongoing, are actions that occur continually. ACTIONS
LEAD
PARTNERS
TIMING
ES-1.1—Take the initiative on all city buildings and projects as opportunities for demonstration of sustainable design and development practices.
PDS, Mayor’s Office
PW, P&R
O
ES-1.2—Expand the Sustainable Boise section of the city’s website and update regularly to highlight progress in each of the categories identified. (See also, ES-2.2.).
PDS, Mayor’s Office
IT
O
ES-1.3—Create a plan to reduce waste in the city’s day-to-day operations.
PW
All depts.
2
ES-2.1—Work with city departments and partner agencies to establish tracking criteria, data sources, and responsibilities.
PDS
PW, P&R, ACHD, COMPASS
2
ES-2.2—Expand the Sustainable Boise section of the city’s website to provide real-time tracking of the community’s progress. (See also, ES-1.2.)
PDS
IT, PW, P&R, ACHD, COMPASS
O
THEME #1: ENVIRONMENTAL STEWARDSHIP ES-1: LEAD BY EXAMPLE
ES-2: DEVELOP TOOLS NEEDED TO MEASURE AND MONITOR PROGRESS
ES-4: STRENGTHEN PROTECTION OF ENVIRONMENTALLY SIGNIFICANT T AREAS AND WATERWAYS
ES-4.1—Review the River System Ordinance to ensure continued protection of environmentally significant areas and waterways.
PDS
P&R
1
ES-5: ALIGN REGULATIONS AND DEVELOPMENT PROCESSES WITH SUSTAINABILITY POLICIES
ES-5.1—Identify potential barriers and recommendations for achieving the city’s sustainability objectives in the development code.
PDS
PW, P&R
1
ES-5.2—Incorporate new or updated definitions into the zoning code to support sustainability policies.
PDS
PW, P&R
1
ES-5.3—Review, update and expand permitted/prohibited uses in existing zoning districts to support sustainability policies.
PDS
PW, P&R
1
ES-5.4—Create new mixed-use zoning districts to facilitate compact development.
PDS
PW, P&R
1
ES-5.5— Expand or create new standards to support sustainable uses.
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ACTION PLAN
ACTIONS
LEAD
PARTNERS
TIMING
ES-5.6—Develop a strategic plan to promote expanded opportunities for community-based and local food production.
PDS
P&R
ES-5.7—Establish incentives for energy conservation and sustainable development practices.
PDS, PW
2
PDP-1.1—Prioritize infrastructure improvements in areas targeted for infill and redevelopment.
PDS, PW
2
PDP-1.2—Establish incentives for the production of housing on underutilized land.
PDS
2
2
THEME #2: A PREDICTABLE DEVELOPMENT PATTERN PDP-1: ESTABLISH INCENTIVES FOR INFILL DEVELOPMENT
PDP-2: INCREASE EDUCATION AND AWARENESS ABOUT INFILL DEVELOPMENT
PDP 2.1—Promote the benefits and positive examples of infill development through an education campaign.
PDS
Ox
PDP 2.2—Seek community input on the development of new zoning districts and design standards for infill development. (See also, CSN-1).
PDS
1
PDP 2.3—Monitor progress of infill development and infill possibilities.
PDS
O
PDS
O
PDP-3: PLAN FOR COORDINATED GROWTH WITHIN THE ACI BOUNDARY
PDP 3.1—Maintain a land capacity analysis for the AOCI using the improved land use data base.
THEME #3: A COMMUNITY OF STABLE NEIGHBORHOODS AND VIBRANT MIXED-USE ACTIVITY CENTERS NAC-1: ESTABLISH TOOLS NECESSARY TO ACHIEVE DESIRED PATTERNS OF DEVELOPMENT
NAC-1.1— Create mixed-use and transit-supportive development zoning districts. Consider form-based approaches where appropriate. (See also CC.1.)
PDS
1
NAC-1.2—Develop design standards to implement the Community Design Principles in Chapter 4.
PDS
1
PDS
2
NAC-2: Update the City’s Neighborhood Planning Framework NAC-2.1—Update neighborhood planning framework. THEME #4: A CONNECTED COMMUNITY CC-1: EXPAND NON-MOTORIZED TRANSPORTATION
CC-1.1—Create mixed-use and transit-supportive development zoning districts. (See also, NAC-1, PDP-1, and EC-2).
PDS
ACHD, CCDC
1
CC-1.2—Adopt an updated master streets plan.
PDS
ACHD
2
CC-1.3—Reexamine standards for public and private streets, sidewalks, alleys, and parking.
PDS
ACHD
1
CC-1.4 - Establish standards for street connectivity, particularly in those planning areas where large areas of change have been identified.
PDS
ACHD
1
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ACTION PLAN
ACTIONS
LEAD
PARTNERS
TIMING
CC-2.1—Modify existing standards or develop new tracking standards.
PDS
ACHD, COMPASS, SDS
1
CC-2.2—Use existing tracking mechanisms and new standards, as they become available, to monitor progress towards goals.
PDS
ACHD, COMPASS, School Districts
O
CC-2: DEVELOP TOOLS NEEDED TO MEASURE AND MONITOR PROGRESS
CC-3: IMPROVE TECHNOLOGICAL AND SOCIAL CONNECTIONS
CC-3.1—Expand access to advanced telecommunications technologies in mixed-use activity centers.
PDS
2
CC-3.2—Establish development guidelines for building design that encourage or allow advanced telecommunication features.
PDS
2
CC-3.3—Continue to convene gatherings with local partners on issues of mutual interest and need. Seek opportunities to leverage available resources.
PDS
O
THEME #5: A COMMUNITY THAT VALUES ITS CULTURE, EDUCATION, ARTS, AND HISTORY CEA-1: PROMOTE SCHOOLS AS NEIGHBORHOOD CENTERS
CEA-1.1—Develop design criteria to address neighborhood school design PDS objectives that promote schools as neighborhood centers.
SDS
1
CEA-1.2—Work with school districts to identify locations and needs for future school sites.
PDS
SDS
O
CEA-1.3—Establish safe routes to schools.
PDS
SDS
O
CEA-2: STRENGTHEN THE NUMBER AND QUALITY OF ARTS AND HISTORY OPPORTUNITIES IN BOISE
CEA-2.1—Provide leadership through the Boise City Department of Arts and History for cultural programs and production.
A&H, PDS
O
CEA-2.2—Develop arts and education initiatives locally and regionally.
A&H, PDS
O
EC-1.1—Redefine and update home occupation and live/work standards.
PDS
1
EC-1.2—Provide incentives for businesses that incorporate sustainable practices and source reduction into their business model.
ED
CCDC
1
EC-2.1—Create new downtown zoning districts and development standards.
PDS
CCDC, ACHD
1
EC-2.2—Remove regulatory barriers to and establish incentives to encourage higher-intensity development downtown.
PDS
CCDC, ACHD
1
THEME #6: A STRONG, DIVERSE ECONOMY EC-1: PROMOTE SUSTAINABLE INDUSTRIES
EC-2: PROMOTE DOWNTOWN VITALITY
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ACTIONS
LEAD
PARTNERS
TIMING
PDS
CNTY
O
PDS, P&R
CNTY
O
THEME #7: A SAFE, HEALTHY, AND CARING COMMUNITY SHCC-1: MINIMIZE RISKS ASSOCIATED WITH NATURAL HAZARDS
SHCC-1.1— Work with local, state, and federal partners to compile and maintain hazard area mapping. SHCC-2: PROMOTE ACTIVE LIVING AND HEALTHY LIFESTYLES
SHCC-2.1—Implement the Pathway System Plan and the Ridge-to- Rivers Pathway Plans to improve connections between the city’s parks. SHCC-3: MONITOR SPECIAL NEEDS
SHCC-3.1— Coordinate with existing health care and social service providers to monitor the special needs of vulnerable populations.
PDS
O
SHCC-3.2—Update child care standards and allow in additional districts.
PDS
1
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APPENDIX A: PLANS AND PROPERTY RIGHTS
Appendix A: Plans and Property Rights A land use regulation or action must not be unduly restrictive so that it causes a “taking” of a landowner’s property without just compensation. The Fifth Amendment to the United States Constitution states that private property shall not be taken for public use “without just compensation”. In the land use context, the argument is that if the land use ordinance, regulation or decision is so restrictive as to deprive the owner of economically viable use of the property, then the property has for all practical purposes been taken by inverse condemnation.
Federal Standard The determination, as to whether or not a land use decision amounts to a taking as prohibited by the Fifth Amendment to the U. S. Constitution, has been a difficult task to resolve for the courts, including the U. S. Supreme Court. Determining when a government action amounts to a taking, requiring either the payment of compensation or invalidation of the action for violation of due process, is a complex undertaking. The U. S. Supreme Court itself has admitted candidly that it has been unable to develop a “set formula”’ to determine when “justice and fairness” require that economic injuries caused by public action be compensated by the government, rather than remain disproportionately concentrated on a few persons. Penn Central Transportation Co. v. City of New York, 438 U. S. 104, 124 (1978) (quoting Goldblatt v. Hempstead, 369 U.S. 590, 594 (1962)). Instead, the high court has observed that “whether a particular restriction will be rendered invalid by the government’s failure to pay for any losses proximately caused by it depends largely ‘upon the particular circumstances [in that] case.’ (Penn Central at 124) (alteration in original) (quoting U.S. v. Central Eureka Mining Co., 357 U.S. 155, 168 (1958)). The question of whether a regulation has gone too far and a taking has occurred has been an ad hoc, factual inquiry.
State Requirements In 1995, the Idaho State Legislature amended the Local Land Use Planning Act to include “[a]n analysis of provisions which may be necessary to ensure that land use polices, restrictions, conditions and fees do not violate private property rights, adversely impact property values or create unnecessary technical limitations on the use of property . . .” Idaho Code § 67-6508 (a). Although a comprehensive plan that contains such analysis does not provide an absolute defense to a taking claim, some courts give weight to comprehensive plans when they consider taking problems. Courts seem impressed by a municipality’s efforts to plan, and the usual planning process that strives to comprehensively balance land use opportunities throughout a given community. In an effort to provide municipalities guidance with regards to “takings,” the Office of the Attorney General of the State of Idaho has prepared the following checklist in reviewing the potential impact of a regulatory or administrative action upon specific property. 1) Does the regulation or action result in a permanent or temporary physical occupation of private property? Regulation or action resulting in a permanent or temporary physical occupation of all or a portion of private property will generally constitute a “taking.” For example, a regulation that required landlords to allow the installation of cable television boxes in their apartments was found to constitute a “taking.” (See Loretto v. Teleprompter Manhattan CATV Corp., 458 U. S. 419 [1982]).
2) Does the regulation or action require a property owner to dedicate a portion of property or
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APPENDIX A: PLANS AND PROPERTY RIGHTS to grant an easement? Carefully review all regulations requiring the dedication of property or grant of an easement. The dedication of property must be reasonably and specifically designed to prevent or compensate for adverse impacts of the proposed development. Likewise, the magnitude of the burden placed on the proposed development should be reasonably related to the adverse impacts created by the development. A court will also consider whether the action in question substantially advances a legitimate state interest. For example, the United States Supreme Court determined in Nollan v. California Coastal Comm’n 483 U. S. 825 (1987) that compelling an owner of waterfront property to grant a public easement across his property that does not substantially advance the public’s interest in beach access, constitutes a “taking.” Likewise, the United States Supreme Court held that compelling a property owner to leave a public green way, as opposed to a private one, did not substantially advance protection of a floodplain, and was a “taking.” (Dolan v. City of Tigard, 114 U. S. 2309 [June 24, 1994]). 3) Does the regulation deprive the owner of all economically viable uses of the property? If a regulation prohibits all economically viable or beneficial uses of the land, it will likely constitute a “taking.” In this situation, the agency can avoid liability for just compensation only if it can demonstrate that the proposed uses are prohibited by the laws of nuisance or other preexisting limitations on the use of the property. (See Lucus v. South Carolina Coastal Coun., 112 S. Ct. 2886 [1992].) Unlike one, and two property available. (See Florida Rock Industries, Inc. v. United States, 18 F.3d 1560 [Fed. Cir. 1994]). The remaining use does not necessarily have to be the owner’s planned use, a prior use or the highest and best use of the property. One factor in this assessment is the degree to which the regulatory action interferes with a property owner’s reasonable investment-backed expectations.
Carefully review regulations requiring that all of a particular parcel of land be left substantially in its natural state. A prohibition of all economically viable uses of the property is vulnerable to a takings challenge. In some situations, however, there may be preexisting limitations on the use of property that could insulate the government from takings liability. 4) Does the regulation have a significant impact on the landowner’s economic interest? Carefully review regulations that have a significant impact on the owner’s economic interest. Courts will often compare the value of property before and after the impact of the challenged regulation. Although a reduction in property value alone may not be a “taking,” a severe reduction in property value often indicates a reduction or elimination of reasonably profitable uses. Another economic factor courts will consider is the degree to which the challenged regulation impacts any development rights of the owner. As with three, above, these economic factors are normally applied to the property as a whole.5) Does the regulation deny a fundamental attribute of ownership? Regulations that deny the landowner a fundamental attribute of ownership — including the right to possess, exclude others and dispose of all or a portion of the property — are potential takings. The United States Supreme Court recently held that requiring a public easement for recreational purposes where the harm to be prevented was to the flood plain was a “taking.” In finding this to be a “taking,” the Court stated: The city never demonstrated why a public green way, as opposed to a private one, was required in the interest of flood control. The difference to the petitioner, of course, is the loss of her ability to exclude others . . . [This right to exclude others is “one of the most essential sticks in the bundle of rights that are commonly characterized as property.”] Dolan vs. City of Tigard, 114 U. S. 2309 (June 24, 1994). The United States\ Supreme Court has also held that barring the inheritance (an essential attribute of ownership) of certain interest in land held
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APPENDIX A: PLANS AND PROPERTY RIGHTS by individual members of an Indian tribe constituted a “taking.” Hodel v. Irving, 481 U. S. 704 (1987). 5) Does the regulation serve the same purpose that would be served by directly prohibiting the use or action, and does the condition imposed substantially advance that purpose? A regulation may go too far and may result in a takings claim where it does not substantially advance a legitimate governmental purpose. (Nollan v. California Coastal Commission, 107 S CT. 3141 [1987]; Dolan v. City of Tigard, 114 U. S. 2309 [June 24, 1994]). In Nollan, the United States Supreme Court held that it was an unconstitutional “taking” to condition the issuance of a permit to land owners on the grant of an easement to the public to use their beach. The Court found that since there was not indication that the Nollans’ house plans interfered in any way with the public’s ability to walk up and down the beach, there was no “nexus” between any public interest that might be harmed by the construction of the house, and the permit condition. Lacking this connection, the required easement was just as unconstitutional as it would be if imposed outside the permit context. Likewise, regulatory actions that closely resemble, or have effects of a physical invasion or occupation of property, are more likely to be found to be takings. The greater the deprivation of use, the greater the likelihood that a “taking” will be found.
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APPENDIX B: GLOSSARY OF COMPREHENSIVE PLAN TERMS
Appendix B: Glossary of Comprehensive Plan Terms Accessory Unit A second unit, typically a rental, that is added to an existing single family home. Adaptive Reuse The modification of buildings to accommodate a land use other than that for which the building was originally constructed. Affordable Housing Housing with rents or mortgage costs that are 30% or less of the gross monthly income of a household at 80% or below the Boise Metropolitan Statistical Area median income. Airport Influence Area A delineated area around the Boise Air Terminal that is subject to increased noise and safety impacts due to the proximity of airport operations and flight patterns. Restrictions on land use and building occupancy; and requirements for noise attenuation of new structures are applied in this area. Airport Noise Zone One of several mapped noise impact areas within the Airport Influence Area. Special land use and noise attenuation regulations are in effect for the Airport Noise Zone. Area of Impact Also known as the city’s planning area. It is the land area surrounding the limits of each city, negotiated between each individual city and the county in which it lies. Each city has comprehensive planning authority for its area of impact, but until annexation occurs, zoning and development entitlement is handled by the county.
Alternative Transportation Forms of travel that are different than travel by automobile, including walking, bicycling; and use of transit vehicles such as buses, streetcars, light rail and commuter rail. Avigation Easements Property rights granted to airports by adjacent or nearby properties that allow the airport to create noise and other impacts on the properties through normal airport operations. Base Zone The uses allowed and the accompanying development standards in areas covered by the designations on the zoning map. These are noted in capital letters and often times followed by numbers. Benefit Assessment District A defined area which is voluntarily established by the property owners within it to subject themselves to special monthly or annual assessments in order to pay debt which has been incurred for a specific improvement or repair, such as storm drains, sidewalks, street lighting or similar facilities. Best Management Practice A practice or combination of practices, techniques, or measures developed, or identified by the designated agency and identified in the state water quality management plan which are determined to be the cost effective and practicable means of preventing or reducing the amount of pollution generated by non-point sources to a level compatible with water quality goals. (This proposed definition will be presented to the State Health and Welfare Board for approval).
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APPENDIX B: GLOSSARY OF COMPREHENSIVE PLAN TERMS Blueprint for Good Growth The Blueprint for Good Growth is a collaborative multi-jurisdictional effort intended to coordinate land use and public facility decisions so that growth in Ada County will be an asset to existing residents and future generations. The plan establishes an overall framework for growth management in Ada County that includes policies and strategies that ultimately will be incorporated into the plans, regulations and practices of Ada County, its cities, Ada County Highway District (ACHD) and the Idaho Transportation Department (ITD). Buffer An area within a property or site, generally adjacent to and parallel with the property line, either consisting of existing natural vegetation or created by the use of trees, shrubs, berms and/or fences and designed to limit views and sounds from the development tract to adjacent parties and vice versa. Building Codes Legislative regulations that prescribe the materials, requirements and methods to be used in the construction, rehabilitation, maintenance and repair of buildings. Boise City has adopted the Uniform Building Code (UBC), developed by the International Conference of Building Officials. Bus Rapid Transit (BRT) A public transportation system that uses buses to provide a transportation service that is of a higher speed than an ordinary bus line. Often this is achieved by having lanes that are dedicated to buses, or making improvements to existing facilities, vehicles, and scheduling. Capital Improvement Program A process of identifying and budgeting for the public facilities that a jurisdiction will need to construct in order to serve existing and anticipated development. Capital improvement programming is typically done in five year increments with annual updates. A Capital Improvement Program (CIP) must address the type of project, the location of the project, the cost of the project, the source of funds to finance
the project, the agency or department responsible for the project and the time frame for completion of the project. Capital Improvement Programs are a primary tool of most growth management programs. Certificate of Appropriateness A document awarded by the Historic Preservation Commission allowing an applicant to proceed with a proposed alteration, demolition or new construction within a locally designated historic district, following determination of the proposal’s suitability according to applicable criteria. Circulator or Circulator Transit Routes served by buses, streetcars, or other types of public transit that distributes people throughout an area. Circulators often connect with high-capacity transit stations and bring passengers within an area to and from the station. Class A, B and C Lands The Boise River System ordinance establishes three land and water habitat classifications that are afforded varying levels of protection: Class A areas provide extremely important habitats for fish and wildlife and for flood control and protection. The objective for these lands is to preserve and protect them for their primary benefits to fish and wildlife in general, and to protect bald eagle, great blue heron, trout and waterfowl habitat in particular. Class B areas provide good potential for improvements to natural resource functions and values. The objective for these lands is to invite development plans that demonstrate improvement to natural resource functions and values, and mitigate negative impacts to existing resource functions and values. Class C lands are the least important for preservation, providing limited fish and wildlife habitat and limited potential for enhancement because of incompatibility with other uses. The objective for these lands is to invite development plans that provide landscaping and other habitat improvements.
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APPENDIX B: GLOSSARY OF COMPREHENSIVE PLAN TERMS Climate Change or Global Warming Changes to the climate due to human caused emissions of greenhouse gases and their increased concentrations in the atmosphere. These changes have been linked to an increase in global and regional average temperatures, which is referred to as global warming. Major greenhouse gases (GHG) include water vapor, carbon dioxide (CO2), methane(CH4), nitrous oxide (N20), and ozone (O2). Community Development Block Grant (CDBG) A grant program administered by the U.S. Department of Housing and Urban Development (HUD) on a formula basis for entitlement communities. This grant allots money to cities for housing rehabilitation and community development, including public facilities and economic development. Compatible Land uses capable of existing together without conflict or ill effects. Complete Streets Streets or roadways designed and operated to enable safe, attractive, and comfortable access and travel for all users. Pedestrians, bicyclists, motorists, and public transit users of all ages and abilities are able to safely and comfortably move along and across a complete street. Community Garden A neighborhood-based, small-scale urban agriculture activity (primarily focused on fruits, vegetables and flowers) that can contribute to community development, environmental awareness, positive social interaction, community education and general health. This type of garden is generally divided into multiple plots for crop cultivation and maintained by individual parties. Conditional Use Permit A special permit required for use classifications typically having unusual site development features or operating characteristics requiring special consideration so that they may be designed, located,
and operated compatibly with surrounding development. Consolidated Housing Plan A housing and community development plan undertaken as a requirement of the U. S. Department of Housing and Urban Development (HUD). The Consolidated Plan succeeds the Comprehensive Housing Affordability Strategy (CHAS), and makes it possible for entitlement cities to access federal Community Development Block Grant (CDBG) and HOME funds as a single grant submission. The Consolidated Plan endeavors to address the housing and community development needs of low and moderate income households, and special needs populations within the city. Cross- Access Agreement An agreement between adjacent property owners in which internal connections are provided between parking areas in order to improve traffic flow on the street by minimizing the number of access points needed. Cross-access agreements are typically obtained incrementally as a condition of approval for new development. The first on to develop will be required to make an irrevocable offer of cross-access to the adjacent parcel and must design the parking lot to accommodate the access. When the adjacent owner wishes to develop, they will be conditioned to reciprocate with a similar cross-access agreement and complete the access. Routes served by buses, streetcars, or other types of public transit that distributes people throughout an Decibel A unit of sound pressure level (abbreviated dB) which is used to express noise level. The term dB(A) is the same concept, except that it is “Aweighted” to de-emphasize very low and very high frequency sounds and to provide a better correlation with subjective reactions to noise. The term Ldn is a further refinement which is the average equivalent A-weighted sound level during a 24- hour day, averaged on an annual basis.
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APPENDIX B: GLOSSARY OF COMPREHENSIVE PLAN TERMS Density The number of units (e.g. families, persons, housing units, jobs or buildings) per unit of land, usually expressed as “per acre”. Density Transfer Credits A process permitting unused allowable densities in one area to be used in another area. Where density transfer is permitted, the average density over an area will remain constant, but will vary by subarea. Within a single development, the result will normally be a clustering of buildings on smaller lots with other land retained as open space. Design Guidelines A set of design parameters used to evaluate the acceptability of a project’s design. Diversion Rate The percentage of waste materials diverted from traditional disposal such as landfilling or incineration to be recycled, composted or reused. Facade Easements A specific category of historic easement that protects the facade of a building by controlling alterations and requiring maintenance. Fair Housing Act Fair Housing Title VIII of the Civil Rights Act of 1968, enacted to prohibit housing discrimination based on race, color, religion, national origin, handicap, sex, and/or familial status. Fire Flow The minimum number of gallons per minute that are needed to fight a fire in a structure, for two continuous hours through fire plugs in the near proximity of the structure. Fire flow requirements are established by the national Uniform Fire Code and are a factor in the city’s ISO rating. Floodway Fringe The area that lies between the floodway and the outside boundary of the 100-year flood. Also known as the 100-year floodplain. Development is
permitted in this area subject to compliance with standards for finished floor elevation and/or flood proofing. Floodway The river channel and adjacent land areas that must be reserved to discharge flood waters from a 100year flood. Development is prohibited in this area. Floor Area Ratio A measure of the amount of floor area that can be built on a site based on a predetermined ratio of allowable floor area to lot area. The Boise City Zoning Code defines Floor Area Ratio as “the sum of the horizontal areas of the several floors inside the exterior walls of a building or portion thereof divided by the lot area.” Floor Area Ratios are generally used to control building heights and/or bulk. Franchise Fees A method of financing public improvements in which the private or publicly traded purveyors of certain services in the City must pay the City a franchise fee for the opportunity of being able to operate in the City. Examples of franchise fees include those levied on cable TV providers and phone service providers. Functional Classification A system for classifying the transportation system in terms of the character of service that individual facilities are providing or are intended to provide, ranging from travel mobility to land access. Roadway system functional classification elements include freeways or expressways, other principal arterials, minor arterials, collector streets, and local streets. Future Facilities Maps Maps of the suggested general or known specific location of planned but unbuilt facilities such as schools, fire stations, power lines, sub stations, parks, etc. Future facilities maps should be prepared by the various service providers and should be based upon needs projected from data such as growth projections, comprehensive plan land use
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APPENDIX B: GLOSSARY OF COMPREHENSIVE PLAN TERMS maps and policies, and zoning. Such maps may be adopted into the Comprehensive Plan. Future Land Use Map The Future Land Use Map depicts the general distribution of proposed land uses, by general category, throughout the city and, in conjunction with other applicable policies of the Comprehensive Plan, provides direction for which zoning designations may be appropriate. The map is included in Chapter 4 of the Comprehensive Plan. Gateway Building A building located at a gateway and which dramatically marks this entrance or transition through massing, extended height, use of arches or colonnades, or other distinguishing features. Gateway/Gateway Treatment A major corridor of entry into the City of Boise that will tend to create initial impressions of the City for visitors. Gateway streets should be subject to enhanced design review standards such as signage, landscaping, architecture, vehicular access and materials. Green Building/Green Design The US Environmental Protection Agency defines green buildings as Structures that incorporate the principles of sustainable design-design in which the impact of a building on the environment will be minimal over the lifetime of that building. Green buildings incorporate principles of energy and resource efficiency, practical applications of waste reduction and pollution prevention, good air-quality and natural light to promote occupant health and productivity, and transportation efficient in design and construction, during use and reuse. Green Infrastructure Natural systems and processes that perform environmental services that benefit humans and their settlements. These environmental services include reducing flooding, recharging aquifers for which people obtain their drinking water, and cleaning storm water.
Gross Acreage A measure of land area in which the amount of land credited to a parcel or parcels includes the area out to the centerline of abutting public streets or other public rights-of-way. The Future Land Use Map residential density designations are based upon gross acreage rather than net acreage, which counts only the legal parcel area minus any land that must be dedicated to public street or other public right ofway. Growth Management A process of managing the growth and development of a community in such a way that the amount and location of growth that occurs is anticipated by local agencies and necessary public services are planned and financed to occur in conjunction with the growth and resulting need for those services. Growth management is not taken to mean the setting of arbitrary caps on development nor the establishment of a preferred rate of growth. However, growth may be purposely slowed or delayed if it is apparent that essential services will be overwhelmed by growth. When a method is found to plan and finance the necessary services, growth may be allowed to resume at the market pace. High Capacity Transit Fixed-rail transit, bus rapid transit, or multiple high frequency bus routes that operate on no less than ten-minute headways at peak service, or by commuter rail service that connects the station area to other regional employment or activity centers. Highest and Best Use The use of a property that will bring to its owners the greatest profit. In theory, the economics of the real estate market establish a maximum value for each parcel of land at any given time. Highest and best use may not be the same as the use planned for an area through the Future Land Use Map. Historic Easements Any easement, restriction, covenant or condition running with the land designed and designated to
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APPENDIX B: GLOSSARY OF COMPREHENSIVE PLAN TERMS preserve, maintain and enhance all or part of the existing state of place of historical, architectural, archeological, educational or cultural significance. Homeless Shelter A facility providing temporary housing to populations who are homeless, transient, or indigent, which may also provide ancillary services such as meals and counseling. Impact Fees A method of financing off-site public improvements in which developers are charged a facility specific fee in proportion to the amount of need for the facility that their development project will generate. A jurisdiction must first establish impact fee districts and quantify the amount of need for facility improvements that each new development in the district will create. Fees are typically assessed on a per-square foot of construction basis. Examples of impact fees are traffic impact fees and park impact fees. State legislation is required to authorize the creation of impact fees for specific types of facilities. Infill Housing Housing units constructed on small remnant parcels within otherwise developed neighborhoods. The city has historically allowed higher density housing than the zoning would otherwise allow on such lots as a means of encouraging the efficient use of land. To qualify as an infill lot, a developer must demonstrate that sewer and water service are available and that 80 percent of the parcels within a 300 foot radius of the subject lot are developed. Inventory of Historic Places A compilation of site forms and information gathered on historic and potentially historic sites in Idaho. The Inventory includes 35,000-40,000 sites of historic, architectural or archeological interest. It is maintained by the State Historic Preservation Office, within the Idaho State Historical Society. Intensity of Use The number of dwelling units per acre for residential development and floor are ratio (FAR) for
nonresidential development, such as commercial, office, industrial, and public/institutional. Internal Consistency A finding that the various goals, objectives and policies of the chapters and subsections of the Comprehensive Plan do not contradict one another. The Comprehensive Plan may not be amended in such a way that conflicting policies are caused to exist. Internal consistency of the Comprehensive Plan policies is important to maintain so that proper and defensible findings for approval or denial of applications may be made, based upon the plan Jobs/Housing Balance An optimum ratio of employment opportunities to housing opportunities within a limited area that is deemed to minimize the need for long distance automobile commutes, thereby reducing traffic congestion and improving air quality. A ratio of 1.5 jobs for every housing unit is generally considered to be an appropriate jobs/housing balance. Leadership in Energy in Environmental Design (LEED) LEED is an internationally recognized green building certification system, providing third-party verification that a building or community was designed and built using strategies aimed at improving performance across all the metrics that matter most: energy savings, water efficiency, CO2 emissions reduction, improved indoor environmental quality, and stewardship of resources and sensitivity to their impacts. (source US Green Building Council) Level of Service A measure of the effectiveness of a transportation network, or the elements thereof, such as roadways and intersections. LOS is expressed as a letter A-F, with A being best and F being worst. ACHD has set LOS D as an acceptable level of service for collectors and minor arterials, and LOS E as an acceptable level of service for principal arterials. Linkage A line of communication, such as a pathway, arcade,
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APPENDIX B: GLOSSARY OF COMPREHENSIVE PLAN TERMS bridge, lane, etc., linking two areas or neighborhoods which are either distinct or separated by a physical feature, e.g. a railroad line, major arterial, or a natural feature such as a river or stream. Livable Streets for Tomorrow The Transportation and Land Use Integration Plan is an outgrowth of the region’s Blueprint for Good Growth which is aimed at addressing the best methods to manage growth for a sustainable future in Ada County, Idaho. Through the Blueprint for Good Growth and Communities in Motion longrange planning efforts, the public has stated a desire for better design of roadways and increased coordination with adjacent land uses. People have expressed preferences for roads that fit well and complement the built environment (neighborhood, downtown district, etc.). There also appears to be a strong desire for well-thought-out growth that avoids sprawl and ensures that basic services are in place and that the development does not become a drain on the prior residents. ACHD’s answer is the Transportation and Land Use Integration Plan, or TLIP, an attempt to better link land-use and transportation planning. Local Improvement District (LID) Known by the acronym LID, a system whereby adjacent and benefiting property owners share in the expense of public improvement installations. Low Income Household A household that earns or receives 80% or less of the median income for the Boise Metropolitan Statistical Area (BMSA). Very low income households are defined as earning or receiving 50% or less of the median income for the BMSA. Manufactured Housing Housing, such as mobile homes, that is shipped to the site either as a completed unit or as a number of completed sections and rooms which can be joined on-site with a minimum of effort. Massing The three-dimensional bulk of a structure consist-
ing of height, width, and depth. Master Plan A conceptual plan submitted for approval prior to application for individual entitlements. A master plan must depict the general type, amount and distribution of proposed land uses, the basic circulation system, the general location of open space, the general sizing and distribution of utilities and services, and the expected phasing of development. Subsequent plat maps and other entitlements will reviewed for consistency with the master plan. Metropolitan Planning Organization (MPO) Regional policy body, required in urbanized areas with populations over 50,000, and designated by local officials and the governor of the state. Responsible, in cooperation with the state and other transportation planning providers, for carrying out the metropolitan transportation planning requirements of federal highway and transit legislation. Mitigation Measures Matrix A matrix of locational, design and material standards that are intended to protect various types of structures and landscapes from the threat of wildfire, flooding or similar natural hazards. Mixed Use - Horizontal A development or group of developments that includes a combination of residential and commercial or office uses. The Future Land Use Map identifies several areas in which mixed use development should be required. Mixed use development may reduce reliance on automobile travel, but is not synonymous with New Urbanism. Mixed Use - Vertical A building that includes a combination of residential and commercial or office uses. Commercial uses are typically found on the ground level, with residential and/or office uses occupying the upper floors of buildings. The Future Land Use Map Identifies several areas in which mixed use should be required.
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APPENDIX B: GLOSSARY OF COMPREHENSIVE PLAN TERMS
Multi-Modal Transportation System A transportation system which employs a variety of interconnected methods of moving people and goods into, around and out of an area. These methods include but are not limited to airplanes, automobile, bus, rail, car pooling, van pooling, bicycling and walking. Multiple Objective Management Plan A plan that manages floodway and flood hazard areas for a variety of uses and objectives, including but not limited to; flood protection, water quality, aquifer recharge, habitat protection, recreation, aesthetics and development. The existing Boise River System ordinance addresses many of the issues of a Multiple Objective Management Plan, but could be expanded to provide more comprehensive emphasis on flood protection (planned periodic scouring flows, more restrictive development standards) and habitat protection (Wintering Bald Eagle study recommendations, black cottonwood forest rejuvenation). National Pollution Discharge Elimination System (NPDES) Known by the acronym NPDES. A point source permitting program established pursuant to Section 402 of the federal Clean Water Act, NPDES permits are issued for all direct discharges to surface waters including: municipal (over 100,000 population) and industrial wastewater and municipal and industrial stormwater. Boise City has two wastewater NPDES permits and is a co-permittee with ACHD, ITD, Settlers Irrigation District, Drainage District III and Boise State University (BSU) for a municipal stormwater permit.
National Register of Historic Places The official list of the nation’s cultural resources worthy of preservation. Administered and maintained by the National Park Service in the Department of the Interior.
Neighborhood Reinvestment Program (NRP) A grant program, whereby registered neighborhood associations identify and prioritize neighborhood capitol improvement projects. Neighborhood Specific Plans (NSP) A plan written by the neighborhoods with assistance from city staff that prescribes a long-range plan for neighborhood maintenance and/or improvement (See Specific Plan). Net Metering A program that allows customers to generate power on their property and connect it to a utility’s power system. The electric meter “spins” backwards, providing a credit for energy production against charges for energy used. Systems connected to the grid are referred to as “interconnected.” New Economy A knowledge and idea based economy where the keys to wealth and job creation are the extent to which ideas, innovation, and technology are embedded in all sectors of the economy. New Urbanism/Neo-Traditional Code A form of development in which a range of housing product types and supporting commercial services are provided in close proximity to one another and designed to be pedestrian-oriented. New urbanism projects do not exclude automobiles, rather, they place pedestrians on an equal basis in terms of priority.
Overlay Zones Overlay zones are special “supplementary” restrictions on the use of land beyond the requirements in the underlying zone. A parcel of land may have more than one overlay zone. These overlay designations appear on the city’s zoning maps following the base zone designations.
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APPENDIX B: GLOSSARY OF COMPREHENSIVE PLAN TERMS
Park Classifications: Community Park Usually exceeds 20 acres in size and serves a one to two mile radius. Because community parks are larger they typically require additional support facilities such as parking, restrooms, covered play areas, etc., and often have sports fields or similar facilities as their central focus. Large Urban Park Designed to serve the entire community and provide a wide variety of specialized facilities such as sport fields, indoor recreation facilities and large picnic areas. Large urban parks usually exceed 50 acres, and should be designed to accommodate many people. Linear Park Open space areas that generally follow a stream corridor, ravine, street or other elongated feature. They often contain various types of trail systems. These parks vary greatly in size and service standards. Mini-Park Also referred to as pocket parks, these parks are typically single purpose play lots designed for young children. Because of their small size (less than two acres), facilities are usually limited to a small grass area, a children’s playground and a bench or a picnic table. A mini-park site should be located central to its quarter-mile service area. The Boise Parks and Recreation Department does not provide Mini-Parks. Neighborhood Park A combination playground and park, designed primarily for non-supervised, unorganized recreational activities. Neighborhood Parks are generally three to ten acres, and typically serve residents within a half-mile radius.
Regional Park Large recreational parks which serve the city and the area beyond. Regional parks in urban areas sometimes offer a wider range of facilities and activities such as museums and other cultural attractions. Special Use Areas Public recreation lands with a single purpose facility or activity that does not fit into any other category. Examples of these types of facilities include sports complexes, golf courses, interpretive parks, etc. Natural Open Space Land maintained primarily in its natural condition, with recreation uses potentially accommodated where they do not conflict with natural values. Such lands provide opportunities to observe nature and obtain a higher level of solitude than is typically found in developed parks. Parkway A planting area located within the public right-ofway typically located between the curb and the sidewalk, and planted with ground cover and trees. Pedestrian Oriented Development Development designed with an emphasis primarily on the street sidewalk and pedestrian access to buildings rather than on automobile access and parking spaces. Planned Unit Development (PUD) A development project, typically residential, entitled under the provisions of the Planned Development section of the Boise City zoning code. Under these provisions, a development can deviate from minimum lot sizes and other standard requirements of the code, in return for provision of common open space and other more creative design features. Planning Area On the largest scale, the entire area (Area of Impact) for which the city has authority to prepare comprehensive plans. On a smaller scale, planning area
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APPENDIX B: GLOSSARY OF COMPREHENSIVE PLAN TERMS refers to the various sub-areas (i.e. West Bench, Central Bench, Southwest, etc,) which the city has defined as making up the larger planning area. These sub-areas are defined by physical barriers and/or the character of existing developments within them, and may each have specific planning objectives and policies articulated in the Comprehensive Plan.
2) Neighborhood Reinvestment Program (NRP), a grant program, whereby neighborhoods identify and prioritize neighborhood capitol improvement projects; and 3) Neighborhood Specific Plans (NSP)--A plan written by the neighborhoods with assistance from city staff that prescribes a long-range plan for neighborhood maintenance and/or improvement.
Police Priority Response Times The Police Department maintains an internal standard for response times. Priority Three calls, such as serious crimes in-progress or crimes posing imminent physical danger, receive a three-minute response time from time dispatched. Priority Two calls, such as domestic violence, receive a six to eight minute response; and Priority One calls, such as vandalism, receive a 20-minute response, but may not be dispatched for several hours if there are higher priority calls.
Rowhouses Single-family housing built on narrow lots and without side yards. These houses are built to the property line without any space between them and so when viewed, can give the impression of a row of houses.
Projects of Neighborhood Impact A proposed development which, because of the nature of its proposed use, size, or other considerations will impact a given neighborhood and therefore requires special review. Regional Fair Share Housing Program A regional housing strategy, whereby a fair share allocation of regional housing demands must be planned for and accepted by local jurisdictions. Fair share formulas are usually based on population need, percentage of existing affordable units, and the ability to accommodate additional growth. Registered Neighborhood Associations These are neighborhood associations which are officially registered with the city. Neighborhood Associations which are officially registered with the city are entitled to the following program benefits: 1) Early Notification System (ENS), a City to neighborhood written communication of Planning Commission level development applications (conditional use, variance, annexation, and/or rezone) that are planned within a neighborhood’s geographic boundary;
Screening and Bufferyard Program A proposed program in which potentially unattractive uses such as loading docks, storage areas and mechanical equipment are screened or buffered from view through techniques such as dense landscaping, decorative fencing, parapet walls, and other measures. Section 8 Housing Rental housing partially subsidized through the Federal Section 8 program. Strip Commercial A variety of unrelated retail, service and fast food uses that are located at mid block locations along arterials, oriented to take advantage of passing automobile traffic. Connectivity between strip commercial uses is usually poor, and each use will often have its own curb cut onto the arterial. Sustainable Community A sustainable community is one where the economic, social, and environmental systems are in balance, so as to provide a healthy, productive, and meaningful life for its residents, without compromising the ability of future generations to meet their own needs. Single Room Occupancy A residential unit designed for the occupancy by
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APPENDIX B: GLOSSARY OF COMPREHENSIVE PLAN TERMS one or two individual tenants. Such units typically do not have both separate bathroom and kitchen facilities. Southeast Ground Water Management Plan A 17-square mile management area in southeast Boise that has been established by the Idaho Department of Water Resources, due to declining groundwater levels in the area. Establishment of the management area limited additional development of the aquifer. A groundwater management plan for this area will be prepared by the state that will determine the future use of ground water in the area and may suggest land use regulations to promote recharge. Special Overlay District An area with unique issues that are not adequately addressed through standard zoning provisions. For these areas, overlay zoning districts exist or are proposed that add additional zoning limitations or requirements over the existing zoning. In such cases, the existing zoning is the “base zone”, and the “overlay zone” adds the additional standards that must be followed. Special Resource Water Those specific segments or bodies of water designated in state water quality standards as needing intensive protection in order to preserve outstanding or unique characteristics or to maintain current beneficial use. The Idaho Division of Environmental Quality is the state agency responsible for assessing and designating uses for waters of the state. Specific Plan Specific Plan Districts address concerns to an area when other zoning mechanisms cannot achieve the desired results. An area may be unique based on natural, economic or historic attributes; be subject to problems from rapid or severe transitions of land use; or certain public facilities which require specific land use regulations for their efficient operation. Specific Plan districts provide a means to modify zoning regulations for specific areas defined in master, neighborhood, or community plans. Each
Specific Plan has its own nontransferable set of regulations. Specific Plan district regulations are applied in conjunction with a base zone. The specific regulations of the base zone, overlay zones, or other regulations apply unless the Specific Plan District provides other regulations for the same specific topic. Storm Drainage Surface stormwater that is collected and conveyed through inlets and buried pipes to a point where is safely discharged, either into open water or into the ground. It is a substitute for natural surface drainage and infiltration. Streetscape The space between the buildings on either side of a street that defines its character. The elements of a streetscape include: building frontage/façade, landscaping (trees, yards, bushes, plantings, etc.), sidewalks, street paving, street furniture and street lighting.
Sustainable Development Development with the goal of preserving environmental quality, natural resources and livability for present and future generations. Sustainable initiatives work to ensure efficient use of resources. Tax Increment Financing A program designed to leverage private investment for economic development projects in a manner that enhances the benefits accrued to the public interest. Traffic Calming A variety of physical methods used to control traffic flow, maintain a safe and comfortable neighborhood and decrease the dominance of cars through physical or regulatory control of speed or movement on local and collector streets. Examples of traffic calming tools include speed humps, chokers and traffic circles. Transit-Oriented Development
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APPENDIX B: GLOSSARY OF COMPREHENSIVE PLAN TERMS A form of development in which high density uses and or activity/employment centers are located in very close proximity to existing or planned transit facilities. Transportation Demand Management Known by the acronym TDM, a variety of measures that are intended to minimize the number of new automobile trips that new developments generate. Such measures may include but are not limited to; provision of bike lanes, park and ride lots, bus stops, rideshare programs, employee incentives for alternative transportation measures, employer provided bike lockers and shower facilities, carpool lanes, traffic calming devices, etc. Transportation Improvement Program Known by the acronym TIP, a five year program of planned and budgeted transportation improvements supported by the Ada County Regional Transportation Plan. Transportation Management Association Known by the acronym TMA, an association of employers in an area who coordinate their efforts to promote the use of alternative forms of transportation by the area’s employees. Transportation Management Associations may maintain a list of employees’ addresses used to coordinate car pool programs and may provide information on bus routes, bike lanes, park and ride lots, etc. The formation of a TMA is sometimes a condition of further development or improvement in a traffic-impacted area. Underdeveloped Land Land which has a low ratio of improvement value to land value and is therefore considered to be prime for recycling to more modern uses. Underdeveloped land is not meant to imply that all non-conforming uses, old uses or housing constructed at densities below the maximum allowed by the zoning should be recycled. Urban Agriculture The growing, processing, and distribution of food
and other products through intensive plant cultivation and animal husbandry in and around cities. Urban agriculture contribute to food security by increasing the amount of food available to people living in cities and by also allowing fresh vegetables and fruits to be made available to urban consumers. Urban Design The arrangement, appearance, and functionality of cities and the relationship between buildings and sites with other buildings and sites and public spaces including streets. Urban Form The location, arrangement, density, appearance, and functionality of buildings and spaces within a city and the larger landscape. Urban Service Planning Area Areas where municipal sewer facilities and most other services and utilities are available or planned in officially adopted plans. Urban services shall generally be considered to include: central water, fire protection, parks and recreation facilities, police protection, public sanitary sewers, public transit, schools, storm drainage facilities, and urban standard streets and roads. User Fees A method of financing public improvements or maintaining existing facilities by charging the users of the facilities a reasonable fee. An example of a user fee would be a park entrance fee. Vehicle Miles Traveled (VMT) Term used for describing the total number of miles traveled by a vehicle in a given time. Most conventional VMT calculation is to multiply the average length of trips by the total number of trips. Wastewater Treated or untreated water and associated contaminants resulting from agricultural, industrial, municipal and domestic sources. Wellhead Protection Area
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APPENDIX B: GLOSSARY OF COMPREHENSIVE PLAN TERMS The surface and subsurface area surrounding a well or wellfield supplying water to the public. In this area, contaminants are likely to move toward and reach a drinking water well. Wellhead Protection Program An approach intended to prevent contamination of a wellhead protection area. The federal Safe Drinking Water Act requires states to prepare wellhead protection guidelines for the use of individual jurisdictions. The Boise City Public Works Department is implementing the guidelines in the Area of Impact. Wetlands Areas that are inundated or saturated by surface water or ground water at a frequency and duration sufficient to support vegetation that is adapted for life in saturated soil conditions. Wetlands are protected through a variety of federal and other regulations. Wintering Bald Eagle Conservation Plan A special study prepared by the Bald Eagle Task Force including recommendations for special setbacks, land use restrictions and other management techniques intended to ensure the continued presence of wintering bald eagle in Boise. The recommendations were intended to provide guidance for future Comprehensive Plan policies, Boise River System ordinance amendments and project conditions of approval.
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APPENDIX B: GLOSSARY OF COMPREHENSIVE PLAN TERMS
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APPENDIX C: AREAS OF CHANGE AND STABILITY
Appendix C: Areas of Change and Stability Planning Area Maps This appendix includes a map delineating the areas of change and the areas of stability for each of the planning area listed below: • Airport Planning Area •
Barber Valley Planning Area
•
Central Bench Planning Area
•
Downtown Planning Area
•
Foothills Planning Area
•
North /East Ends Planning Area
•
Northwest Planning Area
•
Southeast Planning Area
•
Southwest Planning Area
•
West Bench Planning Area
Areas of Change and Stability As discussed in Chapter 3: Community Structure and Design, a series of workshops were held with the Neighborhood Council and the broader community to identify established land use patterns, existing zoning, areas where new development, infill, or redevelopment could occur, and the types of development that would be likely to occur in each location. This process helped shape the location and composition of areas of change and areas of stability. Criteria to define generalized areas are as follows: Areas of Stability Areas identified as “Areas of Stability” generally meet one or more of the characteristics below: NEW OR RECENT CONSTRUCTION New or recently constructed development in which change will be limited to the completion of elements included as part of the current phase of the Master Plan or Planned Unit Development that are
already under construction. ESTABLISHED AREAS Established area that meet a combination of the following criteria: • Stable or increasing property values. •
Absence of new building or tear-down permits in the past 10 years.
•
Absence of vacant or underutilized land.
•
Protective regulations, such as an historic district, in place that limit degree to which alterations in the existing pattern may occur.
•
Underlying zoning consistent with built pattern.
Areas of Change The degree of change anticipated to occur within areas identified as “Areas of Change” may vary dramatically; therefore, three categories have been established to help distinguish these areas. This additional level of specificity is intended to increase the level of predictability for residents and property owners about the degree of change that is anticipated in their planning area. The process of identifying these areas helped to define the distribution of land uses on the Future Land Use map. Areas of Change and Stability maps for each planning area are intended to serve as a general guide for considering development proposals in each area when used in conjunction with the Future Land Use map. The maps are not intended to be a used as a stand-alone decision making tool for use in reviewing, approving, or denying a proposed development; rather, they are intended to be one of many considerations to be taken into account within the context of the goals and policies contained in this plan and the city’s normal review processes.
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APPENDIX C: AREAS OF CHANGE AND STABILITY Categories are described below: LEVEL 1: SIGNIFICANT NEW DEVELOPMENT OR REDEVELOPMENT ANTICIPATED Significant new development anticipated on vacant parcels in the area. New development typically consists of a similar use and development intensity as found in the immediate area. Redevelopment of underutilized parcels may also be anticipated and may result in a change of use and/or a change in development intensity. Redevelopment potential triggered by one or more of the following criteria: • Location of property (e.g., along planned transit corridor or other major travel corridor, or within an existing Redevelopment District); •
Potentially underutilized nature of property (e.g., low improvement to land value ratio, vacant buildings;
•
Redevelopment plan or approved development currently in place;
•
Relocation or planned relocation of a major use (e.g., school); or
•
Completion of additional phases of an approved Master Plan or Planned Unit Development that are approved but are not currently under construction.
improvement to land value ratio; and/or •
Desirable location and/or neighborhood character.
Although a change in use would not be likely to occur in Level 2 areas, the density at which the use occurs may increase. LEVEL 3: REINVESTMENT IN ESTABLISHED INFRASTRUCTURE NEEDED Reinvestment in infrastructure necessary to stabilize area and prevent further decline. Infrastructure needs will vary by location but may include upgrades to existing public facilities such as: • Schools; •
Parks;
•
Streets; and/or
•
Water and wastewater system
LEVEL 2: SOME INFILL AND REDEVELOPMENT OPPORTUNITIES Some market-driven infill and redevelopment likely to occur within an established area. A Level 2 designation would typically be limited to areas with one or more of the following characteristics: • Availability of vacant lots or small parcels suitable for infill; •
A built pattern that is less intense than the underlying zoning allows (e.g., single-family detached neighborhood with lot sizes far in excess of minimum lot size requirements or single-family detached neighborhood with zoning that permits attached units, such as duplexes or townhomes);
•
High concentration of building permit and/ or tear down activity in past ten years;
•
High concentration of parcels with a low
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APPENDIX C: AREAS OF CHANGE AND STABILITY
Airport Planning Area: Areas of Stability and Change Bo ise r ve Ri
Fiv em
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BOISE AIRPORT
Cr ee k
84
SIMPLOT COMPLEX
Legend Mixed-Use Activity Centers Regional Activity Center
Community Activity Center Neighborhood Activity Center
Areas of Change/Stability Degree of Anticipated Change
1 - Significant New Development/ Redevelopment Anticipated 2 - Some Infill and Redevelopment Anticipated 3 - Reinvestment in Established Infrastructure Needed
Other Parks and Open Space Area of Impact
0
0.25
0.5
1 Miles
Source: City of Boise GIS, Ada County Assessor, Boise City Public Works Department, Clarion Associates (2009) October 2009 (Draft)
Area of Stability
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APPENDIX C: AREAS OF CHANGE AND STABILITY
Barber Valley Planning Area: Areas of Stability and Change Legend Mixed-Use Activity Centers Bo ise
Regional Activity Center
r ve Ri
PA R
Community Activity Center
KC EN
Neighborhood Activity Center
TE R
Areas of Change/Stability Degree of Anticipated Change
1 - Significant New Development/ Redevelopment Anticipated 2 - Some Infill and Redevelopment Anticipated 3 - Reinvestment in Established Infrastructure Needed
LAW
MARIANNE WILLIAMS PARK
BERGESON
BARBER PARK
Area of Stability
RT KE C E
Other Parks and Open Space Area of Impact
ALTA HARRIS PARK
BO I
L ER A FED
HOLCOMB
SE
0
BARBER POOL RESERVE
0.125
0.25
0.5 Miles
Source: City of Boise GIS, Ada County Assessor, Boise City Public Works Department, Clarion Associates (2009) October 2009 (Draft)
SIMPLOT COMPLEX
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Central Bench Planning Area: Areas AD of Stability and Change W
USTICK
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TARGEE
TARGEE
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VICTORY
LINDEN
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VICTORY
SHOSHONE PARK
VICTORY
ELDE R
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SATURN
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BROXON
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AMITY
Community Activity Center Neighborhood Activity Center
Other
0.15
0.3
0.6 Miles
Source: City of Boise GIS, Ada County Assessor, Boise City Public Works Department, Clarion Associates (2009) October 2009 (Draft)
Area of Impact
Area of Stability DESERT
BO IS E
COMME RCE ENTERP RISE
0
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k
1 - Significant New Development/ Redevelopment Anticipated 2 - Some Infill and Redevelopment Anticipated 3 - Reinvestment in Established Infrastructure Needed
AMITY
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Legend Areas of Change/Stability Degree of Anticipated Change
1 - Significant New Development/ Redevelopment Anticipated 2 - Some Infill and Redevelopment Anticipated 3 - Reinvestment in Established Infrastructure Needed
BO IS E
Other Parks and Open Space Area of Impact
0
Area of Stability
0.25
0.5 Miles
Source: City of Boise GIS, Ada County Assessor, Boise City Public Works Department, Clarion Associates (2009) October 2009 (Draft)
C-6
BLUEPRINT BOISE
APPENDIX C: AREAS OF CHANGE AND STABILITY
BO GU SB
ASI N
Foothills Planning Area: Areas of Stability and Change Legend Mixed-Use Activity Centers Regional Activity Center
HIL L
is e Bo
Community Activity Center
u Co
BOGART
y nt
Degree of Anticipated Change
1 - Significant New Development/ Redevelopment Anticipated 2 - Some Infill and Redevelopment Anticipated 3 - Reinvestment in Established Infrastructure Needed
PIERCE PARK
GARY
Garden City
JOPLIN
Neighborhood Activity Center
Areas of Change/Stability STA TE
Area of Stability
Parks, Open Space, and Conservation Parks and Open Space
AL WO
Slope Protection
RT H
27TH
CAMELS BACK RESERVE
FO R
I-84
Area of Impact
0
8TH
HARRISON 15TH 13TH
ST AT E
CH IN DE N
23RD
44 TH CURTIS
LIBERTY
COLE
MILWAUKEE
MAPLE GROVE
MITCHELL
FIVE MILE
IRENE AD AM S
Other
HULLS GULCH RESERVE
SUNSET
SHAMROCK
0.25 0.5
1 Miles
Source: City of Boise GIS, Ada County Assessor, Boise City Public Works Department, Clarion Associates (2009) October 2009 (Draft)
T
MILITARY RESERVE
MA FR IN ON T
EMERALD
EXECUTIVE
FRANKLIN
BO IS E
KOOTENAI
GEKELER
TE R
ek
LAW
APPLE
BROADWAY
r
PA RK CE N
ve Ri
VISTA
ise
ile Cre
VICTORY
Bo
Eightm
ORCHARD
OVERLAND
COLE
DESERT
SPR I
NG S RT
KE EC
AMITY BO ISE
LA GRANGE
WA RM
BARBER POOL RESERVE
84 GOW EN
LAKE HAZEL
21
EDGEWOOD
NG FEATHER
E EIS
CHAPIN
A NM N
BLUEPRINT BOISE
C-7
PIERCE PAR
APPENDIX C: AREAS OF CHANGE AND STABILITY
N
R
H
Y
JO IN
EL LE
D
N
N
S
LA
FE
S
R
North/East End Planning Area: Potential Areas of Change COLLISTER
G
CATALPA
CATALPA
H
IL
L
CARTW RIGHT
BO
GU
S BA
SIN
CU
BRAE
ING RL
O C
R
E
MERE
TAFT
AM
SY
TH
WILLOW LANE COMPLEX
L IA R
ND EN
LIBERTY
NORTHVIEW
36
TH
EW VI D N LA TH
CURTIS
Community Activity Center
8TH
CH I
8TH
Regional Activity Center
MILITARY RESERVE
UNION
16
Neighborhood Activity Center
HA YS
VIEW
9T
H
FAIR
14
TH
13
TH
27TH
COLE
S
K
13TH
C
27TH
STI
28TH
EM M S AN R TE VE
U
Mixed-Use Activity Centers
H
ST AT E
AD AM
O
Legend
IG
IRE NE
44
USTICK
H
CAMELS BACK RESERVE
VETERANS MEMORIAL
S
HARRISON
AM
15TH
W
23RD
VIE
23RD
IN
44 TH
TA
HULLS GULCH RESERVE
SUNSET
HI LL
TH
UN
SUNSET
SUNSET 32ND
50
AD
MO
36TH
OR
TH
AL W
6T
H
E
JE
FF
ER
O CK
SO
N
4T
H
NN
2N
D
11
MAI
D
N
RE 1S
TO PI CA
MOUN
TAIN
TA
BL
E
R
O
C
K
FR
MYR
ON
ES
PI
IN
IN
KL
HA
AN
ER
CE
AV
EN
UE
B
MCKINLEY
T
TL E
CASTLE ROCK
WA
LN
UT
ORCHA RD
IVE
RS
ITY
ROOSE VELT
UN
Other
SHAW
FOOTHILLS EAST RESERVE FR
JULIA DAVIS PARK
3 - Reinvestment in Established Infrastructure Needed FRANKLIN
E
RVE
L
2 - Some Infill and Redevelopment Anticipated
Area of Stability
SERV
E RES
T
3R
CURTIS
ANN MORRISON PARK
EME RALD
FAIRMONT
LIBE RTY
BA
AM
1 - Significant New Development/ Redevelopment Anticipated
FRANKLIN
TH
A
O
H
ER
R
N
AH
5T
RIV
E
A
ID
RT
IRVING
IC
10
TH
REL INE
FO
Degree of Anticipated Change
SHO
ST AT
MA FR IN ON T
DEN
12
CHIN
TH
FAIRVIEW
Areas of Change/Stability
PA
RK
M SP
LINCOLN
LATAH
Parks and Open Space
RI
PARKCENTER
NG
BEACON
CASSIA
AR W
WARM SPRINGS PARK
ROS E HILL
MALLARD
HIGHLAND
0.15
0.3
NEZ PE RCE
FEDERA
0.6 Miles
COLUMBUS
0
BROADWAY
WIND
S ONG
OV ERLA ND
E
OWY HEE
KOOTENAI
DIV IS ION
PROTEST VISTA
Area of Impact
BO IS
BROADWAY
S
Slope Protection
PENNSYLVA NIA
L
Bo ise
GE KELER
R RU N
PL AP
LAW
GO W EN
C-8
APPLE
E
VICTORY
E
IS
TARGEE
COLE
VE RI
BO
TARGEE
r ve Ri
Source: City of Boise GIS, Ada County Assessor, Boise City Public Works Department, Clarion Associates (2009) October 2009 (Draft)
BLUEPRINT BOISE
APPENDIX C: AREAS OF CHANGE AND STABILITY
Northwest Planning Area: Areas of Stability and Change Mixed-Use Activity Centers Regional Activity Center
Community Activity Center Neighborhood Activity Center
Areas of Change/Stability Degree of Anticipated Change
1 - Significant New Development/ Redevelopment Anticipated 2 - Some Infill and Redevelopment Anticipated 3 - Reinvestment in Established Infrastructure Needed
BOGART
Area of Stability
Other
GARY
Garden City
Parks and Open Space Slope Protection
PIERCE PARK
Area of Impact
CASTLE
0
0.15
0.3
0.6 Miles
RT
H
WILLOW LANE COMPLEX
ST AT E
SUNSET
8TH
13TH
AL WO
CATALPA
36TH
COLLISTER
Source: City of Boise GIS, Ada County Assessor, Boise City Public Works Department, Clarion Associates (2009) October 2009 (Draft)
44 TH
CH IN DE
N
FO RT
27TH
HIL L
Legend
DRY CREEK CEMETERY
BLUEPRINT BOISE
C-9
IRENE
27TH
8TH
Southeast Planning Area: Areas of Stability and Change MA FR IN ON T
ANN MORRISON PARK
E RES
JULIA DAVIS PARK
Legend
RVE
Mixed-Use Activity Centers Regional Activity Center
Community Activity Center Neighborhood Activity Center
Areas of Change/Stability Degree of Anticipated Change
1 - Significant New Development/ Redevelopment Anticipated 2 - Some Infill and Redevelopment Anticipated 3 - Reinvestment in Established Infrastructure Needed
Bo ise
Other
TE R
Parks and Open Space Area of Impact
BARBER ERT K PARK EC
BERGESON BOISE AIRPORT
Area of Stability
LAW
APPLE
PA RK CE N
r ve Ri
IS E BO
GEKELER
BO ISE
0
84
BARBER POOL RESERVE
0.25
0.5
1 Miles
Source: City of Boise GIS, Ada County Assessor, Boise City Public Works Department, Clarion Associates (2009) October 2009 (Draft)
21
SIMPLOT COMPLEX
21
L ERA FED
GOW EN
HOLCOMB
Boise
FO RT
BROADWAY
I-84
23RD
ST AT E
CH IN DE N
HARRISON 15TH 13TH
APPENDIX C: AREAS OF CHANGE AND STABILITY
AD AM S
AN NM EISE
C-10
BLUEPRINT BOISE
CUR
LIB
MIL
MA
MI
FIV
SHAMROCK
CLO
FAIRVIEW
I-84
MA FR IN ON T
E RES
APPENDIX C: AREAS OF CHANGE AND STABILITY
RVE
EXECUTIVE FRANKLIN
FRANKLIN
Boise
Southwest Planning Area: Areas of Stability and Change 84
BO IS
E
Fiv em
ile
BOISE AIRPORT
Cr ee k
HIGHLANDER LA GRANGE
DESERT
FIVE MILE
CLOVERDALE
MURGOITIO SITE
GO W EN
COLE
eek ile Cr
VICTORY
GOW EN
LAKE HAZEL
CHAPIN COLUMBIA
Legend Mixed-Use Activity Centers
Areas of Change/Stability Degree of Anticipated Change
Regional Activity Center
Community Activity Center Neighborhood Activity Center
1 - Significant New Development/ Redevelopment Anticipated 2 - Some Infill and Redevelopment Anticipated 3 - Reinvestment in Established Infrastructure Needed
Other Parks and Open Space Area of Impact
0
0.25
0.5
Area of Stability
1 Miles
KUNA
KUNA
PLEASANT VALLEY
Source: City of Boise GIS, Ada County Assessor, Boise City Public Works Department, Clarion Associates (2009) October 2009 (Draft)
BLUEPRINT BOISE
C-11
GEKELER
Eigh tm
BROADWAY
EAGLE
ORCHARD
OVERLAND
BALLENTI
FLOATING FEATHER EDGEWOOD
APPENDIX C: AREAS OF CHANGE AND STABILITY HIL L HIL
EDGEWOOD
STATE
L
West Bench Planning Area: Areas of Stability and Change ST AT
E
G
CH UL
PIERCE
PARK
AN
SE
AM
EDGE
HORS ESHOE BEND
WOOD
HWY 55
HWY 44
NA
Legend
HILL ROAD
GHT
UTAH
BOGA RT
MACE
Regional Activity Center
GILLIS
HI LL
GA RY
IDE
ND
IN
1 - Significant New Development/ Redevelopment Anticipated 2 - Some Infill and Redevelopment Anticipated 3 - Reinvestment in Established Infrastructure Needed
G
Y R R S N EL LE
CATALPA
GLENWOOD
MITCHE LL
ST AT E
AL WO
GODDARD
Area of Impact
TA
IN
VI
H
SUNSET
IL
SUNSET
L
13TH
UN
EW
AD
S
S
Source: City of Boise GIS, Ada County Assessor, Boise City Public Works Department, Clarion Associates (2009) October 2009 (Draft) 36
TH
IN
D
E
18 TE
RS
4
TE TA
IC
A
N
A
AM
13 TH
LIBE RTY
11
CURTIS
L TO PI CA ROOSE VELT
FED
Meridian
ER
ROS E HILL
COLE
LATAH
AL
CASSIA
VISTA
BO I
CLOVERDA LE
KOOTENAI
SE
ORCHA RD
ENTERTAINME NT
OWY HEE
OVERLAND
OV ERLA ND
RES
EME RALD
Boise
84
MA FR IN ON T
TH
ER
E
R
RIV
FAIRMONT
ALLUMBAUGH
ELI
CURTIS
OR
IRVING
EXECUTIVE
EXECUTIVE
BARRISTER
FAIRVIEW
SH
ALLUMBAUGH
IN
FRANKLIN
FO RT
MAIN
N
23RD
H
27TH
LIBE RTY
MILWAUK EE
C
TH
N
27TH
FAIRMONT PARK
AM
16
CH IN DE
TH
K
15
C
1 Miles
TH
STI
IRE NE
E
0.5
14
U
WINSTEAD PARK
0.25
23RD
TE
R
AN
S
M
EM
O
R
IA
L
ST AT
AD 0 AM
8TH
28TH
COLE
MO
PINE
FRANKLIN
Parks and Open Space
H
VE
MAP LE GROVE
NORTHVIEW
TAFT
NE
FAIRVIEW CLOVERDALE MEMORIAL PARK
MAPLE GROVE
CORY
Other
E
SUNSET
VIEW
44 TH
MITCHE LL
FIVE MILE
SHAMROCK
IN
RT
MOUNTAIN VIEW PARK
USTICK
MITCHE LL
CLOVERDALE
TA
MILWAUKEE PARK
USTICK
GRA NGE R
UN
R
AM
TH
MO
O C SY
50
JULLION
SHAMROCK
FIVE MILE
KENT
ALWORTH
E BRA
Area of Stability
36TH
MCMILLAN
EAGLE
LA
TAIN VIEW
EDNA
EAGLE
S
FE RR GA
MOUN
MCMILLAN
HICK ORY
Degree of Anticipated Change HN
COFFEY
ETT
MARIGOLD
CF MCDEVITT
LOCUST GROVE
Areas of Change/Stability JO
LIN
DEMEYER PARK
FAIRVIEW
Neighborhood Activity Center CASTLE
COLLISTER
JOP
HOBBLE CREEK PARK
ERS
Garden City
Community Activity Center
32ND
STA TE
RIV
JOPLIN
CARTWRI
Mixed-Use Activity Centers CASWELL
PIERCE PARK
RIVER
ARNEY
BOISE
GARY
DUNCAN
BOGART
IS LA ND WOODS
BOIS E
Eagle
SPECTRUM PEPPE RMINT
TARGEE
TARGEE
HOLLANDALE
Eightm
VICTORY GO W EN
ek
COLE
ile Cre
VICTORY
TARGEE
Fiv em
ile
Cr ee k
C-12
IDAHO BOISE AIRPORT
BLUEPRINT BOISE
BROADWAY
EAGLE
SATURN
NEZ PE RCE