Ada County tables comprehensive zoning rewrite after extended debate on solar, housing and rural standards

Ada County planners and commissioners on Wednesday tabled a comprehensive rewrite of the county development code to allow staff time to incorporate a long list of revisions requested during public testimony and by the Planning and Zoning Commission. The board set an interim date of Oct. 14, 2025, for staff to return with updated language and additional research.

The rewrite is a multi-year effort staff described as the first major overhaul of Ada County's zoning code in about 25 years. County staff noted they have collected thousands of public comments and that the draft aims to streamline and modernize use and procedural rules.

Why it matters: The zoning rewrite affects where and how housing, energy projects and other land uses can be sited across Ada County. Commissioners said they wanted more time to refine several contentious topics so staff can present clearer, implementable standards.

What the board directed and discussed - Solar facility siting: Staff had proposed a restriction tied to "prime farmland"; the Planning and Zoning Commission recommended broader farmland and wildlife protections and additional definitions (including farmland of statewide and local importance). Commissioners asked staff to return with clarified definitions and implementable standards rather than vague wording such as "strongly discouraged." The board directed staff to incorporate the commission's recommended definitions and to provide options for how the county would determine which acres meet those definitions.

- Multifamily in commercial zones: Planning staff initially proposed allowing multifamily housing in some commercial zones as a conditional use; the Planning and Zoning Commission recommended removing multifamily as a conditional use in commercial zones. Commissioners instructed staff to draft the change consistent with that recommendation.

- Duplexes and townhomes in rural zones: The Planning and Zoning Commission recommended removing duplexes and (separately) townhomes from several rural zone categories. Staff recommended retaining duplexes and accessory dwelling opportunities in more zones to support housing supply. After debate, the board sided with staff and did not adopt the commission's broader removals at this time.

- Private property language and code clarifications: The commission requested re-inserting a section restating private property protections. Staff said the policy language is already incorporated in the draft in several places but had no objection to placing a concise statement in a single location for clarity; the board agreed.

- Cell towers, landscaping inspections and other technical items: Commissioners accepted staff's proposal to handle commercial tower standards in a separate, focused rewrite and declined a commission request to create a formal county inspection program that would check landscape installation techniques at planting time (staff said that program would require more technical expertise and staffing). The board also approved staff recommendations to remove proposed new watering-time restrictions and to remove an older direction in the Southwest Planning Area requiring septic-system failures to connect to Boise City sewer (staff said Central District Health and water agencies should remain involved).

- Process and next steps: The board gave staff direction on multiple discrete edits (county engineer responsibilities and water review language, airport weed control coordination, clarification of when ATF approvals are required for shooting ranges, and creation of a 10-mile planning-area overlay requested by a private petitioner). The board asked staff to return with the updated draft for review on Oct. 14, 2025, and to flag any items that will need additional research (for example, financial assurance mechanisms for long-term decommissioning of solar facilities).

Quotes "We started a massive rewrite of our zoning code," planning staff said, summarizing the multi-year process and public engagement that produced the draft. "We appreciate all the public feedback we've received."

"We want to give the solar industry and landowners clear expectations," one commissioner said during the discussion on agricultural land, "but we also need implementable standards and clear definitions so staff and applicants know where this will and will not be allowed."

Ending The board voted to table the zoning ordinance amendment (project number 202402581-ZOA) and directed staff to return with a revised draft for the Oct. 14, 2025, meeting. Staff said it would prepare additional background on definitions, potential financial-assurance mechanisms, and wildlife and farmland mapping to support the board's review.