For the purpose of this title, the unincorporated territory of Ada County, Idaho, is divided into the following zoning base districts whose boundaries are established on the official zoning maps of the unincorporated territory of Ada County. The official zoning maps are made a part of this title, as well as such other map or maps that are duly adopted. Said official zoning maps properly attested, shall be placed and remain on file in the office of the clerk of the board of Ada County commissioners.

 

(Ord. 738, 2-23-2010)

   A.   Common Purpose Statements Of The Rural Preservation (RP) District And The Rural Residential (RR) District:

      1.   Promote the public health, safety, and welfare of the people of Ada County by encouraging the protection of prime agricultural lands; to ensure the important environmental features of the state and Ada County are protected and enhanced; and to protect fish, wildlife, and recreation resources, consistent with the purposes of the "local land use planning act", Idaho Code section 67-6501 et seq., as amended;

      2.   Implement the Ada County comprehensive plan goal to protect prime agricultural land and to maximize opportunities for agricultural activities and an agricultural lifestyle in areas designated as rural areas on the comprehensive plan future land use map;

      3.   Allow the development of agricultural industries and agriculture service establishments when such uses do not take prime agricultural land out of crop production;

      4.   Protect agricultural and rangeland uses and wildlife management areas from undue adverse impacts from adjacent development;

      5.   Permit the development of schools, churches, and other public and quasi-public uses in rural areas consistent with the applicable comprehensive plan; and

      6.   Direct urban density development to occur within urban base districts and the planned community base district.

   B.   Additional Purpose Statements:

      1.   Rural Preservation District: Permit the continued use of agricultural lands, rangelands, and wildlife management areas within the Boise front foothills (in areas designated as the foothills planning area in the Boise City comprehensive plan and the Ada County comprehensive plan). Limit development of hazardous areas including, but not limited to, fault lines, landslides, subsidence, shallow soils, steep slopes, unstable slopes, flooding, and seeps. Allow a limited number of uses with excessive space requirements or buffering needs on nonprime agricultural lands.

      2.   Rural Residential District: Permit low density residential uses that would provide a rural lifestyle, and that do not require excessive expansion of public services. (Ord. 389, 6-14-2000; amd. Ord. 621, 5-24-2006; amd. Ord. 699, 6-18-2008; amd. Ord. 738, 2-23-2010)

   A.   All development shall be in accord with the regulations in chapter 4, article A of this title and, where applicable, according to a master site plan as approved subject to the standards of chapter 4, article E of this title.

   B.   Access shall comply with the regulations of section 8-4A-3 of this title or private road requirements of chapter 4, article D of this title.

   C.   A farm development right may be approved in accord with regulations outlined in section 8-2A-5 of this article. (Ord. 389, 6-14-2000; amd. Ord. 699, 6-18-2008)

Unless otherwise specified in the specific use standards of chapter 5 of this title, table 8-2A-1 of this section lists principal permitted (P), accessory (A), conditional (C), or prohibited (-) uses within each rural base district, including rural residences.

   A.   Principal permitted uses shall be reviewed in accord with the specific use standards in chapter 5 of this title and the master site plan standards of chapter 4, article E of this title, unless specifically exempt under subsection 8-4E-2B of this title.

   B.   Accessory uses shall be reviewed in accord with the procedures in chapter 7 of this title, the specific use standards in chapter 5 of this title, and the use regulations of chapter 5, article A of this title.

   C.   Conditional uses shall be approved in accord with the procedures in chapter 7 of this title, the specific use standards in chapter 5 of this title, and the use regulations of chapter 5, article B of this title.

 

Notes:

   1.    Only permitted in an area of city impact. See section 8-5-3-36 of this title.

   2.   Allowed only outside areas of city impacts.

   3.    2 or more rooftop wind facilities require conditional use. See subsection 8-5-3-83C3b(3) of this title.

Table 8-2A-2 of this section shall be used for development in the respective rural base district.

   A.   Institutional uses (including church, group daycare facility, portable classroom, public or quasi-public use, and school, public or private), which are proposed within rural base districts, shall be permitted an increase of the maximum coverage from five percent (5%) to twenty percent (20%).

   B.   Stable or riding arena, commercial, which is proposed within rural base districts, shall be permitted an increase of the maximum coverage from five percent (5%) to twenty percent (20%).

 

Note:

   1.    A side property line setback of 10 feet shall be allowed adjacent to other rural residences.

(Ord. 389, 6-14-2000; amd. Ord. 490, 4-9-2003; amd. Ord. 660, 5-9-2007; amd. Ord. 675, 11-14-2007; amd. Ord. 699, 6-18-2008)

   A.   Purpose: This regulation allows owners of a qualifying property in the rural preservation district (RP) to create one residential parcel for conveyance. If the qualifying property is decreased below the minimum property size as a result of granting the farm development right, the remainder of the qualifying property shall still be considered a conforming property.

   B.   Applicability: This regulation shall apply to any property that meets all of the following criteria:

      1.   The property is within the rural preservation district;

      2.   The property is a minimum of forty (40) acres of contiguous land; and

      3.   The property was of record in the Ada County recorder's office as of January 1, 1985 (hereinafter referred to as the "property of record"), the boundaries of which shall not have changed except as the result of a governmental action. (See section 8-4A-19 of this title.)

         a.   The property of record shall be entitled to a maximum of one farm development right.

         b.   For the purposes of this title, parcels approved prior to the effective date of this title subject to the one acre lot regulations or one acre parcel regulations shall be considered farm development rights.

   C.   Process:

      1.   Application The applicant shall submit an application and fees on forms provided by the development services department as set forth in chapter 7, article A of this title.

The purpose of this article is to implement the applicable comprehensive plans within areas of city impact. These base districts are intended to provide appropriate density for residential development based on the availability of urban public facilities, the surrounding land uses, and the applicable comprehensive plan designation. The purpose statements of the individual residential base districts are as follows:

   A.   Rural-Urban Transition (RUT) District:

      1.   Provide standards and regulations for the development of property within areas of city impact, consistent with the goals and policies of the applicable city comprehensive plan;

      2.   Allow agriculture and rural residential uses to continue within areas of city impact until urban public facilities are extended;

      3.   Provide standards and regulations that shall permit redevelopment of property to higher densities when urban public facilities are extended; and

      4.   Limit new agricultural uses within the areas of city impact to those that shall not significantly impact nearby urbanizing areas with noise, odor, dust, or other nuisances normally related to more intensive farm uses, such as livestock confinement facilities with three hundred one (301) or more animal units. This article, however, shall in no way preclude the continued use of properties within these areas for agriculture.

   B.   Southwest Community Residential (RSW) District:

      1.   Implement the Boise City comprehensive plan for the southwest planning area. After the effective date of this title, rezones to designate additional land "southwest community residential" shall not be approved;

      2.   Allow agriculture and rural residential uses to continue within areas of city impact until urban public facilities are extended;

   C.   Estate Residential (R1) District, Low Density Residential (R2) District, Medium Low Density Residential (R4) District, Medium Density Residential (R6) District, And Medium High Density Residential (R8) District:

      1.   Provide regulations and standards for development where urban public facilities are programmed. The maximum allowed density shall be as follows:

         a.   R1 - One dwelling unit per acre;

         b.   R2 - Two (2) dwelling units per acre;

         c.   R4 - Four (4) dwelling units per acre;

         d.   R6 - Six (6) dwelling units per acre;

         e.   R8 - Eight (8) dwelling units per acre;

      2.   Provide options for applicants so they may develop areas with the most appropriate density as it relates to the surrounding land uses and the applicable comprehensive plan designation.

   D.   High Density Residential (R12) District And Very High Density Residential (R20) District:

      1.   Provide regulations and standards for development where urban public facilities are programmed;

      2.   The maximum allowed density shall be as follows:

         a.   R12 - Twelve (12) dwelling units per acre;

         b.   R20 - Twenty (20) dwelling units per acre;

      3.   Accommodate multiple-family dwellings including, but not limited to, townhouses and/or apartments, consistent with the applicable comprehensive plan designation; and

      4.   Accommodate zero lot line developments of single-family detached, single-family attached, and multi-family dwellings consistent with the applicable comprehensive plan designation.

   E.   Manufactured Home Districts (R1M And R8M):

      1.   To accommodate existing M base districts and recognize the existing development rights of residential properties within a manufactured home base district; and

      2.   Establish standards and regulations governing the location of manufactured homes in existing M base districts for the purpose of protecting property rights and enhancing property values while making accommodations for other necessary types of development, consistent with the purposes of the "local land use planning act", Idaho Code section 67-6501 et seq., as amended. The maximum allowed density shall be as follows:

         a.   R1M - One dwelling unit per acre.

         b.   R8M - Eight (8) dwelling units per acre. (Ord. 389, 6-14-2000; amd. Ord. 699, 6-18-2008; amd. Ord. 902, 10-2-2019)

   A.   All development shall be in accord with the regulations in chapter 4, article A of this title and, where applicable, according to a master site plan as approved subject to the standards of chapter 4, article E of this title.

   B.   Access shall comply with the regulations of section 8-4A-3 of this title or private road requirements of chapter 4, article D of this title.

   C.   A planned unit development shall be reviewed in accord with regulations outlined in chapter 3, article D of this title.

   D.   Manufactured home parks shall be processed in accord with the regulations outlined in section 8-5-3-66 of this title.

   E.   Manufactured homes that meet all the criteria listed in the definition of single-family dwelling as found in section 8-1A-1 of this title shall be considered single-family dwellings. This shall not be construed, however, as abrogating any recorded restrictive covenant. (Ord. 389, 6-14-2000)

Unless otherwise specified in the specific use standards of chapter 5 of this title, table 8-2B-1 of this section lists principal permitted (P), accessory (A), conditional (C), or prohibited (–) uses within each residential base district.

   A.   Principal permitted uses shall be reviewed in accord with the specific use standards in chapter 5 of this title and the master site plan standards of chapter 4, article E of this title, unless specifically exempt under subsection 8-4E-2B of this title.

   B.   Accessory uses shall be reviewed in accord with the procedures in chapter 7 of this title, the specific use standards in chapter 5 of this title, and the accessory use regulations of chapter 5, article A of this title.

   C.   Conditional uses shall be approved in accord with the procedures in chapter 7 of this title, the specific use standards in chapter 5 of this title, and the conditional use regulations of chapter 5, article B of this title.

 

Notes:

   1.   2 or more rooftop wind facilities require conditional use. See subsection 8-5-3-83C3b(3) of this title.

   2.   Where 2 designations are noted (e.g., C/P), the first designation applies to the first base district noted in the column heading. Likewise, the second designation applies to the second base district noted in the column heading.

(Ord. 389, 6-14-2000; amd. Ord. 426, 9-26-2001; amd. Ord. 458, 7-24-2002; amd. Ord. 490, 4-9-2003; amd. Ord. 518, 10-8-2003; amd. Ord. 591, 7-27-2005; amd. Ord. 675, 11-14-2007; amd. Ord. 699, 6-18-2008; amd. Ord. 715, 12-3-2008; amd. Ord. 743, 2-10-2010; amd. Ord. 755, 7-21-2010; amd. Ord. 772, 7-27-2011; amd. Ord. 801, 9-12-2012; amd. Ord. 804, 11-14-2012; amd. Ord. 822, 5-7-2014; amd. Ord. 902, 10-2-2019)

Table 8-2B-2 of this section shall be used for development in the respective residential base districts.

   A.   Institutional uses (including children's treatment facility, church, daycare center, group daycare facility, adult respite care center, drug and alcohol treatment facility, portable classroom, public or quasi-public use, residential care facility, and school) which are proposed within residential base districts, shall be permitted an increase of the maximum coverage from five percent (5%) to twenty percent (20%).

   B.   Stable or riding arena, commercial, which is proposed within residential base districts, shall be permitted an increase of the maximum coverage from five percent (5%) to twenty percent (20%).

 

Notes:

   1.    In square feet, unless otherwise noted. (See subsection 8-6A-3B of this title regarding lot size for corner lots.)

   2.    See subsection 8-6A-3E or F of this title for property frontage on a cul-de-sac turnaround or street knuckle.

   3.    See section 8-2B-5 of this article regarding zero lot line developments.

   4.    Minimum interior side setback not to exceed 10 feet.

   5.    If vehicle access is restricted on such street, a setback of 15 feet is permitted.

   6.   In high water table areas, a 5 acre minimum lot size is required.

   7.   Developments utilizing continuous service drives may be exempt from the roadway frontage requirements.

(Ord. 389, 6-14-2000; amd. Ord. 426, 9-26-2001; amd. Ord. 458, 7-24-2002; amd. Ord. 490, 4-9-2003; amd. Ord. 591, 7-27-2005; amd. Ord. 660, 5-9-2007; amd. Ord. 675, 11-14-2007; amd. Ord. 691, 3-26-2008; amd. Ord. 699, 6-18-2008; amd. Ord. 763, 10-13-2010; amd. Ord. 766, 12-8-2010; amd. Ord. 934, 12-21-2021)

Zero lot line development may be allowed in the R6, R8, R12, and R20 districts. For developments containing multiple zero lot line setbacks, an applicant may apply for reduced setback and street frontage requirements concurrent with a preliminary plat application subject to the following standards:

   A.   The preliminary and final plats shall designate a building envelope for each property with a zero lot line or abutting a zero lot line setback.

   B.   In no case shall a zero lot line setback be allowed adjacent to a property line that is not part of the subdivision.

   C.   Within the R12 and R20 districts, no lot shall have more than two (2) zero lot line setbacks.

   D.   Within the R6 and R8 districts, no lot shall have more than one zero lot line setback.

   E.   For zero lot line developments within the R6, R8, R12, and R20 districts, the applicant may request reduced street frontage, up to twenty percent (20%) below the district standard. (Ord. 389, 6-14-2000; amd. Ord. 458, 7-24-2002)

(Ord. 389, 6-14-2000; amd. Ord. 541, 6-7-2004; rep. by Ord. 699, 6-18-2008)

(Ord. 389, 6-14-2000; amd. Ord. 490, 4-9-2003; rep. by Ord. 699, 6-18-2008)

The purpose of this article is to provide commercial base districts along with separate and distinct uses to enable comprehensive plan implementation. These base districts are primarily intended to be established inside areas of city impact based on the availability of urban services, the surrounding land uses, and the applicable comprehensive plan designation for the area. Commercial base districts may also be established outside of areas of city impact on a limited basis. The purpose statement of each industrial base district is as follows:

   A.   Limited Office (LO) District: The purpose of the LO district is to provide administrative, professional, and business office uses near residential base districts.

   B.   Neighborhood Commercial (C1) District: The purpose of the C1 district is to establish commercial areas near residential areas that provide for the sale of limited merchandise and services required by the population primarily living within the immediate area.

   C.   Community Commercial (C2) District: The purpose of the C2 district is to establish areas for community shopping and clustered commercial activities along arterial streets that provide for the sale of a full range of merchandise and services required of persons living within several neighborhood service areas, as well as a rural trade area.

   D.   Regional Commercial (C3) District: The purpose of the C3 district is to establish areas for large scale commercial structures located in close proximity to interstate or principal arterial roadways that serve the Treasure Valley region. (Ord. 389, 6-14-2000; amd. Ord. 959, 10-11-2023)

   A.   All development shall be in accord with the regulations in chapter 4, article A of this title and according to a master site plan as approved subject to the standards of chapter 4, article E of this title.

   B.   Access shall comply with the regulations of section 8-4A-3 of this title.

   C.   A planned unit development shall be reviewed in accord with regulations outlined in chapter 3, article D of this title.

   D.   For commercial base districts established outside of areas of city impact, select principally permitted uses will be processed as a conditional use per Table 8-2C-1: Allowed Use By Industrial Base District. (Ord. 389, 6-14-2000; amd. Ord. 959, 10-11-2023)

Unless otherwise specified in the specific use standards of chapter 5 of this title, table 8-2C-1 of this section lists the principal permitted (P), accessory (A), conditional (C), or prohibited (–) uses within each commercial base district.

   A.   Principal permitted uses shall be reviewed in accord with the specific use standards in chapter 5 of this title and the master site plan standards of chapter 4, article E of this title, unless specifically exempt under subsection 8-4E-2B of this title.

   B.   Accessory uses shall be reviewed in accord with the procedures in chapter 7 of this title, the specific use standards in chapter 5 of this title, and the accessory use regulations of chapter 5, article A of this title.

   C.   Conditional uses shall be approved in accord with the procedures in chapter 7 of this title, the specific use standards in chapter 5 of this title, and the conditional use regulations of chapter 5, article B of this title.

 

(Ord. 389, 6-14-2000; amd. Ord. 426, 9-26-2001; amd. Ord. 490, 4-9-2003; amd. Ord. 660, 5-9-2007; amd. Ord. 675, 11-14-2007; amd. Ord. 743, 2-10-2010; amd. Ord. 772, 7-27-2011; amd. Ord. 801, 9-12-2012; amd. Ord. 902, 10-2-2019; amd. Ord. 959, 10-11-2023)

Tables 8-2C-2 and 8-2C-3 of this section shall be used for development in the respective commercial base districts. Structure greater than ten thousand (10,000) square feet is prohibited in LO and C1 districts.

 

 

Note:

   1.   The front and side street setback shall be as set forth in the abutting residential district with the most restrictive standards.

 

 

Notes:

   1.    This requirement may be modified if requested as part of an approved final plat.

   2.    Developments utilizing continuous service drives may be exempt from the roadway frontage requirements.

(Ord. 389, 6-14-2000; amd. Ord. 660, 5-9-2007; amd. Ord. 763, 10-13-2010)

The purpose of this article is to provide industrial base districts along with separate and distinct uses to enable comprehensive plan implementation. These base districts are primarily intended to be established inside areas of city impact based on the availability of urban services, the surrounding land uses, and the applicable comprehensive plan designation for the area. Industrial base districts may also be established outside of areas of city impact on a limited basis. The purpose statement of each industrial base district is as follows:

   A.   Technological-Industrial (TI): The purpose of the technological-industrial district is to provide an environment exclusively for, and conducive to, the development of technological industrial parks that support administrative facilities, research institutions and specialized manufacturing organizations, all of a nonnuisance type. Professional offices, financial institutions, and other similar uses may be appropriate when they provide services to the technological industrial park employees.

   B.   Limited Industrial (M1): The purpose of the limited industrial district is to encourage light industrial development by providing and protecting an environment exclusively for such development, subject to standards that protect the nearby residential, commercial, agricultural, and public uses of property from hazards, noise, and other disturbances. Professional offices, financial institutions, and other similar uses may be appropriate when they provide services to the neighboring limited industrial businesses and/or employees.

   C.   General Industrial (M2): The purpose of the general industrial district is to encourage heavy industrial development by providing and protecting an environment for such development, subject to standards that protect public health, safety and welfare.

   D.   Airport Industrial (M3): The purpose of the airport industrial district is to provide property for industrial uses that are compatible with the safe operation of the Boise air terminal (Gowen field). The airport industrial district is intended for nonnoise sensitive manufacturing, industrial, and commercial uses. (Ord. 389, 6-14-2000; amd. Ord. 954, 6-14-2023)

   A.   All development shall be in accord with the regulations in chapter 4, article A of this title, and according to a master site plan as approved subject to the standards of chapter 4, article E of this title.

   B.   Access shall comply with the regulations of section 8-4A-3 of this title or private road requirements of chapter 4, article D of this title.

   C.   Any proposed use within the airport overlay district shall comply with the regulations of chapter 3, article A of this title.

   D.   A planned unit development shall be reviewed in accord with regulations outlined in chapter 3, article D of this title.

   E.   For industrial base districts established outside of areas of city impact, select principally permitted uses will be processed as a conditional use per Table 8-2D-1: Allowed Use By Industrial Base District. (Ord. 389, 6-14-2000; amd. Ord. 954, 6-14-2023)

Unless otherwise specified in the specific use standards of chapter 5 of this title, table 8-2D-1 of this section lists the principal permitted (P), accessory (A), conditional (C), or prohibited (–) uses within each industrial base district.

   A.   Principal permitted uses shall be reviewed in accord with the specific use standards in chapter 5 of this title and the master site plan standards of chapter 4, article E of this title, unless specifically exempt under subsection 8-4E-2B of this title.

   B.   Accessory uses shall be reviewed in accord with the procedures in chapter 7 of this title, the specific use standards in chapter 5 of this title, and the accessory use regulations of chapter 5, article A of this title.

   C.   Conditional uses shall be approved in accord with the procedures in chapter 7 of this title, the specific use standards in chapter 5 of this title, and the conditional use regulations of chapter 5, article B of this title.