West Valley Community Center Plan...CONTENTS PAGE vii WEST VALLEY COMMUNITY CENTER PLAN The...

CONTENTS PAGE iii

WEST VALLEY COMMUNITY CENTER PLAN

THE WEST VALLEYCOMMUNITY CENTER PLAN

Goals, Objectives and Policies

Boise, Idaho — September 18, 2002

CONTENTS PAGE v


THE WEST VALLEYCOMMUNITY CENTER PLAN

ANEIGHBORHOOD PLAN

FOR USTICK AND FIVE MILE

AN ELEMENTOF THE

BOISE CITYCOMPREHENSIVE PLAN

Boise, Idaho — September 18, 2002

CONTENTS PAGE vii


The dedicated work of the 1999 Boise Class of the University of Idaho School of Architecture and theunselfish efforts of the staff of the Idaho Urban Research and Design Center in Boise in cooperationwith the Treasure Valley Futures Project is gratefully acknowledged in the preparation of this plan andwithout whose help this plan would not have been possible. The West Valley Neighborhood Associa-tion, Inc. would also like to acknowledge the many neighbors, numbering over 150 in all, who donatedtheir many skills and hundreds of hours of labor in the creation of this plan and the vision that itembraces. To the extent that this plan enhances our way of life in the West Valley, to them goes all thecredit.

AcknowledgmentSThe West Valley Community Center Plan

CONTENTS PAGE i


SECTION PAGE

CHAPTER 1INTRODUCTION1.1 Introduction ............................................................................................................................ 11.2 Neighborhood Participation .................................................................................................... 31.3 The Vision ............................................................................................................................... 3

CHAPTER 22.1 THE PLAN ............................................................................................................................. 52.2 Policies Chapter Organization and Implementation ............................................................... 52.3 LAND USE............................................................................................................................. 92.4 COMMUNITY DESIGN ...................................................................................................... 132.5 TRANSPORTATION............................................................................................................. 172.6 PARKS, RECREATION, AND CULTURAL RESOURCES ............................................... 252.7 ECONOMIC DEVELOPMENT ........................................................................................... 27

MAPSVicinity Map ........................................................................................................................... 2Proposed Comprehensive Plan Land Use Map ....................................................................... 8Transportation Map ................................................................................................................ 16Original Ustick Plat ............................................................................................................... 22Current Boise Comprehensive Plan Land Use Designations Map ........................................ 23Bus Routes, Pedestrian and Bike Path Map .......................................................................... 24Current Zoning Map .............................................................................................................. 26Ustick Township Plat Grid Map ............................................................................................ 28

APPENDIX A - BACKGROUND REPORTI. Land Use ................................................................................................................................ 29II Community QualityIII Transportation and MobilityIV Historic Resources

APPENDIX B - COMPREHENSIVE STREET PLAN ............................................................... 34

THE WEST VALLEY COMMUNITY CENTER PLANGOALS, OBJECTIVES AND POLICIES

This Table of Contents includes only the major sections, tables and maps of the goals, objectives,policies for the West Valley Community Center Plan.

Table of Contents

CHAPTER 1INTRODUCTION

THE WEST VALLEY COMMUNITY CENTER PLAN

1.1 INTRODUCTION

CHAPTER 1 — INTRODUCTION PAGE 1


The West Valley Neighborhood Association, Inc.,set out in the fall of 1998 to create a site specificplan to revitalize the old town site of Ustick andthe adjacent retail area near the intersection ofUstick and Five Mile Roads and to recreate theneighborhood’s own community center full ofhealthy businesses, workplaces, and gatheringplaces. The area was chosen for two reasons. First,this is near the geographic center of the West Val-ley Neighborhood. Second, the town site of Ustickrepresents the earliest development in the neigh-borhood. Ustick expanded rapidly in the early1900’s until at its height it was a suburban com-munity center with an interurban rail station, itsown local bank, packing facilities supporting thelocal orchard industry, grocery and general mer-cantile facilities, a creamery, and the homes ofmany families prominent in the history of Trea-sure Valley. To this day, the atmosphere and wayof life in Ustick is something special to be pro-tected and cultivated for all to enjoy.

A vision of a multifaceted community center withconvenient neighborhood shopping, pleasant sur-roundings, a place to walk, play, and visit with ourneighbors emerged in the minds of the Neighbor-hood. A task force was established to explore thepossibilities. Everyone acknowledged that one keywould be to create a visual impression that wouldfocus attention on the community center. The BoiseCity Comprehensive Plan encourages local neigh-borhoods to assess their areas in detail and preparesupplemental neighborhood plans that can then beadopted as elements of the Boise City Compre-hensive Plan. This plan contains the vision, hardwork, hopes and dreams of more than two hun-dred individuals that actively participated in someportion of the planning process together with thefour hundred nine neighbors within one half mileof the planning area that took the time to fill out acomprehensive survey and return it.

CHAPTER 1 — INTRODUCTION


PAGE 2 CHAPTER 1 — INTRODUCTION

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cepts that will make the West Valley Neighborhoodstand out as an example of a livable communityfor years to come.

The boundaries of the West Valley Commnity Cen-ter Plan were selected to encompass (i) the exist-ing commercial, office, and retail area at the inter-section of Five Mile and Ustick Roads, (ii) themedium density residential properties near the in-tersection, (iii) the portions of the old Ustick Townsite which were not yet modernized and subdividedinto modern residential developments, and (iv) theareas immediately surrounding i, ii, and iii, above,which have the potential to be developed or rede-veloped due to their state of development, size ofparcel, and the age of the structures.

1.3 THE VISION

The residents and property owners of the originaltown site of Ustick, with the support of local neigh-bors and the West Valley Neighborhood Associa-tion developed a vision of creating a friendly neigh-borhood center at the original town site of Ustickwith gathering places for neighborhood activities,cafes, shops, civic facilities and a choice of resi-dences for all ages and incomes. Providing linksto the shopping at the arterial intersection of UstickRoad and Five Mile is also very important as theneighbors value opportunities to walk and bicycleto these nearby destinations. By providing adequatecommunity shopping opportunities and encourag-ing local employment opportunities, the West Val-ley Community Center Plan will have a desirableeffect of reducing the number of trips and distanceof travel on the overcrowded road networks whileproviding an enhanced quality of life for the entireWest Valley Neighborhood.

1.2 NEIGHBORHOODPARTICIPATION

Neighborhood participation has been a critical el-ement and a driving force of this plan. The processstarted with Treasure Valley Futures grant and vi-sioning process with the neighborhood. A steer-ing committee was formed to formulate the ideasand concerns of the neighborhood. The followingis a list of the formal meetings that brought thisplan together.

· June 8, 1999, core committee Plan Meeting· September 8, 1999, Neighborhood Kickoff Bar-

becue· October 28- 30 1999 Idaho Urban Research and

Design Center/ Treasure Valley Futures De-sign weekend

· Fall 1999 Neighborhood Survey by Dave Patton,Boise State University (BSU) Professor

· November 17, 1999 Presentation and review ofNeighborhood Plan

· December 7, 2000 Neighborhood meeting for plan· January 18, 2001 Annual Membership Meeting

and Plan Discussions· May 17, 2001 Draft Plan Presentation to Neigh-

borhood· June 13, 2001 Referral to City, County and quasi-

public agencies for review.

In addition, throughout the entire plan process doz-ens of meetings were held as committees andgroups of neighbors met with designers, plannersand engineers to completely analyze every detailof the plan.

The result of these meetings is a neighborhood planwith numerous innovative and trend setting con-



Ustick Merc, with Mural



CHAPTER 2POLICIES

THE WEST VALLEY COMMUNITY CENTER PLAN

The planning area encompasses areas that are bestsuited to a variety of uses, either because of his-torical uses, neighborhood needs, or other landavailability and use factors. The planning area hasbeen divided into seven separate sections, each witha distinctive use or character.

Section A. The old town site of Ustick or “UstickCenter.”

Section B is a Mixed Use area on North Five Mile.Section C is a Mixed Use/Medium Density Resi-

dential area.Sections D-1 and D-2 are existing apartment com-

plex areas.Section E is the conventional neighborhood com-

mercial area at the intersection of Five Mileand Ustick Roads, which includes theAlbertson’s store.

Section F is an area at the east edge of the plan-ning area suitable for residential-office-insti-tutional development.

Included with the plan are maps of the planningarea to help show land use, zoning and transporta-tion. When the plan refers to a “Section,” it is re-ferring to the areas on the proposed land use map.(See Proposed Comprehensive Plan Land UseDesignations map, page 10.)

2.1 THE PLAN 2.2 POLICIES CHAPTERORGANIZATION ANDIMPLEMENTATION

This chapter is organized using the elements ofCommunity Design; Land Use; Transportation;Parks, Recreation, and Cultural Resources; andEconomic Development. Each element includes thegoal, objectives, and policies or actions prescribedfor achieving each of the objectives.

Objectives and policies in the Land Use Elementrefer to various sections of the planning area (i.e.Sections A, B, etc.). These land use sections aredelineated on the Proposed Land Use map locatedwithin the Land Use Element of this document.

The actions and policies are the tools needed toimplement the neighborhood plan. These imple-menting tools are further categorized as programs,projects, new regulations, and development reviewpolicies. The categorical distinctions are importantin determining the level and nature of effort re-quired on the part of agencies and organizations.The four approaches to implementation are de-scribed in more detail as follows:

Programs generally refer to long-range monitor-ing, organizing, communications, and similar ef-forts. Neighborhood volunteers perform many pro-



grams, though some may require involvement andeven direct action by local government staff.

Projects refer to construction projects requiring anexpenditure of funds and/or physical assets. Imple-mentation requires projects to be 1) placed on anagency capital improvement plan, 2) fundedthrough the Neighborhood Reinvestment Program,3) funded by an agency department budget, or 4)funded through some other means.

New Regulations result from new ordinances oramendments to the Boise City Code or otheragency policies and laws. New ordinances andamendments must be adopted in order to achieveplan objectives. Actions under this category typi-cally refer to amendments to Boise City’s zoningcode.

Development Review Policies are utilized by theBoise Planning Staff and the Planning and ZoningCommission or other decision-making bodies intheir review of development projects. Ada CountyHighway District Staff and Commission are po-tential implementers. Use of this tool is generallylimited to those projects subject to discretionaryreview, including conditional use permits, zonechanges, and other entitlement processes.

Amendments to the Boise City ComprehensivePlan Land Use Map are a large part of the imple-mentation of this plan. Land Use Map amendmentsare to be adopted concurrent with the adoption ofthis neighborhood plan.

Some policies are explicit in how they are to beimplemented. For clarity, however, the anticipatedimplementation is noted at the end of each of thepolicies in this chapter. Some policies might re-quire more than one approach. Facts and circum-stances that come to light at the time of implemen-tation will shape what approaches are actually usedto implement a policy.

Many policies in the plan call for new regulationsand, specifically, for a new neighborhood-specificzoning classification. The new zoning classifica-tion is described in this and other chapters of thedocument as a performance-based zoning classifi-cation. Pending adoption of the a new zoning clas-sification, these policies will be implemented viathe adoption of the Pedestrian Commercial, N-O,R-1-C, R-1-M, and C-1 zones. Planning staff mayalso use any discretionary review process appli-cable to new development or a project.

CHAPTER 2 — GOALS, OBJECTIVES AND POLICIES PAGE 7


Old Ustick Creamery

CHAPTER 2 — GOALS, OBJECTIVES AND POLICIES


Section A

Section E

Section C

Section F

Section D2

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Section D1

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Mixed Use

Medium Density Residential



Mixed Use

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2.3 Land Use

GOAL OBJECTIVE POLICIES

Create a center of com-mercial and socialactivity for the neighbor-hood and community,through developmentthat is: (i) compact, (ii)livable for a wide rangeof ages and life-styles,(iii) supportive of neigh-borhood businesses, (iv)supportive of convenientpedestrian access, (v)provides housing forsectors of the populationnot currently representedadequately in the hous-ing mix within theplanning area, (vi)promotes the long-termeconomic and socialhealth of the neighbor-hood.

Objective 1Promote development ofa scale and designcompatible with resi-dential uses and sup-portive of pedestrianactivity.

1) Create a performance-based neighborhood overlay districtintended to expedite the issuance of entitlements whileassuring the goals of the West Valley Community CenterPlan are met.New Regulations

Objective 2For Ustick Center inSection A, encourage amix of both residentialand commercial devel-opment in and aroundthe original Ustick Townsite plat which is archi-tecturally harmoniouswith the character of theneighborhood during itsheyday, circa 1915.

1) The Ustick Center (Section A) area is encouraged todevelop with a mixture of single-family detached andattached housing, on a variety of lot sites. Until a specificzoning district is adopted for this area, appropriateimplementing zones are the PC (Pedestrian Commercial),C-1 (Neighborhood Commercial), N-O (NeighborhoodOffice), R-1-C and R-1-M (Single Family Residential)districts. Attached residential uses are allowed andencouraged in this area as part of permitted retail uses, oras separate but integrated uses.Development Review

2) Small-scale business uses are encouraged to developwithin the residentially zoned portions of the UstickCenter area. Until a performance zone is adopted the PUDprocess and/or the home-occupation permit process shallbe the means used to control these uses.Development Review

3) The properties fronting on Ustick are encouraged fordevelopment as pedestrian-oriented retail.Development Review

4) All residential, retail and mixed used development in theUstick Center area shall comply with the design guide-lines included in the Community Design chapter of thisplan.Development Review

5) For the area delineated on the Ustick/Five Mile ProposedLand Use Map as Section A (Ustick Center), amend theBoise City Comprehensive Plan Land Use Map fromCommercial and Residential/Low Density-4 to Mixed Use.Programs




Land Use goals, objectives and policies(continued)

(continued) Objective 3Promote the develop-ment of a mix of office,residential, and pedes-trian-oriented commer-cial uses with an empha-sis on attractive designfor the Mixed Use areaalong Five Mile Road inSection B.

1) Support zoning changes to allow office and pedestrian-friendly commercial uses while taking measures, such asdevelopment agreements, planned developments, andoverlay zoning, to achieve compatibility and an appropri-ate scale and design of office, commercial, and residentialdevelopment.New Regulations, Development Review

2) For the area delineated on the Ustick/Five Mile ProposedLand Use Map as Section B (Mixed Use) amend the BoiseCity Comprehensive Plan Land Use Map from Residential/Low Density-4 to Medium Density Residential. *New Regulations

Objective 4For the Mixed Use/Medium Density area inSection C, encourage amix of medium-densityresidential living oppor-tunities as an alternativeto conventional apart-ment living. Smallcommercial areas foreasy use by local pedes-trian residents areencouraged.

1) Encourage land uses which promote (i) diverse housingoptions for independent living, and (ii) small offices andshops catering to the needs of residents of this area.Development Review

2) Allow higher densities and greater flexibility as part of aplanned unit development (PUD) or in connection with adevelopment agreement provided mixed uses and homeownership opportunities are incorporated into the project.Development Review

3) Allow public facilities such as neighborhood parks,libraries, community clubhouses, and youth centers withinthis area.Development Review

4) For the area delineated on the Ustick/Five Mile ProposedLand Use Map as Section C (Mixed/Med Density Resi-dential), amend from Residential/Low Density-4 toResidential/Medium Density.New Regulations





(continued) Objective 5Maintain and supportexisting multiple familyuses in Sections D1 andD2, and new activitysupportive of these usesin the areas alreadydeveloped as mediumdensity apartmentresidential living areas.Encourage a diversity ofages and income levelsin these medium densityresidential communities.

1) Support enhancements to the existing residential develop-ments in Sections D1 and D2 for the purpose of maintain-ing their livability and their positive impact on theneighborhood.Development Review, Programs

2) Support developments that provide daytime office usesthat cater to the neighborhood’s needs rather than servinga wide, automobile-dependent market area.Development Review, Programs

Objective 6Maintain and supportexisting uses, and newactivity supportive ofthese uses, in the areasalready developed asNeighborhood Commer-cial (Section E) at theintersection of Five Mileand Ustick Roads.

1) Neighborhood will consider campaigns and programs tosupport local merchants and seek out ways to help andsupport businesses to be successful in their community.Programs

2) Encourage diverse business enterprises, catering toneighborhood needs with a pedestrian scale.Programs

Objective 7Encourage institutionaluses or a mix of institu-tional, medium densityresidential, and officedevelopment in theResidential-Office-Institutional area, Sec-tion F on the Land UseMap.

1) Through the use of planned developments and develop-ment agreements, encourage a mix of medium densityresidential, institutional, and neighborhood office/commercial uses in Section F.Development Review

2) Discourage the development of any single residential oroffice use of greater than 4 acres in the Residential-Office-Institutional area.Development Review

(continued)





(continued) Objective 7(continued)

3) Encourage development that is compatible with existinguses, and incorporates variety in both architecture andstructure types.Development Review

4) For the area delineated on the Ustick/Five Mile ProposedLand Use Map as Section F (Residential/Office/Institu-tional), amend from Residential/Low Density-4 to MixedUse.New Regulations

The Land Use Element is consistent with the following Boise Comprehensive Plan policies:

• Maintain a Land Use Plan map that provides higher residential densities in and around workplaces, shoppingplaces and activity centers, and along designated transit routes (Ch. 8, Obj. 3, Pol. 1).

• Neighborhoods shall be encouraged to assist in implementation of the concepts of new urbanism through theirneighborhood plans (Ch. 8, Obj. 3, Pol. 3).

• Create and maintain a land-use plan, zoning standards and design policies that encourage transit-oriented develop-ments (Ch. 6, 6.2, Obj. 5, Pol. 1).

• Pursue a variety of strategies and programs to prevent disinvestment from occurring in the older parts of the com-munity, including but not limited to: promotion of home ownership and a variety of housing opportunities, protec-tion of neighborhood character and maintenance of high quality services and public facilities (Ch. 7, 7.2, Obj. 3,Pol. 3).

• Maintain a Vision Map that depicts opportunities for creating or enhancing activity nodes and linkages betweennodes. The map shall provide guidance for where special efforts should be made to create mixed uses and pedes-trian-oriented design and to protect and enhance connections to adjacent uses in order to create areas of communityfocus and activity. The use of specific plans and new urbanism standards shall be encouraged in these areas. TheVision Map is intended to supplement but not take precedence over the Land Use Map and its attendant policies(Ch. 8, Obj. 3, Pol. 2).

Note: The Ustick and Five Mile intersection is identified as a community/activity center on the Vision Map.• The creation of “single-use” commercial and office districts shall be discouraged, while uses that serve a variety of

shopping, entertainment, work and dwelling needs, and have differing hours of operation, shall be encouraged (Ch.8, Obj. 4, Pol. 6).




2.4 Community Design

Objective 1Establish a perfor-mance-based zoningdistrict for the UstickCenter.

1) The following land use and design principles should beused to create a performance-based zone ordinance,applicable to the Ustick Center, Section A on the Pro-posed Land Use Map to carry out the following land useand design principles:

a. Homes should be oriented to the streets with frontporches and storage sheds/garages in the rear or setback from the front of the house and, where possible,oriented to alleyways.

b. Garages should not dominate the building architec-ture. They shall be set back behind the front of theresidential structure and, whenever possible, shouldtake access from alleys. As viewed from the street,garage doors should take up no more than 25% of thewidth of any residential structure.

c. Limit height of buildings to two stories.

d. No attempt should be made to separate compatiblebusiness use from residential use and combinedresidential/business structures shall be allowed ifcompatible with surrounding uses.

e. Business parking other than on-street parking shouldbe behind the front setback of the buildings.

f. Structures other than residential structures con-structed for business or mixed uses should be archi-tecturally harmonious with the eclectic 1915 eraUstick Town site business buildings as exemplified bythe Ustick Merc, the Ustick Bank Building, andsimilar turn-of-the century commercial buildings withstore fronts oriented to the streets.

g. Business building scale should be in keeping withsmall town business districts and the maximumbuilding size limited to 15,000 square feet includingthe gross floor space on all floors.

h. Modular lotting and alley concepts should be in-cluded to encourage pedestrian friendly residentialexpansion with variety in size and cost of housing.

Achieve a pattern of landuse, architecture, circula-tion and streetscape ele-ments that enhance theidentity of the planningarea as a center of com-mercial and social activ-ity for the neighborhoodand community.

(continued)



(continued)


Community Design goals, objectives and policies(continued)

i. Limit the hours or otherwise restrict certain businessuses in mixed use areas to mitigate traffic, light, andnoise generated by these uses so that after-hoursoperations, when appropriate, will not have a materialadverse impact on the surrounding residential areas.

j. Fences shall be designed to encourage interactionamong neighbors and to achieve the goals of Neigh-borhood Watch and similar awareness and self-policing schemes, by applying restrictions on fenceheight.

New Regulations, Development Review

2) Business parking areas to the rear of commercial buildingsshould be interconnected with neighboring businessparking areas to limit the number of curb cuts necessaryon Ustick Road.New Regulations, Development Review

3) Pending implementation of the performance zone districtthe Design Review Overlay district will be implementedalong with adoption of zone districts to meet plan goals.New Regulations, Development Review

(continued)

Objective 1(continued)

Objective 2Facilitate the installa-tion of attractive anddistinctive streetscapeelements to demarcateUstick and Five MileRoads as entrances orgateways to the neigh-borhood and for thepurpose of enhancingthe identity of the areaas a whole.

1) Establish a historic lighting district along Ustick andShamrock to correspond with Town Center Section A. Thedistrict may facilitate the installation of historic lighting ofcommercial and multifamily residential property.New Regulations, Projects

2) Install historic light fixtures along Ustick and Shamrock inSection A.Projects

3) Ornamental light bases will be added to existing andfuture light poles beyond Ustick and Shamrock through-out Section A.Projects



4) Evaluate current landscaping requirements and establishnew standards where necessary to achieve adequate streettree density and other landscaping in keeping with thecharacter of the neighborhood.New Regulations

5) Install attractive and distinctive streetscape gatewayelements to mark the boundaries of the West ValleyCommunity Center.Projects



Community Design goals, objectives and policies(continued)

1) Except in the conventional Neighborhood Commercialdevelopment in Section E, limit architecture to scales andtypes compatible with the surrounding residential andhistoric commercial structures.New Regulations, Development Review

2) Commercial buildings in the conventional NeighborhoodCommercial development in Section E should be limitedin scale to be compatible with neighborhood shopping butmay utilize conventional design.Development Review

The Community Design policy element is consistent with the following Boise Comprehensive Plan policies:• Require a consistent design theme and/or landscape design character along the community’s corridors, reflecting

the unique qualities of each district (Ch. 7, 7.2, Obj. 7, Pol. 3).• Incorporate public art at bus stops, inside buses, within traffic circles, at city gateways, in parking garages and other

appropriate transportation-oriented venues (Ch. 5, 5.3, Obj. 2, Pol. 7).• Assist neighborhood associations and the Neighborhood Enhancement Program to use public art to provide a sense

of place or shared identity (Ch. 5, 5.3, Obj. 2, Pol. 8).

Objective 3Limit use and develop-ment to a scale anddesign compatible withmost residential usesand supportive of pedes-trian activity.



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2.5 Transportation


(continued)

Promote transportationchoices to improveaccess and mobility for avariety of transportationmodes, including pedes-trian, bicycle, masstransit and automobile.Improve pedestriancirculation and mitigatethe impact of vehiculartransportation.

Objective 1Protect what exists ofthe original UstickCenter grid street sys-tem and complete thesystem in accordancewith the original UstickTown site plat to allow(i) convenient flow oftransiting traffic whileallowing local traffic;(ii) safe and convenientpedestrian circulation;(iii) preservation ofexisting street trees;control of traffic speed;and (iv) the mainte-nance of the characterof the existing neighbor-hood.

1) Adopt and implement the Comprehensive Street Plancreated in conjunction with Ada County HighwayDistrict (ACHD) staff. (See Attached Appendix B)Projects, Development Review

2) As development occurs, require development and recon-struction of internal streets within the original UstickTown site plat utilizing the Rural/Urban street section inaccordance with the Comprehensive Street Plan.Projects, Development Review

3) As land is developed via the subdivision and otherdevelopment processes, require the expansion andextension of the existing grid/alley street system to includeall of Blocks 1 through 12 of the original Ustick Town siteplat requiring street cross sections conforming to theComprehensive Street Plan. See Grid Map below.Projects, Development Review

4) Encourage pedestrian and bicycle crossings whereappropriate to connect residential areas to public transit,cultural, and shopping centers.Projects, Development Review

Objective 2Encourage the recon-struction of Five MileRoad in accordancewith standards for minorarterials, subject to thespecial requirements ofthe ComprehensiveStreet Plan, whilemaintaining safe andconvenient accommoda-tion for pedestrians andbicycles.

1) Encourage the development of mid-block pedestriancrossings with in-pavement flashing light markings andmedian islands with Class III street tree species (asrecommended by the City Forester) in the islands toencourage pedestrian traffic and enhance crossing safetyon Five Mile and Ustick Roads.Projects

2) Reconstruct the intersection of Five Mile and UstickRoads incorporating pedestrian safety islands to reducecrossing distances and facilitate pedestrian traffic as aviable alternative to vehicular travel.Projects


Transportation goals, objectives and policies(continued)


3) Five Mile Road should ultimately be constructed orreconstructed with sidewalks that are separated from thestreet curb by a landscape strip large enough to accommo-date Class II street trees to enhance pedestrian safety andencourage pedestrian traffic.Projects

4) Locate street trees and other landscaping, so that eventualexpansion of Five Mile Road to five lanes can occurwithout the removal of significant streetscape elementsand mature landscaping.Projects, Development Review

5) Provide for convenient bus and other multiple occupantvehicle loading and unloading areas within the generalstreet plan.Projects, Development Review

6) Consider alternative right-of-way designs in order topreserve desirable healthy trees, as determined by the CityForester.Development Review

Objective 3Encourage the recon-struction of Ustick Roadin accordance withstandards for minorarterials, subject to thespecial requirements ofthe ComprehensiveStreet Plan (AppendixB), while maintainingthe original Ustick Townsite plat intersectingstreet grid network andmaintaining safe andconvenient accommoda-tion for pedestrians andbicycles.

1) Except at its intersection with Five Mile Road, UstickRoad will be limited to two active traffic lanes plus amultiuse median. A 96-foot right-of-way will be preservedand pavement laid for two additional traffic lanes. Theseadditional traffic lanes will be used for on street parkinguntil traffic volume necessitates four active traffic lanesthen the street parking will be eliminated. Ustick Roadwill generally be designed to allow through traffic whileproviding a safe and pleasant environment for pedestrians.Projects

2) Locate streetscape elements, especially street trees, so thateventual traffic utilization of four active lanes can occurwithout the removal of significant streetscape elementsand mature landscaping. Side street trees will be spaced toallow development of bus and other temporary parking

(continued)

PAGE 18 CHAPTER 2 — GOALS, OBJECTIVES AND POLICIES





turnouts between trees at such time as the active laneportion of the streetscape is expanded to four lanes.Projects, Development Review

3) Develop mid-block pedestrian crossings with in-pavementflashing light markings and median islands with Class IIIstreet trees in the islands to encourage pedestrian trafficand enhance safety.Projects

4) Ustick Road should ultimately be constructed withsidewalks that are separated from the street curb by alandscape strip large enough to accommodate Class IIstreet trees.Projects, Development Review

5) Improve pedestrian access to neighborhood businesses bycompleting sidewalks along Ustick Road and by makingstreet sidewalk crossings safer for pedestrians.Projects, Development Review

6) Provide for convenient bus and other multiple occupantvehicle loading and unloading areas within the generalstreet plan.Projects, Development Review







(continued)

Original Ustick Townsite

Objective 4Encourage the comple-tion of Shamrock inaccordance with stan-dards for collectorstreets, subject to thespecial requirements ofthe ComprehensiveStreet Plan, while main-taining the originalUstick Town site platintersecting street gridnetwork and maintain-ing safe and convenientaccommodation forpedestrians and bi-cycles.

1) Make gentle street curves through varying the width of thelandscaped area between traffic lanes and sidewalks togive the appearance of a winding roadway to controlspeed of traffic and attentiveness of drivers and to encour-age pedestrian traffic.Projects, Development Review

2) Where appropriate to the width of the landscaped areasalong the street, incorporate Class II and Class III streettrees.Projects, Development Review



Objective 5Create a pathway sys-tem throughout theneighborhood to en-hance the pedestriancirculation of neighbor-hood and, where appro-priate, bikeways toencourage alternateforms of transportation.

1) Establish a neighborhood pathway plan in conjunctionwith Boise City Parks Department.Projects, Development Review

2) Develop creative avenues for obtaining and retainingpathways and pathway easements throughout the planningarea with emphasis on the areas adjacent to the numerousneighborhood waterways.Projects, Development Review

3) Preserve, where existing, and establish, where not cur-rently existing, neighborhood pathway connections forboth bicycle and foot traffic to reduce vehicle trips withinthe neighborhood.Projects, Development Review

The Transportation policy element is consistent with the following Boise Comprehensive Plan policies:• Identify and preserve all feasible arterial crossings of the benches to valley and the Boise River to allow for future

transportation options (Ch. 6, 6.1, Obj. 3, Pol. 3).• New developments shall be required to stub access to adjacent undeveloped parcels, where appropriate (Ch. 6, 6.1,

Obj. 3, Pol. 5).• All new development shall be reviewed for appropriate opportunities to connect to local roads and collectors in

adjacent developments (Ch. 6, 6.1, Obj. 3, Pol. 6).• Motorized traffic may have to experience some inconvenience in order to preserve neighborhoods. (Ch. 6, 6.1, Obj.

1, Pol. 7)• Design safe and function pathways (Ch. 6, 6.3, Obj. 2). Coordinate with other local governments and private

entities to identify and target physical obstacles (to pathways) for removal and other spot improvements (Obj. 2,Pol. 4).

• Coordinate with other entities to develop an assortment of continuous pathway corridors for both recreational andcommuting purposes, which connect residents with common destination points such as major employment, shop-ping, recreation and educational facilities. Potential corridors may include, but are not limited to: The Oregon Trail;bench rims; drainage canals and other water courses; utility corridors; abandoned railway corridors; and existingand planned streets and highways. Consideration of access to these corridors shall include provisions for parking,trailheads, micro-paths and view corridors (Ch. 6, 6.3, Obj. 2, Pol. 3).

• Accommodate appropriate landscaping elements within and adjacent to the public street right-of-way (Ch. 6, 6.5,Obj. 1).



(continued)



Original Ustick Plat



Ustick

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Country Squire

ArchMum

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Montana

Excalibur

Lancelot

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Shadybrook

Race

Gunsmoke

Bry

son

Carado

c

Constantin

e

Chu

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amro

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Flintlock

OPEN SPACE

SCHOOL

COMMERCIALOFFICE

MED DENS 15

MED DENS 15

MED DENS 15

COMMERCIAL

OPEN SPACE

LOW DENS 4

LOW DENS 4

LOW DENS 4

LOW DENS 4

OFFICE

0.3 0 0.3 0.6 Miles

Boise Comprehensive Plan Land Use DesignationsCOMMERCIALIND USTRIALMIXED USEOFFICESCHOOL SITEOPEN SPACEAIRPORTARPT CONSERVATION AREAINSTITUTIONALPUBLIC FACILITYPLANNED COMMUNITYHIGH DENSITY (43 DU/acre)MEDIUM DENSITY (15 DU/acre)TOWN LOT D ENSITY (8 DU/acre)LOW DENSITY (6 DU/acre)LOW DENSITY (4 DU/acre)ESTATE DENSITY (3 D U/acre)ESTATE DENSITY (2 D U/acre)RURAL DENSITY (1 DU/40 acres)SLOPE PROTECTIONBUILDABLE

West Valley Community Planning AreaParcels

StreetsMINOR ARTERIALMAJOR COLLECTORRESIDENTIAL

Current Boise Comprehensive Plan Designations

Legend

N



Ustick

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Cou ntry Sq uire

0.2 0 0.2 0.4 Miles

West Valley Community Planning AreaPathsBus Routes

Bus Routes, Pedestrian and Bike Paths

Legend N




Canal Bridgenear Ustick Road

2.6 Parks, Recreation, And Cultural Resources

Promote the location,expansion, and develop-ment of interactive parkand cultural facilitiesthat incorporate attrac-tions for youth andseniors within the plan-ning area.

Objective 1Encourage the develop-ment of public andprivate facilities toprovide neighborhoodyouth gathering places.

1) Support Boise Police efforts to locate a facility for youthprogram activities in the neighborhood.Development Review

2) Encourage participation by seniors in youth programs toform generational links and mentoring partnerships.Programs

Objective 2Establish a publiccultural presence in theneighborhood throughthe creation of one ormore of the following:branch library, museumor cultural center, artexhibit area, civic plazaor similar public spacebuildings and features.

1) Explore possibility of having a branch library in theneighborhood.Programs

2) Support zone changes, conditional use permits, and otherreasonable means necessary to encourage construction ofa branch library, museum or cultural center, art exhibitarea, civic plaza or similar public space buildings andfeatures in the planning area.Development Review

The Parks, Recreation, and Cultural Resources Element is consistent with the following Comprehensive Plan policies:• Seek opportunities through public and private development to retrofit missing services and amenities into existing

neighborhoods (Ch. 7, 7.2, Obj. 3, Pol. 2).• Provide a balanced program of active and passive recreational services and facilities, in conjunction with private

organizations, for residents of Boise of all ages, and in particular youth (Ch. 5, 5.1, Obj. 2).• Promote participation in recreational programs as an alternative to delinquency (Ch. 5, 5.1, Obj. 2, Pol. 2).• Provide a three-mile serviced radius for library coverage by pursuing branch libraries in the Southeast, West Bench

and Northwest (Ch. 2, 2.17, Obj. 1, Pol. 1).



Ustick

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Five Mile

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Buck

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Country Squire

C-1D

R-1C

R-1C

AR-2D

R-2D

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R-1CC-1D

R-2D

A

R-1C

L-OD

PC/DA

Montana

Arch

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Shadybrook

Summerwind

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West Valley Community Planning AreaParcelsZoning

Current Zoning

LegendN




Ustick School

Encourage the develop-ment and maintenanceof two distinct vibrantcommercial centerswithin the neighbor-hood, a conventionalcenter at the intersectionof Five Mile and UstickRoads and a pedestrianfriendly communitycenter in the originalTown site.

2.7 Economic Development

Objective 1Encourage communica-tion between the busi-ness community and theresidential communityto promote an exchangeof ideas and expecta-tions.

1) Promote neighborhood meetings to facilitate opencommunication among residents and business owners.Programs

2) Encourage residents to cooperate with merchants andparticipate in merchant’s association meetings wheninvited.Programs

3) Promote local area jobs through innovative approachesand neighborhood support of small business.Programs, Development Review

4) Form neighborhood support groups and cooperativepartnerships and projects to work with small businesses inthe neighborhood and those that wish to locate within theneighborhood.Programs

The Economic Development Policy Element: This element seeks to support the long-term health of the existing neighbor-hood services at the Ustick and Five Mile intersection and development of a more pedestrian-oriented commercial districtat the historic Ustick Town Site. The Economic Development policy element is consistent with the following Comprehen-sive Plan policies:• Pursue a variety of strategies and programs to prevent disinvestment from occurring in the older parts of the com-

munity, including but not limited to: promotion of home ownership and a variety of housing opportunities, protec-tion of neighborhood character and maintenance of high quality services and public facilities (Ch. 7, 7.2, Obj. 3,Pol. 3).

• Maintain and develop public/private partnerships (Ch. 9, Obj. 4, Pol. 1).• Recognize the importance of neighborhoods in creating and maintaining an attractive and desirable city living

environment and work to balance neighborhood interests with business interests (Ch. 9, Obj. 4, Pol. 4).



Ustick TownshipPlat Grid Map

PAGE 28 CHAPTER 2 — GOALS, OBJECTIVES AND POLICIES



Existing Land Uses.The planning area has developed over time withan eclectic mix of rural and residential uses withpastures for cattle and horses existing alongsideresidential structures, apartments, industrial devel-opment, and retail development.

A strip of land on the south side of Ustick Road inthe original Ustick Townsite remains commercialin nature but downgraded in quality from the hey-day of the early 1900s. The intersection of FiveMile Road and Ustick Road was utilized for neigh-borhood retail development in the early 1970s withthe construction of a typical strip mall anchoredby an Albertson’s grocery store. This neighbor-hood shopping area changed little until the middleof the 1990s when additional office and freestand-ing retail development filled out the intersectionwith additional businesses. At the same time, ad-ditional apartment complexes were constructedadjacent to the commercial development near theintersection.

Vacant and Underutilized LandThe inventory of vacant and underutilized land iskey to understanding opportunities for influencingfuture land use. As of January 2002, the planningarea contained roughly 25 acres of vacant land andanother 21 acres of land considered to have highpotential for redevelopment. Given a total area of134 acres (including streets and other rights ofway), almost a half (46 acres) could be developedover the next 20 years. Three of the vacant parcelsare over three acres in size, and there are 17 par-

APPENDIX ABACKGROUND REPORTTHE WEST VALLEY COMMUNITY CENTER PLAN

1.0 LAND USE

cels of one acre or more that meet either definitionof vacant or redevelopable. This assessment per-haps understates development potential consider-ing the definition of “vacant” and “redevelopable”used for this analysis.1 Nevertheless, the planningarea does present a significant opportunity forneighborhood stakeholders and others to influenceland use and the character of the neighborhood.

Most of the vacant and other land having high de-velopment potential is located in the area south ofUstick and west of Five Mile in the planning area.Three of the four vacant parcels in the northeastquadrant (north of Ustick and east of Five Mile)are relatively large and front on Ustick. Two ofthese are zoned for neighborhood commercial uses,including retail.

As of October, 1998, when the planning processcommenced for The West Valley Community Cen-ter Plan, approximately half of the planning areaoutside of the commercial/apartment areas near theFive Mile Road and Ustick Road intersection waseither pasture land or underutilized land ripe fordevelopment or redevelopment.

Current Zoning and Land Use Policy. When theplanning area was annexed into Boise City in 1994,Boise City strove to classify land in a manner con-sistent with the preexisting classification by AdaCounty. For example, the existing commercial andmulti-family land was annexed as C-1 or R-2, asappropriate. The majority of the remaining landwas annexed with the general residential designa-

APPENDIX A PAGE 29

APPENDIX A


tion of R-1C. This created mid-block strip com-mercial zoning along one side of Ustick Road anda pocket of commercial land at the intersection thatincluded no provisions for expansion of neighbor-hood shopping opportunities. Additional changesin zoning have been made to isolated parcels sinceannexation.

Development Activity. The planning area hasmany ½ to 7 acre parcels that are becoming eco-nomically attractive infill development ashomebuyers are looking farther and farther awayfrom the center of the city for affordable housing.The underutilized and vacant land in the planningarea is attracting development to the planning areaas evidenced by the development of three residen-tial parcels and five commercial parcels since 1998.

Moved from the vacant land section of this report:

As the plan proceeded, development commencedon three medium sized residential parcels and fivecommercial parcels within the planning area. Thislevel of development underscores the need for care-ful planning in the area. Thanks to the support ofthe developers, the Boise City Planning Depart-ment, Ada County Highway District, the BoisePlanning Commission, and the Boise City Coun-cil, all of these parcels are currently developing ina manner compatible with the vision for The WestValley Community Center Plan.

II. COMMUNITY DESIGN

General Description. The planning area encom-passes two neighborhood gathering areas. Thefirst is the original Ustick Townsite. Many ofthe residences in the original Ustick Townsite arethe original homes built during the early 1900s.Many long time residents or their descendants stilloccupy these homes.Three commercial buildings remain along the southside of Ustick Road. The First Bank of Ustick wasbuilt in 1908. The Ustick Merc building dates to1903 and operated continuously as a general storeuntil the late 1990s when it closed its doors. Atthis writing, the building has reopened as a spe-cialty grocery store. Next door to the First Bankof Ustick on the West sits the Cheese Factory Build-ing, formerly owned by the Boise Co-op Cream-ery Company, which later relocated to Meridian.The Cheese Factory Building saw later service asa blacksmith shop and finally a garage. The threadsof history remain visible to all who come to see.The second neighborhood gathering area is thecontemporary shopping area at the intersectionof Five Mile and Ustick Roads. This shopping areaboasts 24 retail businesses and five professionaloffices with more businesses in the planning andconstruction stages.

Important Landmarks. The original UstickTownsite is an historic landmark from the earlyyears of the Boise Valley when orchards dotted thesurrounding countryside. The Ustick Merc Build-ing opened in 1903 and is the area’s oldest generalmerchandise store location.

The Union School Building at the corner of Jack-son and Vine is on the National Historic Register.This two-story building with bell in the belfry hasa cut stone foundation. While under constructionthe first year of classes (1908) were held in theUstick Baptist Church (itself built in 1908 at a costof $1,149.85 unfortunately it was destroyed by fire

APPENDIX A PAGE 31


in 1951). Today the two streets have been renamedto Mumbarto and Montana and the building nowis a personal residence.

A bit north along Jackson (Mumbarto) is what isbelieved to be Boise’s largest tree and one ofBoise’s oldest as well. It is officially recognizedas the second largest Eastern Cottonwood tree inAmerica.

At the southern edge of Ustick Road Market Street,now a shadow of a memory, served as both a pub-lic street and the rail bed for the Boise and Interur-ban Railway that connected the western part of theBoise Valley to Boise. A look at the train schedulefrom 1913 reveals regularly scheduled service bothto the West and to downtown Boise. Jump on the6:54 a.m. trolley and you would be in the center ofBoise by 7:20 with plenty of time for a shoe shinebefore arriving at your desk by 8:00 a.m. to startthe work day. If you travel that route today to work,you must do the driving yourself and you will nolonger have time for the shine before arriving atwork because of traffic congestion and parkingproblems.

Settlers Irrigation District’s main canal dominatesthe planning area creating both challenges and op-portunities for connectivity. This is orchard coun-try, or it was. The planning area is crisscrossedwith ditches and irrigation laterals with names likeSharver Lateral, Jerome 10, North Slough, KarnesLateral, and the like, speaking to a bygone daywhen everyone used flood irrigation, be it for lawn,orchard, or pasture.

For additional information see the supplementalreport, A History of Ustick, compiled by GladysClymens.

Aesthetics. Like any area on the verge of redevel-opment, some parcels are showplaces and othersneed tender loving care. A few just simply need tobe torn down. A rash of new development is set-ting the bar for community quality and mainte-nance. The challenge facing many existing busi-ness and residential property owners is how topreserve the unique character of the area whilemodernizing the existing structures and landscap-ing.

APPENDIX A


III. TRANSPORTATION AND MOBILITY

Major Streets. The two arterials that are withinthe planning area are Ustick Road running Eastand West, and Five Mile Road running North andSouth. In this location, both are classified as Mi-nor Arterials. ACHD records show the 2000 peakhour traffic count at the intersection of Ustick andFive Mile to be 2,677 vehicles, making the inter-section the 87th busiest in Ada County. Not sur-prisingly, it ranked 82nd. Among intersections inAda County for traffic Accidents for the five yearperiod from 1996 to 2000 with 29 accidents caus-ing 21 injuries. Nearly forty percent (40%) ofthe peak hour vehicle movements are turningmovements making the intersection traffic flowcomplicated.

As presently constructed, the intersection of FiveMile and Ustick Roads is difficult for pedestriansto cross and neither Five Mile nor Ustick havecontinuous sidewalks in the planning area. Therecent neighborhood survey by Boise State Uni-versity Center for Public Policy of residents ofthe area indicted that almost half (43.5%) of therespondents do not currently walk or bike in thelocal area. When asked what would prompt themto walk and bike more often in the local area, thenumber one response was “Pedestrian and BikePath along Main Roads” (62.5%) with “Pedes-trian and Bike Path from neighborhoods to Mainroads” a close second with a 53.9% response. Inaddition, informal conversations with local resi-dents overwhelmingly indicated that most do notfeel safe in crossing the busy Five Mile and Ustickintersection on foot at this time. For additionalinformation, see the supplemental report Five Mileand Ustick Survey, Fall 1999, Boise State Uni-versity Center for Public Policy.

ACHD Policies Affecting the Planning Area.The most recent major transportation study af-fecting the planning area was the Bench Valley

Transportation Study that was finalized in 1996.This study calls for multiple north-south connec-tions to spread traffic among several minor arteri-als instead of overburdening a single route. FiveMile Road was recently connected to Chinden Bou-levard as part of the study. Staff members of AdaCounty Highway District have been actively as-sisting the neighborhood with street planning inthe planning area and a detailed street master planis proposed as part of The West Valley Commu-nity Center Plan that facilitates traffic while mak-ing the area streets pedestrian friendly and suit-able for alternate transportation means such asmass transit and bike traffic. For additional infor-mation, see Appendix B, Comprehensive StreetPlan.

Transit Availability. The planning area is cur-rently served by BUS at the Five Mile and Ustickintersection but does not have additional routesthroughout the planning area and the trip time tomany destinations is quite long. The area in thevicinity of Five Mile and Ustick is being redevel-oped at a density that makes mass transit feasiblein the long term. There are three major apartmentcomplexes near the intersection and the density inthe area generally is increasing. Better public trans-portation service is needed in the area today.

Bike and Pedestrian Pathways. Except for a shortportion of Five Mile north of Ustick, bike and pe-destrian pathways are non-existent. The arterialsdo not consistently have sidewalks and in manycases pedestrian traffic is forced to walk on theoutside edge of an active traffic lane. As streetsare reconstructed over the next few years, addi-tional provisions for bike and pedestrian use needto be incorporated.

The extensive irrigation canal system in this area,as in many of the Boise urbanized areas, offers achallenging but significant opportunity for path-way networks in the near term future. In addition,

APPENDIX A PAGE 33


the Chevron Pipeline bisects the planning area di-agonally and is a potential site for connecting path-ways.

IV. HISTORIC RESOURCES

Historic Buildings. A substantial number of thebuildings in the original Ustick Townsite couldqualify for historic status. The nature of the Ustickresidents, however, is one steeped in practicalityborn of the areas agricultural background. Sev-eral attempts to classify buildings in the area ashistoric have met with firm opposition from theproperty owners in the past.

Way of Life. The Ustick residents do embrace,however, the gentle way of life made possible by astable, pedestrian friendly community. Ustick hasalways had short blocks, alley loading for vehicles,front porches, short fences, and friendly, caringneighbors. They like the way the eclectic mix ofarchitectural styles blends into their relaxed wayof life. They support home occupations. They wanttheir community to be a gathering place for localresidents. They like their narrow internal streetsthat slow traffic down. They smile and speak toeach other, and when times are tough, the all pitchin to help. There is no compromise in their desireto maintain this historic way of life in today’smodern world.

V. COMMUNITY ATTITUDES AND VALUES

The neighborhood survey sheds light on the de-mographics of the area, gives insight into thelifestyles and habits of the residents, and revealsthe desires of the neighbors. It shows, for instance,that the majority of the residents work within fivemiles of their residence. They want to have ampleshopping opportunities locally. They have a listof new businesses that they would like to see cometo the planning area. Topping this list are restau-rants and hardware stores. The best place to meetyour neighbors is at Albertson’s at Five Mile andUstick as 94.9% of the respondents shop there. Gasstations are next with 58.2% frequenting the areagas stations, not surprising when you consider that94.9% of the respondents say the automobile isthe most frequent mode of transportation.

The average household has 2.19 cars, have lived attheir current residence for 9.69 years, live in asingle family home, and they own it. The averageage is 46.7 years old and female respondents out-number male respondents 57 to 43. 86.5% wouldlike to see Ustick become more of a gathering placeand the number one element to help this idea alongis the café with outside terraces

APPENDIX B


APPENDIX B PAGE 35


APPENDIX BCOMPREHENSIVE STREET PLAN


APPENDIX B


APPENDIX B PAGE 37


APPENDIX B


APPENDIX B PAGE 39


APPENDIX B


APPENDIX B PAGE 41


APPENDIX B


(Footnotes)1 “Vacant” applies to any site devoid of principaluses or structures. For example, a parcel with onesmall shed or other outbuilding is considered va-cant. “Redevelopable” pertains to parcels in whichis used substantially below its potential based onlocation, zoning, and the predominant urban pat-

tern in the community. A detached single familydwelling on an acre parcel is considered to have ahigh potential for redevelopment. Relatively smallor average size parcels containing dilapidated prin-cipal structures or structures of poor quality areconsidered either vacant or redevelopable.

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