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1. Airport Influence Area Standards: All development within the Airport Influence Overlay district shall comply with the standards in Section 11-02-07.3.D, AI-O Airport Influence Area Overlay.
2. Boise River System Standards: All development within the Boise River System Overlay district shall comply with the standards in Section 11-02-07.3.E, BR-O: Boise River System Overlay.
3. Flood Hazard Standards: All development within the Flood Protection Overlay district shall comply with the flood hazard standards in Section 11-02-07.3.F, FP-O Flood Protection Overlay.
4. Hillside Development Standards: All development within the Hillside Development Overlay district shall comply with the standards in Section 11-02-07.3.G, HS-O: Hillside Development Overlay.
5. Wildland Urban Interface Standards: All development within the Wildland Urban Interface Overlay district shall comply with the standards in Section 11-02-07.3.H, WUI-O: Wildland Urban Interface Overlay.
6. Foothills Development Standards:
A. Purpose: The purpose of this Section 11-04-05.6 is to implement residential subdivision density and design elements of the Comprehensive Plan in the Foothills Planning Area. It is also designed to protect and promote preservation of contiguous areas of Foothills open space that contain important and significant natural and cultural resource values, as identified in the Comprehensive Plan and this Code.
B. Applicability:
(1) This Section 11-04-05.6 shall apply to all proposed developments in the Foothills Planning Area at the time an Annexation is proposed and/or a Zoning Map Amendment is requested.
C. General Requirements:
(1) In addition to application materials otherwise required for an annexation or rezoning, applications for development in the Foothills Planning Area shall include materials required for a Hillside and Foothill Areas Development Permit, and where applicable, a Floodplain Permit.
(2) Upon annexation the buildable areas shall be zoned as R-1A, and shall be required to comply with the provisions of this Section 11-04-05
.6, unless City Council determines that some buildable areas not including steep slopes or sensitive lands shall be zoned R-1B in return for the zoning of other A-1 for preservation as open space.
(3) Developments shall be required to connect to municipal water and sewer services and participate in other municipal service districts as applicable.
D. Permitted Development Densities:
(1) Additional Dwelling Units Permitted:
(a) In return for the preservation of open space, applicants shall be permitted to develop additional dwelling units beyond those permitted in the existing base zoning district(s) pursuant to the formula in Table 11-04.6
.
(b) These provisions do not increase the area of the site that may be developed, but increase the number of units that may be developed within the same buildable area. Additional dwelling units may be added to the density base units without the requirement for additional open space preservation.
(c) The number of additional dwelling units permitted is based upon the ratio of (i) buildable area to be preserved as open space to (ii) the buildable area to be developed.
(d) Additional dwelling units are allowed based on the percentage of built area occupied and open space dedicated as shown in Table 11-04.6
: Density Bonus Formula, provided that the formula is unchanged. If the numbers for the applicant's built area fall in between the numbers provided in the
left-hand
column, the density bonus will be calculated based on built area shown in the table that is closest to, but higher than, the applicant's built area. For example, if the applicants project has a built area equal to 73 percent of the site area, the density bonus will be based on the factors shown for a project with a built area equal to 75 percent.
(e) The density formula may be adjusted to allow density transfers from non-contiguous parcels after a Transfer of Development Rights (TDR) ordinance is in effect.
BUILT AREA (PERCENT) | OPEN SPACE DEDICATED (PERCENT) | DENSITY BONUS (UNITS/ACRE) | BUILDABLE AREA ON 100 ACRES AFTER OPEN SPACE SET- ASIDE (ACRES) | NUMBER OF BONUS UNITS |
BUILT AREA (PERCENT) | OPEN SPACE DEDICATED (PERCENT) | DENSITY BONUS (UNITS/ACRE) | BUILDABLE AREA ON 100 ACRES AFTER OPEN SPACE SET- ASIDE (ACRES) | NUMBER OF BONUS UNITS |
75 | 25 | 0.5 | 75.0 | 38 |
69 | 31 | 0.75 | 68.8 | 52 |
63 | 37 | 1.0 | 62.5 | 63 |
56 | 44 | 1.25 | 56.3 | 70 |
50 | 50 | 1.5 | 50.0 | 75 |
44 | 56 | 1.75 | 43.8 | 77 |
38 | 62 | 2.25 | 37.5 | 84 |
31 | 69 | 3.0 | 31.3 | 94 |
25 | 75 | 4.0 | 25.0 | 100 |
(2) Eligible Preserved Open Space:
(a) Preserved open space eligible for a density bonus based on Table 11-04.6
: Density Bonus Formula, shall comply with the following requirements:
i. The open space shall be classified as priority open space in Subsection (4) below.
ii. The open space shall be at least one acre in size and shall have an average width of at least 30 feet.
iii. The open space shall not have a slope greater than 25 percent.
(b) Public rights-of-way that connect development pockets and provide access to public open space may be included in the density calculation for open space.
(c) Roads within a development pocket and other public rights-of way that have dwelling units fronting or siding onto them shall not be included in density calculations for open space.
(3) Ineligible Preserved Open Space:
(a) The following shall not be considered as preserved open space in the density bonus calculation, except as may be provided in Subsection (4):
i. Urban development such as club houses, tennis courts, swimming pools, dirt bike tracks, golf driving ranges, and similar uses that dramatically alter land from its natural state; and
ii. Commercial land uses.
(b) Park sites internal to a subdivision or development may only be included as eligible open space when they are retained in a primarily natural condition and include a significant opening from the subdivision or development into a larger designated open space outside the subdivision or development.
(4) Priority Open Space:
(a) Some areas of the Foothills have a combination of characteristics that cause them to be considered worthy of special incentives for preservation, even if they do not meet those size, slope, or dimensional standards to qualify as open space eligible for a density bonus under Subsection (2) above. When these areas are identified on a property and proposed for preservation, the PZC may classify them as priority open space and allow all or a portion of them to qualify for the approval of additional dwelling units.
(b) General Eligibility Criteria: Priority open space shall include at least four of the following characteristics to be eligible for a density bonus:
i. Wetlands;
ii. Riparian areas;
iii. Rare plant communities;
iv. Critical deer and elk winter range and migration corridors;
v. Potential Public Preservation Sites as documented by the HPC;
vi. Unique geologic or visual features;
vii. Archeological or other historic sites;
viii. Designated trails and trailheads in the Ada County Ridge to Rivers Pathway Plan;
ix. Other public trails and trailheads as approved by the Parks and Recreation Board;
x. Areas adjacent to publicly held open spaces or areas that have been identified for consideration as permanent public open space; or
xi. Areas that have been dedicated to or acquired by a public agency through a discounted sale.
(c) Additional Criteria for Steeply Sloped or Fragmented Open Space
i. Preservation of priority open space in steeply sloped areas or in fragmented pieces shall only be eligible for approval of additional dwelling units if it meets the following criteria, as determined by the Planning and Zoning Commission after receiving input from the Idaho Department of Fish and Game, the Parks and Recreation Board, and other public agencies with expertise in the issue at hand in determining the proper amount to be allowed to be set aside in return for a density bonus.
A. Public access is provided to the priority open space;
B. The open space protects important vegetation, terrain, or scenic views and vistas that could be damaged or destroyed from an allowed use such as mining, logging, grazing, or construction of utilities or infrastructure;
C. The open space links interspersed eligible areas into a more biologically complete and continuous wildlife corridor; or
D. The open space is dedicated to or acquired by a public agency through a discounted sale.
ii. Links type golf courses may be permitted in designated preserved open space, provided that the intervening spaces are maintained in a primarily natural condition. Golf courses shall use native plants and natural contours shall be left intact. Parking lots, club houses, driving ranges, maintenance facilities, and similar golf related uses shall not be counted as open space contributory to the density bonus. Designated trails and park sites shall be preserved in or around the golf course.
(5) Design Standards:
(a) General Standards:
i. Residential uses shall be clustered in development pockets rather than scattered throughout the property.
ii. Development pockets shall comply with design principles in the Comprehensive Plan concerning clustering, environmental protection, open space conservation, and scenic and aesthetic goals.
iii. Gated entrances are prohibited due to the potential for such limited access to restrict or delay emergency response.
iv. Designated open space shall be linked to the maximum extent practicable.
v. Disturbance of the land shall be minimized, and development shall be avoided in areas that would require excessive grading, cut, and fill.
vi. Road and trail access to adjacent properties shall be provided to prevent landlocked parcels or breaks in the trail systems, and to provide the opportunity for future connectivity.
vii. Roads and infrastructure shall not cross designated open space, floodways, wetlands, and areas of high wildlife habitat value to the maximum extent practicable.
(b) Standards for Trails: Trails that comply with the following design standards shall be provided as part of the subdivision or development.
i. The Ada County Ridge-To-Rivers Pathway Plan shall guide trail locations.
ii. Public access to trails within and contiguous to the development shall be provided, unless no contiguous or intersecting public trails exist or are proposed, in which case private trails may be established through the open space, provided that the design preserves the natural character and wildlife habitat value.
iii. Trail design shall preserve the natural scenic and wildlife habitat values to the maximum extent practicable.
iv. Public trails shall be secured through dedication, easement, or other such binding mechanism, and shall be shown on the Subdivision Plat.
(c) Standards for Preserved Open Space: Priority open space shall be preserved and managed to comply with the following standards.
i. Contiguous areas of open space within the development and adjacent properties shall be preserved by aligning them along common corridors to the extent possible.
ii. Indigenous plant species, except for noxious and invasive weeds, shall be maintained undisturbed to the extent possible.
iii. Areas of highest wildlife habitat value and migration corridors in designated wildlife habitat identified in the Comprehensive Plan shall be preserved.
iv. Unique geologic and historic features defined as heritage sites, and sites designated for historic preservation by city, state, and federal agencies shall be preserved.
v. Landslide areas and areas with unstable soils shall not be developed.
vi. Fencing shall not encroach into preserved open space.
vii. Agricultural or utility uses may be permitted in open spaces, including livestock grazing, community gardens, or irrigation ponds, and only including those buildings, structures, and necessary appurtenances required by those uses, such as dams and irrigation or drainage systems. These use exceptions shall comply with the policies of the Foothills Policy Plan, shall be shown on the site plan, and shall not degrade the value of the permanent open space.
viii. Fencing shall not encroach into preserved open space.
(d) Grading and Building Disturbance Envelopes:
i. Building envelopes may be required to be shown on the final site plan, and if required shall be recorded or referenced in the notes on the Final Plat.
ii. Slopes greater than 25 percent shall be shown on the Conditional Use Permit site plan with a disturbance envelope that defines the area outside of which no grading will be allowed.
(6) Ownership and Maintenance of Open Space:
(a) Open space areas may be owned and maintained:
i. By and for the use of the Homeowners' Association of the project of which it is a part;
ii. By any neighboring Homeowners' Association with abutting preserved open space;
iii. By an organization managing adjacent lands held as permanent open space and jointly maintained under a Development Agreement with the City;
iv. By the City, if the open space is dedicated or sold to the City after a recommendation of approval to accept such lands by the Board of Parks and Recreation, Planning and Zoning Commission, or other public agency, or a private land trust for open space uses, as noted in a Development Agreement approved by City Council; or
v. Through other open space preservation strategies under sole or joint ownership, such as deed restrictions, or conservation easements, as executed when approved by the City.
(b) Where the goals and policies of adopted plans specify the need for public trails or open space, easements for public lands or trails may be required. Trails or open spaces may be held in private ownership subject to an easement, or may be purchased by the City, or dedicated by the landowner(s) to the City.
(c) The City will accept no responsibility for the costs of maintenance of open space or recreational facilities unless the Board of Parks and Recreation, PZC, and the City Council specifically approve that responsibility in a written agreement. (Ord. 27-23, 7-18-2023, eff. 12-1-2023; amd. Ord. 43-23, 12-5-2023)
A. Provide standards that will help to reinforce existing and desired development patterns and building features intended to implement the Comprehensive Plan;
B. Design sites and orient buildings with an emphasis on character and creating a comfortable walking environment;
C. Design buildings that respond to the unique context of the site;
D. Reduce impacts to wildlife;
E. Promote original and distinctive building design; and
F. Incorporate sustainable development practices.
3. Compliance with Additional Form and Design Standards Required:
(2) All new Multiple-Family, mixed-use, and nonresidential development, including but not limited to Parking Garages shall comply with all other standards and mandatory content related to building design in the Citywide and Downtown Design Standards and Guidelines, as applicable in the area where the property is located.
(3) Residential uses with four or fewer units in a single structure are exempt from these standards.
B. In the event of a conflict between two or more standards in this Section 11-04-06, or between the standards in this Section 11-04-06 and applicable standards in the Citywide or Downtown Design Standards and Guidelines, the provision requiring the higher level of visual building quality and interest, as determined by the Planning Director, shall apply.
4. General Site and Building Design Form Standards:
A. Buildings and Parking Placement: In all zoning districts except the R-1A, R-1B, R-1C, A-1 and A-2 zoning districts, each primary building and each parking garage shall be located so that no surface parking lot is located closer to any abutting street than the façade of the building or parking garage fronting that street.
B. Building Entrances:
(1) At least one pedestrian entry to each primary building shall be visible and directly accessible from at least one of the adjacent streets unless Subsection (3) below requires additional pedestrian entries or Subsection (4) below requires pedestrian entries in different locations.
(2) At least one pedestrian entry to each primary building shall be visible and directly accessible from any pathway designated on the Boise Pathways Master Plan that is located on the same lot or on an abutting lot.
(3) On each primary building frontage exceeding 100 feet in length that has a nonresidential ground floor use, at least one pedestrian entry to the building shall be visible and directly accessible from the street within each 50 horizontal feet of building length.
(4) In districts with an established pattern of building entrances facing the street, new buildings shall be designed with entrances complying with the established pattern to the maximum extent practicable.
(5) Regardless of whether the entry is required by Subsections (1) through (3) above, each outward opening pedestrian entry facing a street shall be designed so that it does not encroach on or interfere with pedestrian passage along any designated sidewalk.
(6) Regardless of whether the entry is required by Subsections (1) through (3) above, each pedestrian entry that provides access to a primary building or parking lot, and that faces a street or a surface parking lot, shall incorporate a covered area providing weather protection to those entering or leaving the building. Each covered weather protection feature shall extend at least five horizontal feet outward from the façade of the building or be inset a minimum of five feet into the façade of the building. Weather protection may be accomplished by canopies, arcades, awnings, or other building features. Covered areas shall not drain onto sidewalks.
C. Façade Transparency:
(1) If the ground floor of the building is located within 10 feet of the sidewalk, at least 40 percent of the ground floor, street-facing façade between four and eight feet above the sidewalk, shall be transparent.
(2) If the ground floor of the building is located between 10 and 20 feet from the sidewalk, at least 25 percent of the ground floor, street-facing façade between four and eight feet above the sidewalk shall be transparent.
(3) When the ground floor of the building is occupied by residential uses, at least 15 percent of the street-facing façade (all vertical surfaces generally facing the street) shall be transparent.
(4) Window glazing on the bottom two floors on street-facing façades of each primary building that does not provide visibility into residential dwelling units shall achieve a visible transmittance ratio (VT) of at least 0.60.
(5) At least 90 percent of the glazing of any building façade shall include features that enable birds to perceive the glass as a solid object using at least one of the following treatments:
(a) Non-reflective glass or window film that is opaque or translucent;
(b) External screens installed permanently over glass windows;
(c) Paned glass with mullions on the exterior of the glass;
(d) Glass covered with patterns (e.g., dots, stripes, images, abstract patterns. lettering), etched. fritted, stenciled, silkscreened, applied to the glass on films or decals, or another method of permanently incorporating the patterns into or onto the glass. Elements of the patterns shall be at least one-eighth (1/8) inch tall and separated no more than two inches vertically, at least one-quarter (1/4) inch wide and separated by no more than four inches horizontally; or
(e) Other glazing treatments providing an equivalent level of bird safety and approved by the Planning Director.
D. Building Façade Articulation: Each street-facing façade of a primary building shall be designed to avoid undifferentiated wall planes by dividing street-facing façade into a series of smaller horizontal and vertical components that comply with the following standards.
(1) Each street-facing façade shall incorporate at least three of the following elements within each 50 horizontal feet of the building façade:
(a) Use of vertical piers or columns;
(b) Change in building material or siding style;
(c) Providing vertical building modulation of at least 12 inches in depth;
(d) Projections, recessions, or reveals that include but not limited to, columns, pilasters, cornices, and bays, and having a change of wall plane that is a minimum of 12 inches in depth;
(e) A change in building material, siding style, or color; and/or
(f) Other methods as approved by the Planning Director.
(2) In the Industrial zoning districts, each street-facing façade shall follow what is required in the Citywide Design Review Standards and Guidelines.
5. Use-Specific Building Form Standards:
A. Applicability:
(1) All uses listed in Table 11-03.1
: Table of Allowed Uses, as an Allowed Use shall comply with the following Use-Specific Form Standards (the Allowed Forms), as applicable to the zoning district in which the property is located. In the event of a conflict between these standards and applicable standards in Chapter 11-02
, Zoning Districts or in Subsections 3 or 4 above, the standards in this Subsection 5 shall apply.
(2) If an application for an allowed use does not comply with one or more of the Allowed Form standards in this Section 11-04-09.5, an Alternative Form for the building or development containing the use may be approved by the Planning Commission pursuant to Section 11-05-05.3.A, Allowed Use with Alternative Form.
(3) These standards shall apply to all new construction or site redevelopments that result in the expansion and alteration of the gross floor area of an existing primary building by 50 percent or more.
B. Uses Located in the MX-1 District:
(1) The use shall be located in a building at least two stories in height; or
(2) The use shall be located in a building or development containing at least two different uses listed in Table 11-03.1
: Table of Allowed Uses;
C. Uses Located in the MX-3 District:
(1) The use shall be located in a building at least four stories in height; and
(3) As an alternative to Subsection (2) above, a Multiple-Family Dwelling may meet the requirements of Section 11-04-03.7.D(4) regarding affordable housing and sustainable development and earn the related incentives.
D. Uses Located in the MX-4 District:
(1) The use shall be located in a building at least four stories in height;
(2) The use shall be located in a building or development that does not include a surface Parking Lot;
(3) The use shall be located in a building or development that does not include a Parking Garage with a greater number of vehicle parking spaces than the minimum required by Section 11-04-08.5, Minimum and Maximum Off-Street Parking Standards, as adjusted pursuant to Section 11-04-08.7, Parking Adjustments; and
(4) The use shall be located in a building where at least 80 percent of the ground floor street frontage is occupied by uses that are in active use by occupants or users of the building or development, or by the general public. This requirement is not met by ground floor parking areas, storage areas, utility facilities, or stairwells that are not accessible from the street frontage.
(5) As an alternative to Subsections (2), (3), and (4) above a Multiple-Family Dwelling may meet the requirements of Section 11-04-03.7.D(5) regarding affordable housing and sustainable development and earn the related incentives.
E. Uses Located in the MX-5 District:
(1) The use shall be located in a building at least four stories in height;
(2) The use or development shall not include a Surface Parking Lot outside of the building footprint; and
(3) The use shall be located in a building where at least 80 percent of the ground floor street frontage is occupied by uses that are in active use by occupants or users of the building or development, or by the general public. This requirement is not met by ground floor parking areas, storage areas, utility facilities, or stairwells that are not accessible from the street frontage. (Ord. 27-23, 7-18-2023, eff. 12-1-2023; amd. Ord. 43-23, 12-5-2023)
1. Purpose: The purpose of this Section 11-04-07 is to support the City's mobility and climate goals by providing comfortable walking, cycling, transit and other active modes of transportation in new development and the redevelopment of property.
2. Applicability: Unless otherwise stated in this Code, all development of vacant land, all construction of new structures, all modification of existing structures, and the Subdivision of Land, and developments on parcels shall comply with the standards of this Section 11-04-07.
3. General:
A. Compliance with Life Safety Regulations: In addition to all other provisions of this Section 11-04-07, all developments shall comply with all applicable regulations and ordinances for fire protection, emergency vehicle access, and life safety adopted by the City, including those that may limit the number of residential dwelling units relying on a limited number of vehicle access points. If there is a conflict between the requirements of this Section and life safety standards, the Planning Director in consultation with the Ada County Highway District (ACHD) and the Idaho Transportation Department shall determine which standard shall apply.
B. Americans with Disabilities Act:
(1) Compliance with the Americans with Disabilities Act ("ADA") and other federal and state accessibility laws is the sole responsibility of the property owner. Compliance with this Code does not assure compliance with the ADA or any other federal or state accessibility laws or any regulations or guidelines enacted or promulgated under or with respect to such laws. The city is not responsible for enforcement of the ADA or any other federal or state accessibility laws.
(2) All development shall comply with accessibility requirements based on the most recent version of the International Building Code and the International Code Council, or any future update of that document adopted by Boise City.
(3) Where a project develops or redevelops property in the MX-5 district with street frontage adjacent to one or more of the City's ADA accessible on-street existing or planned parking spaces, the applicant shall reconstruct the curb to include an ADA compliant pedestrian access ramp from the street level to the sidewalk along each such frontage. The design shall comply with the federal Public Right-of-Way Accessibility (PROWAG) Guidelines to the maximum extent practicable. The map of ADA accessible on-street parking spaces is available on the City's website.
C. Compliance with Solid Waste Ordinance and Solid Waste Design Standards: All developments shall comply with all applicable regulations, ordinances, and design standards for solid waste adopted by the City, including specifics around site design and solid waste service. All designs shall include measures to protect pedestrians and bicyclists to the maximum extent practicable. If there is a conflict between the requirements of this Section and solid waste design standards, the Planning Director in consultation with the Director of Public Works shall determine which standard shall apply.
4. Design Standards:
(1) Provide safe and convenient access for bicyclists, pedestrians, and vehicles to and from perimeter streets, parks, schools, public transit facilities, public and private institutions to the maximum extent practicable.
(2) Provide safe and convenient access for bicyclists and pedestrians to and from existing and proposed pathways and trails existing or designated on a Subdivision Plat, the Boise Pathways Master Plan, or other adopted City or ACHD plans.
(3) Accommodate safe, convenient, and comfortable pedestrian and bicycle travel on streets, or on off-street pathways. In cases where the street network cannot be designed to accommodate pedestrian or bicycle travel due to soil, topography, easement, or other constraints.
(4) Except for designated collector and arterial streets, allow individuals traveling within a development or subdivision, and to and from properties adjacent to that land, without accessing the collector or arterial street network.
(5) Incorporate traffic calming strategies, including but not limited to curb extensions, median islands, speed bumps, chicanes, traffic filters, and neighborhood traffic circles, into street networks to the maximum extent practicable. Traffic calming devices that can significantly impede the response of or possibly damage emergency vehicles and equipment, such as speed bumps are not allowed.
B. Public Streets:
(1) General: Public streets shall be accepted, dedicated to, and owned by the Ada County Highway District (ACHD), Idaho Department of Transportation, or other governmental or quasi-governmental entity.
(2) Street Design:
(a) The design of all streets shall conform to requirements established by the National Association of City Transportation Officials (NACTO), ACHD, and the Idaho Transportation Department. Where there is a conflict in the standards, the City will require the design that achieves the highest level of safety and comfort.
(b) Street intersections in residential areas shall create a 90 degree intersection to the maximum extent practicable.
(3) Street Grades: Street grades shall comply with applicable ACHD and adopted fire safety standards.
(4) Dead-End Streets:
(a) Dead-end streets shall not be permitted, except streets temporarily terminating at the boundary of a subdivision may be allowed when ACHD or City Council determines the extension of the street is necessary for the proper development of the street pattern. An approved turnaround shall be required at the terminus of all temporary and permanent dead-end streets. A sign indicating the street is planned to be extended in the future will be installed at the end of the street.
(b) A paved hammerhead turnaround 15 feet wide and 50 feet long may be required in cases where lots are not accessible for solid waste collection vehicles to turn around completely.
(5) Street Names: Street names shall be approved by the Ada County Land Records Division.
(6) Street Access:
(a) Each lot shall have direct access to a public street or alley that has been improved to applicable street standards and has been accepted, dedicated to, and accepted by the Ada County Highway District, or shall have access to a private street that has been improved to applicable City private street standards.
(b) If alley access to individual lots is available, access points from that lot to an abutting street shall be prohibited unless the Planning Director determines the use of the alley access is impracticable due to the nature or operating characteristics of the proposed use on the lot.
(c) Where alley access is not available or use of alley access is impracticable, street access points between abutting parcels shall be consolidated and shared to the maximum extent practicable.
(d) Where alley access is not available and a lot has frontage on two or more streets, a single street access point shall be located on the street with the lowest traffic volume to the maximum extent practicable, unless the Planning Director determines that the access point on the street with the lowest traffic volume will adversely impact planned and existing pedestrian and bicycle facilities.
(7) Gated Streets, Driveways, and/or Subdivisions:
(a) After the Effective Date, the use of access control gates that restrict access to new or existing developments in any Residential or Mixed-Use zoning district or any portion of a Planned Unit Development, is prohibited.
(b) Gates are permitted to be installed for security purposes in the Industrial or Open Lands zoning districts provided they are set back at least 30 feet from the public right-of-way line.
(8) Insufficient Roadway Width: When shorter segments of curb and gutter improvements are not feasible as determined by the Planning Director, a substitute physical demarcation or barrier shall be installed to provide a clear boundary between required landscaping and orderly, parallel, on-street parking, and to accommodate storm drainage. An approved barrier such as ribbon curbing with vertical landscaping, low fencing, or other approved means shall be installed to ensure the public right-of-way does not become an area that is unmaintained and, if feasible, allows
for on-street parking
C. Private Streets:
(1) General: Private streets are strongly discouraged and shall only be permitted when approved by the Planning Director based on unique circumstances that make the construction and dedication of public streets impracticable. When approved by the Planning Director, private streets shall comply with standards in Subsection B above and, shall be located and designed to:
(a) Provide safe, convenient, and comfortable movement of vehicular, bicycle and pedestrian travel;
(b) Not adversely affect access to adjacent properties or the public transportation network;
(c) Not interfere with or decrease public access to adjacent property or places of public interest;
(d) Not connect one public street to another, unless otherwise approved by the Planning Director;
(e) Not interrupt the continuity of public streets or the public street network; and
(f) Comply with the ACHD structural standards for streets, as shown on design and construction documents prepared and certified by a registered professional engineer.
(2) Single-Family-Detached/Single-Family Attached/Duplex Residential
(a) Private streets are permitted in Single-Family Detached, Single-Family Attached, and Duplex Dwelling developments, provided they comply with the general requirements in Subsection (1) above and:
i. The parcel shape or site topography will not allow the street design to meet ACHD width standards for public streets; or
ii. Compliance with ACHD public street standards is in conflict with the intent of minimizing disruption to vegetation or other topographical elements required by Section 11-02-07.3.G, HS-O: Hillside Development Overlay.
NUMBER OF RESIDENTIAL LOTS VS. STREET LENGTH | MINIMUM RIGHT-OF-WAY WIDTH (FEET) | STREET WIDTH BACK OF CURB TO BACK OF CURB (FEET) | DETACHED SIDEWALK REQUIRED BOTH SIDES | DETACHED SIDEWALK EASEMENT ALLOWED |
Up to 3 lots w/ length less than 200 feet | 24 | 24 | Yes | Yes [1] |
Up to 3 lots w/ length greater than 200 feet | 28 (24 for the final 200 feet) | 28/24 | Yes | Yes [1] |
4 or more lots w/ length less than 200 feet | 24 | 24 | Yes | Yes [1] |
4 or more lots w/ length greater than 200 feet | 28 (24 for the final 200 feet) | 28/24 | Yes | Yes [1] |
Notes: [1] Setback requirements shall be from the back of sidewalk. | ||||
D. Alleys - Public and Private: Alleys are subject to the following standards:
(1) The minimum alley width for a one-way alley shall be 12 feet.
(2) The minimum alley width for a two-way alley shall be 20 feet.
(3) Alley construction shall meet ACHD standards.
E. Cul-de-Sacs:
(1) Cul-de-sacs shall be avoided to the maximum extent practicable and shall only be permitted when unusual terrain or site conditions prevent a through street connection.
(2)
Where permitted, cul-de-sacs shall connect to the closest local, collector, or arterial street, to adjacent cul-de-sacs, or to any adjacent existing or proposed public open space, park, pathway, trail or school with a pedestrian easement or public right-of-way at least 15 feet in width shown on the Subdivision Plat, unless deemed impracticable by the Planning Director.
F. Block Size and Design: Where a Subdivision Plat includes streets in a Residential or Mixed-Use zoning district, the dimensions of each new block created shall meet the following standards to the maximum extent practicable in light of topographic conditions.
(1) The length of new blocks created shall not exceed 330 feet in width and 660 feet in length.
(2) Each block shall be bordered by public or private streets meeting the requirements of this Section 11-04-07.4 and with all applicable Ada County Highway District technical requirements.
(3) The Planning Director may adjust the standard in Subsection (1) above if the Planning Director determines that a larger perimeter is necessary because of constraints or unusual terrain or site conditions that make it impracticable to design blocks of this size, and that the reduced internal vehicle, bicycle, and pedestrian circulation caused by the larger block perimeter have been mitigated to the maximum extent practicable.
G.
Cross-Access between Adjacent Mixed-Use and Nonresidential Uses: All development or redevelopment in Mixed-Use, Industrial, or Open Land zoning districts shall comply with the following standards.
(1) To the maximum extent practicable, each lot layout shall be designed to allow for cross-access to adjacent properties to encourage shared parking and shared access points to a street. This may be established by one or more of the following:
(a) Connecting streets and driveways;
(b) Coordinating parking lot and parking structure entrances;
(c) Common service/delivery areas;
(d) Legally shared parking lots and parking structures;
(e) Linkages between parking lots and parking structures; or
(f) Providing shared access for two adjacent lots from public rights-of-way to minimize driveways.
(2)
When cross-access is deemed impractical by the Planning Director on the basis of topography, the presence of natural features, or vehicular, bicycle and/or pedestrian safety, this requirement may be waived provided that appropriate bicycle and pedestrian connections are provided between adjacent Multiple-Family, mixed-use or nonresidential developments or land uses.
H. Transit Stops:
(1) Where an adopted plan of the City or a transit agency recognized by the City identifies a future transit stop location, no permanent or temporary structure, or utilities that are not transit supportive shall be located in any portion of the site identified for that transit stop, or for access points or parking facilities required by this Code. Transit footings or structures shall be installed at the time of development of the site to the maximum extent practicable.
(2) Use of those portions of the site shall be limited to a transit stop, required landscaping, buffering, and open space until arrangements for the dedication or acquisition of that portion of the site for transit stop purposes is finalized, or until the City or the transit agency that designated the location indicates in writing that it is no longer needed for transit stop purposes.
I. Pedestrian and Bicycle Connectivity and Circulation: All development and redevelopment shall comply with the following standards to the maximum extent practicable. In the event of a conflict between these standards and those in another provision of this Code, the standard requiring the greater level of connectivity shall apply.
(1) Sidewalks and Pedestrian Facilities: Unless otherwise required by specific standards applicable to the Residential and Mixed-Use zoning district, by the Boise Pathways Master Plan or other adopted plan, or standard adopted by the City:
(a) All sidewalks shall be a minimum of five feet wide. A minimum of 10 foot wide sidewalks shall be provided and constructed within a development if the Planning Director deems the access is beneficial to provide pedestrian and bicycle access to schools, playgrounds, shopping areas, transportation, or other community facilities.
(b) Detached sidewalks shall be required on both sides of all arterial and collector streets identified within the current ACHD Master Street Map. Detached sidewalks shall be required on both sides of all local streets, including cul-de-sacs. The Planning Director may allow attached sidewalks on local streets when it has been determined detached sidewalks are unable to be constructed due to unusual terrain, site conditions, utility conditions, or other circumstances that make the provision of detached sidewalks impracticable.
(c) When sidewalks are separated from the curb line, a minimum distance of eight to 10 feet or within an approved suspended pavement system is required to accommodate buffering and street trees required by Section 11-04-09.4, Street Frontage Landscaping shall be provided.
(d) Sidewalks internal to developments shall be a minimum of five feet wide and shall be separated from vehicular areas (including but not limited to parking spaces, driveways, and drive aisles) by a vertical barrier such as curb, bollards or other means approved by the Planning Director. Any mailboxes, signs, utility equipment, vertical structures or other items located within or near any sidewalk shall be located in an area that preserves a five-foot clear horizontal passageway and an 80-inch vertical clearance below any items projecting from the building façade for pedestrians at all points on the sidewalk.
(2) Bikeways: Designated bicycle lanes and/or multi-use pathways are required in the design of all arterial, collector, and local streets as shown in the network maps included in the ACHD Roadways to Bikeways Plan, Boise Pathways Master Plan, Ada County Ridge-to-Rivers Trails Plan, and other adopted City or ACHD plans. In the event of a conflict between one or more plans, the Planning Director shall determine which network map and design standard shall apply.
(3) Multi-Use Pathways: Multi-use pathways, separated from motor vehicle traffic, are required where indicated on the Boise Pathways Master Plan, Ada County Ridge-to-Rivers Trails Plan, or other plans adopted by the City. The land or public easement to accommodate such pathways shall be dedicated to the appropriate entity, such as the City, Idaho Transportation Department, ACHD, or in some unique cases the Homeowners Association (HOA).
(4)
Connection to Sidewalks, Bikeways, and Multi-Use Pathways: Each extension or connection of a street or public right-of-way to an abutting property, street, or public right-of-way shall include the extension or connection of associated bikeways, sidewalks, multi-use pathways, or trails.
(5) Consent of Irrigation Easement Holder: If one or more pedestrian walkway, pathway, or bicycle facility required by this Code is proposed to be located within or across an irrigation easement, the applicant shall coordinate with the irrigation company to determine if the facility can be built within the irrigation easement. If the irrigation company does not allow the facility to be built within the easement, it is the responsibility of the applicant to identify another location within the applicant's control for the facility or crossing that will not prevent the facility from connecting to similar improvements on adjacent properties.
(6)
Design Standards: The design of all sidewalks, bikeways, and multi-use paths shall comply with all requirements in the relevant adopted City plan, ACHD plan, or technical manual such as NACTO and shall integrate with the design standards of the improvements on the adjacent development to ensure a safe, continuous, and comprehensive travel network. Where there is a conflict in the standards, the City will require the design that achieves the highest level of safety and comfort.
J. General Ingress and Egress:
(1) Driveways:
(a) Where lots/parcels are adjacent to an alley, all access to developments, parking areas, and parking garages shall be from the alley rather than from driveways leading to a street abutting the lot/parcel.
(b) Except as stated in Subsection (a) above, driveways providing reasonable access to required private or public parking areas, including garages, may extend through the front or street side setback in a perpendicular manner provided they comply with Section 11-04-07.4.J(2), below.
(c) Except as stated in Subsection (a) above, driveways that extend through the setback in other than a perpendicular manner may be approved due to physical limitations of the site or for safety purposes. The Planning Director may approve such driveways upon a determination that:
i. The driveway is required to enhance the natural elements of the site such as preserving existing trees; or
ii. The driveway is required for safety reasons such as avoiding backing into a collector or arterial street or a street with limited motorist visibility.
(d) A driveway for a Single-Family Detached Dwelling or a Duplex Dwelling shall be a minimum of nine feet in width and shall not exceed 30 feet in width for each unit unless a different maximum width is permitted or required by another provision of this Code or an adopted City standard.
(e) Circular driveways are prohibited unless specifically approved by the Planning Director based on considerations of safety.
(f) A paved hammerhead turnaround 15 feet wide and 50 feet long may be required in cases where lot(s) are not accessible for solid waste collection vehicles to turn around completely.
Figure 4.15. Driveway Width
(a) Applicability: Service drives may be used to provide access to commercial or Multiple-Family parking lots and spaces, loading spaces, drive-up windows, or other areas that need a provision of access.
(b) Standards:
i. Service drives shall not intersect the street where they will impede an abutting property from having access to at least one street, or where compliance with applicable intersection and driveways would interrupt the continuity of public streets.
ii. Service drives shall not encourage or promote pass through between public or private streets, unless specifically approved by the Planning Director, based on considerations of bicycle, pedestrian, or traffic safety.
iii. Service drives shall intersect a street at a 90 degree angle, unless otherwise approved by the City and the Ada County Highway District.
iv. Each service drive identified as a fire access drive shall comply with all applicable Fire Department standards.
v. A paved hammerhead turnaround 15 feet wide and 50 feet long may be required in cases where lots/parcels are not accessible for solid waste collection vehicles to turn around completely.
(c) Widths:
i. One-way service drives without parking on either side shall be a minimum of 10 feet wide. Two-way service drives without parking on either side shall be a minimum of 20 feet wide.
ii. The width of a service drive at the point where it intersects a street shall be a minimum of 10 feet in width if the street is limited to one-way traffic, or a minimum of 20 feet in width if the street accommodates two-way traffic.
iii. The width of a service drive at the point where it intersects a street shall not exceed a maximum of 36-feet for Multiple-Family, commercial or mixed-use developments and a maximum of 40-feet for industrial developments.
iv. The width between building appurtenances such as carport overhangs shall be a minimum of 24 feet.
v. Where a service drive provides perpendicular access to a parking space or a garage, the parking space or garage shall be set back from the service drive so that the combined distance of the service drive width and the garage or parking space is a minimum of 22 feet.
(d) Grade: Maximum grade for service drives shall be 10 percent unless a steeper grade is specifically approved by the Fire Code Official. A maximum grade of two percent, unless specifically approved by the ACHD, shall be required for the initial 80 feet from the intersecting curb to provide a landing at the junction of the service drive and the public right-of-way.
K. Mixed-Use, Industrial, and Open Land Districts Vehicular Circulation: In the Mixed-Use, Industrial, and Open Land zoning districts, access to lots located on arterial and collector streets as depicted on the ACHD Master Street Map shall meet the requirements below.
(1) Access points shall be oriented at right angles to the street.
(2) Access points shall be minimized and located a minimum of 50 feet from each other, or meet ACHD requirements, whichever is more restrictive.
(3) Access points shall be located at least 50 feet from any intersecting public street right-of-way.
(4) Access points shall be located at least 10 feet from an adjacent property line, except where one, shared driveway can be established or is planned to serve both the subject property and the adjacent property.
(5) Primary circulation and access points shall be oriented toward the abutting street with the lowest traffic volumes to the maximum extent practicable unless the Planning Director determines that the access point on the street with the lowest traffic volume will adversely impact planned and existing pedestrian and bicycle facilities.
(6) Driveways or service drives that allow all turning movements shall be aligned with one another on arterial, collector and local streets to contribute to a safe and efficient circulation pattern.
L. Pedestrian Access and Connectivity:
(1) Required Connections: All parcels that contain a Multiple-Family and nonresidential use, shall provide the following pedestrian connections, as applicable:
(a) A safe, convenient, and accessible pedestrian connection from the main entrance of a building to a public sidewalk and/or internal walkway that connects to a public sidewalk.
(b) Connections between internal and perimeter sidewalks at a maximum interval of 1,320 feet along the perimeter street.
(c) Sidewalks between the principal entrance of each building in a development containing more than one building.
(d) Connections to any sidewalks on adjacent properties that extend to the boundaries of such properties. Multiple pedestrian connections between adjacent developments shall be provided to the maximum extent practicable.
(e) Connections to community facilities on site, including, but not limited to, trash collection areas, mail collection facilities, bicycle parking and site amenities.
(f) Connections to any adjacent park, trail, or transit stop.
(2) Standards for Pedestrian Connections:
(a) Each site shall include detached sidewalks at least five feet wide, on both sides of each abutting street, unless otherwise specified by district-specific requirements for the Mixed-Use zoning districts, or as otherwise required by the Boise Pathways Master Plan or other plan adopted by the City or ACHD. All sidewalks shall be sited and illuminated appropriately to provide safe passage and observation of the pathway route.
(b) Mixed-use development and Multiple-Family Dwellings within one-quarter mile radius of a transit stop shall include a direct, on-site pedestrian connection to the transit station to the maximum extent practicable. If that is not practicable, a direct pedestrian connection to a public sidewalk leading to the nearest transit station with signage directing pedestrians the station shall be provided on site.
(c) At each point where a sidewalk shall cross a parking lot, service drive, internal street, or driveway, it shall be clearly marked using retroreflective painted lines, a change in color, change in materials, change in elevation, or some combination of those techniques, some of which are illustrated in Figure 4.18
, below.
5. Compliance with Design Standards:
A. In addition to the standards required by this Section 11-04-07, all Multiple-Family Dwelling, mixed-use, and nonresidential development shall comply with the standards and other mandatory content in the Citywide Design Standards and Guidelines and the Downtown Design Standards and Guidelines, as applicable in the area where the property is located.
B. In the event of a conflict between the standards in this Section 11-04-07
and applicable standards in the Citywide or Downtown Design Standards and Guidelines, the provision requiring the higher level of safety and visual building quality and interest, as determined by the Planning Director, shall apply.
(Ord. 27-23, 7-18-2023, eff. 12-1-2023; amd. Ord. 43-23, 12-5-2023)
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