A. 
Residential Districts: The purpose of the residential districts is to provide a full range of housing within the city in areas that are predominantly for residential uses. The purpose of the residential districts is to be in accordance with the comprehensive plan. The residential districts are different in density:
District
Maximum Density
Minimum Density
Purpose
Rural density residential district (R-1, A, or R1-A referred to in the remainder of this Title as R-1)
1 du/acre
N/A
This zoning district allows for single family dwellings on larger lots as well as small scale agricultural or rural uses. This zoning is appropriate for areas designated as low density residential in the Comprehensive Plan.
Low density traditional residential district (R-2)
6 du/acre, except for in areas of an activity node 20 du/acre
N/A
This zoning district is intended to implement the Comprehensive Plan’s designation of low density residential.
Medium density residential (R-M)
15 du/acre except for in an activity node where the maximum density is 25 du/acre
14 du/acre in an activity node unless a mixed-use development or a successful obtainment of a conditional use permit
This zoning district is intended to implement the comprehensive plan's designation of medium density residential
Medium-high density residential (R-20)
No max
14 du/acre unless a mixed use development or a successful obtainment of a conditional use permit
This zoning district is to implement the Comprehensive Plan’s designation activity nodes that are residential in nature.
B. 
Nonresidential Districts: The purpose of the two nonresidential districts is to provide a full range of nonresidential and commercial uses and services for both the residents of Garden City and the region.
District
Purpose
Highway commercial (C-1)
The purpose of the highway commercial district is to allow for the concentration of commercial and retail activities that are appropriately located along arterial streets. This zoning district is appropriate in the areas designated in the Comprehensive Plan as Green Boulevard Corridor.
Light industrial (LI)
The purpose of the light industrial district is to provide for employment centers of light manufacturing, offices, research and development, warehousing and distributing, and encourage the development of industrial uses which are clean, quiet, and free of hazardous or objectionable elements. This zoning designation is appropriate in areas designated in the Comprehensive Plan as Light Industrial.
C. 
Mixed Use Districts: The purpose of the mixed-use districts is to provide a mix of residential and nonresidential uses that are urban in nature.
District
Maximum Density
Minimum Density
Purpose
Mixed use (M)
No maximum
14 du/acre unless a mixed use development or a successful obtainment of a conditional use permit
This zoning district is intended to implement the Comprehensive Plan’s designation of live-work-create. The designation may also be applied to implement the Comprehensive Plan’s designations of Main Street Corridor and Neighborhood Destination Node.
Mixed use residential (R-3)
35 du/acre except for in an activity node there is no maximum density
14 du/acre in activity nodes unless a mixed-use development or a successful obtainment of a conditional use permit
This zoning district is intended to implement the Comprehensive Plan’s designations of residential neighborhoods that are more urban in nature such as in the mixed-use residential area or in the Neighborhood Destination or Transit Oriented Development Nodes.
Mixed use commercial (C-2)
No maximum
This zoning district is intended to implement the Comprehensive Plan’s vision for mixed-use commercial and activity nodes. The designation may be appropriate to implement the Comprehensive Plan’s designations of Mixed-Use Commercial and Main Street Corridor.
D. 
Specific Area Plan (SAP): The purpose of the specific area plan (SAP) district is to provide a means to create zoning regulations and a master plan for areas and developments where a different zoning district may not achieve desired results. An SAP district for a property shall implement provisions of, and be consistent with, the Garden City comprehensive plan future land use map and policies. Each SAP district includes its own nontransferable set of regulations.
(Ord. 898-08, 9-8-2008; amd. Ord. 967-14, 6-9-2014; Ord. 975-15, 4-27-2015; Ord. 1018-20, 2-8-2021; Ord. 1050-24, 6-9-2025; Ord. 1057-25, 7/28/2025)
A. 
Table 8-2B-1 lists allowed uses as permitted (P), conditional (C), or prohibited ( ) uses.
B. 
If a proposed use of property is not specifically listed in Table 8-2B-1, the use shall be prohibited, except if the planning official determines that the proposed use is equivalent to a permitted or conditional use. In making the determination, the planning official shall consider the following:
1. 
The impacts on public services and activities associated with the proposed use are substantially similar to those of one (1) or more of the uses listed in the applicable base districts as allowed;
2. 
The proposed use shall not involve a higher level of activity or density than one (1) or more of the uses listed in the applicable base districts as allowed;
3. 
The proposed use is within the same use category of an allowed use listed in the latest edition of the North American Industrial Classification System (NAICS), published by the United States Department of Commerce;
4. 
The proposed use is consistent with the purpose of the district in which the use is proposed to be located; and
5. 
The proposed use is in substantial conformance with goals and objectives of the comprehensive plan.
6. 
Should the use be determined equivalent to a use that requires a conditional use permit, the application shall be required to follow the procedures set forth for conditional use permits.
C. 
Uses that are listed followed by an asterisk (*) are subject to the specific provisions for the use as set forth in article C, "Land Use Provisions," of this chapter. Any use that cannot comply with the provision as set forth in article C, "Land Use Provisions," of this chapter shall be subject to a conditional use permit as set forth in chapter 8-6, "Administration," of this title.
D. 
For uses that may fall into more than one (1) category, the planning official shall determine the most appropriate category based on the more restrictive standards.
E. 
Each specific area plan district will have its own permitted, conditional, or prohibited uses identified.
TABLE 8-2B-1
ALLOWED USES IN ALL BASE ZONING DISTRICTS
* Indicates uses that are subject to specific land use provisions as set forth in article C of this chapter.
P = permitted use       C = conditional use       Blank denotes the use is not allowed in that district
R-1
R-2
R-M
R-20
R-3
C-2
M
C-1
LI
Accessory use*
P
P
P
P
P
P
P
P
P
Agriculture*
P
P
P
P
P
P
P
P
Amusement center*
C
C
P
C
Animal care facility*
C
C
C
C
C
P
Artist studio*
C
C
P
P
P
P
P
P
P
Bed and breakfast*
C
C
C
C
P
P
P
P
Bicycle sales, service, storage, rental
P
P
P
P
P
Building material, garden and equipment*
C
C
C
C
C
Church or place of religious worship*
C
C
C
C
C
C
C
C
C
Club*
C
C
C
C
Commercial entertainment facility*
C
C
Daycare, center*
C
C
C
C
C
Daycare, neighborhood*
C
C
P
P
P
P
Daycare, personal*
P
P
P
P
P
P
Drinking establishment, full service*
C
C
C
Drinking establishment, limited service*
P
P
P
P
C
Drive-through establishment*
C
C
C
Dwelling unit, accessory*
P
P
P
P
P
P
P
P
P
Dwelling unit, group
C
P
C
P
C
Dwelling unit, multiple-family*
C
P
P
P
P
P
C
Dwelling unit, single-family attached
P
P
P
P
P
P
C
Dwelling unit, single-family detached
P
P
P
P
P
P
P
C
Dwelling unit, two-family
P
P
P
P
P
P
C
Eating establishment, full service
C
C
C
P
P
P
P
C
Eating establishment, limited service
C
C
P
P
P
P
P
P
Equipment rental, sale and service*
C
C
P
Financial institution*
C
P
P
P
P
P
Food products, processing*
C
P
Food products, small scale processing*
C
C
C
C
C
P
P
P
P
Food store*
C
C
P
P
P
P
P
Fuel sales*
C
C
C
Fuel yard
C
C
Health club*
C
C
P
P
P
P
Healthcare and social service
C
C
P
P
P
P
C
Home occupation*
P
P
P
P
P
P
P
C
Hospital*
C
C
C
Industry, flex*
C
C
C
Industry, information*
P
P
P
P
P
Industry, light*
C
P
Kennel, hobby*
P
P
P
P
P
P
P
C
Laboratory - medical, dental, optical
P
P
P
P
P
Laundromat, self-service cleaner*
C
P
P
P
P
P
Laundry and dry cleaning, commercial plant
C
P
P
Laundry and dry cleaning establishment
C
C
C
C
P
P
Lending institution
C
Lodging*
C
C
C
C
C
Manufactured/mobile home park
C
C
C
C
C
C
Mortuary*
C
C
C
C
Nursery*
P
P
P
P
P
C
Nursing and residential care*
C
C
C
C
C
C
Parking facility
C
C
C
C
C
C
C
Personal service*
C
P
P
P
P
P
Professional service*
C
P
P
P
P
P
Public service facility
C
C
C
C
C
C
C
P
P
Public uses
C
C
C
C
C
P
C
P
C
Recreational vehicle park*
C
C
Research and development
C
P
P
P
P
P
Retail production*
C
C
C
P
C
P
P
P
C
Retail store
C
P
P
P
P
C
School*
C
C
C
C
C
C
C
C
Service provider*
C
P
P
Sexually oriented businesses*
C
Small cell facility*
P
P
P
P
P
P
P
P
P
Storage facility or yard*
C
C
Storage facility, self-service
C
P
Storage yard, commercial recreational vehicle*
C
C
Temporary use*
P
P
P
P
P
P
P
P
Tobacco entertainment facility*
C
C
C
C
Tobacco retail store
C
P
P
P
P
C
Vehicle rental*
C
C
C
Vehicle sales*
C
C
C
Vehicle service*
C
C
C
P
Vehicle washing facility*
C
P
C
Vehicle wrecking yard
C
Warehouse and storage, wholesale*
C
C
P
Wireless communication facility*
C
C
(Ord. 898-08, 9-8-2008; amd. Ord. 905-09, 3-23-2009; Ord. 944-12, 5-14-2012; Ord. 967-14, 6-9-2014; Ord. 972-14, 11-24-2014; Ord. 975-15, 4-27-2015; Ord. 991-17, 2-13-2017; Ord. 1018-20, 2-8-2021; Ord. 1006-19, 9-26-2022; Ord. 1034-22, 6-12-2023; Ord. 1050-24, 6-9-2025; Ord. 1057-25, 7/28/2025)
A. 
Table 8-2B-2, "Form Standards In All Base Zoning Districts," of this section shall be used for determining maximum building height, required setbacks, maximum lot coverage and minimum lot size standards for development in each of the respective base zoning districts.
B. 
Subsections E through H of this section set forth certain exceptions and additional clarification for the form standards.
C. 
Exceptions from the form standards may be allowed through a planned unit development (PUD) as set forth in chapter 8-6, article B, "Specific Provisions," of this title.
D. 
Additional provisions as set forth in chapter 8-4, "Design And Development Regulations," of this title may also affect the form standards.
TABLE 8-2B-2
FORM STANDARDS IN ALL BASE ZONING DISTRICTS
District
Maximum Height
Setbacks
Minimum Lot Area
Front
Rear Minimum
Interior Side Minimum
Street Side Minimum
Minimum
Maximum
R-1
35'
20'
15'
5'
20'
1 acre
R-2
35'
15'
15'
0' interior to the development and 5' exterior to the development
20'
R-M
45'
15'
15'
0' interior to the development and 5' exterior to the development
20'
R-3
5'
15'
0' interior to the property that is being developed and 5' exterior to the development
5'
R-20
5'
5'
0'
5'
C-1
5'
5'
0'
5'
C-2
5'
5'
0'
5'
M
72'
5'
10' max
5'
0' interior to the development and 3' exterior to the development
0'
LI
55'
15'
5'
5'
20'
E. 
Location of Activity Nodes:
1. 
The neighborhood and destination centers include the properties within a quarter mile from the center of the intersection as measured following a street or pathway, from the intersection of:
a. 
Adams and 50th Streets.
b. 
Adams and 42nd Streets.
c. 
Glenwood and Marigold Streets.
d. 
Chinden Boulevard and Garret Street.
e. 
Chinden Boulevard and 50th Street.
f. 
State Street and Pierce Park Lane.
2. 
A neighborhood and destination center is located at the easterly city boundary to 36th Street between the Boise River and Chinden Boulevard.
3. 
The Transit Oriented Development Nodes include the properties within a quarter mile from the center of the intersection as measured following a street or pathway, from the:
a. 
Chinden Boulevard and Glenwood Street intersection.
b. 
Chinden Boulevard and Veterans Parkway intersection.
c. 
State Street and Horseshoe Bend Road.
d. 
State Street and Glenwood Street.
F. 
The exceptions to height area identified in Table 8-2B-2 are as follows:
1. 
Except in the R-2 and R-M zoning districts, the maximum height limitations shall not apply to the following architectural features not intended for human occupation: spire or steeple, belfry, cupola, chimney, or roof access structures such as stairs or elevator shafts. Such architectural features shall have a maximum height limit of 20 feet as measured from the roofline.
2. 
Except in the R-2 and R-M zoning districts, the maximum height limitations shall not apply to parapets needed to conceal mechanical equipment. The height exceedance shall be limited to that which is required to accommodate the concealment of the equipment.
3. 
The maximum height limitations shall not apply to the following: fire and hose tower; power line tower; water tank or tower; windmill; wireless communication facility, or other commercial or personal tower and/or antenna structure; or other appurtenances usually required to be placed above the level of the ground and not intended for human occupancy.
4. 
Encroachments into the maximum height by up to 15 feet are allowed on 10% or less of the roof space if utilized as an amenity as required by section 8-2C-15B such as a rooftop patio.
5. 
In instances of different adjoining zone districts, the allowed heights may not be compatible with adjacent properties. Below are illustrative methods to achieve compatibility:
a. 
A public street separates the districts;
b. 
A structure that does not exceed the adjacent zoning height is located between the property line and a taller structure;
c. 
A larger setback proportional to the difference of the proposed height and the adjacent allowable height is provided;
d. 
The proposed structure is not more than 10 feet taller than the structure in the adjacent zone; or
e. 
The portions of the proposed structure that are taller than the adjacent zone’s height limit is stepped back 10 feet for every 20 feet of additional height above the adjacent zone’s height limit. The maximum additional step back of 30 feet is reasonable in most instances.
FIGURE 8-2B-1 ILLUSTRATION OF STEP-BACK
G. 
The exceptions to setbacks identified in Table 8-2B-2 are as follows:
1. 
Setback requirements of city adopted streetscapes or adopted design districts shall supersede Table 8-2B-2.
2. 
40% or more of the building mass shall comply with the maximum setback.
3. 
Except for within the 70 foot setback from the ordinary high-water mark of the Boise River, encroachments may be made as follows:
a. 
Open structures, canopies, balconies, platforms, covered patios, cornices, eaves or other projections, which do not increase the volume of space enclosed by the building and do not project into any required setback by more than two feet.
b. 
Chimneys, pop-out windows, direct vent gas fireplaces, window seats and other projections which do not increase the usable floor area and do not exceed eight feet in width may project up to two feet into any required setback.
c. 
Fences are exempt from setback requirements, except as otherwise noted in section 8-4A-3, “Fences and Walls,” of this title.
4. 
Accessory structures shall be set back a minimum of five feet from any side or rear property line.
5. 
Structures that contain more than one dwelling or nonresidential tenant, or combination thereof shall be considered as one building for the purpose of determining front, side and rear yard setbacks.
6. 
When access is taken from a public street, the entrance of the garage shall be set back a minimum of 20 feet from the back of the sidewalk, or property line if no sidewalk is present, as measured perpendicular from the foundation of the structure abutting the driveway. The purpose of this setback is to provide visibility for vehicles entering into the right-of-way and prevent vehicles parked in a driveway from encroaching into the sidewalk or roadway.
7. 
In all districts, no new or substantially improved structure shall be permitted within 70 feet of the ordinary high-water mark of the Boise River without a design review and conditional use permit with approval of city council or otherwise designated by city council. This setback requirement cannot be waived through the Planned Unit Development process.
a. 
Approvals must find that the structure is required by public necessity, public recreation or wildlife habitat improvements;
b. 
The structure meets the approval of the Federal Emergency Management Agency and national Flood Insurance Program and does not jeopardize the city's participation in the national Flood Insurance Program; and
c. 
Is in conformance with the Garden City comprehensive plan.
8. 
If both lots are owned by a single owner or constructed as a singular development, zero foot setbacks are permitted interior to the development in the R-2, R-M, R-3, and M zoning districts. Applications that propose such interior setbacks shall be compliant with the following development standards:
a. 
Lots with a reduced or zero lot line shall provide drainage easement(s) of sufficient size to maintain drainage on the site.
b. 
A property with a reduced or zero lot line shall not be allowed adjacent to a property that is not part of the development unless otherwise allowed by this section. This criterion cannot be waived through the Planned Unit Development process.
9. 
No new or substantially improved structure, including fences and walls, shall be permitted within five feet of the Greenbelt or Nature Path travel way, without a design review and conditional use permit with approval or otherwise designated by city council. This standard does not apply to public use structures.
10. 
No new or substantially improved structure shall be permitted within 50 feet of wetland areas as defined by the Environmental Protection Agency or U.S. Army Corps of Engineers without a design review and conditional use permit or otherwise designated by city council. A reduction to this setback may be granted upon recommendation by United States Army Corps of Engineers and Environmental Protection Agency.
11. 
No new or substantially improved structure shall be permitted within 50 feet of wetland or critical habitat as defined by the U.S. Fish and Wildlife Service, within 300 feet of established Great Blue Heron rookeries, or within 200 feet of established eagle nesting, feeding, and loafing areas without a design review and conditional use permit with approval or otherwise designated by city council. A reduction to these setbacks may be granted upon recommendation by Idaho Department of Fish and Game to reduce the setback.
12. 
The setbacks adjacent to the Greenbelt shall be adequate to provide adopted designs of flood prevention measures such as a floodwall, levee, or sheet pile improvements, and their required maintenance clearances. Required minimum setbacks shall not be greater than 30 feet to and not less than 15 feet from the Greenbelt travel way.
H. 
The exceptions to minimum lot area identified in Table 8-2B-2 are as follows:
1. 
Certain uses require a minimum lot size that is different than what is identified in Table 8-2B-2, "Form Standards In All Base Zoning Districts." The specific minimum lot size for these uses is set forth in article C, "Land Use Provisions," of this chapter.
2. 
Each lot shall be of sufficient size to meet the minimum setbacks as established in this section and accommodate the use intended for the zone.
I. 
The exceptions to frontage requirements identified in Table 8-2B-2 are as follows:
1. 
Properties with street frontages on cul-de-sacs or with a side property line at an 80 degree angle or less to the front property shall have a minimum of 30 feet street frontage measured as a chord measurement.
2. 
Greenbelt/Nature Path frontage:
a. 
Structures may front onto the Greenbelt.
b. 
Buildings fronting the Greenbelt may also front onto a public street.
c. 
Structures shall not front onto the Nature Path.
(Ord. 898-08, 9-8-2008; amd. Ord. 944-12, 5-14-2012; Ord. 967-14, 6-9-2014; Ord. 975-15, 4-27-2015; Ord. 1050-24, 6-9-2025; Ord. 1057-25, 7/28/2025)
A. 
Required Mix of Uses: Any development that is in the R-3, Mixed Use Residential District, M, Mixed Use Residential District, or the C-2, Mixed-Use Commercial District, shall provide a mix of uses in the following circumstances:
1. 
When a development contains more than 50 dwelling units and a density of greater than 20 dwelling units per acre, there shall be at least 30% of the square footage of the site dedicated to nonresidential uses. The calculation shall not include the required components of the residential uses such as the parking or private open space for the dwellings.
2. 
For developments with a site of 120,000 gross square feet or more, at least 10% of the square footage of the structures must be dedicated to dwellings.
3. 
Developments that do not meet the above criteria may be allowed, provided an approval of a conditional use permit, or planned unit development.
(Ord. 1057-25, 7/28/2025)