Modern Zoning Code - ZOA23-00001 and CPA23-00001 PZ Report April 24 2023

ZOA23-00001 and CPA23-00001/ City of Boise

Summary

The City of Boise proposes to amend Boise City Code - Title 11 (also known as the Development Code) and the associated zoning map. In addition to the proposed code text amendment, a comprehensive plan amendment is also proposed to ensure the comprehensive plan accurately reflects the new zoning districts.

Prepared By Planning and Development Services Staff

Recommendation

Approval

Reason for the Decision Code Text Amendment

To successfully implement the City of Boise’s comprehensive plan and define a clear path forward that will allow our city to protect the things that make it special, a modern zoning code and new zoning map are necessary. The proposed development code will provide modern tools to implement the city’s long range planning goals and create a city for everyone by allowing people to have a choice in where the live, how they move throughout the city, where they are employed and shop, and ensure they are surrounded by safe and healthy environments. The proposed code complies with the approval criteria detailed in Boise City Code Section 11-03-04.1 (Code Amendment) and is further described in the project report.

Comprehensive Plan Amendment

For the comprehensive plan to effectively define the general vision for our community’s long-term future through the creation of goals, objectives, policies, and our Future Land Use Map, the language and terminology within the comprehensive plan, the development code, the zoning map, and the Local Land Use Planning Act must be consistent and support one another. The proposed comprehensive plan amendment provides that clarity and complies with the approval criteria detailed in the Boise City Code Section 11-03-04.16 (Comprehensive Plan Amendment) and is further described in the project report.

This report includes information available on the Boise City Website.

File Number

Planning Division Project Report

ZOA23-00001 and CPA23-00001

Applicant City of Boise Property Address Citywide

Public Hearing Date April 24, 2023, through April 27, 2023

Heard by Planning and Zoning Commission

Author Planning and Development Services Staff

Reviewed By Tim Keane, Director of Planning and Development Services

Public Notification

Newspaper notifications published on: March 24, March 31, and April 7, 2023

Notice posted throughout the City and Area of Impact: April 5, 2023

Transmittal to all agencies and Neighborhood Associations: February 28, 2023

Press release to media outlets: February 28, 2023

J. Comprehensive List of Community Outreach Activities

K. Agency Comments

L. Public Comments

The City of Boise Planning and Development Services Department acknowledges the ancestral, cultural, traditional, and unceded territory of the Shoshone, Bannock, and Northern Paiute people on which our land use and development decisions are made.

1. Project Information

Project Information

Applicant City of Boise

Representative

Tim Keane, Director of Planning and Development Services

Location of Proposal All properties citywide

Impacted Planning Areas

Procedure

All planning areas citywide

The Planning and Zoning Commission provides a recommendation to the Boise City Council regarding the comprehensive plan amendment and the zoning ordinance amendment

Description of the Request

2. Development Code (Boise City Code Title 11)

The City of Boise has made a formal request for a code amendment and a Comprehensive Plan Amendment. The code amendment proposes to repeal the existing Boise City Code Title 11 (also commonly referred to as the Development Code) and replace it with a newly drafted Boise City Code Title 11. This request will also include a proposal for a newly adopted zoning map as well. To ensure the Boise City Comprehensive Plan (also commonly referred to as Blueprint Boise) reflects the newly proposed zoning districts included in the new Boise City Code Title 11, an amendment to the Comprehensive Plan is also proposed Section Description 11-03-04.1(B)(7) Code Text Amendment Procedures

11-03-04.16(B)(7) Comprehensive Plan Amendment Procedures

3. Comprehensive Plan (Blueprint Boise)

Chapter Themes, Goals, Objectives & Policies

Environmental Stewardship

A Predictable Development Pattern

Chapter 2: Citywide Visions and Policies

Stable Neighborhoods and Vibrant Mixed-Use Activity Centers

A Connected Community

A Community That Values Its Culture, Education, Arts, and History

A Strong, Diverse Economy

A Safe, Healthy, and Caring Community

Chapter 3: Places:

• Mixed-Use Activity Centers

Community Structure and Design

• Neighborhoods

• Commercial/Employment Areas

• Public/Institutional Areas

• Parks, Open Space, and Conservation Areas

• Corridors

• Community Gateways and

• Special Districts and Master Plan Area

Future Land Use Map

Chapter 5: Action Plan

The Action Plan

4. Background and Analysis

The Beginning of Land Use Planning in Idaho and What Guides Us Today

Throughout the years, the State of Idaho has passed many legislative bills designed to address planning and zoning. While the first legislation pertaining to land use was established in 1935, there have been several other legislative actions throughout the years that have attempted to address local planning related concerns.

In 1973, Governor Cecil Andrus was instrumental in garnering support for land use legislation to address growth and the loss of prime farmland and wildlife habitat. An interim study committee established by Governor Andrus would create a process for establishing land use policies, plans, and goals at the local level. After several years of public input and a significant amount of debate, Senate Bill 1094 became law in 1975. The statute can currently be found in Idaho Code Title 67 Chapter 65 which is commonly referred to as the Local Land Use Planning Act (LLUPA). The LLUPA requires Idaho cities and counties to develop comprehensive plans and zoning ordinances.

What are Comprehensive Plans and Zoning Ordinances and What Is Required?

A comprehensive plan is a guiding document defining a general vision for a community’s long-term future. It outlines what the community values, how it would like to grow, and how it achieves that vision through principles, goals, policies, and actions to be implemented. Additionally, it includes a “Future Land Use Map” that creates the desired pattern of development and land uses across the city. The Future Land Use Map is not a zoning map; instead, it creates boundaries reflecting only a generalized pattern of development.

The LLUPA required all Idaho cities and counties to develop comprehensive plans and zoning ordinances beginning in 1975. The City of Boise had already adopted its first comprehensive plan in 1963 Throughout the years, the City of Boise has adopted five comprehensive plans: 1963, 1978, 1985 and 1997 and the most recent comprehensive plan (commonly referred to as Blueprint Boise) in 2011 Blueprint Boise includes recommendations on land use, housing, transportation, sustainability, community design,

economic vitality, health and safety, and other areas that are described and enabled through the city's zoning ordinance and subdivision ordinance.

In 2011, the City of Boise finalized its most recent comprehensive plan, Blueprint Boise. As a part of that planning effort, the community was asked what they valued about their community and residents responded resoundingly with “a good quality of life”. While the phrase “quality of life” means different things to different people, Boise residents were able to agree on a vision to grow in a sustainable, efficient, and responsible manner, maintaining quality of life and meeting the challenges of the future. They also agreed on seven guiding principles (Chapter 2), a Future Land Use Map establishing community structure and design policies (Chapter 3), planning area policies (Chapter 4), and an action plan (Chapter 5) that would identify ways for the city to evolve while also protecting quality of life.

While the comprehensive plan creates a vision for the future, a zoning code, also referred to as a development code, creates the legal tools to implement that vision. Zoning codes define what can and cannot be built through the establishment of:

• zoning districts that will allow or prohibit the uses or activities taking place on the land,

• the design of buildings by establishing lot size, building height, setbacks, density, parking and other design and development standards, and

• the processes and procedures that must be followed when making land use decisions.

The Proposed Modern Zoning Code - Project Timeline and Process

The city adopted its first zoning code on August 14, 1966 Throughout the years, the city has amended the code numerous times. The amendments have resulted in a document that is fragmented, difficult to use, and difficult to administer. Many of the foundational components of the code also do not reflect the values and needs of a modern Boise

Because the existing zoning code has not addressed the challenges and modern-day issues impacting the city, the City of Boise released a request for qualifications to prequalify consultants to assist the city with the creation of a modern zoning code in March of 2019. At that time, five consulting firms submitted materials to qualify. The City of Boise then solicited a request for proposals from those five qualified consulting firms. On August 12, 2019, the proposals were opened and carefully considered. The best qualified and highest ranked proposer, Clarion Associates, was selected and through

resolution number RES-456-19, a professional services contract was entered into between the City of Boise and Clarion Associates.

To create a modern zoning code that would meet the city’s needs today and well into the future, the City of Boise and Clarion Associates created a process that would first assess how the current zoning code was performing and how it could evolve to implement the comprehensive plan and create a city for everyone. Once there was a clear understanding of the goals and priorities for the creation of a modern zoning code, the City of Boise determined it would be best to draft the code in three smaller and more digestible components which are commonly referred to as modules.

Module 1 would establish zoning districts that will allow or prohibit the use or activity taking place on the land. Module 2 would establish the design standards that would create the look and feel of the building and site design through the establishment of setbacks, density, building heights, parking requirements, landscaping, and other applicable standards. And finally, Module 3 would establish the processes and procedures utilized when making land use decisions. All three modules would then be compiled to provide a final draft zoning code. And finally, the public hearing process would begin so that final revisions could be made to create a modern zoning code for the City of Boise.

Public Outreach and Community Involvement Associated with the Modern Zoning Code

While the creation of the comprehensive plan included a tremendous amount of community input, the City of Boise believes that community input was also vital to creating a modern zoning code. As such, a robust three-and-a half-year community engagement effort began.

A Citywide Advisory Committee (CAC) was formed to hear from a wide variety of individuals that lived throughout the City of Boise and its area of impact. The CAC was comprised of 20 individuals who represented a balanced group of community members that live in various regions of our community, are from various age groups and represent a variety of stakeholder interests. The committee served as a sounding board for ideas and provided valuable direction and feedback throughout the process of drafting the modern zoning code. While members of this committee did not vote or have veto power over proposed revisions that were recommended, their opinions were carefully considered and shared with city staff and leadership. The monthly CAC meetings were open to the public and were also recorded and made available on the city’s YouTube channel. In addition to the committee’s feedback, several community members often shared their thoughts and opinions with the committee at the monthly meetings.

In addition to this important advisory committee, the city provided numerous ways for our community at large to participate in surveys, meetings, and community conversations throughout the three-and-a-half-year community engagement process The City of Boise provided in-person and virtual events that were held at a variety of times and locations throughout the city to accommodate various schedules and provide convenient engagement opportunities near where residents live.

The Initial Assessments

The City of Boise began the process of creating a modern zoning code by seeking feedback from the community regarding the current state of the existing zoning code through an online survey that was open to the public from November 16, 2020, to December 27, 2020. This survey revealed:

• 69% of respondents either strongly agree or agree with the city’s vision within the comprehensive plan, Blueprint Boise

• Most respondents indicated they would like more parks/open space, downtown mixed-use, and mixed-use activity centers.

• Respondents felt the existing development standards within the code are doing a poor to fair job of helping the city achieve its goals.

• Many said the existing zoning code was generally too vague or that they felt standards were applied inconsistently, with too many deviations and variances granted.

• Most respondents indicated building and site design (63%), tree preservation (59%), open space (58%), and access/connectivity (54%) as the most important elements to ensure high-quality development.

• Respondents also recommended better aligning the zoning code with the comprehensive plan, addressing rapid growth, limiting exceptions and variances, and enforcing rules when they are not followed.

A full summary of the results from the initial survey may be found in Exhibit E.

In addition to the initial feedback received from our community, Clarion Associates also noted in the Diagnostic and Solutions Report that a comprehensive update of the existing zoning code was needed to align with the goals of Blueprint Boise. It further noted the existing zoning code was:

• A poor fit with Boise’s goals regarding community health, walkability, transitorientation, affordable housing, mixed-use development, and neighborhood character protection.

• Poorly designed to protect what makes Boise unique through the tools or incentives to ensure the city retains its character.

• Not adequately focused on equity and inclusion by adequately addressing needs of all communities.

• Not designed for effective citizen engagement. The opportunities for engagement and the degree to which citizen can influence the outcome of development review decisions is unclear.

• Unnecessarily complex and vague. Many design and development standards are very detailed and complex, leading to unpredictable outcomes and citizen distrust.

• Dated and uneven. The lineup of zoning districts, lists of permitted uses, and development standards are in many cases very dated.

• Poorly illustrated and not user-friendly.

Once the assessments from the community and our consulting partner were complete, the drafting of the code began.

The First Installment of the Code – The Zoning Districts and Use Regulations

The City of Boise released the first installment (Module 1) of the zoning code in the spring of 2021 which outlined the proposed zoning districts that would exist throughout the City of Boise and the land uses allowed in these zoning districts. This segment of the code proposed to:

• Condense and rename the zoning districts,

• Allow new housing types within all residential zones,

• Allow small-scale commercial in some residential zones, and

• Create new zones that allow mixed-use development.

The City of Boise sought feedback on this draft document from May 10, 2021, to June 15, 2021. Feedback was collected via a survey and a series of community conversations. Overall, during outreach we heard frustrations around the removal of R-1A, excitement around allowing more small-scale commercial uses in our residential zones, and residents wanted new zones that allow mixed-use developments. The survey predominantly received feedback from residents who own and live in single family homes from the North and East Ends. Overall, there was concern about how new housing would lead to too many parked cars, traffic, and the loss of trees. The largest concerns when allowing small scale commercial and retail in residential zones were noise levels, proximity to residences,

and parking. A full summary of the Module 1 community outreach can be found as Exhibit F.

The Second Installment of the Code – The Development and Design Standards

The second installment (Module 2) of the zoning code was released in the winter of 2022 which addressed development and design standards. These development and design standards included dimensional requirements (examples include building height, building setbacks, housing density), parking requirements, and incentives offered to developments that provide a community benefit. The segment of the code proposed to:

• Update dimensional requirements by reducing the lot size that a residential building (single family, duplex, townhouse) can be built on

• Remove the density calculation requirement of dwelling units per acre in all zoning districts

• Add neighborhood protection standards requiring transitions between zoning districts

• Create new zoning incentives in exchange for energy or water-saving improvements.

• Reduce off-street parking requirements for single family, duplex, tri-plex and four-plex’s from two parking spaces per unit to one parking space per unit.

• Broaden the building and site design standards to apply to all new development throughout the city.

• Establish standards for the safe design of driveways, streets, or pathways that help pedestrians, bicyclists, cars, and delivery vehicles circulate safely and efficiently.

• Require site improvements such as landscaping, lighting, signs, and other onsite materials to be kept clean and in good condition.

The city sought feedback on this segment of the code from January 27, 2022, through April 9, 2022. Throughout the community outreach, we heard concerns that the approach with Modules 1 and 2 applied “a one size fits all” approach and seemed to direct growth everywhere rather than strategically focusing increased density where there is sufficient public investment. Many individuals also noted that changes to the base zoning would negatively impact the existing overlay districts. While those issues were identified, the most concern expressed was regarding the proposal to reduce parking minimums for all single family, duplex, tri-plex, and four-plex’s from two parking spaces per unit to one parking space per unit. A full summary of the Module 2 community outreach can be found as Exhibit G

Revisions to the Zoning Districts, Use Regulations, and Development Standards

Following the outreach efforts for the first and second segments of the code, city staff felt additional modifications were necessary to respond to the community feedback. As such, significant changes were made to the zoning districts and use regulations (Module

1) and the development standards (Module 2). The changes included four new goals for the modern zoning code to achieve. The goals were:

1. Have a variety of great neighborhoods.

2. Direct development where there is planned public investment.

3. Have a strategy to produce affordable and sustainable housing.

4. Manage growth along the edges of the city

Community engagement for the revised Modules 1 and 2 occurred throughout July of 2022 and the revisions to the modern zoning code were well received and garnered predominantly positive feedback from the community. Residents were receptive to adding density along our best-in-class transit lines as well as incentivizing affordable housing throughout our neighborhoods. This gave staff confidence that a solid foundation for the modern zoning code existed that we could continue to build upon. A full summary of the Revised Modules 1 and 2 community outreach can be found as Exhibit H.

The Final Installment of the Code – Administration and Procedures Community outreach associated with the administration and procedures installment of the code (Module 3) took place from October 13, 2022, through November 16, 2022. During the engagement throughout this segment of the code, the community asked the city to:

• Create a development process that will reinforce our city’s vision and goals,

• Create a development process that will involve the community and partners early to ensure project concepts meet our desired outcomes, and

• Create a development process that will result in excellent projects.

Overall, the creation of application types was well received by the public to create a predictable public process for various projects in the city. Neighborhood associations were pleased to be included in the larger projects; however, there was still an appetite to be included in some of the type 1 and type 2 applications or for residents to receive mailed notification. Neighborhood associations also expressed an interest in a predictable time allotment for public hearings so they can properly plan for their allotted testimony time.

The city also released a community development tracker which is an online tracking tool to provide real-time information on the location of developments and their current status in the review process. This tracker was very positively received, and residents had input on how to enhance the capabilities for additional transparency.

A full summary of the Module 3 community outreach can be found as Exhibit I

Community Outreach Opportunities

Overall, the Modern Zoning Code project hosted:

• 29 Community conversations throughout our city.

• 5 Surveys with approximately 7,000 responses

• 35+ Stakeholder meetings.

• 7 Boise City Council presentations.

• 12 Planning and Zoning Commission and Design Review Committee meetings

• 23 Citywide Advisory Committee meetings.

• Multiple rounds of mailers to Boise residents.

A comprehensive list of community outreach activities can be viewed in Exhibit J.

Community Partners

The city also worked closely with our local media sources to share information with our community and invite them to participate in the process. Over the last three and a half years, radio coverage was provided on KRBX Radio (89.9 FM and 93.5 FM), KIDO 580 AM, Boise State Public Radio, and 103.5 Kiss FM. The project also received television coverage provided by KTVB, KIVI, and Fox News 9 and printed news coverage was provided by the Idaho Statesman, Boise Dev, Idaho Press, Idaho Business Review, Idaho Capital Sun, and Planetizen.

Many agencies and associations throughout the community were notified of the proposed modern zoning ordinance, and many agencies assisted the city by participating and/or inviting their memberships to share their feedback with the City of Boise as the modern zoning code was drafted. This included : Ada County Highways District (ACHD), Idaho Transportation Department (ITD), Valley Regional Transit (VRT), City Go, Community Planning Association of Southwest Idaho (COMPASS), neighboring cities, Ada County, Ada County Parks and Waterways, Bureau of Land Management, Capitol City Development Corporation (CCDC), Fish and Wildlife Services, Idaho Fish and Game, Idaho State Department of Lands, Idaho State Department of Water Resources, Idaho Department of Environmental Quality, Idaho State Division of Public Works, Idaho Farmland Trust, Central District Health, utility providers, school districts, irrigation providers, Urban Land Institute, American Institute of Architects – Idaho Chapter, Boise State University, Boise/Ada County Homeless Coalition, Sierra Club, Golden Eagle Audubon Society, Idaho Walk Bike Alliance, Conservation Voters of Idaho, City of Boise’s Accessible Parking Committee, Boise Young Professionals, Boise Chamber of Commerce, Boise Realtors Associations, Building Contractors Association of Southwest Idaho, Idaho

Association of General Contractors, and various climate action and safe streets advocates.

How We Notified the Community of the Application for the Modern Zoning Code

In addition to the public outreach that occurred to guide the City of Boise as the modern zoning code was drafted, the city also provided notification of the application and public hearing to the community by:

• Transmitting the application and a request for comment to all of our commenting agencies and entities, including registered neighborhood associations on February 28, 2023.

• Providing a mailing to all registered neighborhood associations notifying them of an upcoming public hearing.

• Publishing a description of the proposal in the Idaho Statesman on March 24, March 31, and April 7, 2023.

• Providing a notice to other newspapers, radio, and television stations servicing the city for use as a public service announcement through a press release on February 28, 2023.

• Posting notices throughout the city and Area of Impact utilizing an 11"x17" posting that is brightly colored and laminated.

• Publishing notice in the citywide newletter known as In The Know on March 2, 2023, and March 10, 2023.

• Distributing notice in the Boise City Utility bills for the March 2023 billing cycle.

• Providing a dedicated webpage hosted on the City of Boise’s website that includes the proposed development code, the conversion map, and the comprehensive plan amendment proposed with the current development code and comprehensive plan amendments. The webpage also includes documents, community engagement materials and learning guides that have been compiled throughout the last three and a half years.

The Modern Zoning Code – The Proposal

After a three-and-a-half-year process of drafting a modern zoning code with the assistance of our community and our consultant, the City of Boise is proposing a draft zoning code be formally reviewed and approved through the public hearing process to meet our city’s goals and aspirations. The 611-page document is organized in the same order as it was drafted and is broken up into seven sections. Those seven sections within Title 11 include:

• 11-01 – General Provisions – This section contains the purpose and applicability of the code and its relationship to state laws, policies, and private covenants.

• 11-02 – Zoning Districts – This section creates the zoning districts located throughout the City of Boise. It includes five residential zoning districts, seven mixed-use zoning districts, three industrial districts, the maintenance of the city’s two open lands districts, as well as Planned Unit Development (PUD) and Specific

Plan districts. In addition to the base zoning districts, some lands may be designated in one or more of the proposed 12 overlay districts that pertain to character, design, or sensitive lands overlays.

• 11-03 – Use Regulations – This section identifies the land uses allowed in the zoning districts, indicates what type of approval of the use is required, and establishes standards for those uses that mitigate potential impacts and support the unique characteristics of the use in that location. This is done through a table of allowed uses as well as use specific standards.

• 11-04 – Development and Design Standards – This section provides standards for developing property to ensure the protection of the health, welfare, safety, and quality of life in Boise. It specifically establishes dimensional standards for lots and buildings such as lot size, street frontage, density, setbacks, building height, and open space. It also establishes how land is divided, how buildings and parking are sited and connected with one another, and requirements for parking, landscaping, lighting, signage, assured water supply, as well as the maintenance and operations of each of these standards. In addition to these general standards, it also creates regulations specific to the sensitive lands within the city that include the airport influence area, Boise River, flood hazards, hillsides, foothills, and the Wildland Urban Interface And finally, this section also includes seven voluntary incentives available to provide public benefit through the increased supply of diverse, affordable, sustainable/resilient housing located near employment, goods and services, and/or the reuse of existing structures that will efficiently use the existing infrastructure.

• 11-05 - Administration and Procedures – This section of the code identifies 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. This section of the Code is guided by the Local Land Use Planning Act (LLUPA).

• 11-06 – Definitions – This section further defines the meaning of a word, group of words, a sign or symbol that is used throughout this code. In other words, it clarifies and further explains what is trying to be conveyed with one or a few short words.

• 11-07 – Adopted Specific Plans – This section includes the adopted specific plans and regulations associated with Harris Ranch, Barber Valley and Syringa Valley This section of the code predominantly remains the same.

A copy of the full zoning code is attached as Exhibit A and can also be viewed at the City of Boise’s webpage dedicated to the modern zoning code.

The Proposed Zoning Conversion Map

In addition to the zoning code text, the code amendment includes a new zoning map because the proposed zoning code will replace the existing zoning districts with creates five new residential zoning districts, seven mixed-use zoning districts, three industrial districts, and two open lands districts. This map proposes to convert the existing zoning districts for each parcel within Boise city limits according to a set of conversion rules. The conversion rules were applied generally to each parcel. Exhibit B includes a link to the

conversion map that shows the existing and proposed zoning districts for each parcel throughout the City of Boise.

The Zoning Districts

The conversion rules for each of the zoning districts assigns one of the proposed zoning designations to each parcel based on its similarity to the parcels existing zoning designation and its location within the city. The table below describes each conversion rule used to create the conversion map.

As the rules were applied generally, there are unique factors that influenced how the rules were applied for each specific parcel. When a specific distance for a conversion rule was proposed, such as 1/8 of a mile, every effort was made to convert the parcels that were completely within the specified distance. However, some parcels that were partially within the specified distance may have been included or parcels completely within the specified distance may have been excluded in the conversion if the conversion would end at a physical boundary such a street or alley. If a physical boundary did not exist, usually in areas of the city with disjointed or incomplete street networks, every effort was taken to convert parcels due to another form of boundary, often considering what the border would have been had the street network been consistent or at the boundaries of existing subdivisions

Proposed Districts General Zoning Map Conversion

Residential Districts

R-1A Residential: Large Lot

Within 1/8 mile of centerline from a Best-in-Class Transit Route: R-2

All Other: Same as existing (R-1A)

Within 1/8 mile of centerline from a Best-in-Class Transit Route or designated “Mixed-Use” in the Boise

R-1B Residential: Suburban

Comprehensive Plan along a Best-In-Class Route: R-2

All Other: Same as existing (R-1B)

Within 1/8 mile of centerline from a Best-in-Class Transit Route or designated “Mixed-Use” in the Boise

R-1C Residential: Traditional

Comprehensive Plan along a Best-In-Class Route: R-2

All Other: Same as existing (R-1C)

R-2 Residential: Compact Same as existing (R-2) and previous R-1M

R-3 Residential: Urban Same as existing (R-3)

Mixed-Use Districts

MX-1 Mixed-Use: Neighborhood Previous C-1, L-O, N-O, PC not identified in rule for MX-3

MX-2 Mixed-Use: General Previous C-2, C-3, C-4, and T-1 zoning districts, not identified in rule for MX-3 or MX-4

Proposed Districts General Zoning Map Conversion

Previous R-O, N-O, L-O, C-1, C-2, C-3, C-4, PC and T-1 zoning districts within 1/8 of a mile from the centerline from State Street, Fairview Avenue, Vista Avenue, the Greenbelt, and Federal Way Bike Path

Previous R-O, N-O, L-O, C-1, C-2, C-3, PC and C-4 zoning districts located within 1/8 mile radius of a Community Activity Center or ½ mile of a Regional Activity Center as designated in the Boise Comprehensive Plan

MX-3 Mixed-Use: Active

Previous C-1, C-2, C-3, C-4, L-O, N-O, PC located within the Boise Comprehensive Plan Downtown Planning Area south of Franklin Street to north of Jefferson Street

Previous C-2 located on Main Street between 28th Street and 22nd Street

Previous C-1, C-2, C-3, C-4, L-O, N-O, PC located on between 17th Street and 16th Street from Idaho Street to State Street

MX-4 Mixed-Use: Transit Oriented Development (TOD) Node

MX-5 Mixed-Use: Downtown

Previous R-O, N-O, L-O, C-1, C-2, C-3, C-4, PC and T-1 zoning districts located within ¼ of a mile of the State Street & Whitewater Park Boulevard, State Street & Collister Drove, State Street & Glenwood Street/Gary Lane, or State Street & Horseshoe Bend Road planned transit stations

Previous C-2, C-3, C-4, C-5, and R-O zoning districts within the Boise Comprehensive Plan Downtown Planning Area not addressed in the rules for MX-1 or MX-3

MX-U Mixed-Use: University Previous U zoning district

MX-H Mixed-Use: Health Previous HS zoning district Industrial Districts

I-1 Industrial: Light Previous M-1 zoning district I-2 Industrial: Heavy Previous M-2 zoning district

Industrial: Technology Previous T-2 zoning district

The Overlay Districts

The neighborhood, historic, and the Capitol Boulevard overlay districts did not change. The “Downtown Design Review” and the “Design Review” overlay districts were removed and instead all developments meeting the criteria regardless of their location in the city will be required to go through the Design Review process. A sensitive land overlay (Wildland Urban Interface district) was added and mapped accordingly.

Proposed Districts General Zoning Map Conversion

Overlay Districts

Character Overlay Districts

HC-O Hyde Park Character Overlay

NC-O Near N. End Character Overlay

Neighborhood Overlay Districts

BC-O Big Sky Overlay

SC-O Sycamore Overlay

Design Review Overlay

Districts

Convert to building design standards applicable to the same use and update the Design Review process

CD-O Capitol Blvd. Design Overlay

HD-O Historic Design Overlay

Sensitive Lands Overlay Districts

AI-O Airport Influence Area Overlay

BR-O Boise River System Overlay

FP-O Flood Protection Overlay

HS-O Hillside Development Overlay

WUI-O Wildand Urban Interface Overlay

Conservation Overlay Districts

Previous Hyde Park Conservation District (CHD) overlay

Previous Near North End (NNE) Conservation overlay (/CD)

Previous Blue Sky Neighborhood (BSN) overlay

Previous Sycamore (S) overlay

Design Review Overlay districts

Previous Design (D) overlay

Previous Downtown Design (DD) overlay

Previous Capitol Blvd. Design (C) overlay

Previous Historic (H) and Historic District (HD) overlay

Sensitive Lands Overlay Districts

Airport Influence Area (from Blueprint Boise)

Same as existing

Same as existing

Hillside and Foothills Development Regulations

Ada County/Boise Fire Department Interagency Map

The Specific Plan Districts

Specific plan zoning map designations were carried over without any modifications.

Proposed Districts General Zoning Map Conversion Specific Plan Districts

SP-1 Harris Ranch

Specific Plan District

SP-2 Barber Valley

Specific Plan District

SP-3 Syringa Valley

Specific Plan District

Same as existing

Same as existing

Same as existing

Comprehensive Plan Amendment

The comprehensive plan, Blueprint Boise, includes various references to the Development Code as well as language from the Local Land Use Planning Act. To ensure the language and terminology are consistent across these documents, the comprehensive plan amendment includes the following text changes:

• References to the existing zoning districts have been updated to reflect the new zoning districts in accordance with the conversion table shown above (see Chapter 3, Community Structure and Design).

• The term “Land Use Map” was replaced with “Future Land Use Map” to align with the terminology within the Local Land Use Planning Act (LLUPA)

• Minor spelling or formatting errors were also corrected.

A copy of the redlined version of the proposed comprehensive plan has been provided as Exhibit C to identify the specific changes throughout the document.

Summary

Boise is at a time of growth and change and our existing zoning code is not meeting our current and future needs. This is an incredible opportunity to determine how the City of Boise will deliberately and intentionally grow so we can protect the things we love such as our river, foothills, and open spaces, and provide vibrant, safe, unique neighborhoods where people live, work and play.

To successfully implement Blueprint Boise and define a clear path forward that will allow our city to protect the things that make it special, a modern zoning code is necessary. The proposed development code will provide modern tools to implement the city’s longrange planning goals to create a city for everyone by allowing people to have a choice in where the live, how they move throughout the city, and where they recreate

The Planning staff finds the proposed zoning code amendment, zoning map and comprehensive plan amendment to be consistent with the standards for approval established within Title 11 of Boise City Code.

5. Approval Criteria and Findings of Fact

Code Text Amendment (11-03-04.1(B)(7))

The Council shall approve, approve with modifications, or deny pursuant to Section 1103-03.4 and this Section. To approve it must be found that the amendment:

i. Complies with and conforms to the Comprehensive Plan, and Blueprint Boise, the city’s comprehensive plan, describes concrete steps the city should take to bring policies, investments, and ordinances further in alignment with the Plan. Specifically, Goal NAC11.3 of Blueprint Boise directs the city to update the zoning code to reflect the goals and policies of the plan.

The following is a summary of how the proposed zoning code amendment will comply, conform, and further implement the comprehensive plan.

Blueprint Boise Principles & Goals: Blueprint Boise identifies the following vision for Boise:

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.

This vision is further clarified through the seven guiding principles found in Chapter 2 which include:

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.

In addition to the seven guiding principles, the comprehensive plan also includes a Future Land Use Map establishing Community Structure and Design Policies (Chapter 3), Planning Area Policies (Chapter 4), and an Action Plan (Chapter 5) that identify ways for the city to evolve while also protecting quality of life.

Proposed Zoning Amendment

While the zoning code is a technical document, the goal of the code is to develop a set of rules that address how people use land within the city that complies with the vision identified in the city’s comprehensive plan

Zoning Districts

The proposed zoning district framework establishes five new residential zones, seven mixed-use zones, and three industrial zoning districts, and maintains the existing two open land districts. This framework seeks to direct development where there is planned public investment and maintain a variety of great neighborhoods. The zone district framework implements Blueprint Boise’s vision for growth, specifically related to the principles: (#2) Predicable Development Pattern, (#3) A Community of Stable Neighborhoods and Vibrant Mixed-Use Activity Centers, and (#4) A Connected Community.

Mixed-Use Zones

The zoning district framework establishes zones to direct development into areas of the city that have existing city services or have been planned to receive additional services. The proposed mixed-use zones direct intensity and further investment into corridors that have the capacity and funding commitments to improve the quality of city services such as State Street, Vista Avenue, and Fairview Avenue, and Blueprint Boise’s-designated Community and Regional Activity Centers.

Many of Blueprint Boise’s goals and policies prioritize creating quality mixed-use districts. Policy NAC2.1a 1 specifically supports the creation of the proposed seven mixed-use zones that allow for increases in intensity at various scales relative to the zones’ location within the city. Furthermore, Blueprint Boise provides guidance to ensure that as the mixed-use areas of the city become successful, design treatments prioritize quality sense of place and safety. 2 Section 11-03-02 of the proposed code requires high-quality streetscapes, building design, and amenities for each mixed-use zone. Additionally, the mixed-use zone proposal implements Goal EC8 3 with the creation of the Mixed-Use Downtown (MX-5) zone This zoning

1 Policy NAC2.1a: 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.

2 SHCC5.5: 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.

3 Goal EC8: Continue to Enhance Downtown’s Vitality

district is one of the most flexible in the city which will further direct growth to the area in the city where there has been the most public investment and continue to position downtown to be a place where Boiseans can work, live, and play.

Much of Blueprint Boise speaks to the desire to support the evolution of autooriented commercial centers located across the city to pedestrian-oriented centers with a strong sense of place where people can access goods and services. Blueprint Boise policy EC4.1b 4 and the Chapter 3 Future Land Use Map identifies areas across the city that are envisioned to serve adjacent neighborhoods, increase housing options, and establish a more transit-supportive pattern of growth. The proposed Mixed- Use Active (MX-3) and Mixed-Use Neighborhood (MX-1) not only require quality design standards that support pedestrian and biking trips but also permit a greater diversity of uses to allow nearby neighbors to meet daily needs for goods and services closer to their homes. Additionally, the increases in permitted development potential will allow activity centers to turn into community centers where people have the potential to live where they access goods and services.

The mixed-use zones further connect land use decisions to the available and planned transportation network. The premise of the creation of the Mixed-Use Active (MX-3) and Mixed-Use Transit Oriented Development (MX-4) zones are to direct the highest intensity developments along corridors that have existing bestin-class-transit. This approach to land use/transportation integration supports numerous Blueprint Boise goals to create a connected community that uses new development to further transit-readiness and future investments in transit (Goal CC3 5, Policy CC3.1b 6, Policy CC3.2a 7, and Policy CC9.1a 8).

The creation of seven mixed-use zones allow for service providers, including the city, to plan for and coordinate the efficient delivery and future expansion of public facilities (Goal PDP6 9 and Goal PDP7 10). Understanding the expected level

4 Policy EC4.1b: 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.

5 Goal CC3: Promote transit-ready development patterns

6 Policy CC3.1b: Promote development patterns with high-intensity activity centers or nodes consistent with the regional long-range transportation plan, Communities in Motion, and the Blueprint for Good Growth.

7 Policy CC3.2a: Identify appropriate sites for future transit development or expansion.

8 Policy CC9.1a: 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.

9 Goal PDP6: Plan for and coordinate the efficient expansion of public facilities and infrastructure to serve growth.

10 Goal PDP7: Coordinate with utility providers to develop plans for services and facilities for longterm energy and utility needs for the City of Boise and the AOCI.

of service and aligning new growth to areas where planned investment will take place is critical to fulfilling the vision of a predictable development pattern.

Blueprint Boise also recognizes the unique opportunities and challenges that come with having Boise State University within city limits. The proposed zoning code supplies further specificity to the boundaries of the Boise State University Campus through unique dimensional standards that are only applicable in the Mixed-Use University zone (MX-U) 11 .

Residential Zones

The changes to the residential zone districts allow for a modest increase in the diversity of housing types with the intent to realize Blueprint Boise’s goal to provide residents the opportunity to seek housing in the neighborhood of their choice. The increase in residential zone flexibility seeks to make sure that all Boise residents can find a home that fits their lifestyle and budget. Additionally, the proposed incentives within the code ensure that new units created will be available to a range of residents. This concept is one of the core tenants of Blueprint Boise’s principle of a predictable development pattern and neighborhoods and activity centers.

The proposed zoning code seeks to use residential allowed uses, incentives, and dimensional standards to promote neighborhood variety across Boise. This approach is aligned with many policies in Blueprint Boise that encourage housing choices, facilitating an integrated mix of housing types and price points appropriate to the varied financial capabilities of city residents (Goal NAC7 12 , Goal NAC9.1 13 , Policy NAC7.3b 14 , and Policy EC1.2) The proposed increases in flexibility in the Residential Large-lot, Suburban, and Traditional Zones (R-1A, B, and C) are only allowed if the development addresses Blueprint Boise’s goals and policies: increasing infill in strategic locations or by providing deed-restricted affordable and sustainable housing (Goal PDP1 15, Policy NAC7.3(b) 16).

Additionally, the zoning code amendment proposes increasing flexibility in the Compact Residential and Urban Residential zones (R-2 and R-3). These

11 Policy CEA9.4: 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.

12 Goal NAC7: Facilitate an integrated mix of housing types and price ranges in neighborhoods.

13 Policy NAC9.1(a): Encourage an adequate supply of safe, sanitary housing at costs appropriate to the varied financial capabilities of city residents.

14 Policy NAC7.3b: 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.

15 Goal PDP1: Identify priority areas and establish incentives for infill and redevelopment1

16 Policy NAC7.3(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.

adjustments to both the dimensional table and the table of allowed uses are aligned with Goal NAC7.3 which states the city should 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 Future Land Use Plan Map.

Industrial Zones

The proposed code amendment creates three industrial zones which serve as locations where a variety of light, heavy, and high-tech industry can occur. Maintaining these areas for productive industry will be critical to encouraging a strong diverse economy as envisioned in Blueprint Boise (Policy EC1.2 17)

Overlay Zones

In addition to keeping existing zoning overlays that protect historic resources and unique characteristics of neighborhoods (Goal NAC13 18, NE-CCN 1.2 19), the zoning code proposal includes new overlays that address several elements of Blueprint Boise. The establishment of the Wildland Urban Interface Overlay supports goals and policies for a safe, healthy, and caring community (Policy SHCC1.6 20) as well as the maintenance of the Boise River System Overlay (Policy ES7.1 21)

Use Regulations

The proposed modern zoning code regulates the land uses allowed in the city’s zoning districts, indicates what type of approval of the use is required, and establishes standards for those uses that mitigate potential impacts and support the unique characteristics of that use in that location. This section includes a table of uses and use-specific standards.

Residential Uses

Many goals and policies in Blueprint Boise call for encouraging and removing barriers to create a mix of housing types at various price points in Boise residential

17 Policy EC1.2: Maintain a sufficient supply of land that is reserved for a variety of industrial, retail, and office uses such as: heavy and light industrial; high-tech industry; regional retail; specialty retail; incubator retail and industrial; office parks; live-work; and high-rise office.

18 Goal NAC13: Protect historically and culturally significant resources that contribute to community identity and history.

19 NE-CCN 1.2: Establish additional tools, such as overlay or conservation districts, where additional guidance is needed to protect neighborhood character.

20 SHCC1.6: Monitor the effectiveness of provisions to protect structures and prevent loss in the wildland urban interface

21 ES7.1(a)(b) & (c): (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.

zones (Policy NAC7.2 22, Policy NAC7.3a 23, Policy NAC11.3b 24, Goal NAC9). The zoning code proposal seeks to remove barriers by allowing an array of housing types by-right in the Compact and Urban residential zones (R-2 and R-3) and encourages the provision of not only missing middle housing (three to 12-unit developments) but income-restricted housing in the Suburban and Traditional Residential zones (R-1B and R-1C) by offering incentives. Additionally, the proposed modern zoning code legalizes several “non-traditional” housing types that Blueprint Boise identified as needed including cooperative housing (cohousing), single-room occupancy, and recovery residences (Policy NAC9.4 25). The use table also has been updated to provide more flexibility for live/work options (Policy CEA3.7 26).

Most residential uses within the zoning code proposal include “use-specific standards.” These standards seek to mitigate impacts of the proposed use and regulate ways that the development positively contributes to the community. The proposed zoning code includes updates to the use-specific standards for common infill housing types such as triplex, four-plex’s, townhomes, and multiplefamily housing in alignment with Policy NAC3.1b 27 and Policy NAC7.4 28 . These standards ensure adequate transition, massing, and bulk as newer housing types are created in existing neighborhoods.

Blueprint Boise includes policies that encourage high-density residential development within activity centers and corridors (Policy NAC7.3a, Policy NAC2.2, Policy CC1.1b). In mixed-use zones, higher-density housing types are permitted byright. Additionally, the creation of the “Allowed Use and Allowed or Alternative Form” development application serves as a process incentive to further encourage higher densities in the appropriate mixed-use zones.

22 Policy NAC7.2: Encourage the maintenance and improvement of existing manufactured housing and mobile home developments and allow for new manufactured housing development within the city

23 Policy NAC7.3a: 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.

24 Policy NAC11.3b: Remove barriers to desirable development patterns, particularly in those areas identified as areas of change in Chapter 4: Planning Area Policies.

25 Policy NAC9.4: Explore the feasibility of nontraditional housing models such as cooperative housing and single-room occupancy units to provide affordable housing and temporary or transitional shelter for those with special needs such as for the abuse, homeless and disabled.

26 Policy CEA3.7: Remove barriers to the creation of live/workspaces for artists through changes in the city’s development and building regulations)

27 Policy NAC3.1b: Develop zoning standards to implement the Infill Design Principles

28 Policy NAC7.4: Develop design standards to implement the principles outlined in Chapter 3 and that promote compatibility between housing of varied densities.

Commercial, Public, Institutional, and Civic Uses

The proposed modern zoning code implements Blueprint Boise’s goals with changes to the use table for commercial, public, institutional, and civic uses. Updates to where commercial uses are allowed in the city support Blueprint Boise’s goal to locate daily goods, services, and employment closer to where people live (Policy EC6.1b 29 and Goal NAC1 30). This includes the allowance for neighborhood cafes, neighborhood markets, and other small-scale non-residential uses in residential zones. Additionally, the proposed code provides incentives for denser residential development and permits by right commercial and service uses near transit and activity enters to further shorten the distance people need to travel to access important destinations.

Within the industrial zones, allowed uses seek to protect existing businesses from encroachment of incompatible or non-complimentary uses that would threaten their viability or ability to continue to operate (Policy EC3.2 31). This includes buffering standards when an industrial use is adjacent to residential uses, prohibiting new residential in industrial zones, and by delineating what uses should be allowed only in the light industrial (I-1) zone to not encroach on limited heavy industrial lands (I-2).

Additionally, the update to the use table allows the city to address environmental stewardship goals including permitting small- and large-scale renewable energy facilities (Policy ES12.2b 32), permitting food production (Policy ES13.2 33), and expanding the permissions for urban farming (Policy ES13.1d 34).

Development and Design Standards

In order to implement the vision and goals of the comprehensive plan while also ensuring the protection of the health, welfare, safety, and quality of life for all Boise residents, the Development and Design Standards were created to address the physical relationship between development and adjacent properties, public streets, neighborhoods, and the natural environment These standards seek to

29 Policy EC6.1b: Promote home-based occupations, live/work, and “cottage” industries to provide expanded employment opportunities and reduce traffic congestion and overall VMT uses and establish standards to promote compatibility with the surrounding neighborhood context.

30 Goal NAC1: Provide opportunities for residents to meet most daily needs within walking distance.

31 Policy EC3.2: Protect existing business and industrial areas from encroachment of incompatible or non-complimentary uses that would threaten their viability or ability to continue to operate

32 Policy ES12.2b: Identify appropriate locations for and allow for small- and large-scale renewable energy facilities

33 Policy ES13.2: 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.

34 Policy ES13.1d: Provide incentives for the incorporation of community gardens and urban agriculture in residential development.

cohesively integrate the uses within zoning districts, facilitate transitions between zoning districts, and protect sensitive environmental resources, both within the city and on the edges. The Development and Design standards implement Blueprint Boise’s vision for growth, specifically related to the principles: (#1) Environmental Stewardship, (#2) Predicable Development Pattern, (#3) A Community of Stable Neighborhoods and Vibrant Mixed-Use Activity Centers, (#4) A Connected Community, and (#6) A Strong Diverse Economy, as well as the extensive design principles outlined in Blueprint Boise’s Chapter 3: Community Structure and Design.

Lot and Building Forms and Dimensions

The Lot and Building Forms and Dimensions facilitate a variety of neighborhoods and housing options by providing standards for compatibility across different housing types and uses and a compact, sustainable, and transit-supportive development pattern envisioned in Blueprint Boise (Policy NAC3.1b 35, Policy CC1.1a 36). In addition to the dimensional standards table, the code outlines detailed standards for residential small lots and neighborhood transition standards that are reflective of the infill design principles in Blueprint Boise’s Chapter 3: Community Structure and Design (Policy NAC7.4 37). It also provides flexibility through a list of acceptable exceptions and encroachments for unique design and sustainable practices, such as raised-bed gardens and rooftop solar panels (Policy ES12.2 38).

A fundamental feature of the modern zoning code is the use of affordability and sustainability incentives to direct development where there is existing infrastructure and planned investment that supports a compact, sustainable, and transit-friendly pattern of development throughout the city while also providing a variety of housing options at a range of prices. By tying development potential to both affordability and sustainability, the code meaningfully and comprehensively supports many goals and policies of Blueprint Boise in the following ways:

• Reduce water and energy consumption in new development by requiring efficient appliances and building practices (Goal ES9 39)

• Location-specific incentives that encourage infill and redevelopment in areas that can be best served by and support the health of the public

35Policy NAC3.1b Develop zoning standards to implement the Infill Design Principles.

36 Policy CC1.1a Encourage infill development in order to avoid costly extensions of transportation facilities and to minimize travel distances.

37 Policy NAC7.4 Develop design standards to implement the principles outlined in Chapter 3 and that promote compatibility between housing of varied densities.

38 Policy ES12.2a 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; Establish guidelines for CC&Rs that prevent barriers to sustainable building design and energy-saving installations.

39 Goal ES9: Reduce water and energy consumption in new and existing development.

transportation system, as well as pathways and bicycle networks (Goal PDP1 40).

• Adaptive-reuse incentives that allow for flexibility in parking, setbacks, and density limits to encourage the rehabilitation of existing housing stock and maintain the existing character of neighborhoods rather than demolishing and rebuilding (Goal NAC4 41, Goal ES5 42).

• Provide incentives targeted at a range of AMI levels (60%, 80%, and 120%) and tailored for specific zoning districts throughout the city (Goal NAC9 43).

• Support community resilience during cyclical economic downturns by requiring deed-restricted affordability requirements for a period of 50 years and expanding possibilities for what homeowners can do with their property (Goal EC1 44).

Subdivision Standards

When new lots are created, their layout and design have an impact on block patterns, sidewalk networks, stormwater drainage, sensitive lands, tree canopy, and other key aspects of the city’s integrated physical design. The proposed code’s Subdivision Standards, which would now apply to the creation of any new lot, are meant to ensure that both new neighborhoods and infill developments are consistent with the goals, policies, and design principles of the comprehensive plan by demonstrating assured water supply, providing adequate infrastructure, and contributing to a complete street network that safely accommodates all modes of transportation (Goal PDP5 45, Goal CC2 46). These required improvements include sidewalk installation, the use of non-potable water for landscape irrigation, and providing the necessary easements for utilities and implementation of the Boise Pathways Master Plan Blueprint Boise and the neighborhood plans that have been adopted by reference frequently emphasize the importance of filling gaps in neighborhood sidewalk networks and requiring these improvements of new developments (Policy CC7.1a 47), as well as promoting the use of separate

40 Policy PDP1: Identify priority areas and establish incentives for infill and redevelopment.

41 Goal NAC4: Encourage the maintenance and rehabilitation of existing housing stock.

42 Goal ES5: Reduce the amount of solid waste being landfilled or incinerated.

43 Goal NAC9: Assist the provision of housing for low- and moderate-income households throughout the community.

44 Goal EC1: Minimize the impacts of cyclical economic downturns on the city and its residents.

45 Policy PDP5: Require adequate public facilities and infrastructure for all development.

46 Goal CC2: Create an interconnected network of complete streets that serve all modes of transportation.

47 Policy CC7.1a: 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.

distribution systems for irrigation in new developments to make efficient use of critical resources (Policy ES14.3 48)

Sensitive Lands

Blueprint Boise’s principle of Environmental Stewardship provides guidance on how the city can protect and enhance the natural environment as it grows. Sensitive Lands standards seek to protect environmental resources such as the Boise River floodplain and foothills, as well as sensitive areas on the city’s edges where human activity is at higher risk of disrupting wildlife and heightened wildfire safety precautions are needed (Goal ES7 49). These standards also protect critical economic resources such as the airport from potential conflicting uses (Policy CC6.1b 50).

Building Design

The proposed modern zoning code includes requirements that relate to building design to reinforce existing and desired development patterns and building features. These high-level design requirements focus on promoting high-quality, pedestrian-oriented design within the public realm (Goal NAC12). This aligns with many of the design principles found in Blueprint Boise that seek to encourage new development that provides pedestrian and street connectivity, architectural variety, and desired mix of uses. Specifically, the proposed code requires all new commercial and multiple family dwellings to bring buildings close to the street, place parking behind or to the side of buildings, and provide clear pedestrian connections with generous sidewalk widths (Principle GDP-MU.4 51).

Access and Connectivity

The proposed modern zoning code includes new requirements to address access and connectivity to support comfortable walking, cycling, transit, and other active modes of transportation. Many of the required improvements in the code focus on requiring high-quality streetscapes, detached sidewalks, and safe streets. Blueprint Boise establishes the goal to become a connected city that provides safe and efficient facilities for pedestrians, bicycles, vehicles, and transit through thoughtful land use decisions. The proposed code will now require developments to build pathways if identified in the Boise Pathways Master Plan and will require

48 Policy ES14.3: Promote the use of separate distribution systems for irrigation in new developments.

49 Goal ES7: Protect and Enhance the natural environment.

50 Policy CC6.1b: 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.

51 Principle GDP-MU.4(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, lowlevel lighting, and outdoor gathering spaces.

detached sidewalks as part of development approvals (Policy CC7.1a 52 and Goal CC7 53). In addition to the requirement of sidewalks, the proposed code requires enhanced sidewalk width and design treatments when along arterials, collectors, or adjacent to mixed-use zone (Policy EC4.1 54). Furthermore, the proposed code implements Blueprint Boise by requiring all new development to provide for nonmotorized travel internal to the site, this includes elements like pedestrian pathways, easy access to the site from any transit stops, and marked crossings (Policy CC9.2d 55).

Parking and Loading

Blueprint Boise establishes many goals and policies that seek to use thoughtful land use to reduce transportation’s impact on climate change, create a more comfortable realm for non-motorized travel, and to support transit trips (Policy ES 1.4 56) The code seeks to implement these goals by modifying its general approach to parking and loading requirements. The proposed code establishes parking maximums for most commercial uses and reduces the parking minimums for some residential developments (Policy CC4.4c 57 and Policy CC4.4a 58). The proposed code promotes less carbon emissions generating travel by including new standards for electric vehicle parking spaces and bicycle parking (Goal CC1 59 and Policy CC8.2b 60).

Landscaping, Fences, Walls, and Screening

Blueprint Boise recognizes the integral role of trees and other natural amenities in environmental stewardship, public health, and economic vitality. The proposed code’s landscaping standards are intended to address the multiple benefits and functions that quality landscaping can provide: protecting and growing the urban tree canopy, increasing pedestrian comfort and safety, reducing negative

52 Policy CC7.1a: 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

53 Goal CC7: Enhance pedestrian connectivity and comfort

54 Policy EC4.1: Promote a positive image of the city to visitors by creating an attractive, wellmaintained public realm through enhanced streetscapes, particularly along gateways and corridors identified in Chapter 3: Community Structure and Design.

55 Policy CC9.2d: Provide clear pedestrian access to transit stops through the application of the Mixed-Use and Corridor Design Principles contained in Chapter 3.

56 Policy ES 1.4: Reduce carbon emissions from vehicles and discourage development patterns that rely solely on vehicles for transportation in an effort to reduce vehicle miles traveled.

57 Policy CC4.4c: 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; availability of alternative commute modes; access to off-site and onstreet parking facilities; and the availability of joint-use parking in mixed-use areas.

58 Policy CC4.4a: Create incentives, such as reduced-parking requirements or deferred development impact fees, when specific TDM parking techniques are implemented.

59 Goal CC1: Minimize the impact of transportation systems on climate change.

60 Policy CC8.2b: Promote the provision of safe, secure, appropriately designed and conveniently located bicycle parking and shower/locker/storage facilities.

ii.

impacts from the urban heat island effect and impervious surfaces, enhancing the aesthetics of the public realm, conserving water and other natural resources, and providing more beneficial habitat for native vegetation and pollinators. Updates to these standards support the goals and policies of Blueprint Boise in the following ways:

• Water conservation and xeriscaping standards (Goal ES2 61 , Policy ES9.1 62).

• Street-frontage landscaping between the sidewalk and the street that provides protection to pedestrians and strengthens requirements for the use of Class II and III trees (Policy EC 4.1 63).

• Additional buffering requirements on collectors and arterials (Policy CC72.b 64).

• Additional standards for tree mitigation, tree species diversity, protection of trees during construction, and the use of Class III trees in parking lot landscaping to provide adequate canopy coverage of paved areas. (Goal ES6 65)

The proposed modern zoning code will support, and over time help achieve, each of the seven guiding principles, the community structure and design policies, and the action items.

Is required for public convenience or general welfare.

The code amendment is necessary for public convenience and general welfare to create the zoning tools and mechanisms needed to allow the City of Boise to grow in a sustainable, efficient, and responsible manner, maintain quality of life and meet the challenges of the future regarding land use, housing, transportation, sustainability, community design, economic vitality and health and safety

Comprehensive Plan Amendment (Section 11-03-04.16.B(7))

a) Is required for the public convenience or necessity, or for the general welfare of the community.

61 Goal ES2: Protect surface water quality by enhancing natural watershed processes and promoting efficient water use.

62 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 lowimpact site development techniques in new development and rehabilitation projects.

63 Policy EC 4.1: Promote a positive image of the city to visitors by creating an attractive, wellmaintained public realm through enhanced streetscapes, particularly along gateways and corridors identified in Chapter 3: Community Structure and Design.

64 Policy CC7.2b: Minimize pedestrian conflict with vehicles by providing buffers between the sidewalk and automobile traffic and by combining adjacent property driveways to limit curb-cuts.

65 Goal ES6: Promote a healthy urban forest to enhance the city’s environment, air quality, and appearance.

The comprehensive plan amendment is necessary for public convenience and general welfare to ensure that the City of Boise has a comprehensive plan that uses language and terminology that is consistent with the development code, the zoning map and the Local Land Use Planning Act (LLUPA).

b) Is necessary to address changes in conditions within the community that have occurred since the Boise City Comprehensive Plan was adopted or is necessary to correct one or more goal, objective, or policy that exist in the plan;

The modern zoning code was drafted after the current comprehensive plan was adopted. To ensure that the City of Boise has a comprehensive plan that uses language and terminology that is consistent with the development code, the zoning map and the Local Land Use Planning Act (LLUPA), a comprehensive plan amendment is necessary.

c) Is in compliance with and will further the goals, objectives, and policies of the Boise City Comprehensive Plan;

The comprehensive plan amendment will provide consistency with the development code, the zoning map, and the Local Land Use Planning Act (LLUPA) and will further the vision and intent of the comprehensive plan by helping to implement goals, objectives, and policies located within the document.

d) Will not create inconsistencies between the goals, objectives, and policies within or between any chapter of the Boise City Comprehensive Plan; and

The comprehensive plan amendment will not create inconsistencies between the goals, objectives, and policies within or between any chapters of the Comprehensive Plan. In fact, the goals, objectives, and policies will not be modified by the proposed comprehensive plan amendment. The proposal makes minor text modifications only that will:

o Update the existing zoning districts to reflect the zoning districts established with the modern zoning code.

o The term “Land Use Map” will be replaced with “Future Land Use Map” to align with the terminology within the Local Land Use Planning Act (LLUPA).

o Minor spelling or formatting errors will be corrected.

e) 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.

The comprehensive plan 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.