Pocatello, ID Zoning Overlays & Bonuses: Density Bonus Law (2026)
Key Facts
- Bonus rate
- 5% more units per 10% dedicated
- Baseline density cut
- half density in habitat protection areas
- Clustering companion incentive
- lot sizes waived up to 50%
- Open space recipient
- public agency, or HOA in certain cases
- Governing section
- § 17.04.170(E)(6)
Summary
On a parcel that includes designated Sensitive Lands, section 17.04.170(E)(6) awards a 5 percent density bonus for every 10 percent of the property dedicated as protected open space. The code's own example: a 100-unit project can build 105 units at a 10 percent dedication, or 110 units at 20 percent.
6. Density Bonuses: If a project retains open space in the manner and for the purposes described in subsection E5 of this section, a density bonus of five percent (5%) shall be awarded for every ten percent (10%) of the property which is dedicated for the purposes described in subsection 17.05.140B5 of this title (i.e., if maximum density is 100 dwelling units, applicant may build 105 units if 10 percent of the property is dedicated to an entity as described in subsection E5 of this section; applicant may build 110 dwelling units if 20 percent of the property is dedicated).
Full Breakdown
Sensitive Lands parcels, wildlife habitat protection areas, basalt cliffs, the Edson Fichter Nature Area, petroglyph sites, Idaho State University's Red Hill and the City Creek Management Area, start out limited to half the density the underlying zoning would otherwise allow inside a designated wildlife habitat protection area, per section 17.04.170(E)(4). A developer can transfer that lost density onto the rest of the site under section 17.04.170(E)(5) if the retained open space is dedicated to and accepted by a public agency, or in certain circumstances a homeowners' association, for purposes such as drainageways, recreational trails, public access, ridge top or scenic preservation, or wildlife habitat.
Once that dedication is in place, section 17.04.170(E)(6) layers the density bonus on top: 5 percent more units for every 10 percent of the property dedicated. Section 17.04.170(E)(7) adds a companion incentive, letting minimum lot sizes be waived by up to 50 percent and building sites clustered if 30 percent or more of the site is kept as qualifying open space, provided any individual lots still meet the required setbacks. The bonus and clustering options exist specifically to steer development away from the sensitive resource areas the chapter is designed to protect.
Violations & Fines
A project that claims the density bonus without actually dedicating and maintaining the required open space is subject to Title 17's general enforcement clause, section 17.01.170(C): a misdemeanor punishable by up to a $1,000 fine, up to six months in jail, or both, with the City also able to withhold plat approval, building permits or occupancy on the excess units until the dedication is corrected.
Frequently Asked Questions
How does Pocatello's density bonus work?
Who has to accept the dedicated open space?
Can I also reduce my lot sizes if I take the density bonus?
Sources & Official References
Other rules in Pocatello
Compare Pocatello to another location·View the Idaho zoning overlays & bonuses overview
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