8-6-19: MASTER SITE PLAN:

   A.   Purpose: The purpose of this Section is to:

      1.   Promote efficient, high-quality site designs;

      2.   Preserve natural and scenic resources through design that is sensitive to the environment; and

      3.   Ensure development is consistent with the goals of the applicable comprehensive plan related to community design.

   B.   Applicability:

      1.   Unless specifically exempt under subsection B2 below, a master site plan is required for the following prior to zoning certificate or building permit:

         a.   New construction, addition, or moving of a structure.

         b.   Change of use of a property or structure.

         c.   Change of occupancy of a structure as defined by the Ada County Building Code as set forth in Title 7, Chapter 2 of this code.

         d.   Minor modifications to previously approved master site plans unless specifically exempt. For the purposes of this Title, traffic, and development plans, planned development commercial site plans, planned development industrial site plans, and conditional use site plans that were approved prior to the effective date are considered master site plans.

      2.   Section 8-2-23 (Use Table) indicates whether a use is exempt from master site plan regulations:

      3.   Section 8-2-23 (Use Table) indicates whether a use requires "partial master site plan" review. A partial master site plan review is exempt from subsections F2 (Location of Structures on the Site), F3 (Nonvehicular Access and Internal Circulation), and F5 (Natural Features).

   C.   Initiation:

      1.   Information Required: The following information may be submitted at the time of application. If information is not submitted at the time of application, this may be submitted as a condition of approval. Any approval of a master site plan prior to the submission and approval of the following items is considered a tentative approval:

         a.   A landscape and screening plan subject to Section 8-3-7.

         b.   If any outdoor lighting is proposed or anticipated, a lighting plan shall be submitted subject to Section 8-3-8.

         c.   If any signs are proposed or anticipated, a sign plan shall be submitted subject to Section 8-3-12.

      2.   Natural Features Analysis: A natural features analysis shall be submitted subject to the regulations of subsection 8-6-19G4. A natural features analysis is not required if the entire subject property already had one completed from a previous approved master site plan.

      3.   Drainage: An increase in impervious surface area of one thousand (1,000) square feet or ten percent (10%) of the property area, whichever is less, requires a drainage study.

      4.   Parking Plan: A parking plan shall be submitted subject to the regulations of Section 8-3-10.

      5.   Water Supply And Sewage Disposal: The master site plan shall show all well locations and subsurface disposal areas for wastewater treatment systems.

      6.   Supplemental Information And Modifications: The Director, County Engineer, and/or decision-making body may require supplemental information or modifications where site planning has not sufficiently addressed the existing natural features.

   D.   Completeness: See Section 8-6-5.

   E.   Notice: See Section 8-6-8.

   F.   Decision:

      1.   Staff Review:

         a.   Per the requirements of this subsection, the Director shall review the master site plan and shall:

            (1)   Approve the master site plan;

            (2)   Deny the master site plan;

            (3)   Approve the master site plan with conditions; or

            (4)   Refer the master site plan to the Commission for its review and final action.

         b.   The applicant or an aggrieved party may appeal the Director's decision to the Board pursuant to subsection I below.

      2.   Authorization To Impose Conditions:

         a.   Generally: The Director, Commission, Hearing Examiner, or Board may impose conditions necessary to maintain the integrity of the County's zoning districts, to ensure the proposed use is consistent with the County's Comprehensive Plan, conforms with this Chapter, is appropriate to its location and compatible with neighboring uses, and does not cause undue traffic congestion or significant deterioration of the environment.

         b.   Conditions Supplementary: All requirements imposed by a master site plan are in addition to and supplement this Chapter's requirements.

         c.   Authorized Conditions: Authorized conditions include, but are not limited to:

            (1)   Master Site Plan Features: Limitations or requirements regarding the area, setbacks, open space, landscaping, buffering, lighting, fencing, signage, off-street parking, and similar master site plan features of the proposal.

            (2)   Operations: Limitations or requirements regarding the proposed use's operating characteristics, duration, or any similar feature of the proposed use.

   G.   Standards: The master site plan shall meet the applicable design and dimensional standards of Chapters 8-2 through 8-5 of this Title. The site development (as depicted by the master site plan) shall also meet the following applicable standards:

      1.   Location Of Structures On The Site:

         a.   Within a commercial base district, the proposed placement of structures, location of parking areas and pedestrian walkways, method of screening, and public entrances shall facilitate pedestrian access to abutting residential properties.

         b.   Multi-family structures shall have varied setbacks within the same structure and staggered and/or reversed unit plans to provide a more varied outward appearance of the structures.

         c.   Structures within a multi-family development shall have rotated, staggered, and/or reversed configurations to vary the outward appearance of the structures.

      2.   Nonvehicular Access And Internal Circulation:

         a.   Within a commercial base district, structures shall have at least one pedestrian access on each side of the structure that faces a street.

         b.   For proposed uses that require ten (10) or more parking spaces (as set forth in Section of this Chapter), site development shall provide safe and well-defined pedestrian walkways from structures to each parking space, from structures to the abutting streets, and among structures on the same site.

            (1)   A walkway within ten feet (10') of a street shall be separated from the street shoulder by curbs, intervening vegetation, and/or swales.

            (2)   Where a walkway is within a parking area and abuts driving aisles or parking spaces, the walkway shall be separated by curbs, intervening vegetation, and/or wheel restraints. Where a walkway crosses a driving aisle, the crossing shall include a different paving texture and/or material or striping to indicate a pedestrian crossing.

         c.   In planned unit developments and multi-family developments, the site development shall provide a safe nonvehicular circulation system including:

            (1)   Pedestrian and bicycle walkways that link abutting parks, schools, neighborhoods, and commercial areas to the greatest possible extent; and

            (2)   Trails and bicycle routes that link to abutting trail networks as designated by the APA Ridge to Rivers Pathways Plan or the applicable comprehensive plan.

      3.   Automobile Access And Internal Circulation:

         a.   The site development shall provide for safe access to and egress from roadways.

         b.   Off-street parking and loading area design shall preclude vehicles from backing out into a roadway.

         c.   Where delivery vehicles are anticipated, the site development shall delineate a clear route for them, with appropriate geometric design to allow the vehicles to turn safely.

         d.   The site development shall provide adequate internal circulation consistent with this Chapter.

         e.   The site development shall provide an adequate design and number of parking spaces consistent with.

      4.   Natural Features:

         a.   Hydrology: Analysis of natural drainage patterns and water resources throughout the site including an analysis of:

            (1)   Streams;

            (2)   Natural drainage swales;

            (3)   Ponds or lakes;

            (4)   Wetlands;

            (5)   Floodplain areas or other areas subject to flooding;

            (6)   Poorly drained areas;

            (7)   Permanent high ground water areas; and

            (8)   Seasonal high ground water areas.

         b.   Soils:

            (1)   Analysis of types of soils present in the site area including:

               (A)   Delineation of prime agricultural soil areas; and

               (B)   Aquifer recharge soil areas, unstable soils most susceptible to erosion, and soils suitable for development.

            (2)   Analysis of soils is based on the Ada County soils survey (United States Department of Agriculture, Natural Resources Conservation Service).

         c.   Topography: The application shall include:

            (1)   Analysis of the site's terrain including mapping of elevations and delineation of slope areas:

               (A)   Greater than twenty-five percent (25%);

               (B)   Between fifteen percent (15%) and twenty-five percent (25%);

               (C)   Between eight percent (8%) and fifteen percent (15%); and

               (D)   Less than eight percent (8%).

            (2)   Contour lines based on USGS datum of 1988 with intervals of not more than five feet (5') for properties with a general slope of greater than five percent (5%), or intervals of not more than two feet (2') for properties with a general slope of less than or equal to five percent (5%). The contour lines shall extend at least three hundred feet (300') beyond the proposed development boundary.

         d.   Vegetation: Analysis of existing vegetation of the site including dominant tree, plant, and ground cover species.

         e.   Sensitive Plant And Wildlife Species: Analysis of sensitive plant and wildlife species of the site including those species listed by agencies such as the Idaho Department of Fish and Game and United States Fish and Wildlife Service.

         f.   Historic Resources: Analysis of existing historic resources as identified on the Ada County historic resources inventory.

         g.   Hazardous Areas: Location and identification of all potentially hazardous areas including:

            (1)   Land that is unsuitable for development because of flood threat;

            (2)   Poorly drained areas;

            (3)   High ground water;

            (4)   Steep slopes;

            (5)   Rock formation;

            (6)   Buried pipelines; or

            (7)   Other conditions likely to be encountered.

         h.   Impact On Natural Features: A written statement shall be submitted explaining how the design of the plan protects or mitigates impacts on the natural features of the site.

      5.   Screening: The site development shall provide landscaping and screening consistent with Section 8-3-7 unless otherwise exempt under Section 8-3-7B2.

      6.   Drainage: Site development shall incorporate natural watercourses and above grade drainageways into the site design to minimize the need for culverts, pipe systems, and concrete channels.

      7.   Water Supply And Sewage Disposal:

         a.   Adequate provision shall be made for water supply and sewage disposal in accordance with the regulations of this Chapter.

         b.   The master site plan shall address required firefighting resources, including proper access for firetrucks, water for fire flow, and/or defensible space by indicating or denoting those resources on the master site plan.

      8.   Filling, Excavation, And Earthmoving: Filling, excavation, and earthmoving activity shall minimize erosion and sedimentation.

         a.   Building design, parking lots, and other site development elements shall fit and orient to existing topography and natural surroundings to minimize filling, excavation, and earthmoving activity.

         b.   The master site plan shall propose permanent soil erosion measures for all slopes and disturbed areas. Completed stabilization measures shall occur within fifteen (15) calendar days after final grading is completed.

         c.   Until a disturbed area is stabilized, sediment and runoff shall be trapped by the use of debris basins, sediment basins, silt traps, or other acceptable methods.

      9.   Historic Features: The proposed site development shall conserve identified historic features.

      10.   Sensitive Plant And Animal Species: The site development shall minimize adverse impacts to sensitive plant and animal species through site design or governmental approved mitigation programs.

      11.   Irrigation: All development proposals shall provide documentation preserving gravity flow irrigation systems on site and downstream.

         a.   The proposed development shall not modify irrigation canals, ditches, laterals, and associated rights of way without written approval of the irrigation or drainage authority and landowners affected.

         b.   When property is converted from an agricultural to a nonagricultural use, a pressurized irrigation system or similarly efficient delivery system shall be provided.

      12.   Utilities:

         a.   The site layout shall place electrical, telephone, and other public utilities serving the site in a manner that is not hazardous or unsightly.

         b.   All utilities shall be placed underground in a utility corridor or easement. The Director may waive this requirement if unique topographic or geological features of the site make it impractical.

         c.   Transformer boxes, meters, pumping stations, and other components of the utility system located above ground shall be sited and buffered pursuant to the screening standards of Section 8-3-7 of this Chapter.

      13.   Maintenance:

         a.   Security, trash collection, and any other nuisance created on the site, shall be provided for and maintained in a neat and orderly manner.

         b.   The property owner, homeowners' association, or irrigation or drainage entity (as applicable) shall maintain any proposed drainage system.

   H.   Required Findings: The Director shall find the following to approve the master site plan application:

      1.   The master site plan complies with this Title and the applicable comprehensive plan;

      2.   A natural features analysis has been submitted identifying constraints presented by those natural features, and the proposed development sufficiently addresses those features;

      3.   The proposed landscaping meets the requirements of this Chapter and Section 8-3-7;

      4.   The proposed parking and loading spaces meet the requirements of this Chapter and Section 8-3-10;

      5.   The proposed lighting plan meets the requirements of this Chapter and Section 8-3-8;

      6.   The proposed master site plan complies with the applicable base district standards, overlay district standards, and specific use standards of this Title; and

      7.   Adequate utilities and public services are available or provided for the proposed development, and the development would not be premature by reason of lack of utilities, transportation, schools, fire protection, or other essential services.

   I.   Appeals: See Section 8-6-13.

   J.   Scope Of Approval:

      1.   Generally: After the site plan is approved, the building official may issue a building permit or certificate of occupancy consistent with any conditions of site plan approval.

      2.   Tentative Approval: A maximum of two (2) years are allowed to obtain all necessary permits and a zoning certificate. The Director shall determine that all conditions of approval are met and that the master site plan conforms to this Section before a zoning certificate is issued.

(Ord. 1002, 10-28-2025)