11-05-08: SPECIFIC PLAN DISTRICTS:

   1.   Purpose: Specific plan districts provide a means to modify or 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 Boise City Comprehensive Plan land use map and policies.

   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, site plan,infrastructure plan, phasing plan and other elements. Specific plans are adopted into the zoning code by ordinance and become either the base zone or an overlay zone for the property.

      B.   Basic Specific Plan: A specific plan may be an overlay zone that modifies or expands the base zone to allow different dimensional standards, streetscape treatments, and architectural designs. Every basic specific plan should include a detailed site plan and illustrations.

      C.   Complex Specific Plan: A specific plan may also address a very large site of hundreds of acres. In this case, the 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 common open space areas 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 non-conforming 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 PZC, or the 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 affected land area. For projects larger than 200 acres, a neighborhood scoping meeting, per Section 11-03-03.2, between the applicant and the City of Boise 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 two acres or one city block.

   6.   Required And Optional Elements: A specific plan shall include some or all of the following elements:

      A.   A map depicting the proposed pattern of land use and open space, with acreage by land use type.

      B.   A written document, describing in detail the zoning standards for all land uses including but not limited to: setbacks, height, density, parking, floor area ratios, landscaping,signage, lighting requirements, and similar issues. When the existing base zone is left in place and the specific plan becomes an overlay zone, this document need only address the elements that differ from the standards of the base zone.

      C.   A map depicting the proposed street and lot pattern.

      D.   A map depicting the location and configuration of all infrastructure/public services and facilities proposed within the specific plan district. Such facilities include but are not limited to roads, sewers, lift stations, drainage facilities, fire stations, police substations, parks, libraries, communications equipment, and similar facilities.

      E.   A phasing plan for development of all uses and supporting infrastructure.

      F.   A capital improvement program for all infrastructure.

      G.   A written and illustrated document, describing in detail any design guidelines for the development, including but not limited to: architectural style, materials, colors, themes, streetscapes, public realm elements, and similar issues.

      H.   A written document describing the review, approval, and amendment process for all proposed uses and phases in the project.

      I.   Other elements such as grading plans, wildlife mitigation plans, open space management plans, hazardous materials remediation plans, etc.

   7.   Procedures: The PZC shall consider an application for rezone to a SP District and shall at the same time consider the proposed Specific Plan accompanying the application.

      A.   Required Findings: The PZC shall forward a recommendation to the Council based on findings that the specific plan:

         (1)   Is consistent with the goals, objectives and policies of the Comprehensive Plan, with particular emphasis placed upon those polices related to diversity of housing, mixing and integration of uses, pedestrian and transit design, level of service provision and environmental protection;

         (2)   Is compatible with surrounding development and properly integrates land uses and infrastructure with adjacent properties;

         (3)   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; and

         (4)   Will enhance the potential for superior urban design and land use in comparison with development under the base district provisions that would apply if the specific plan were not approved.

      B.   Zoning Map Designation: A SP district shall be noted on the zoning map by the designation "SP," followed by the number of the SP district based on order of adoption. The SP may be either appended to the base zone as an overlay, or may be the primary zoning with no other base zone.

      C.   Status Of Specific Plan: A specific plan adopted by ordinance of the Council shall be administered as prescribed by the 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 Section 11-05-08.8 of this ordinance and shall be maintained on file in the Director as a bound and printed document.

      D.   Review Of Plans: Application for building permits for projects in a SP district shall be accepted only if the project plans are consistent with the standards of the adopted Specific Plan.

   8.   Adopted Specific Plans: Adopted specific plans are included in Chapter 11-13.