Zoning and Overlay Districts

Zoning Districts

Open Land

• A-1 (Open Lands, Parks): Zone intended for larger land areas for development such as parks, schools, golf courses, agriculture and rural residential neighborhoods. This zone is also used as a holding zone until development occurs.
• A-2 (Open Land, Reserve): Zone intended for permanent open space and to properly guide growth on the fringe areas of the city. This may include lands for open space uses such as floodways, riparian areas, steep slopes and flood control facilities.

Residential

• R-1A (Single Family Residential, Large Lot): Zone intended for predominately single-family residential uses on lots 20,000 feet or larger, with average lot width of 100 feet, a maximum height of 35 feet and with up to 2.1 units allowed per acre.
• R-1B (Single Family Residential, Suburban): Zone intended for predominately single-family residential uses on lots 9,000 feet or larger, with an average lot width of 75 feet, a maximum height of 35 feet and with up to 4.8 units allowed per acre.
• R-1C (Single Family Residential, Urban): Zone intended for predominately single-family residential uses on interior lots of 5000 feet or larger (7000 feet for corner lots), with an average lot width of 50 feet (70 feet for corner lots), a maximum height of 35 feet and with up to 8.0 units allowed per acre.
• R-1M (Town Lot Residential): Zone intended for narrow lots that can be developed in blocks for urban row houses or combined into wider lots for single family detached housing. Lot sizes and widths vary depending on location and attachment to other housing. Up to 17 units are allowed per acre at a maximum height of 35 feet
• R-2 (Medium Density Residential): Zone intended for moderate densities integrated within neighborhoods with similar lot area, width and height to the R-1C zone, but with up to 14.5 units allowed per acre.
• R-3 (Multi-Family Residential): Zone intended for higher density residential development in close proximity to retail, employment, transit, and other concentrated uses. Similar lot area and widths to the R-1C zone, but with up to 43.5 units allowed per acre and a maximum height of 45 feet.

Office

• N-O (Neighborhood Office): Zone intended for office uses serving nearby neighborhoods in buildings and on sites that are smaller than other office developments in other zoning districts at a maximum height of 35 feet. This zone conditionally allows up to 14.5 units per acre.
• L-O (Limited Office): Zone intended to accommodate office space in locations that are served by primary roadways, but that are inappropriate for commercial development because of the proximity to residential uses. This zone conditionally allows up to 43.5 units per acre at a maximum height of 45 feet.
• R-O (Residential Office): Zone intended as a transition between high intensity commercial areas and higher density residential areas. It allows for higher density residential and office uses with an emphasis on high quality urban design and pedestrian orientation. This zone allows up to 87.1 units per acre with a height maximum from 45 to 65 feet depending on the surrounding uses.

Commercial

• C-1 (Neighborhood Commercial): Zone intended for commercial uses of a small scale in or near residential neighborhood to provide services for nearby residential areas, and other uses which are compatible with residential uses. This zone also conditionally allows residential development at a density up to 43.5 units per acre which cannot exceed a Floor Area Ratio of 1.5 (see diagram) and has a height limit of 35 feet.
• C-2 (General Commercial): Zone intended for community and regional commercial and retail uses. This zone conditionally allows residential development at a density of up to 43.5 units per acre which cannot exceed a Floor Area Ratio of 1.5 (see diagram) and has a height limit of 45 feet.
• C-3 (Service Commercial): Zone intended 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. This zone conditionally allows residential development at a density of up to 43.5 units per acre which cannot exceed a Floor Area Ratio of 1.5 (see diagram) and has a height limit of 45 feet.
• C-4 (Planned Commercial): Zone intended for imaginative, innovative and comprehensively planned commercial developments, medium- to high- density residential projects in mixed-use or predominately commercial areas. This zone conditionally allows residential development at a density of up to 43.5 units per acre which cannot exceed a Floor Area Ratio of 1.5 (see diagram) and a height limit of 45 feet.
• C-5 (Central Business): Zone intended to provide for activities conducive to a compact and concentrated urban downtown mixed-used center. Residential uses are allowed without a density maximum. Non-residential uses cannot exceed a Floor Area Ratio of 4 (see diagram). There are no height limits in the C-5 zone.

Industrial

• M-1 (Light Industrial District): Zone intended for light industrial uses that may be appropriate near commercial or residential development. This zone does not allow residential uses.
• M-2 (Heavy Industrial District): Zone intended for heavy industrial uses that, for reasons of health, safety, or general welfare are not permitted in the M-1 District. M-2 lands should also be separated from commercial or residential development and M-2 uses should not create hazardous conditions. This zone does not allow residential uses.
• T-1 (Technological-Industrial Park): Zone intended 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 roadway and are not materially detrimental to the health, safety, and welfare of nearby residents. This zone does not allow residential uses and has a minimum lot area of 20 acres.
• T-2 (Technological-Manufacturing Park): Zone intended 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 also be served by major transportation facilities and be buffered from adjacent residential areas. This zone does not allow residential uses and has a minimum site area of 200 acres.

Other

• HS (Health Services District): Zone intended for health and medical related uses near major medical institutions. Limited office and multi-family residential uses may be allowed that have similar low intensity land use characteristics that provide support services to health and medical uses. This zone allows for 43.5 units per acre, and has a maximum height of 78 feet.
• U (University District): Zone intended for consistent development of Boise State University throughout its planned expansion area. This 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.
• PC (Pedestrian Commercial): Zone intended for pedestrian-friendly retail, office, and mixed-use developments in a pedestrian friendly environment. This zone allows integrated residential uses up to 43.5 units per acre with a height maximum from 35 to 50 feet depending on the adjacent roadways.

Overlay Districts

Design Review Overlay

• D (Design Review Overlay District): Overlay which enhances properties by ensuring adequate landscaping, circulation, pedestrian facilities, building orientation and attractive architecture architecture is in compliance with the Citywide Design Guidelines. Staff or committee approval is required for any visible exterior improvement to non-residential or multi-family sites, buildings, or structures.
• HD (Historic Design Review Overlay District): Overlay meant to promote, preserve and protect historic buildings, structures, sites and neighborhoods which serve as visible reminders of the city’s heritage that are in compliance with the Historic District Guidelines. Staff or commission approval of Certificates of Appropriateness are required for any exterior changes to a building or site.
• DD (Downtown Design Review Overlay District): Overlay which demands creative and high-quality urban design that is in compliance with the Downtown Design Guidelines. Standards are meant to enhance downtown vitality by promoting compact, walkable development and high quality design. Staff or committee approval is required for any exterior improvement, addition or new development.
• C (Capitol Boulevard Special Design District): District which protects and enhances the special character of Capitol Boulevard. Standards are meant to preserve the views of both the State Capitol and the Boise Depot, create a pedestrian friendly streetscape and require new structures be built to the highest standards. Staff or committee approval is required for new buildings, parking lots, most additions and alterations.

Parking Overlay Districts

• P-1 (Central Downtown Parking District): District meant to accommodate the need for alternative off-street parking ratios in accordance with the special needs of the downtown area. No off-street parking is required in the P-1 area but off-street loading requirements apply.
• P-2 (River-Myrtle Parking District): District meant to accommodate the need for alternative off-street parking ratios in accordance with the special needs of the downtown area. Most uses benefit from fewer required parking spaces compared to other areas in the city.
• P-3 (South Downtown Parking District): District meant to accommodate the need for alternative off-street parking ratios in accordance with the special needs of the downtown area. Many uses benefit from fewer required parking spaces compared to other areas in the city.

Conservation Districts

• CHD (Hyde Park Conservation District): Overlay intended to protect the historical and architectural character of Hyde Park. Parking standards encourage active street level uses and are applied on a graduated scale. Shared parking is encouraged to reduce the need for surface parking.
• Near North End Conservation District: Transitional overlay between the commercial intensity of Downtown and the predominant single-family residences of the North End. Intended to protect the historical and architectural character of the neighborhood and encourages residential uses. Adaptive reuse of existing structures is encouraged.

Specific Plans/Districts

• BSN (Big Sky Neighborhood District): District meant to preserve large lots and rural character of the Big Sky Neighborhood. Livestock, small animals and agricultural uses are allowed in this district to a greater degree than what is typically required throughout the rest of the city.
• S (Sycamore Neighborhood District): District meant to preserve the semi-rural and agricultural character of the Sycamore Neighborhood. Livestock, small animals and agricultural uses are allowed to a greater degree than what is typically required throughout the rest of the city.
• Boise River System Overlay District: District meant to ensure that development along the river complies with federal, state and local regulations that are sensitive to fish and wildlife, the riparian area, recreation and flood protection. Increased setbacks are intended to protect the river, greenbelt and bird habitats.
• Floodplain: Federally designated area adjacent to a stream or river which can experience flooding during periods of high discharge. Any development must comply with federal standards which could require elevating structures, flood-proofing or restricting development.
• Harris Ranch Specific Plan (SP-01): District where development is reviewed according to compliance with the Harris Ranch Specific Plan.
• Barber Valley Specific Plan (SP-02): District where development is reviewed according to the Barber Valley Specific Plan.
• Syringa Valley Specific Plan (SP-03): District where development is reviewed according to compliance with the Syringa Valley Specific Plan.

Boise's Zoning Code

City Code Title 11: Development Code

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Zoning Map

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