Chapter 4

Zoning Districts

11-04-01: General Provisions


This chapter establishes the zoning districts and contains district purpose statements and district-specific regulations. Chapter 11-05, Overlay and Specific Plan Districts, contains the purpose statements and district regulations for overlay districts. Chapter 11-06, Use Standards, and Chapter 11-07, Development and Design Standards, identify the uses allowed within the districts and the dimensional standards applying to development in the districts.

1. Zoning Districts Established: The incorporated area of Boise City is divided into the zoning districts shown in Table 11-04.1.

A. Zoning Districts Table:

Table 11-04.1: Zoning Districts Established
District Type Abbreviation District Name
Open Land A-1 Open Lands, Park
A-2 Open Land, Reserve
Residential R-1A Single Family Residential, Large Lot
R-1B Single Family Residential, Suburban
R-1C Single Family Residential, Urban
R-1M Town Lot Residential
R-2 Medium Density Residential
R-3 Multi-Family Residential
Office N-O Neighborhood Office
L-O Limited Office
R-O Residential Office
Commercial C-1 Neighborhood Commercial
C-2 General Commercial
C-3 Service Commercial
C-4 Planned Commercial
C-5 Central Business
PC Pedestrian Commercial
Industrial M-1 Light Industrial District
M-2 Heavy Industrial District
T-1 Technological-Industrial Park
T-2 Technological-Manufacturing Park
Special Purpose HS Health Services District
U University District

B. Relationship Of Base Zoning Districts And Overlay Districts: Where a property is designated as an overlay district as well as a base zoning district, the regulations governing development in the overlay district shall apply in addition to the regulations of the base district. In the event of a conflict between the two, the standards for the overlay district shall control.


2. Zoning Map: The zoning districts are shown on the Official Zoning Map. Procedures for amending the Zoning Map are in Section 11-03-04.3, Rezone. The Zoning Map, together with all notations, references, and other information shown thereon, and all amendments thereto, is a part of this Code and shall have the same force and effect as if said map or maps was fully set forth and described herein.

A. Boundaries Generally: The boundaries of zoning districts are delineated upon the Official Zoning Map.

B. Rules For Interpretation Of Boundaries: Wherever any uncertainty exists as to the boundary of a district, the following rules shall apply:

(1) Where any boundary line is indicated as following a street, alley, waterway, railroad right-of-way or public way, it shall be construed as following the center line thereof.

(2) Where a boundary line is indicated as approximately following a lot line, such lot line shall be construed to be the boundary line.

C. Original Map And Copies: The map will be maintained and copies will be obtained through Boise City Planning and Development Services Department.


3. General Standards:

A. Height Exceptions, Generally: Exceptions to height limits for structures and appurtenances in this Code not otherwise modified in this Section may be authorized by a conditional use permit decided by the PZC.

B. Air Terminal Height Restrictions: In addition to the provisions of this Code, the height of structures may be further restricted by Title 8, Airport Regulations, of the Boise City Code.

C. Setbacks Measurement:

(1) Setbacks are measured from the property line unless otherwise indicated in a specific zone. When based on the street type consult the most recently adopted ACHD Functional Classification Map. When setbacks are required by building story, the setback is measured to each individual story as follows:





Figure 11-04.1: Setback

(2) When a building setback line is delineated on any plat, the setback shown on the plat shall govern.


4. Permitted Uses In Any Yard:

A. Into Any Yard: The following shall be permitted to encroach in any yard as indicated:

(1) Cornices, canopies, eaves, or other projections that do not increase the volume of space enclosed by the building and do not project into any required yard more than two feet; provided that an unroofed stair and landing together with a railing may project not more than three feet into a front yard or six feet into a rear yard.

(2) Chimney, not more than eight feet in width, projecting not more than two feet.

(3) Flagpoles, antennas, and other tall structures shall conform to the height limit allowed within the zone unless approved in accordance with the provisions of Section 11-04-01.3.

(4) Window wells projecting no more than three feet.

B. Into Rear Yards: The following shall be permitted to encroach in rear yards: An unroofed balcony that does not project more than four feet into such yard. Support structures for balconies shall be located outside required yards.

11-04-02: Open Land Districts


1. General Purpose Of All Open Land Districts: To provide for uses such as parks; schools; dedicated open spaces; protected environmental sites such as wetlands and riparian areas; hazardous areas such as floodways, steep slopes, landslides, and airport approach areas; low-density residential development; and agriculture.


2. Open Land Very Low Density (A-1) District: To provide for low density residential use and land uses requiring larger land areas for development such as parks, schools, golf courses, agriculture, and rural residential neighborhoods.


3. Open Land Reserve (A-2) District:

A. Purpose: To provide for permanent open space and to properly guide growth of the fringe areas of the city. The A-2 district classification should be applied to property that is not intended for development, or for property that the city desires to be subject to stronger development limitations than would be provided by the A-1 district. Lands may be assigned to an A-2 district classification to:

(1) Set aside lands for open space uses, including floodways, riparian areas, steep slopes, and flood control facilities;

(2) Enhance and preserve the character of parks and other publicly owned properties;

(3) Encourage agricultural and grazing uses;

(4) Serve as a low intensity use zone.


4. Dimensional Standards For Open Land Districts:

Table 11-04.2 Dimensional Standards for Open Lands
Dimensional Standard A-1 A-2
Lot Area, Minimum (square feet) Interior Lots 1 Acre 40 Acres
Corner Lots
Average Lot Width, Minimum (feet) Interior Lots 50 100
Corner Lots
Street Frontage, Minimum (feet) 30 100
Density, Maximum (units/acre) 1 1 unit/40 acres
Open Space per Unit, Maximum N/A
Building Height, Maximum (feet) 45, 35*
Setbacks, Minimum (feet) Front Yard/Side Yard, Street 20* 40*
Side Yard, Interior 10* 20*
Rear Yard 30* 60*
NOTES:
* Applies when the property abuts a residential use or district.

11-04-03: Residential Districts


1. General Purposes Of Residential Districts:

A. Single Family Residential (R-1A, R-1B, And R-1C) Districts: To provide a range and variety of districts for predominantly single-family residential uses within the urban community. Land may be classified to these respective classifications for location, topographic, or other reasonable purposes, and to guide the physical growth and stability of the city.

B. Residential Town Lot (R-1M) District: To provide a flexible residential zone which allows the creation of narrow lots that can be developed in blocks for urban row houses or combined into wider lots for single family detached housing.

C. Residential Medium Density (R-2) District: To provide for attached housing development in moderate densities integrated within neighborhoods.

D. Residential Multiple-Family (R-3) District: To provide for higher density residential development in close proximity to retail, employment, transit and other concentrated uses.

2.Dimensional Standards For Residential Districts:

Table 11-04.3 Dimensional Standards for Residential Districts
Dimensional Standard R-1A R-1B R-1C R-2 R-3 R-1M
Attached Housing Detached Housing
Lot Area, Minimum (square feet) Interior Lots 20,000 9,000 5,000 2,160 4,320
Corner Lots 7,000 3,360 5,520
Average Lot Width, Minimum (feet) Interior Lots 100 75 50 18 36
Corner Lots 70 28 46
Street Frontage, Minimum (feet) 30 18 36
Density, Maximum (units/acre) 2.1 4.8 8.0 14.5 43.5 17
Open Space per Unit, Maximum N/A 10% Net Lot Area
Building Height, Maximum (feet) 35 45 35
Setbacks, Minimum (feet) Front Yard/Side Yard, Street 20 10
Side Yard, Interior* 10 5 1 story: 5
2 stories: 10
3+ stories: 15
0, 5 for end units
Rear Yard 30 15 1 - 2 stories: 15
3+ stories: 20
With alley: 5;
Without alley 15
* The interior side setback shall be at least half the building height but no more than 15 feet for a principal building other than a single family or duplex dwelling.



3. Exceptions To Setback Standards:

A. Exceptions In The Residential Zoning Districts:

(1) Except in the R-1M zoning district, a single-family or duplex residence may have a 15-foot front and street side setback, for living space and side entry garages. provided that the distance along the inside edge of the driveway is no less than 20 feet. This exception does not apply if setbacks have been approved through a planned unit development or delineated on the subdivision plat.




Figure 11-04.2: Example of Side Entry Garage location with 15' setback


(2) For corner lots, either street may be designated as the front yard. Once chosen, the front, street-side, rear, and interior-side yard designations may not be changed. Building design shall match the designated yards.


4. Dimensional Standards For Parking In R-1M District:

Table 11-04.4: Setbacks for Parking Lots and Parking Structures
Dimensional Standards R-1M
Front yard 20
Side Yard Street 20
Side Yard Interior Attached: 5 for end units; Detached: 5
Rear Yard 5
Any yard adjacent to interstate or connector 20

5. Findings For Conditional Uses In The A-1 And A-2 Districts:

A. The proposed use; its bulk, height, intensity and location on the property; and all grading, paving and other associated site development modifications, are consistent with preserving the core values of the property as identified in the Comprehensive Plan or other appropriate guiding document, entitlement or deed restriction associated with the property.

B. The proposed use is consistent with the applicable open space requirements and allowances in Section 11-07-09 Foothills Planned Development Standards.

C. The use is compatible with, or can be conditioned to be compatible with, adjacent land uses. Conditions may include limitations on type, size, amount, location or operation of the use and all other property development modifications associated with the use.


6. R-1M District Parking Standards:

A. Each attached unit must have one and one-half parking spaces, one of which must be covered. The required covered parking must be located at the rear of the property and be accessed by an alley. Other parking must be located at least ten feet behind the front facade of the units.

B. Each detached unit must have two parking spaces with at least one space covered. Parking shall be located either at the rear of the lot and be accessed from an alley, or must be located at least ten feet behind the front facade of the home and be accessed by a driveway that, for the portion in front of the home, is no more than 12 feet wide.

C. Tandem parking may be permitted.

11-04-04: Office Districts


1. General Purpose Of Office Districts:

A. Residential Office (R-O) District:

(1) Provide a buffer between high-intensity commercial areas and higher density residential areas or institutional and government uses;

(2) Facilitate mixed-use development in areas identified for mixed-use in the Comprehensive Plan, the Downtown Boise Plan, and the River Street-Myrtle Street Urban Design Plan; and

(3) Provide for higher density residential and office uses with an emphasis on high quality urban design and pedestrian orientation.

B. Standards:

(1) Certain conditional uses in the R-O district as indicated in the use table in Chapter 11-06, Use Regulations, may only be approved as part of a larger mixed-use project of principally allowed uses such as office or residential and shall not exceed 30 percent of the gross floor area of the mixed-use project within which they are included.

(2) The conditional uses may be included within a principally permitted use building or as a separate building within a multi-building, mixed-use project. The conditional use may not be occupied until an equal amount of floor area of the principally allowed uses have been constructed to the core or shell stage and are available for tenant finish.

(3) Conditional use applications shall not be accepted in the R-O districts for stand-alone commercial uses, except for a grocery use. Flexible development standards and the application of design review principles are intended to be used in this district to stress residential and mixed-use design principles.

C. Setback Exceptions: The following special setback encroachment provisions apply in the R-O zoning district.

(1) Detached accessory structures may occupy a required rear yard setback area, provided five-foot side yard setback is provided on one side of the lot. In the case of a corner lot, a detached accessory structure shall meet both street side yard setback and clear vision triangle.

(2) For the encroachments set forth in Table 11-04-5, the following rules apply.

Table 11-04.5: Encroachments into Setbacks in R-O Zoning District
Feature Coverage Standard/
Setback
Encroachment
Modulated Facade (see (a) below) Front, Street, or Interior Side Yard 50% 80%
Decks, Patios, or Similar Types of Features Located Above the Ground Floor Front or Street Side Yard 100% 50%

(a) For a modulated facade, encroachment into and coverage of a required setback shall be allowed for facade (wall of building) modulation, provided the maximum facade length without wall modulation does not exceed 20 feet and a minimum wall modulation depth of three feet is provided within that length.

(b) "Encroachment Coverage" means the maximum percentage of land area within the permitted setback encroachment(s) that may be covered by structure.

(c) Modification of setback or height requirements, except those meeting the standards of this Section, shall require a conditional use permit.

D. Neighborhood Office (N-O) District: To allow office uses serving nearby neighborhoods in buildings and on sites that are small relative to office developments in other zoning districts. The zone also provides for residential development.

E. Standards: Development shall be of a scale and character similar to nearby residential development to promote compatibility.

F. Limited Office (L-O) District:

(1) Purpose: The Limited Office (L-O) District is intended to accommodate office space in locations that are served by primary access, but that are inappropriate for commercial development because of proximity to residential uses. The zone also provides for residential development.

(2) Standards: Office uses permitted in the L-O District shall be located and designed so as to be compatible with adjacent residential uses.


2. Dimensional Standards For Office Districts:

Dimensional Standard R-O N-O L-O
Lot Area, Minimum (square feet) Residential 2,500 3,000 5,000
Non-Residential 5,000
Per Dwelling Unit 500 None 1,000
Average Lot Width, Minimum (feet) Interior Lots 25 for residential; 50 for non-residential 50
Corner Lots
Street Frontage, Minimum (feet) 25 30
Density, Maximum (units/acre) 87.1 14.5 43.5
Building Height, Maximum (feet) 65; 45 when adjacent to R-1A, R-1B, R-1C, R-1M and SP-01 zones or any existing single family home. 35 45
Setbacks, Minimum (feet) Front Yard/Side Yard, Street 10; 20 if fronting a principal or arterial street 10 10
Side Yard, Interior 15 (total combined width) 5; 10* 1 story: 5
2 stories: 10
3+ stories: 15
Rear Yard 5
Setbacks
Maximum
Front Yard/Side Yard, Street N/A
NOTES:
* Applies when the property abuts a residential district.

3. Dimensional Standards For Parking In Office Districts:

Table 11-04.7: Setbacks for Parking Lots and Parking Structures
Dimensional Standards N-O
L-O
Front yard 20
Side Yard Street 20
Side Yard Interior 1 or 2-Story 5; 10*
>2-Story
Rear Yard
Any yard adjacent to interstate or connector 10
NOTES:
* Applies when the property abuts a residential district.

4. R-O Zoning District Parking Standards:

A. Open-air parking areas (including access driveways) shall be allowed within interior side yards provided that a minimum five foot wide landscaped area is maintained along the side property line. The street side yard setback area shall be landscaped to screen such parking areas.

B. If a lot's rear property line fronts on a public alleyway, open-air parking shall be allowed up to the interior side lot line for a depth of not more than twenty-four feet as measured from the rear lot line.

C. Shared parking shall be authorized by the Director upon application for review subject to meeting required findings as specified in Section 11-07-03.3.D.

11-04-05: Commercial Districts


1. General Purpose Of Commercial Districts:

A. Neighborhood Commercial (C-1) District: To provide for commercial uses of a small scale in or near residential neighborhoods. The emphasis of the district is on uses which will provide services for nearby residential areas, and other uses which are compatible with residential uses, and having relatively little impact. The zone is intended for sites that are small relative to sites in other commercial districts. Neighborhood commercial developments should be limited to sites of 10 acres or less, and are more typically located on sites of 5 or fewer acres.The zone also provides for residential development.

B. Neighborhood Commercial (C-1) Standards:

(1) All allowed primary and accessory uses in the C-1 district shall be conducted entirely within enclosed buildings, except the following: Automobile service station, automobile sales lot, parking lot, required loading and parking space, drive-in bank service, signs, and landscaping.

(2) No use shall be permitted as accessory to a listed use that involves or requires the production of goods that are not clearly intended for retail sale or use on the premises.

(3) Neighborhood commercial developments should be limited to sites of ten acres or less, and are more typically located on sites of five or fewer acres.

(4) Shopping center site design shall provide for pedestrian access between building entrances and adjacent residential uses unless pedestrian access is blocked by existing walls, fences, or the configuration of existing residential lots, or where pedestrian access creates a nuisance or significantly compromises public safety.

(5) Site design shall include pedestrian paths or crosswalks between buildings on the site. Where applicable, pad buildings shall be linked to anchor buildings with functional pathways of a size to accommodate landscaping, characteristics of the principal use of the site, and car bumper overhang.

(6) Site design shall include pedestrian paths or crosswalks, or a combination, linking one or more building entrances to the street or streets.

(7) Landscaping adjacent to buildings, parking areas, and sidewalks shall provide for adequate visual surveillance and safety of pedestrian access ways.

C. General Commercial (C-2) District: To provide a district for community and regional commercial and retail uses. The zone also provides for residential development.

D. Service Commercial (C-3) District: To provide for commercial activities of a service nature that are more intensive and that may be semi-industrial in character, but do not require an industrial location. The zone also provides for residential development.

E. Planned Commercial (C-4) District: To promote imaginative, innovative, and comprehensively planned commercial developments, medium- to high-density residential projects in mixed-use or predominantly commercial areas are encouraged. The zone also provides for residential development.

F. Planned Commercial (C-4) Standard: Nearly all uses within the C-4 Planned Commercial zone require approval of a planned development conditional use application by the PZC. The submittal of conditional use applications as planned developments is necessary to promote integrated site planning and to minimize access points. To accomplish the purpose of the C-4 District, the highest standards of architecture, landscaping, and site planning are encouraged.

G. Central Business (C-5) District: To address the needs of the city's central business district and to provide for activities conducive to a compact and concentrated urban downtown mixed-use center.

H. Central Business (C-5) Standards:

(1) Classification, Contiguous Locations: Lands may be classified C-5 where contiguous to existing C-5 designated lands. All applications to establish C-5 zoning of noncontiguous parcels shall be accompanied by a development agreement application. Land that is not contiguous to the C-5 district but located in an urban renewal district may be classified as C-5 but shall be subject to the generally applicable approval criteria for a conditional use permit as well as for a development agreement. Uses shall be subject to the standards of Section 11-07-06.3.

(2) Classification, Non-Contiguous Locations: Land that is not contiguous to existing C-5 zoning may be classified C-5 for the purpose of encouraging the development of urban housing in downtown Boise urban renewal districts. Land being considered for C-5 zoning under this section shall be subject to the following requirements and standards.

(a) The parcel(s) is located in either the Central Downtown, River Myrtle-Old Boise, Westside Downtown, or 30th Street urban renewal district.

(b) The parcel(s) is in an area of the urban renewal district in which the proposed use(s) is supported by the applicable urban renewal plan and the Boise City Comprehensive Plan.

(c) Unless initiated by the City, applications to reclassify zoning districts subject to this section shall be accompanied by a development agreement and development plans. Standards for compatibility, land uses, height, bulk, setbacks, and other elements shall be as directed by the applicable urban renewal plan and shall be incorporated into the development agreement.

(d) Uses shall be subject to the standards of Section 11-07-06.3, containing district specific development standards for the C-5 zone, with the following exceptions:

i. Residential uses shall be permitted on the ground floor.

ii. The design of the ground floor shall incorporate pedestrian-friendly elements but design is not limited to that which will accommodate the retail and other uses listed in Section 11-07-06.3.B.

iii. Floor area ratio bonus provision in Section 11-07-06.3.D shall not apply.


2. Dimensional Standards For Buildings In Commercial Districts:

Table 11-04.8 Setbacks (in feet) for Buildings
Dimensional Standard C-1 C-2 C-3 C-4 C-5
Lot Area, Minimum (square feet) Residential Uses, Interior Lot 5,000 25,000 None
Residential Uses, Corner Lot 7,000
Per Dwelling Unit 1,000 None
Non-residential Use, Any Lot 0 25,000 None
Average Lot Width, Minimum (feet) Residential Uses, Interior Lot 50 N/A
Residential Uses, Corner Lot 70
Non-residential Uses, Interior Lot 0 60 None
Non-residential Uses, Corner Lot 70
Street Frontage, Minimum (feet) 30
Floor Area Ratio, Maximum Residential Uses 1.5 N/A
Non-residential Uses N/A 4.0
Lot Coverage, Buildings/Total, Maximum (percent) N/A
Building Height, Maximum (feet) 35 45 N/A
Setbacks, Minimum (feet) Front Yard 10 0
Side Yard, Street 10 0
Rear Yard or Side Yard, Interior 1 Story 0; 10* 5; 10* 0; 5*
2 Stories 0; 15* 10; 15* 0; 10*
3+ Stories 15 0; 15*
NOTES:
* Setback when the property abuts a residential use or district.

3. Dimensional Standards For Parking In Commercial Districts:

Table 11-04.9: Setbacks (in feet) for Parking Lots and Service Drives
Dimensional Standards C-1
C-2
C-3
C-4 C-5
Front yard 10 10 10
Side Yard Street 10 10 10
Rear Yard or Side Yard Interior 5, 10* 10'; 15* 5; 10*
Any yard adjacent to interstate or connector 10 20 10
NOTES:
* Setback when the property abuts a residential use or district.


11-04-06: Industrial Districts


1. General Purpose Of Industrial Districts:

A. Light Industrial (M-1) District: To provide locations for light industrial uses that may be appropriate near commercial or residential development.

B. Heavy Industrial (M-2) District: To provide locations for industrial activity including uses that for reasons of health, safety, or general welfare are not permitted in the M-1 District. M-2 lands should be separated from commercial or residential development and M-2 uses should not create hazardous conditions.

C. Technological-Industrial (T-1) District: To provide for well-designed technological-industrial parks that can accommodate light industrial, technological, professional office and similar uses. These parks may be adjacent to residential districts if they are located on an arterial street and are not materially detrimental to the health, safety and welfare of nearby residents.

D. Technological-Manufacturing (T-2) District: To provide for manufacturing and technological facilities that may have a greater impact on the surrounding area than industries allowed in the T-1 District. T-2 lands should be served by major transportation facilities and be buffered from adjacent residential areas.

E. Standards For T-1 And T-2 Uses:

(1) Operation must be free of odor, dust, smoke, cinders, gas, fumes, noise,vibrations, refuse matter, water-carried waste or other emissions.

(2) All uses shall have direct access to an arterial street, which may be through the interior street network of the park. Access onto local streets is prohibited.

(3) The DRC must find compatibility with surrounding uses through appropriate site design, building construction, landscaping, etc.

F. Approval Criteria For Rezoning To T-2:

(1) The rezone is consistent with the Boise City Comprehensive Plan; and

(2) The proposed "internal" and "external" boundaries are in keeping with the purpose of the T-2 Zone as stated in subsection 11-04-06.1.F; and

(3) The rezone will not adversely affect the health, peace, comfort, or welfare of persons residing or working in the surrounding area; and

(4) The subject property fronts on a major highway or arterial street; and

(5) The subject property is adequate in size and shape to accommodate development features prescribed in this Code and to integrate the property with uses in the surrounding area.

G. Standards For T-2:

(1) Design Review:

(a) To mitigate potential negative impacts on adjacent development, a concept map differentiating "peripheral" and "internal" development areas is required as part of an application to rezone to T-2. Areas approved as "peripheral" shall be subject to the design review process outlined in Section 11-03-04.12, Design Review.

(b) Because these developments are usually large enough to create an inner character compatible with surrounding uses, areas approved as "internal" shall be exempt from the design review process, unless otherwise required by this Section.

(c) Buildings taller than 45 feet in an area designated "internal" are subject to Design Review. The Director may waive this requirement where it can be demonstrated that the visual impacts associated with such buildings are mitigated to a level of insignificance due to the proximity of surrounding buildings or structures.

(2) Landscape Master Plan:

(a) These provisions are intended to create a flexible procedure for the utilization of both traditional and alternative landscape materials (xeric, native and hardscape) in "peripheral" areas. The landscape master plan shall provide the DRC with a clear understanding of landscaping themes, location, size/scale, and function. The Director may waive the requirement for additional detailed landscape plans where future development proposals are found to be in compliance with an approved landscape master plan.

(b) Approval Criteria: To approve a landscape master plan, the DRC shall make the following findings:

i. That perimeter areas and parking lots visible from adjacent streets are attractively landscaped with a mix of deciduous and evergreen vegetation and/or alternative plantings;

ii. That views of buildings and building entryways visible from the freeway or public streets are enhanced by landscaping; and,

iii. That there are adequate buffers from residential land uses.


2. Dimensional Standards For Industrial Districts:

Table 11-04.10 Dimensional Standards for Industrial Districts
Dimensional Standard M-1 M-2 T-1 T-2
Lot Area, Minimum (square feet) Residential Uses N/A N/A; minimum site area 20 acres N/A; minimum site area 200 acres
Interior Lot Residential Uses
Corner Lot Per Dwelling Unit
Non-residential Use, Any Lot
Average Lot Width, Minimum (feet) Residential Uses, Interior Lot N/A
Residential Uses, Corner Lot
Non-residential Uses, Interior Lot N/A
Non-residential Uses, Corner Lot
Street Frontage, Minimum (feet) 30
Floor Area Ratio, Maximum Residential Uses N/A
Non-residential Uses
Lot Coverage, Buildings/Total, Maximum (percent) 80/100 35/70 60/80
Building Height, Maximum (feet) 55 45 150***
Setbacks, Minimum (feet) Front Yard 20 1 story: 60, 100*;
2+ stories: 70, 100*
45 + 1 for every 1-foot increase in building height above 45 feet, 100*
Side Yard, Street 15, 20*
Rear Yard or Side Yard, Interior 1 Story 0, 15*
2 Stories
3+ Stories
NOTES:
* Setback when the property abuts or is across the street from a residential use or district.
** Setback when property has street frontage on a Gateway Street as defined in this Code.
*** Controlled by a 45 degree angle of bulk plan from all exterior property lines up to the maximum height of 150 feet.

3. Dimensional Standards For Parking In Industrial Districts:

Table 11-04.11 Setbacks for Parking Lots and Parking Structures
Dimensional Standards M-1 M-2 T-1
T-2
Front yard 7; 20* 7; 20* 20
Side Yard Street 7 7 20
Side Yard Interior 0; 15* 0; 15* 15
Rear Yard
Any yard adjacent to interstate or connector 10 10 20
NOTES:
* Setback when the property abuts a residential use or district.


11-04-07: Special Purpose Districts


1. Health Services (HS) District: To provide for health and medical related uses near major medical institutions. Limited office and multiple-family residential uses may be allowed that have similar low intensity land use characteristics and that provide support services to the health and medical uses.


2. Pedestrian Commercial (PC) District:

A. Purpose: The purpose of the Pedestrian Commercial (PC) district is to provide for pedestrian-friendly retail, office, and mixed-use developments in a pedestrian-friendly environment. The district regulations are designed to facilitate convenient access, minimize traffic congestion, and reduce visual clutter along arterials and collectors, while fostering pedestrian-oriented design. Buildings in the PC District must be located and designed to relate to the street with a pedestrian scale. The PC District may also be used to demonstrate compliance with Boise City Comprehensive Plan policies when a commercial use is requested but the parcel has not been designated on the Land Use Map for Commercial Use, or as a means of permitting mid-block commercial development that meets the goals of the Boise City Comprehensive Plan. Residential uses are encouraged in conjunction with commercial uses in this district.

B. Additional Development Standards: Additional standards may be found in Section 11-07-06.2.E(2)(d).


3. University (U) District: To allow for the consistent development of Boise State University throughout its planned expansion area. The district is intended to encourage and facilitate planned and integrated expansion on property identified with the University's Master Plan and designated in the Comprehensive Plan.

A. Specific Standards:

(1) All uses permitted in the U District shall be directly associated with the operation and maintenance of the University and shall serve primarily the students, faculty, employees, and alumni of the University, or shall be intended to support and facilitate public attendance of educational, arts, sport, or cultural events and offerings of the University.

(2) In reviewing all A* and C applications in the U district, the Director will require additional parking for all new buildings and all building expansions according to the standards within Section 11-07-03, Off-street Parking and Loading Standards; or, if no specific standard is listed, at a ratio of one parking space per 250 square feet of gross floor area. Fire access to existing and new buildings must be shown on all A* and C application site plans submitted to the Director. A letter from the Idaho State Fire Marshal verifying compliance of the building plans with state requirements regarding fire safety shall be submitted to the Director prior to construction.


4. Dimensional Standards For Special Purpose Districts:

Table 11-04.12 Dimensional Standards for Special Purpose Districts
Dimensional Standard HS U PC
Lot Area, Minimum (square feet) Residential 6,000 Interior Lots;
7,000 Corner Lots
- -
Non-Residential
Per Dwelling Unit None - 1000
Average Lot Width, Minimum (feet) Interior Lots 60 - -
Corner Lots 70
Street Frontage, Minimum (feet) 30 - -
Density, Maximum (units/acre) 43.5 - 43.5
Building Height, Maximum (feet) 78 75; 45 if less than 50 feet from BSU campus boundary 35; 50 on arterial with four lanes and 80 feet of right of way
Setbacks, Minimum (feet) Front Yard/Side Yard, Street 20 20 from BSU campus boundary 15; 20 if fronting on arterial street (measured from back of curb)
Side Yard, Interior 1 story: 5
2 stories: 10
3+ stories: 15
0; 10*
Rear Yard 15 for buildings up to 35 ft. in height; 0 on a public alley; 30 for buildings greater than 35 ft. in height
For properties adjacent to a residential use or district, setbacks are as follows:
15 for buildings up to 20 ft. in height;
30 for buildings up to 35 ft. in height;
50 for buildings above 35 ft. in height**
Setbacks Maximum Front Yard/Side Yard, Street N/A N/A 30 on an arterial; 22 on a collector or local street; 0 on an alley
NOTES:
* Applies when the property abuts a residential use or district.
** These standards are not applicable to single family living uses and accessory structures.

5. Dimensional Standards For Parking In Special Purpose Districts:

Table 11-04.13: Setbacks (in feet) for Parking Lots and Parking Structures
Zoning district(s) HS PC U
Front yard 7 N/A 10 from any right-of-way; except 0 on an alley.
Side Yard Street N/A
Side Yard Interior 1 or 2-Story 5; 10*
>2-Story
Rear Yard 5 for covered parking accessed from an alley or when the rear of the lot abuts another parking area of at least 30 ft. in depth.
For properties adjacent to a residential use or district, setbacks are as follows:
10 for surface parking;
15 for structured parking.
Any yard adjacent to interstate or connector 10 N/A
NOTES:
* These standards are not applicable to single family living uses and accessor structures.