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11-04-04: SUBDIVISION STANDARDS:
   1.   Purpose: The purpose of this Section 11-04-04 is to promote the public health, safety, and general welfare of present and future residents by ensuring that the Subdivision of Land results in:
      A.   Patterns of lots, blocks, streets, open space, and sites for public facilities that are consistent with the City's adopted Comprehensive Plan;
      B.   New developable lots having thorough and efficient networks of pedestrian, bicycle, and vehicular access and networks of utilities that are efficient and cost-effective to maintain;
      C.   Systems of open space and stormwater drainage, and other natural areas that connect with and complement similar areas on adjacent lots where possible;
      D.   Improved energy efficiency;
      E.   Avoidance of development on lands such as water bodies, floodways, landslides and fault zones, steep slopes, unstable soils, and wildlife and habitat areas; and
      F.   Prevention of noise-sensitive land uses or other uses that would conflict with operations of the airport.
   2.   Applicability:
      A.   General: This Section 11-04-04 applies to all land divisions within the City, unless another provision of this Code, including but not limited to Section 11-05-05 .4.F, Subdivision Plat - Preliminary provides a different standard or requirement.
      B.   Exception for Five-Acre Parcel Division: Approval of a Subdivision of Land pursuant to Subsection 4. below are not required for the division of land into parcels of five acres or more meeting the following standards:
         (1)   The land is not zoned for or intended to be used for residential development purposes;
         (2)   The dedication of public streets or construction of private streets is not required other than dedications for the widening of existing streets; and
         (3)   The parcels front onto a street and meet the dimensional standards of the zoning district within which they are located unless a modification or waiver of those standards is granted by the Planning and Zoning Commission.
   3.   Records of Survey: The following changes of parcel boundaries shall require the review and approval of a Record of Survey prepared in accord with Idaho Code, 55-19, to establish that resulting parcels are conforming, buildable parcels.
      A.   Property Line Adjustment:
         (1)   Conforming Lots of Record: The following standards apply to all Property Line Adjustments involving conforming lots of record that do not qualify as Residential Small Lots pursuant to Section 11-04-03.4, Residential Small Lots.
            (a)   The boundaries of a parcel within a Residential zoning district or that contains a residential use may be adjusted through the Property Line Adjustment process twice. Any additional boundary adjustments shall require a Subdivision.
            (b)    The total number of buildable parcels shall not be greater than the number of buildable parcels and/or lots existing prior to the Record of Survey. When Property Line Adjustments occur between section land and subdivided lots, no lot shall increase in area by more than 20 percent.
            (c)   The resulting parcels shall meet the minimum requirements for area, frontage, and width for the existing zoning district.
            (d)   All existing buildings, driveways, and parking areas shall meet the setback requirements of the existing zoning district as measured from any parcel boundary being created by this process. Any setback that is legally nonconforming may remain as a legal nonconforming setback, provided the legal nonconforming setback is not altered by the Property Line Adjustment. If any building not meeting the required setback is to be partially or completely demolished, the demolition shall be completed prior to the approval of the Property Line Adjustment.
            (e)   If existing residential buildings are to remain, the parcel containing such building(s) shall comply with the parking requirements in this Code. If any off-site parking is permitted by this Code, the amount of permitted off-site parking and the Section of this Code authorizing the off-site parking shall be documented on the Record of Survey.
            (f)   If the Property Line Adjustment results in the creation of a new buildable parcel that abuts a public right-of-way (without increasing the total number of buildable parcels on the site), a detached sidewalk that complies with all applicable standards on this Code, including but not limited to those standards in Section 11-04-07 Access and Connectivity and Section 11-04-09.4 Street Frontage Landscaping, shall be provided.
            (g)   All parcels that abut an alley shall be required to take parking access from the alley.
            (h)   If the original parcel abuts an alley, each lot created by the Property Line Adjustment shall abut that alley.
            (i)   If the lot(s) has driveway access from the street rather than the alley, the area between the edge of the street pavement and the property line shall not be paved to a width any wider than the existing driveway. The applicant shall obtain a license agreement from the Ada County Highway District prior to landscaping and/or paving in the public right-of-way.
            (j)   When utilities cross land being divided, a utility easement to each proposed lot shall be provided and indicated on the Record of Survey. If an easement is located in a proposed area for a permanent structure to be construction, the easement shall be vacated prior to the approval of the Record of Survey.
         (2)   Residential Small Lots:
            (a)   If a Property Line Adjustment involves one or more Residential Small Lots, it shall not result in more buildable parcels than the total number of original substandard lots of record or the maximum number of Residential Small Lots permitted by Section 11-04-03.4, Residential Small Lots.
Figure 4.5. Substandard Original Lot of Record
            (b)   A Property Line Adjustment that includes a partial lot requires documentation that the split of the lot was recorded prior to October 30, 1965. If the partial lot was created by recorded deed prior to October 30, 1965, and does not qualify as a buildable parcel, it shall be combined with an original lot to count as one buildable parcel.
            (c)   Adjusted side property lines shall be perpendicular to the public street. Exceptions can be made for lots where the original side lot line/property lines were not perpendicular to the street, such as pie shaped lots (See Figure 4.6).
Figure 4.6. Property Line Adjustment Not Allowed
            (d)     A Property Line Adjustment shall not result in buildable parcels that decrease the area, frontage, or width below the minimum allowed in the applicable zoning districts.
            (e)   All parcels that abut an alley shall be required to take parking access from the alley.
            (f)   If the original parcel abuts an alley, each new lot created by the Property Line Adjustment shall abut that alley.
            (g)    All existing buildings, driveways, and parking areas shall meet the setback requirements of the existing zoning district as measured from any parcel boundary being created by this process. Any setback that is legally nonconforming may remain as a legal nonconforming setback, provided the legal nonconforming setback is not altered by the Property Line Adjustment. If any building not meeting the required setback is to be partially or completely demolished, the demolition shall be completed prior to the Planning Director's approval of the Record of Survey.
            (h)   If existing primary buildings are to remain, the parcel containing such building(s) shall comply with the parking requirements in this Code. If any off-site parking is permitted by this Code, the amount of permitted off-site parking and the Section of this Code authorizing the off-site parking shall be documented on the Record of Survey.
            (i)   If the Property Line Adjustment results in the creation of a new buildable parcel that abuts a public right-of-way (without increasing the total number of buildable parcels on the site), a detached sidewalk that complies with all applicable standards on this Code, including but not limited to those standards in Section 11-04-07 Access and Connectivity and Section 11-04-09 .4 Street Frontage Landscaping, shall be provided.
            (j)   If the lot(s) has driveway access from the street rather than the alley, the area between the edge of the street pavement and the property line shall be paved to align with the driveway. The applicant shall obtain a license agreement from the Ada County Highway District prior to landscaping and/or paving in the public right-of-way.
            (k)   When utilities cross property lines being relocated, a utility easement to each proposed lot shall be provided and indicated on the Record of Survey. If an easement is located in a proposed area for a permanent structure to be construction, the easement shall be vacated prior to the approval of the Record of Survey.
            (l)   The boundaries of a parcel within a Residential zoning district or containing a residential use may be adjusted through the Property Line Adjustment process twice. Any additional boundary adjustments shall require a Subdivision Plat or a Record of Survey for a Minor Land Division.
            (m)   A Property Line Adjustment shall only occur between an original corner lot and an original interior lot if the original corner lot is a minimum of 35 feet or more in width, or the minimum width for a corner lot permitted by Section 11-04-03.4 Residential Small Lots, whichever is smaller, unless three or more lots are combined resulting in a reduction in density. Adjusted corner lots shall comply with the following standards:
Figure 4.7. Property Line Adjustments Not Allowed
               i.    If a lot at the corner of two streets is proposed to be adjusted, the resulting corner lot shall be at least the same square footage as the original corner lot
Figure 4.8. Adjustments Demonstrated
               ii.   If an existing dwelling is located on a corner lot, a 15 foot rear setback shall be provided from the existing dwelling to the new rear property line, regardless of the orientation or street address of the existing dwelling.
            (n)   If the lot(s) contains an existing dwelling, a minimum of 200 square feet of open space as required in Section 11-04-03.4, Residential Small Lots, located outside of the setbacks for each existing dwelling shall be designated as such on the Record of Survey.
         (3)   Parcel Consolidation:
            (a)   A Record of Survey is required to allow the consolidation of two or more existing contiguous parcels, with at least one parcel deemed as buildable, into one buildable parcel.
            (b)   If an easement is located in a proposed area for a permanent structure to be construction, the easement shall be vacated prior to the approval of the Record of Survey.
      B.    Minor Land Division: The purpose of the Minor Land Division is to incentivize the development of affordable housing by allowing projects that comply with the affordability incentives in Sections 11-04-03.7.D(1)(a), 11-04-03.7.D(2)(b), or 11-04-03.7.D(3)(b) to create up to four buildable parcels without being subject to the procedures for review and approval of a Preliminary and Final Plat.
         (1)    Standards: In addition to complying with the affordability incentives in Sections 11-04-03.7.D(1)(a), 11-04-03.7.D(2)(b), or 11-04-03.7.D(3)(b), the Minor Land Division must meet the following conditions:
            (a)   No Minor Land Division shall create more than four new parcels.
            (b)   No property involved in a Minor Land Division shall be involved in a subsequent Minor Land Division for a period of one year from the recording date of the previous Record of Survey for a Minor Land Division.
            (c)   No new street dedication, excluding widening of an existing street, is involved;
            (d)   No new public utility lines shall be extended within the public right-of-way to property involved in a Minor Land Division.
            (e)   Wet line sewer and central water lines shall be currently located in the public right-of-way that abuts the parcel to be divided.
            (f)   All resulting parcels shall conform to the minimum requirements of all existing land use regulations including the adopted Code.
            (g)   All existing buildings that are to remain on the lots following the Minor Land Division shall meet applicable zoning requirements regarding allowed uses and parking and shall comply with the setback requirements of the existing zoning district as measured from any parcel boundary being created by the Minor Land Division process.
            (h)   Any setback that was legally nonconforming prior to the Minor Land Division may remain as a legal nonconforming setback, provided the legal nonconforming setback is not altered by the Minor Land Division.
            (i)   Any building not meeting the required setback that is to be partially or completely demolished or moved shall be either demolished or moved prior to the approval of the Minor Land Division.
            (j)   Any existing structures shall connect to public water and sewer lines prior to approval of the Minor Land Division.
            (k)   If required parking is provided by means of a permanent shared-parking agreement, a note on the face of the survey shall list the total required and provided parking for all parcels to which the shared parking provisions of the shared-parking agreement applies.
            (l)   When utilities cross land being divided, a utility easement shall be provided and indicated on the Record of Survey. If an easement is located in a proposed permanent structure construction area, the easement shall be vacated prior to the Planning Director's approval of the Minor Land Division; and
            (m)   All new parcels that abut the public right-of-way shall be improved with a sidewalk that complies with all applicable standards of this Code, including but not limited to those standards in Section 11-04-07, Access and Connectivity and Section 11-04-09.4, Street Frontage Landscaping. A curb and gutter and paved driveway apron that extends to the edge of street pavement shall also be required where applicable. All public right-of-way improvements, license agreements, and/or bonding shall be completed prior to the Planning Director's approval of the Minor Land Division.
            (n)   If the Boise Pathways Plan shows a pathway along or across any portion of any of the parcels to be created by the Minor Land Division, the required easement shall be dedicated to the public and indicated on the Record of Survey.
            (o)   All existing trees on site shall be protected during construction and trees planned for removal shall be mitigated in compliance with Section 11-04-09.8, Tree Preservation.
         (2)   Exceptions: Notwithstanding Subsection (1) above, if any of the following conditions are present, an application for Subdivision of Land shall be required pursuant to Section 11-04-04.4:
            (a)   The possibility for public or private streets that would provide greater connectivity to the area;
            (b)   Creating lots that will have incompatible setbacks to surrounding parcels (i.e. side yards adjacent to rear yards);
            (c)   The creation of multiple driveway access points on a collector or arterial roadway when a public or private street could avoid the situation;
            (d)   Creating a larger remnant parcel that could otherwise be included in an overall subdivision; and
            (e)   New property lines configured in a way that could create future setback or access issues.
   4.   Subdivision of Land:
      A.   Applicability: All divisions of land into parcels of one or more lots or tracts for development shall be required to complete the Subdivision of Land process, except:
         (1)   Divisions of land that are exempt from the Record of Survey and Subdivision of Land process pursuant to Section 11-04-04.2.B; or
         (2)   Divisions of land that are eligible to obtain a Record of Survey pursuant to Section 11-04-04.3.
      B.   General: No Building Permit for the construction of any new structure upon property within a proposed Subdivision of Land shall be issued until the Subdivision Plat has been recorded.
      C.   Design Standards: All Subdivisions of Land shall comply with the following standards unless Section 11-05-05.4.F, Subdivision Plat - Preliminary or another provision of this Code provide a different standard or requirement.
         (1)   Sensitive Lands: All Subdivisions of Land shall comply with the standards in Section 11-04-05, Sensitive Lands applicable during the subdivision process.
         (2)   Access and Connectivity:
            (a)   All Subdivisions of Land shall comply with the standards in Section 11-04-07.4, Access and Connectivity applicable during the subdivision process, including standards related to block layouts, maximum block dimensions, street and mobility networks, and perimeter access points.
            (b)   Partial street dedications shall not be permitted unless the street forms the boundary of the property being subdivided, the adjacent property is not under common ownership, and the street is anticipated to be a through street upon development of adjacent properties. All partial street dedications shall require construction of partial street Sections that meet Ada County Highway District (ACHD) standards.
         (3)   Common Drives: Common driveways shall only be permitted in unique circumstances where the configuration benefits the design of the development, reduces the number of public street access points, can accommodate the collection of all applicable types of solid waste in an organized and efficient manner, and does not impede pedestrian, bicycle, and vehicular travel within the public right-of-way. Common driveways may serve Single-Family Detached, Single-Family Attached, and Duplex Dwellings and shall:
            (a)   Provide safe and effective movement of vehicular, pedestrian, and bicycle travel;
            (b)   Provide continuous, safe, and efficient pedestrian and bicycle facilities;
            (c)   Not adversely affect access to adjacent properties or the public transportation network;
            (d)   Not interfere or decrease public access to adjacent property or places of public interest;
            (e)   Not connect one public street to another, unless specifically approved by the Planning Director;
            (f)   Not interrupt the continuity of public streets or the public street network;
            (g)   Be located within a common lot owned and maintained by the homeowner's association. A perpetual recorded ingress/egress access easement and an agreement for maintenance for the common driveway, sidewalks, and any required landscaping shall be recorded prior to issuance of Building Permits.
            (h)   Accommodate all driveway storm water runoff within a facility located in the common lot; and
            (i)   Comply with the ACHD ISPWC (Idaho Standards for Public Works Construction) structural standards for streets, as shown on design and construction documents prepared and certified by a registered professional engineer.
         (4)   Design:
            (a)   Common driveways shall comply with the following standards:
            (b)   Access may be allowed to no more than six lots.
            (c)   The minimum pavement width, including required ribbon-curbing along each side, shall be 24 feet. The maximum length shall be 150 feet.
            (d)   "No parking" signs shall be placed on the common driveway. Required off-street parking shall be set back a minimum of 20 feet from the edge of the common driveway.
            (e)   Shall terminate in an appropriate turnaround as approved by the Fire Department.
            (f)   Lots that abut a common driveway shall take access from the common driveway and not the public right-of-way.
            (g)   All utility easements shall be within the common lot of the common driveway.
         (5)   Block Numbering: Block numbers shall be designated as required by Idaho Code.
         (6)   Lot Layout:
            (a)   Dimensions: All lot areas, dimensions, and minimum street frontages shall comply with the standards in Section 11-04-03, Lot and Building Forms and Dimensions for the zoning district in which the lot is located, unless otherwise provided in this Code.
            (b)   Double Frontage Lots: Double frontage lots are prohibited except where it is shown that unusual topography or other conditions make it impossible to meet this requirement. Lots with double frontage shall be limited to one street access on one frontage by a plat note.
            (c)   Landlocked Parcels: All parcels that do not have the required frontage or access shall be labeled "non-buildable" on the plat. Each such non-buildable parcel shall be required to have a pedestrian ingress and egress easement unless adequate street frontage exists for a pedestrian pathway.
            (d)   Building Envelopes: To address unique site conditions or constraints, the Planning Director may require that the plat indicate a building envelope within which primary structures may be constructed.
      D.   Utility and Pathway Easements:
         (1)   Easements shall be provided as required by the utilities, and other public services.
         (2)   City Council may require applicants to reserve permanent public use easements for public access pathways, or for future improvement and maintenance by the City or landowner or association. Any easement required under this Section may be used in conjunction with or as an alternative to a public pedestrian access requirement under Section 11-04-07.4.I, Pedestrian and Bicycle Connectivity and Circulation.
         (3)   Residential projects that may be included in a Subdivision of Land at a later date shall place utilities in a street or in easements parallel and next to the street unless the City approves an alternative location.
      E.   Subdivision Buffers Along an Arterial and Collector Street:
         (1)   Front Lot Line/Property lines:
            (a)   Frontage roads separated from a collector or arterial street (as adopted in the current Ada County Highways District Master Street Map) by a landscaped median at least 10 feet wide, are permitted with approval of ACHD. The median shall be planted with trees and shrubs that at maturity will form a solid screen at least six feet high and a continuous tree canopy.
            (b)   The front lot line/property line of a parcel may directly abut a collector or arterial street provided that an ACHD-approved alley is provided at the rear of such lots to provide direct lot access. Direct lot access to the collector or arterial is prohibited.
         (2)   Side and Rear Lot Line/Property Lines:
            (a)   Except as described in Subsection (d) below, a non-buildable lot to contain required landscaped buffer areas shall be provided where single-family residential lots are adjacent to collector or arterial streets. If the creation of a non-buildable lot is impracticable, the Planning Director may authorize the creation of an easement to contain the required landscaping.
            (b)   The buffer shall be located outside of any planned future public right-of-way and outside the side and rear lines of each lot.
            (c)   The width of the buffer along arterial streets shall be a minimum of 30 feet. Along collector streets it shall be a minimum of 20 feet.
            (d)   As an exception to Subsections (a) and (b) above, if the Planning Director determines that the creation of a non-buildable lot is impracticable due to site or terrain conditions or utility locations, the Planning Director may approve the location of the buffer within one or more of the platted lots if:
               i.   In cases where the rear lot line/property line runs along an arterial or collector street, the depth of the lot is a minimum of 130 feet; and
               ii.   In cases where the side lot line/property line runs along an arterial or collector street, the width of the lot is a minimum of 80 feet
Figure 4.9. Buffer Easement within Buildable Lot
   5.   Required Improvements: All Subdivisions of Land shall be required to construct the following improvements and to comply with the requirements concerning those improvements, related land dedications, and other matters described in this Section 11-04-04.5.
      A.   Filing of Plans and Financial Surety:
         (1)   Plans for the required improvements shall be certified by a professional engineer registered in the State of Idaho, unless otherwise specifically approved by the applicable public agency.
         (2)   At or prior to the time of filing certification of the Final Plat, the applicant shall file with the Planning Director a form of financial security to secure the completion of the construction of required improvements not yet completed. All bonds or other guarantees shall be in the amount of 110 percent of the estimated cost of the improvement.
         (3)   The financial surety shall be valid for a period of at least one year in order to cover the expected period of construction. The City may allow an additional six month period for construction if the validity of the financial surety is extended to cover that six month extension and the applicant pays all fees and costs to extend the surety and increases the amount of the surety to cover revised construction costs. Extensions of bond surety and construction time beyond this initial six month extension may be approved by the City Council upon a showing of undue hardship and the payment of all required fees.
         (4)   Improvement(s) installed by the applicant as a condition of platting shall require certification that the construction is in accordance with approved plans.
         (5)   After the completion of required improvements, the applicable public agency shall certify the completion and acceptance of those improvements in writing and shall transmit a copy of the certification to the applicant. Upon receipt of the certification, the City shall authorize release of the financial guarantee upon application.
      B.    Water Lines and Hydrants:
         (1)   In all Subdivisions of Land, the applicant shall provide central water lines and fire hydrants that comply with all applicable City, state, and other governmental regulations, unless an alternative form of water supply has been approved by City Council.
         (2)   Alternate provision for domestic water supply and fire protection may be approved by City Council if Council determines that the proposed alternative meets the standards of the City Fire Code, the Idaho Public Utilities Commission, the Idaho Department of Water Resources, and the Idaho Department of Health, and subject to any conditions imposed by City Council to protect public health, safety, and welfare.
      C.   Sanitary Sewer: In all Subdivisions of Land, the applicant shall provide sanitary sewers that comply with all applicable city, state, and other governmental and agency provider regulations. Plans and specifications shall be approved by the appropriate sewer entity prior to signing of the Final Plat by the City Engineer.
      D.   Drainage: In all Subdivisions of Land, the applicant shall provide storm drainage facilities that comply with all applicable City, state, and other governmental regulations, including without limitation ACHD design and review requirements related to storm drainage.
         (1)   All natural drainage courses shall be left undisturbed or be improved in a manner that will improve the hydraulics and ease of maintenance of the channel. For purposes of this provision, the term "natural drainage course" shall not be deemed to apply to minor swales and depressions that are located entirely on the applicant's property and that serve a relatively small area where runoff is infrequent.
         (2)   Relocation of natural swales is only permitted if the applicant meets applicable standards and regulations related to drainage hydraulics and ease of maintenance.
         (3)   The City Council may require the reservation of an easement along any stream or important surface drainage course located in a proposed Subdivision of Land for the purpose of widening, deepening, sloping, improving, or protecting the stream or drainage course.
      E.   Irrigation Conveyance:
         (1)   No ditch, pipe, or structure for delivery of irrigation water or for carrying irrigation wastewater shall be obstructed, rerouted, covered, or changed in any way unless it has been approved in writing by the authorized representative of the person(s) owning the water rights delivered or diverted by means of the ditch. The applicant shall be required to provide such written authorization to the City prior to approval of the Final Plat.
         (2)   Any covering or fencing program involving the distribution system of any irrigation district shall have the prior approval of the affected district.
         (3)   In the event the applicant cannot obtain a response for the modifications proposed from the authorized representative of the water entity, approval shall be assumed to be obtained if the following documents are submitted to the Planning Director:
            (a)   Copy of certified letter to the authorized representative along with documentation of receipt of letter. The letter to the authorized representative shall be accompanied by plans and shall request written approval forwarded to the Planning Director within 30 days of receipt.
            (b)   Letter from a registered professional engineer stating that the improvements and/or modifications to the ditch, lateral, canal, or drain will meet the provisions of Titles 31 and 42 of the Idaho Code, relating to requirements of delivery of water to downstream users.
      F.   Street Lighting: All applicants subdividing within the City limits shall be required to install street lights that comply with Public Works specifications and standards.
      G.   Access and Connectivity Improvements:
         (1)   The applicant shall construct those improvements required by Section 11-04-07, Access and Connectivity unless the City has approved in writing an alternative or adjustment of the requirement to construct such improvements.
         (2)   All public right-of-way improvements, license agreements, and/or bonding shall be completed prior to issuance of any Residential Certificate of Occupancy in the development.
      H.   Land Dedications:
         (1)   General:
            (a)   The applicant shall dedicate to the City, or to the entity responsible for providing the services listed in Sections 11-04-04.5.B through 11-04-04.5.G above, the land on which the facilities related to the provision of that service is located, unless the City or service provider entity requests that the applicant retain ownership of the land subject to a lease or other agreement allowing for the provision of the service.
            (b)   The dedication shall be roughly proportional both in nature and extent to the anticipated impacts of the proposed development, as shown through an individualized determination of impacts.
         (2)   Park or School Sites: Whenever the applicant desires or proposes to reserve area for a school or public park, the area shall be shown on the Subdivision Plat, and the applicant shall provide documentation that the proposed site is acceptable to the school district and the City, as applicable. Written acceptance of the dedication of any proposed school site by the appropriate school entity, and written acceptance of any proposed park by the Boise Parks and Recreation Department, shall be received by the City Engineer prior to approval of the Final Plat.
      I.   Landscaping: Required landscaped areas shall be comply with the standards in Section 11-04-09, Landscaping, Fencing, Walls, and Screening.
      J.   Pressure Irrigation:
         (1)   Unless a Variance is obtained pursuant to Section 11-05-05.3.L, a pressurized individual lot irrigation system is required for any residential subdivision.
         (2)   Irrigation system maintenance and operation shall be provided by the irrigation district or canal company, a municipal irrigation district, a Homeowners' Association, or another entity capable of operating and maintaining a pressurized irrigation system.
      K.   Written Assurance:
         (1)   Written assurance that provisions have been made for ownership, operation, and maintenance of the system is required before the plat is signed by the City Engineer. Such assurance shall include a letter from an existing entity capable of owning, operating, and maintaining the system assuming responsibility for such operation and maintenance.
         (2)   If the system is to be owned, operated, and maintained by a Homeowners' Association, the applicant shall create binding covenants, conditions, and restrictions, approved by the City Attorney, providing for control, use, maintenance, and operation of the system.
      L.   Proof of Compliance: Prior to final approval of the Final Plat, the applicant shall provide proof of compliance with this Section and with Idaho Code, Section 31-3805(1)(b). (Ord. 27-23, 7-18-2023, eff. 12-1-2023; amd. Ord. 43-23, 12-5-2023)
11-04-05: SENSITIVE LANDS:
   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.
         (2)   The standards of this Section 11-04-05.6 also apply to developments within the Hillside Development Overlay as described in Section 11-02-07.3.G, HS-O: Hillside Development Overlay.
      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.
TABLE 11-04.6: DENSITY BONUS FORMULA
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
TABLE 11-04.6: DENSITY BONUS FORMULA
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)
11-04-06: BUILDING DESIGN:
   1.   Purpose: The purpose of this Section 11-04-06 is to:
      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.
   2.   Applicability: The provisions of this Section 11-04-06 shall apply to all Multiple-Family, mixed-use, and nonresidential development listed in Section 11-04-02, Applicability, and as otherwise required in the Citywide and Downtown Design Standards and Guidelines.
   3.   Compliance with Additional Form and Design Standards Required:
      A.   In addition to complying with the standards in this Section 11-04-06:
         (1)   All development shall comply with all other standards related to building and site form and design applicable to the zoning district in which the property is located, as listed in Sections 11-02-02 through 11-02-06; and
         (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.
Figure 4.10. Building Entrance Requirements
         (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.
Figure 4.11. Street Frontage Transparency
         (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
         (2)   The use shall not provide 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.
         (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)
11-04-07: ACCESS AND CONNECTIVITY:
   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:
      A.   Purpose: The intent of this Section 11-04-07.4 is to ensure that streets shall be designed to:
         (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
Figure 4.12. Insufficient Roadway Width Barrier Requirement
      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.
            (b)   Private streets shall comply with the standards in Table 11-04.7 .
 
TABLE 11-04.7: PRIVATE RESIDENTIAL STREET STANDARDS: SINGLE-FAMILY DETACHED, SINGLE-FAMILY ATTACHED, DUPLEX
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.
Figure 4.13. Cul-de-Sac Design
      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.
Figure 4.14. Limits of Protruding Objects
         (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
         (2)   Service Drives:
            (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.
Figure 4.16. Service Drive Width
               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.
Figure 4.17. Garage Setback from Service Drive
            (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.
Figure 4.18. Options for Required Pedestrian Crossings
   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)
11-04-08: PARKING AND LOADING:
   1.   Purpose: The purpose of this Section 11-04-08 is to establish standards for vehicle and bicycle parking, on-site circulation, loading areas, and parking lot design to protect the public health, safety, and general welfare by:
      A.   Providing necessary access for service and emergency vehicles;
      B.   Providing for safe, convenient, and comfortable interactions between motor vehicles, non-motorized vehicles, bicyclists, and pedestrians;
      C.   Encouraging active transportation options and enhanced pedestrian safety;
      D.   Encouraging emission free vehicles;
      E.   Providing flexibility to respond to the transportation, access, and loading impacts of various land uses in different areas of the city;
      F.   Reducing stormwater runoff, reducing heat island effect from large expanses of pavement, improving water quality, and minimizing dust pollution;
      G.   Mitigating traffic congestion; and
      H.   Mitigating the visual impact of large expanses of exposed parking.
   2.   Applicability:
      A.   Generally: Unless otherwise stated in this Code, the standards in this Section 11-04-08 shall apply to all uses in all zoning districts.
      B.   Exceptions:
         (1)   The MX-5 zoning district is exempt from the requirement to provide off-street parking spaces, but any parking spaces provided shall comply with all other standards in this Section 11-04-08.
         (2)   Structured parking facilities shall be exempt from maximum parking limits.
   3.   General Parking Standards:
      A.   Use of Parking Areas:
         (1)   Required off-street parking facilities shall be used for vehicle parking only. Vehicle sales, rental and leasing, storage, repair, and other uses are prohibited, except for approved temporary and/or seasonal uses.
         (2)   No property owner or operator may designate any on-street parking space for the use of a specific establishment, and no property owner or operator may limit the use of any on-street parking space by the general public by using the parking space for the operation of a valet parking service, without the prior written consent of the City.
      B.   Parking and Loading Calculations:
         (1)   All square footage-based parking and loading requirements shall be computed based on the gross floor area of the subject use or structure, unless otherwise specified.
         (2)   Parking spaces designed or designated exclusively for two-wheeled vehicles such as motorcycles and scooters shall not be included in the calculation of minimum or maximum vehicle parking requirements. However, a reduction in the minimum number of parking spaces is allowed in accordance with Subsection 11-04-08.7.C when two-wheeled vehicle parking spaces are provided.
         (3)   Lots containing more than one use shall provide parking and loading based on the shared parking calculations in Section 11-04-08.7.B, Shared Parking Facility Reduction.
      C.   Reductions of Existing Parking: Off-street parking or loading spaces existing on the Effective Date shall not be permanently reduced in a way that would bring the property out of conformance with this Section 11-04-08 or would increase the degree of existing nonconformity with the provisions of this Section 11-04-08.
      D.   Parking for Unlisted Uses: The Planning Director shall determine the required parking for uses not listed in Table 11-04.9 : Off-Street Parking Requirements, based on expected volume of activity on the site, the level of congestion on surrounding streets, proximity to Residential zoning districts, and the factors listed in Section 11-03-01 .7, Classification of New and Unlisted Uses.
   4.   Accessible Parking: All development that provides on-site vehicle parking spaces shall comply with all applicable requirements of the Americans with Disabilities Act (ADA) and the International Building Code (IBC), and the standards in this Section 11-04-08.3. If the standards in this Section 11-04-08.3 conflict with the requirements of the ADA or IBC, the requirements of the ADA or IBC shall apply.
      A.   Amount of Accessible Parking Required:
         (1)   All development shall provide at least the following number of accessible parking spaces, unless a different number is required by Subsection (2) below:
TABLE 11-04.8: REQUIRED NUMBER OF ACCESSIBLE PARKING SPACES
TOTAL PARKING SPACES IN LOT OR GARAGE
MINIMUM NUMBER OF ACCESSIBLE SPACES
TABLE 11-04.8: REQUIRED NUMBER OF ACCESSIBLE PARKING SPACES
TOTAL PARKING SPACES IN LOT OR GARAGE
MINIMUM NUMBER OF ACCESSIBLE SPACES
1 - 25
1
26 - 50
2
51 - 75
3
76 - 100
4
101 - 150
5
151 - 200
6
201 - 300
7
301 - 400
8
401 - 500
9
501 - 1,000
2% of the spaces provided
1,001 and over
20 plus 1 for each 100 over 1,000
 
         (2)   All outpatient and other facilities providing medical care and other services for persons with mobility impairments shall provide accessible spaces that are equal to 20 percent of the number of required parking.
      B.   Additional Requirements:
         (1)   Valet parking facilities shall provide a passenger loading zone located on an accessible route to the entrance of the facility.
         (2)   Accessible parking spaces shall not contain slopes in excess of two percent and shall not require access involving steps to or from abutting pedestrian walkways.
         (3)   Accessible spaces shall be located closest to the main entrance.
         (4)   When there are multiple buildings or main entrances, accessible spaces shall be distributed equally.
         (5)   Accessible spaces shall be clearly marked as spaces reserved for persons with disabilities.
         (6)   When Section 11-04-08.6, Electric Vehicle (EV) Parking Spaces, requires the provision of any type of Electric Vehicle parking spaces, at least five percent, but not less than one, of the required EV parking spaces shall also be accessible parking spaces.
      C.   Traditional Accessible Parking Stall Dimensions:
         (1)   Length: All accessible spaces shall be a minimum of 20 feet in length.
Figure 4.19. Access Aisle at Passenger Loading Zone
         (2)    Width: All accessible spaces shall be a minimum of eight feet in width plus a five foot wide adjacent access aisle, as shown in Figure 4.19 .
         (3)   Van Accessible:
            (a)   One in every six accessible spaces, but not less than one, shall have an adjacent access aisle that is eight feet in width and shall be designated as "Van Accessible" as noted in Figure 4.20 .
            (b)   A single accessible parking space that is van accessible shall be located on the left side of the access aisle as noted in Figure 4.20
         (4)   Signage And Markings: All access aisles shall install a sign similar to the signs depicted below and read "Access Aisle No Parking" and shall apply blue pavement markings reading "No Parking" with accompanying diagonal striping within the limits of the access aisle adjacent to the accessible space in addition to the signage for the accessible parking stall.
Figure 4.20. Signage for Accessible Parking Spaces
   5.   Minimum and Maximum Off-Street Parking Standards:
      A.   All development not exempted by the provisions of Section 11-04-08.2.B shall provide vehicle parking spaces in the amounts required by Table 11-04.9, below, as those amounts may be modified by Section 11-04-08.6, Parking Adjustments below.
      B.   No minimum parking requirements apply to developments within the Mixed-Use Downtown Zoning District (MX-5).
TABLE 11-04.9: OFF-STREET PARKING REQUIREMENTS
DU = DWELLING UNIT* = PLANNING DIRECTOR DETERMINATION SF = SQUARE FEET
BLANK CELL = NO MINIMUM/MAXIMUM REQUIREMENT
GFA = GROSS FLOOR AREA 1BR, 2BR, 3+BR = NUMBER OF BEDROOMS
USE CATEGORY
MINIMUM REQUIRED
MAXIMUM ALLOWED
TABLE 11-04.9: OFF-STREET PARKING REQUIREMENTS
DU = DWELLING UNIT* = PLANNING DIRECTOR DETERMINATION SF = SQUARE FEET
BLANK CELL = NO MINIMUM/MAXIMUM REQUIREMENT
GFA = GROSS FLOOR AREA 1BR, 2BR, 3+BR = NUMBER OF BEDROOMS
USE CATEGORY
MINIMUM REQUIRED
MAXIMUM ALLOWED
RESIDENTIAL USES
Household Living
Accessory Dwelling Unit
Caretaker's Residence
1 per DU
Dwelling, Single-Family Detached
1 per DU
Dwelling, Cottage Village
1 per DU
Dwelling, Single-Family Attached
1 per DU
Dwelling, Live/Work
2 per DU
Dwelling, Duplex
1-3 BR: 1 per DU 4+ BR: 0.75 per BR
Dwelling, Triplex or Fourplex
 
Dwelling, Multiple-Family
Studio/Efficiency: 0.5 per DU
1BR: 1 per DU
2BR: 1.25 per DU
3+BR: 1.5 per DU
Guest: 1 per 10 DU
125% of required minimum
Group Home, FHAA Small
1 per 4 persons design capacity
Livestock and Animals, Accessory
Manufactured Home
1 per DU
Manufactured Home Community
1 per DU
Group Living
Assisted Living Facility
1 per 3 beds
Boarding House
1 per BR
Continuing Care Retirement Facility
0.5 per DU plus
1 per 4 beds
Convalescent or Nursing Home
0.25 per bed
Dwelling, Co-Housing
*
Fraternity or Sorority House
1 per bed
Recovery Residence
50% of parking otherwise required for residential use in that type of structure
Residential Home Occupations
Home Occupation, Child or Adult Daycare
1 per employee
Home Occupation, Other
PUBLIC, INSTITUTIONAL AND CIVIC USES
Adult or Child Day Care
Adult or Child Day Care Facility
1 per 400 sf GFA
Adult or Child Day Care Center, Small
1 per 400 sf GFA
Adult or Child Day Care Center, Large
1 per 400 sf GFA
Community and Cultural Facilities
Art Gallery, Museum, or Library
1 per 400 sf GFA
2 per 400 sf GFA
Cemetery
Community Center
1 per 400 sf GFA
2 per 400 sf GFA
Fire or Police Facility
Food Kitchen
Forest Reserve or Recreation Area
Jail or Detention Facility
3 per 1,000 sf GFA
Mortuary or Mausoleum
Park or Playground
Religious Institution
1 per 400 sf GFA
Uses Related to and Operated by a Religious Institution
*
Shelter Home
*
Education and Health
Hospital
1 per bed design capacity
College or Other Institution of Higher Education
*
School
Elementary, Middle, Junior High: 1 per classroom
High School: 4 per classroom
125% of required minimum
Trade or Vocational School
1 per 3 classroom seats
Transportation
Aircraft Landing Field
Determined by airport management
Park and Ride Facility
Transit Facility
*
Transit Terminal
*
COMMERCIAL USES
Agriculture and Animals
Agricultural Uses or Stables
Animal Daycare or Kennel
2.5 per 1,000 sf GFA
Animal Hospital or Clinic
2.5 per 1,000 sf GFA
Beekeeping, Accessory
Commercial Feedlot
Slaughterhouse, Rendering Plant
Urban Farm
Communication Facilities
All Uses
Food and Beverage Service
Brewpub, Micro-distillery, or Micro-winery
3 per 1,000 sf GFA
5 per 1,000 sf GFA
Food Truck, Accessory
Food Truck Court
Neighborhood Café
1 per 1,000 sf GFA
4 per 2,000 sf GFA
Restaurant
5 per 1,000 sf GFA
7 per 1,000 sf GFA
Sidewalk Café, Accessory
Tavern or Lounge
5 per 1,000 sf GFA
7 per 1,000 sf GFA
Lodging
Bed and Breakfast
1 per guest bedroom plus 1 for manager
Hotel or Motel
1 per guest bedroom
125% of required minimum
Recreation Vehicle Park
1 per RV spot
Office, Personal and Business Service
Financial Institution
3 per 1,000 sf GFA
Medical or Dental Clinic
1 per 300 sf GFA
5 per 1,000 GFA
Office
1 per 400 sf GFA
4 per 1,000 sf GFA
Personal and Business Service
1 per 400 sf GFA
4 per 1,000 sf GFA
Recreation and Entertainment
Auditorium or Theater, Indoor
1 per 4 seats in main assembly area
125% of required minimum
Club, Lodge, or Social Hall
1 per 400 sf GFA
Conference or Event Center
3 per 1,000 sf GFA
125% of required minimum
Firing Range, Indoor
2 per 1,000 sf GFA
Golf Course
5 per 1,000 sf GFA of restaurant /bar area
Recreation, Indoor
Bowling Alley: 2 per lane
All other: 4 per 1,000 sf GFA
150% of required minimum
Recreation, Outdoor
*
Retail
Building Materials
1 per 500 sf GFA
125% of required minimum
Retail Sales, Neighborhood < 2,000 SF
0.5 per 1,000 sf GFA
2 per 1,000 sf GFA
Retail Sales, Small <5,000 SF
3 per 1,000 sf GFA
Retail Sales, Medium 5,001 SF to 10,000 SF
2.5 per 1,000 sf GFA
Retail Sales, Large 10,001 SF to 60,000 SF
1 per 500 sf GFA
125% of required minimum
Retail Sales, Big Box >60,000 SF
2 per 1,000 sf GFA
125% of required minimum
Sexually Oriented Business
Sexually Oriented Business
3 per 1,000 sf GFA
125% of required minimum
Vehicles and Equipment
Drive-Through Facility
Electric Vehicle Charging Facility
Parking Garage as Principal Use
Parking Lot as Principal Use
Service Station
3 per 1,000 sf GFA retail, office, waiting area
Vehicle Fleet Operations Center
Vehicle Repair, Major
3 per 1,000 sf GFA retail, office, waiting area plus 1 per service bay
Vehicle Repair, Minor
3 per 1,000 sf GFA retail, office, waiting area plus 1 per service bay
Vehicle Sales, Rental, and Leasing, Light
3 per 1,000 sf GFA retail, office, waiting area plus 1 per service bay
Vehicle and Equipment Sales, Rental and Leasing, Heavy
Vehicle Wash
2 per 1,000 sf GFA retail, office, waiting area
INDUSTRIAL USES
Manufacturing and Processing
Contractor Shop and Yard
Industry, Artisan
2 per 1,000 sf GFA
Industry, Light
1 per 1,000 sf GFA
Industry, Heavy
1 per 1,000 sf GFA
Mining and Extraction
Storage, Wholesale, and Warehousing
Bulk Storage of Flammable or Dangerous Materials
Fulfillment Center
1 per 2,000 sf GFA
Outdoor Storage
Outdoor Storage, Accessory
Self-Service Storage
3 per 1,000 sf GFA of indoor office area
Trucking Terminal
Wholesale or Warehouse, Small or Large
1 per 2,000 sf GFA
Utilities
Power Plant
Renewable Energy Facility, Accessory
Utility Facility, Minor
Utility Facility, Major
Waste and Salvage
Composting Facility
Junkyard, Vehicle Salvage
Recycling Collection Facility
Sanitary Landfill
Solid Waste Transfer Facility
Accessory Uses
Unlisted Uses Accessory to an Allowed Use   
Temporary Uses
Construction Office
Mobile Food Truck
Off-Site Construction Staging
Safety Facility
*
Sales and Leasing Office
Seasonal Sales
 
   6.   Electric Vehicle (EV) Parking Spaces: All Multiple-Family Dwelling, mixed-use, and nonresidential development shall comply with the Use-Specific Standards in Section 11-03-03 .4.R, Electric Vehicle Charging Station and the following standards.
      A.   Number of EV Parking Spaces Required:
         (1)   The development shall include at least the minimum number of EV parking spaces shown in the following table:
TABLE 11-04.10: REQUIRED NUMBER OF ELECTRIC VEHICLE PARKING SPACES
TOTAL NUMBER OF PARKING SPACES
EV CAPABLE SPACES
EV READY SPACES
EV INSTALLED SPACES
TABLE 11-04.10: REQUIRED NUMBER OF ELECTRIC VEHICLE PARKING SPACES
TOTAL NUMBER OF PARKING SPACES
EV CAPABLE SPACES
EV READY SPACES
EV INSTALLED SPACES
Multiple-Family Dwelling Units
< 5
None
None
None
5-10
None
20% of total
1 space
11
None
20% of total
10% of total
Public, Civic, or Institutional, Commercial or Industrial Uses
< 5
None
None
None
5
20% of total
None
None
 
         (2)   Each EV parking space provided shall be counted towards the minimum off-street parking requirements for the project, but shall not count against any limit on the maximum number of off-street parking spaces permitted.
      B.   Adjustment Of EV Parking Requirements: When the cost of installing EV parking spaces required by Subsection (1) above would exceed 10 percent of the total project cost, the applicant may submit to the Planning Director a cost estimate for the total project and for the EV installations required by this Section 11-04-08.6 and may request a reduction in the EV parking requirements, and the Planning Director may approve an adjustment in the required numbers or types of EV parking facilities to limit installation costs to no more than 10 percent of the total project costs.
      C.   Dimensions and Design:
         (1)   All EV parking spaces shall meet the minimum dimensional standards of Section 11-04-08.
         (2)   EV charging equipment shall be designed and located so as to not impede pedestrian or vehicle travel or create hazards within the public right-of-way.
         (3)   EV charging equipment shall be designed and located to be accessible by:
            (a)   Locating each EV charging spaces on an accessible route, with an adjacent sidewalk at least seven feet wide;
            (b)   Requiring that the parking space served by EV charging equipment be a minimum of 11 feet wide and 20 feet deep;
            (c)   Providing an adjoining access aisle that is a minimum of five feet in width;
            (d)   Providing clear ground space with an unobstructed side reach at the same level as the vehicle charging space; and
            (e)   Accessible charger, connector, and other operable parts.
         (4)   Charging equipment shall be protected by wheel stops, bollards, or similar devices to prevent damage.
         (5)   Charger cords shall be retractable or have a hanging or storage locations outside of pedestrian pathways.
         (6)   Cords connecting chargers to vehicles shall not cross driveways, sidewalks, or loading areas.
         (7)   EV parking spaces with an installed Electric Vehicle Charging Station shall be signed to reserve the parking space for EV users.
         (8)   All Electric Vehicle Charging Stations shall include an emergency power shutoff located in a location easily accessible by emergency responders.
   7.   Parking Adjustments:
      A.   General:
         (1)   The minimum and maximum parking requirements in Table 11-04.11  Table 11-04.9 : Off-Street Parking Requirements, may be adjusted as described in this Subsection 7, provided that no combination of reductions in Subsections B through G shall result in the reduction of the minimum number of parking spaces required in Table 11-04.9 by more than 50 percent.
         (2)   A Conditional Use Permit is required for any request to reduce minimum parking requirements by more than 50 percent.
      B.   Shared Parking Facility Reduction:
         (1)   Where two or more uses listed in Table 11-03.1 : Table of Allowed Uses share a parking lot or garage, the total off-street parking requirement for those uses shown in Table 11-04.9 : Off-Street Parking Requirements may be reduced by the factors shown in Table 11-04.11 : Shared Parking Reduction.
 
TABLE 11-04.11: SHARED PARKING REDUCTION
To calculate the shared parking reduction, add the requirements for each use category, then divide the sum by the factor indicated below.
USE
MULTIPLE- FAMILY DWELLINGS
PUBLIC, INSTITUTIONAL, OR CIVIC
FOOD, BEVERAGE, INDOOR ENTERTAINMENT, OR LODGING
RETAIL
OTHER COMMERCIAL
Multiple-Family Dwellings
1.0
1.1
1.1
1.2
1.3
Public, Institutional, or Civic
1.1
1.0
1.2
1.3
1.5
Food, Beverage, Indoor Entertainment, or Lodging
1.1
1.2
1.0
1.3
1.7
Retail
1.2
1.3
1.3
1.0
1.2
Other Commercial
1.3
1.5
1.7
1.2
1.0
 
         (2)    To calculate the revised minimum parking requirement, calculate the minimum off-street parking requirement individually for the two uses with the highest off-street parking requirement, and then divide that sum by the number shown in the cell for that combination of uses in Table 11-04.11. For example: a development with 5,000 square feet of Small Retail space (3 per 1,000 square feet gross floor area) and 20, two-bedroom Multiple-Family Dwelling units (1.25 per dwelling unit) would take the total spaces required and divide by 1.2.
            (15) + (25+3) = 43.
            43/1.2 = 35.833
            The shared parking requirement is 36 spaces.
         (3)   If more than two uses share a parking lot or structure, the reduction factors in Table 11-04.11 are applied only to the two uses with the highest parking requirements. The minimum parking required for the third and additional uses sharing the parking lot or facility are then added to the adjustment calculated in Subsection (2) above without further adjustment.
      C.   Two Wheeled Parking Reduction: For every four motorcycle, scooter, or similar two-wheeled vehicle spaces (excluding bicycle parking) provided, the number of standard vehicle spaces required may be reduced by one, provided that each two wheeled parking space is at least four feet wide and at least 10 feet long and is clearly posted or marked as a motorcycle/scooter parking space.
      D.   Tree Preservation: The Planning Director may allow up to a 10 percent reduction of the required parking spaces to save healthy, desirable trees.
      E.   Affordable and Sustainable/Resilient Housing Reduction: Affordable housing projects meeting the affordability and/or sustainability/resiliency requirements of Section 11-04-03.7, Incentives, shall be eligible for the parking reductions as set forth in that Section.
      F.   Adaptive Reuse Reduction: Adaptive reuse projects meeting the requirements of Section 11-04-03.7.D(6) shall be eligible for the parking reductions as set forth in that Section.
      G.   Transportation Demand Management Reduction: The Planning Director may allow a reduction in required parking for employers that enter into a Transportation Demand Management (TDM) Agreement with the City that specifies how on-site parking will be reduced through property owner or operator programs or initiatives that reduce the amount of parking demand on-site. If a reduction in parking is granted through a TDM Agreement, the employer will be required to remain in good standing with the TDM Agreement and shall submit an annual report documenting the terms of the Agreement are being met. Any TDM Agreement, whether used independently or in combination with other allowed parking reductions, is subject to the 50 percent limitation on overall parking reduction. Such programs may include the following:
         (1)   Compressed work week schedules;
         (2)   Flexible arrival and departure times;
         (3)   Telework opportunities;
         (4)   Incentives for employees to use alternative modes of transportation to the workplace;
         (5)   End of commute amenities such as a locker room, changing room or shower;
         (6)   Implement/support ridesharing program (i.e., vanpool, carpool);
         (7)   Designate a Commute Coordinator (Employee Transportation Coordinator) to facilitate employee/property commute program;
         (8)   Display transportation information in a prominent location including transit routes and schedules; carpooling and vanpooling information; bike routes; and commute subsidy information;
         (9)   Provide information for new tenants and employees on transportation options (e.g., flyers, posters, brochures, onboarding information, and emails on commute alternatives); host/participate in transportation fairs, local commute events such as May in Motion or Boise Bike Week;
         (10)   Provide employee subsidies for alternative transportation;
         (11)   Provide preferred parking for carpool/vanpool;
         (12)   Provide pre-tax benefits for transit/vanpool costs;
         (13)   Allocated space for bike share station/kiosk;
         (14)   Provide ongoing funding/sponsorship of bike share program/station;
         (15)   Provide transit, scooter, and bike share passes; or
         (16)   Provide website links to local transportation/commute programs that may include but are not limited to: Commuteride, City Go, alternative transportation programs on developer, property management, or employer websites.
      H.   Adjustments to Exceed Parking Maximums: Up to 10 percent of the parking maximum may be exceeded by the Planning Director through an administrative approval if the Planning Director determines that:
         (1)   The additional parking spaces are required to reduce adverse impacts to the surrounding neighborhood; and/or
         (2)   The additional parking is required due to unique characteristics of the use not generally shared by other uses in the same use category shown in Table 11-03.1 : Table of Allowed Uses.
   8.   Vehicle Parking Location and Design:
      A.   Location:
         (1)   Off-Site Locations Permitted: Parking required by Table 11-04.11 shall be provided on the same lot or combination of contiguous lots for which it provides required parking, except that in the R-3, Mixed-Use, Industrial, or Open Land zoning districts, parking may be located up to 600 feet from the lot containing the principal uses for which it provides parking. The Planning Director may require written evidence from the owner of the off-site location confirming the continued availability of the site to meet such parking requirements.
         (2)   On-Site Location:
            (a)   Prohibited Location: Perpendicular vehicle parking is prohibited within the public right-of-way, and all vehicle parking is prohibited on undeveloped or unimproved public right-of-way.
            (b)   Required Setbacks:
               i.   In the Residential zoning districts, except for working vehicles in daily use parked on driveways, in front of homes, parking areas and parking spaces shall not be permitted:
                  A.   In required setbacks;
                  B.   Unimproved parking areas; or
                  C.   Other areas not designed for vehicle parking.
               ii.   Trailers, camp trailers, boats, boat trailers, recreational vehicles, and all other vehicles not in daily use may use gravel surfacing but are prohibited from parking in the required setbacks.
               iii.   Open air public or private parking areas and service drives in a Residential zoning district shall be permitted in side yards that do not abut a street, provided that a minimum five foot wide landscaping and screening area be constructed and maintained along the abutting property line as provided for in Section 11-04-09.10.D(2), Parking and Storage Areas.
               iv.   In the Mixed-Use, Industrial, or Open Land zoning districts, parking areas and parking spaces shall not be permitted in any required setback, except as follows:
                  A.   Rear setback areas shall not be used for off-street parking or loading areas unless the rear setback abuts an alley providing access to the parking spaces.
                  B.   Side yards that do not abut a street may be used for unenclosed off-street parking provided that a minimum five foot wide landscape area is constructed and maintained along the abutting side property line.
            (c)   Time Limit: No commercial vehicle or trailer shall be parked, stored, or otherwise left unattended at any place in a Residential zoning district whether on public or private property for over two hours except while engaged in construction or any other permitted activity.
            (d)   Site Layout: The following standards shall apply in the R-2, R-3, and Mixed-Use zoning districts, unless otherwise required by the Citywide or Downtown Design Standards and Guidelines, including but not limited to any Building Type Frontage Standards applicable to specific street segments.
               i.   Surface parking areas shall be located to the side or rear of buildings.
               ii.   For multi-building developments, no more than 50 percent of the primary street frontage shall be occupied by parking and vehicular access driveways.
               iii.   Garage entries, carports, and parking structures shall be internalized in building groupings or oriented away from street frontage to the maximum extent practicable.
      B.   Dimensional Standards:
         (1)   Surface Parking Lots and Areas: Dimensions of all parking or maneuvering areas in surface parking lots shall be designed as required by Table 11-04.12 below, except that accessible parking spaces shall be designed as required by Section 11-04-08 .3.
Figure 4.21. Minimum Parking Lot Design Standards
      Table 11-04.12 below, except that accessible parking spaces shall be designed as required by Section 11-04-08 .3.
TABLE 11-04.12: MINIMUM STANDARDS FOR PARKING LOT DESIGN
PARKING ANGLE [A]
STALL WIDTH [B]
CURB LENGTH PER CAR [C]
STALL DEPTH [D]
DRIVE AISLE WIDTH [E]
TABLE 11-04.12: MINIMUM STANDARDS FOR PARKING LOT DESIGN
PARKING ANGLE [A]
STALL WIDTH [B]
CURB LENGTH PER CAR [C]
STALL DEPTH [D]
DRIVE AISLE WIDTH [E]
For Standard Vehicles
9 ft.- 0 in.
23 ft.- 0 in.
9 ft.- 0 in.
12 ft.- 0 in.
30°
9 ft.- 0 in.
18 ft.- 0 in.
17 ft.- 8 in.
12 ft.- 0 in.
45°
9 ft.- 0 in.
12 ft.- 9 in.
20 ft.- 5 in.
13 ft.- 0 in.
60°
9 ft.- 0 in.
10 ft.- 5 in.
21 ft.- 10 in.
16 ft.- 0 in.
90°
9 ft.- 0 in.
9 ft.- 0 in.
20 ft.- 0 in.
22 ft.- 0 in.
For Compact Vehicles
7 ft.- 6 in.
18 ft.- 0 in.
7 ft.- 6 in.
12 ft.- 0 in.
30°
7 ft.- 6 in.
15 ft.- 0 in.
14 ft.- 0 in.
12 ft.- 0 in.
45°
7 ft.- 6 in.
10 ft.- 7 in.
15 ft.- 11 in.
13 ft.- 0 in.
60°
7 ft.- 6 in.
8 ft.- 8 in.
16 ft.- 9 in.
16 ft.- 0 in.
90°
7 ft.- 6 in.
7 ft.- 6 in.
15 ft.- 0 in.
22 ft.- 0 in.
 
         (2)   Compact Spaces:
            (a)   A maximum of 40 percent of the total spaces required may be designed, designated, and used for compact size vehicles. The dimensional standards for compact vehicle spaces and driveways are indicated in Table 11-04.12 above.
            (b)   Compact spaces shall be clearly marked for use by compact vehicles on the pavement or curb.
         (3)   Bumper Overhang: Standard parking stall lengths may be reduced from 20 feet to 18 feet when the adjacent sidewalk or landscaping is increased by two feet above the minimum requirement. The minimum width for a sidewalk or landscape strip adjacent to a bumper overhang is seven feet.
         (4)   Parking Structure Space Dimensions:
            (a)   Spaces within parking structures shall be a minimum of eight and one-half feet wide and 18 feet long.
            (b)   Compact parking stalls shall not be provided within parking structures.
      C.   Tandem Parking: Unless otherwise prohibited elsewhere in this Code, tandem parking for Single-Family Detached, Single-Family Attached Dwellings, and Manufactured Home Communities is allowed.
      D.   Driveways:
         (1)   All driveways shall extend into the site perpendicular to the street from which they provide access, unless the Planning Director approves an alternative based on a determination that the driveway:
            (a)   Is required to enhance the natural elements of the site such as preserving existing trees; or
            (b)   Is required for safety reasons such as avoiding backing into a collector or arterial street with limited motorist visibility.
         (2)   All parking areas, driveways, and other vehicular access for Single-Family Detached, Duplex, Triplex, or Fourplex dwellings may consist of wheel strips, pavers, or other hard surface material approved by the Planning Director. Other residential uses are subject to standards in accordance with Subsection F, below.
         (3)   Driveways for Single-Family Attached, Single-Family Detached or Duplex Dwellings shall be a minimum of nine feet in width. Driveways or service drives for other residential uses are subject to Section 11-04-07.4.J(2), Service Drives.
         (4)   Driveways are permitted in the front and street side setbacks in accordance with Section 11-04-07.4.J(2), Service Drives.
         (5)   For Single-Family Attached, Single-Family Detached Dwellings, individual driveways in the front or street side setback shall not exceed a width of 30 feet within the setback, unless another provision of this Code requires a narrower width.
         (6)   Parking on Residential Small Lots is regulated by Section 11-04-03.4, Residential Small Lots.
      E.   Surfacing: Driveways, parking areas and vehicle storage areas shall be built with a non-permeable material such as concrete or asphalt, except that:
         (1)   A gravel surface area may be used within the I-1 or I-2 zoning districts for enclosed material storage yards or grounds maintenance areas only and shall not be used in areas where vehicles are stored or driven. The storage and maintenance areas shall be located behind the building and be enclosed by a six foot high sight obscuring fence.
         (2)   The Planning Director may approve an alternative surface based on considerations of durability, permeability, and visual interest and quality:
      F.   Residential Garages:
         (1)   Street access is prohibited when alley access is available.
         (2)   Residential garages that provide a single space shall be a minimum of 10 feet wide and 20 feet long.
         (3)   Residential garages shall provide 22 feet of back up space.
      G.   Parking Area Landscaping: All development shall comply with Section 11-04-09, Landscaping, Fencing, Walls, and Screening.
      H.   Parking Area Lighting: All development shall comply with Section 11-04-011, Exterior Lighting.
   9.   Required Bicycle Parking:
      A.   Amount Required:
         (1)   The development shall include at least the minimum number of bicycle parking spaces shown in the following table based on the category of the use or individual use as shown in Table 11-03.1 : Table of Allowed Uses:
TABLE 11-04.13: MINIMUM BICYCLE PARKING REQUIREMENTS
DU = DWELLING UNIT* = PLANNING DIRECTOR DETERMINATION
SF = SQUARE FEET GFA = GROSS FLOOR AREA
USE
LONG TERM BICYCLE PARKING REQUIRED
SHORT TERM BICYCLE PARKING REQUIRED
TABLE 11-04.13: MINIMUM BICYCLE PARKING REQUIREMENTS
DU = DWELLING UNIT* = PLANNING DIRECTOR DETERMINATION
SF = SQUARE FEET GFA = GROSS FLOOR AREA
USE
LONG TERM BICYCLE PARKING REQUIRED
SHORT TERM BICYCLE PARKING REQUIRED
Multiple-Family Dwellings
1 space per studio or first bedroom and 0.5 spaces for each additional bedroom
1 space per 10 DU
Assisted Living Facility or Continuing Care Retirement Facility
2 spaces or 1 space for every 10 employees, whichever is greater
1 space per 20 beds
Retail Uses and Personal and Business Services
2 spaces plus 1 additional space for every 2,000 sf. GFA
2 spaces plus 1 additional space for every 1,000 sf. GFA
Food and Beverage Uses (excluding Food Truck uses)
2 spaces plus 1 additional space for every 2,000 sf. GFA
2 spaces plus 1 additional space for every 1,000 sf. GFA
Office
2 spaces plus 1 additional space for every 2,000 sf. GFA
2 spaces plus 1 additional space for every 2,000 sf. GFA
Auditorium or Theater, Indoor and Conference or Event Center
*
*
Forest Reserve or Recreation Area, Park or Playground, and Outdoor Recreation
*
*
Industrial Uses
2 spaces plus 1 additional space for every 4,000 sf. GFA
2 spaces plus 1 additional space for every 10,000 sf. GFA
School
1 space for every 10 employees plus 1 space for every classroom
3 spaces for every 10 students
College or Other Institution of Higher Education
*
*
Religious Institution
1 space plus 1 additional for every 4,000 sf. GFA
2 spaces plus 1 additional for every 4,000 sf. GFA
 
         (2)   If more than 10 bicycle parking spaces are required, a minimum of 10 percent of the required bicycle parking spaces shall be designed to accommodate cargo bicycles or bicycles with trailers.
      B.   Location:
         (1)   Short-term bicycle spaces designed to meet the needs of visitors to the development shall be located within 50 feet from the main entrance of the building.
         (2)   Short-term bicycle racks shall be located so that they:
            (a)   Are easily accessed from the street and protected from motor vehicles;
            (b)   Are visible to passers-by to promote usage and enhance security;
            (c)   Do not impede or interfere with pedestrian traffic or routine maintenance activities when bicycles are parked at/in them; and
            (d)   Do not block access to buildings, bus boarding or freight loading.
         (3)   Long-term bicycle spaces shall be designed to meet the needs of employees, residents, public transit users, and others with similar needs.
         (4)   Long-term bicycle parking shall be enclosed, covered and secured, or attended. Covered bicycle parking includes but is not limited to a secure and accessible room in a building, a secure and accessible enclosure within a parking structure, or a cluster of bicycle lockers. All bicycle parking lockers and structures shall be located outside of the required setbacks.
         (5)   Required long-term bicycle parking for residential uses shall not be located within dwelling units or within deck or patio areas accessory to dwelling units.
         (6)   Not less than 50 percent of required long-term spaces shall be accessible and not require the use of stairs or an elevator.
         (7)   Long-term spaces that are accessed using stairs shall require a bike runnel.
      C.   Design Standards:
         (1)   No more than 25 percent of the required bicycle parking spaces may require the bicycle to be hung or parked vertically, rather than being parked with both tires on the ground.
         (2)   Standard bicycle parking spaces shall be a minimum of six feet long and two and one-half feet wide.
         (3)   Cargo bicycle and bicycle trailer parking spaces shall be a minimum of 10 feet long and three feet wide.
         (4)   A four foot wide aisle is required between rows of bicycle parking spaces or between a row of bicycle parking spaces and any wall or potential obstructions.
         (5)   Three and one-half feet of clearance shall be provided between bicycle parking spaces and vehicle parking spaces or travel lanes for the opening of passenger-side doors.
         (6)   All bicycle parking spaces and associated racks shall not impede pedestrian walkways.
         (7)   All covered spaces shall have an overhead clearance of seven feet.
         (8)   Bicycle racks shall be located on improved non-permeable surfaces and shall be anchored to the ground.
         (9)   Bicycle racks shall be installed to the manufacturer's recommended specifications and adhere to any further design criteria or codes established by the City. Accommodation of varied bicycle sizes and styles, including electric bicycles and cargo bicycles, is encouraged through provision of racks installed with greater clearance from obstructions, walkways, and other bicycle parking spaces.
         (10)   Designated bicycle parking areas shall include adequate lighting.
         (11)    Bicycle racks shall provide two points of contact with the bicycle frame such as an inverted "U" or a post and ring and shall allow locking of frame and at least one wheel with a U-lock. Wave, schoolyard, wheel well, bollard and spiral racks are prohibited.
Figure 4.22. Examples of Allowed Bicycle Racks
Figure 4.23. Examples of Prohibited Bicycle Racks
   10.   Off-Street Loading Facilities: All primary commercial and industrial uses shall comply with the standards in this Section 11-04-08.10 regarding the provision of vehicle loading spaces.
      A.   Quantity and Size: The quantity and size of loading spaces required shall be as indicated in Table 11-04.14, below.
 
TABLE 11-04.14: REQUIRED OFF-STREET LOADING SPACES
GROSS FLOOR AREA (SQUARE FEET)
NUMBER OF LOADING SPACES REQUIRED
MINIMUM SIZE OF EACH REQUIRED LOADING SPACE
Less than 20,000
None
N/A
20,000-49,999
1
10 feet x 25 feet
50,000-99,999
2
One 10 feet x 25 feet and
One 12 feet x 50 feet
100,000 and more
2, plus 1 additional space for every 100,000 square feet beyond the first 100,000
14 feet x 50 feet and 13 feet high
 
      B.   Standards:
         (1)   Loading areas shall comply with setback and landscaping requirements.
         (2)   Loading areas shall not be oriented toward Residential zoning districts and shall not be permitted between the primary façade of a building and the front lot line/property line.
         (3)   Loading areas shall be clearly posted or marked.
         (4)   For buildings greater than 20,000 square feet in the MX-5 zoning district, applicants may request approval of alleys for loading activities as an alternative to on-site loading area.
         (5)   Loading spaces and access routes to loading spaces shall not interfere with parking lot or parking garage maneuvering areas or with designated on-site patron drop-off/pick up locations.
   11.   Modifications: The Planning Director may modify the requirements of this Section 11-04-08 if the Planning Director determines that the site cannot accommodate these requirements and that alternative loading methods or facilities can be provided in a manner compatible with surrounding uses.
   12.   Compliance with Design Standards:
      A.   In addition to the standards required by this Section 11-04-08 , all Multiple-Family Dwelling, mixed-use, and nonresidential development, including but not limited to Parking Garages 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 11-04-08 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. (Ord. 27-23, 7-18-2023, eff. 12-1-2023; amd. Ord. 43-23, 12-5-2023)
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