11-012-03: MEASUREMENT-RELATED DEFINITIONS:

Buildable Area (Foothills Planned Development): 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 must 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.

Buildable Area (General): The area of the lot excluding the required yards.

Building Height: The vertical distance from the grade to the highest point of the coping of a flat roof or to the deck line of a mansard roof or the average height of the highest gable of a pitch or hip roof.

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 ten feet above grade.

Figure 11-12.1: Clear vision triangle at a street intersection

      B.   Where a driveway enters the street right-of- way, a clear vision triangle shall be formed horizontally, by measuring ten 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 ten feet above grade.

Figure 11-12.2: Clear vision triangle at a street and driveway/alley intersection

Density, Residential: Number of dwelling units per acre of land set aside for residential use.

Effective Lot Area: The gross horizontal area of a lot minus any portion of the lot encumbered by a recorded driveway or road easement.

Floor Area, Gross: The sum of the square footage of all floors, including lofts and basements, inside the exterior walls of a building or portion of a building.

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:

      A.   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

      B.   Public rights-of-way and other similar enclosed spaces open to the public, such as public washrooms, corridors, stairwells, or elevator lobbies.

Floor Area Ratio (FAR): The gross floor area divided by the lot area.

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.

Grade, Established: The curb line grade at the lot lines established by the City Engineer or otherwise established by law.

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.

Lot Coverage: The area of a lot occupied by the principal building(s) and any accessory building(s).

Lot Depth: The distance between front and rear lot lines measured in the mean direction of the side lot lines.

Lot Width (Average): The distance between the side lot lines, measured in one of the following manners, whichever is applicable as determined by the Director:

      A.   In the case of a regular-shaped lot, the width shall be measured along the front lot line;

      B.   In the case of an irregular-shaped lot, the width shall be the average distance between the side lot lines, with the average distance to be measured at ten-foot intervals for the first 100 feet of the lot depth beginning at the front lot line;

      C.   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

      D.   In the case of an irregular-shaped flag lot, the width shall be the average distance between the side lot lines, with the average distance to be measured at ten-foot intervals for the first 100 feet of the lot depth beginning at the front lot line.

In no instance shall the dimension of a lot at its front setback line be less than the minimum average lot width required for the zoning district in question.

Figure 11-12.3: Lot width

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.

Percent Slope: The vertical rise divided by the horizontal distance within which the vertical rise takes place.

Story:

   A.   That portion of a building included between the upper surface of any floor and the upper surface of the next floor above, except that the topmost story shall be that portion of a building included between the upper surface of the topmost floor and the ceiling or roof above.

   B.   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.

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. Once chosen, the front yard designation and associated rear and side yards may not be changed.

Yard, Interior Side: A side yard that does not abut a street.

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 principal building.

Yard, Side: An area between the wall of the principal and accessory buildings, and side lot line, and between the front and rear lot line.

Yard, Street Side: On a corner lot, a side yard that abuts a street.

6500 C.F.S Setback Line: The line that demarcates the edge of visible moving surface water as determined by the City Engineer in accordance with the following procedures from which the setbacks required in this code are measured:

   A.   Shall be based upon a flow of 6500 c.f.s. in the river adjacent to the parcel being reviewed.

   B.   Shall only apply to natural channels, including side channels of the Boise River and to man-made channels if the man-made channel capacity is required in order to pass the 6500 c.f.s flow under normal flooding conditions.

   C.   Shall be the actual location of the water's edge except in areas of extended shallow backwater with no current. For purpose of definition, "shallow" shall mean one foot or less in depth.

The intent of this definition is to also specifically exclude seeps or other surface waters that are present, but not fed directly from river flows.