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1. General Purpose Of Industrial Districts:
A. Light Industrial (M-1) District: To provide locations for light industrial uses that may be appropriate near commercial or residential development.
B. Heavy Industrial (M-2) District: To provide locations for industrial activity including uses that for reasons of health, safety, or general welfare are not permitted in the M-1 District. M-2 lands should be separated from commercial or residential development and M-2 uses should not create hazardous conditions.
C. Technological-Industrial (T-1) District: To provide for well-designed technological-industrial parks that can accommodate light industrial, technological, professional office and similar uses. These parks may be adjacent to residential districts if they are located on an arterial street and are not materially detrimental to the health, safety and welfare of nearby residents.
D. Technological-Manufacturing (T-2) District: To provide for manufacturing and technological facilities that may have a greater impact on the surrounding area than industries allowed in the T-1 District. T-2 lands should be served by major transportation facilities and be buffered from adjacent residential areas.
E. Standards For T-1 And T-2 Uses:
(1) Operation must be free of odor, dust, smoke, cinders, gas, fumes, noise,vibrations, refuse matter, water- carried waste or other emissions.
(2) All uses shall have direct access to an arterial street, which may be through the interior street network of the park. Access onto local streets is prohibited.
(3) The DRC must find compatibility with surrounding uses through appropriate site design, building construction, landscaping, etc.
F. Approval Criteria For Rezoning To T-2:
(1) The rezone is consistent with the Boise City Comprehensive Plan; and
(2) The proposed "internal" and "external" boundaries are in keeping with the purpose of the T-2 Zone as stated in subsection 11-04-06.1.F; and
(3) The rezone will not adversely affect the health, peace, comfort, or welfare of persons residing or working in the surrounding area; and
(4) The subject property fronts on a major highway or arterial street; and
(5) The subject property is adequate in size and shape to accommodate development features prescribed in this Code and to integrate the property with uses in the surrounding area.
G. Standards For T-2:
(1) 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 T-2. Areas approved as "peripheral" shall be subject to the design review process outlined in Section 11-03-04.12, Design Review.
(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 Director may waive this requirement where it can be demonstrated that the visual impacts associated with such buildings are mitigated to a level of insignificance due to the proximity of surrounding buildings or structures.
(2) Landscape Master Plan:
(a) These provisions are intended to create a flexible procedure for the utilization of both traditional and alternative landscape materials (xeric, native and hardscape) in "peripheral" areas. The landscape master plan shall provide the DRC with a clear understanding of landscaping themes, location, size/scale, and function. The Director may waive the requirement for additional detailed landscape plans where future development proposals are found to be in compliance with an approved landscape master plan.
(b) Approval Criteria: To approve a landscape master plan, the DRC shall make the following findings:
i. That perimeter areas and parking lots visible from adjacent streets are attractively landscaped with a mix of deciduous and evergreen vegetation and/or alternative plantings;
ii. That views of buildings and building entryways visible from the freeway or public streets are enhanced by landscaping; and,
iii. That there are adequate buffers from residential land uses.
2. Dimensional Standards For Industrial Districts:
Dimensional Standard | M-1 | M-2 | T-1 | T-2 | ||
Lot Area, Minimum (square feet) | Residential Uses | N/A | N/A; minimum site area 20 acres | N/A; minimum site area 200 acres | ||
Interior Lot Residential Uses | ||||||
Corner Lot Per Dwelling Unit | ||||||
Non-residential Use, Any Lot | ||||||
Average Lot Width, Minimum (feet) | Residential Uses, Interior Lot | N/A | ||||
Residential Uses, Corner Lot | ||||||
Non-residential Uses, Interior Lot | N/A | |||||
Non-residential Uses, Corner Lot | ||||||
Street Frontage, Minimum (feet) | 30 | |||||
Floor Area Ratio, Maximum | Residential Uses | N/A | ||||
Non-residential Uses | ||||||
Lot Coverage, Buildings/Total, Maximum (percent) | 80/100 | 35/70 | 60/80 | |||
Building Height, Maximum (feet) | 55 | 45 | 150*** | |||
Setbacks, Minimum (feet) | Front Yard | 20 | 1 story: 60, 100*; 2+ stories: 70, 100* | 45 + 1 for every 1-foot increase in building height above 45 feet, 100* | ||
Side Yard, Street | 15, 20* | |||||
Rear Yard or Side Yard, Interior | 1 Story | 0, 15* | ||||
2 Stories | ||||||
3+ Stories | ||||||
NOTES: * Setback when the property abuts or is across the street from a residential use or district. ** Setback when property has street frontage on a Gateway Street as defined in this Code. *** Controlled by a 45 degree angle of bulk plan from all exterior property lines up to the maximum height of 150 feet. | ||||||
3. Dimensional Standards For Parking In Industrial Districts:
Dimensional Standards | M-1 | M-2 | T-1 T-2 |
Front yard | 7; 20* | 7; 20* | 20 |
Side Yard Street | 7 | 7 | 20 |
Side Yard Interior | 0; 15* | 0; 15* | 15 |
Rear Yard | |||
Any yard adjacent to interstate or connector | 10 | 10 | 20 |
NOTES: * Setback when the property abuts a residential use or district. | |||