Filename

Last Modified

Minimum Street Frontage Proposed (feet):

25.54

Minimum Lot Size Proposed (Square Feet):

2,158.00

Proposed Number of Lots:

47

Total Number of Existing Lots:

1

Sewer Service:

Payette Lakes Recreational Water and Sewer District

Water Service:

City of McCall Water System

Is this a Townhouse Plat?:

None

Legal Description:

LOCATED IN A PORTION OF THE S 1/2, SECTION 9, T18N, R3E, B.M. CITY OF McCALL, VALLEY COUNTY, IDAHO

Number of Parking Spaces Proposed:

0

Neighborhood Meeting Date:

2023-10-02

Neighborhood Meeting Time:

5:00 PM

Project Description:

This project site is located at 500 1st St. in McCall, Idaho. The site totals approx. 6.00 acres and is currently zoned R-8. The site is currently undeveloped and fronts 1st street and fronts the intersection of 1 st and Colorado along the east boundary of our site. The west property line is bordered by a multi-use pedestrian pathway with existing multifamily units to the south. The project site to the north (proposed Blackwell Subdivision) is currently planned to be developed concurrent with this application. The purpose of this development is to provide much-needed single-family housing in the area. This singlefamily development will provide a “community” like environment where residents can raise their families and contribute to the neighborhood, boost local economy and encourage patronage to local shops, stores and restaurants. These units are intended for long-term homeowners who will provide a sense of pride and ownership within the surrounding areas.

How is the underlying zoning and Title 9 met except as specifically requested as part of the PUD?:

The existing zoning conditions for this property allow for 8 units per acre, totaling 48 buildable lots for the 6.00-acre parcel. Our client only intends to develop 46 single-family buildable lots with 1 common lot which is under the allowed use. Furthermore, Chapter 3 of the McCall Code of Ordinances indicates that the proposed residential use is a permitted use within the zoning designation of the property. The 9175 West Black Eagle Drive Boise Idaho 83709 Telephone: 208.900.9049 Facsimile: 503.223.2701 client is also requesting a PUD for private streets, reduction in lot size and reduced front/street side setbacks from 20’ down to 15’.

How are the proposed uses are not detrimental to present and potential surrounding uses?:

The development will be connected to the Payette Lakes Recreational Water and Sewer District (PLRWSD) for potable and non-potable services. Bowen Collins & Associates has performed a water study and has concluded that this development will not likely create a notable difference in water pressure for the existing residents in the area. We will also abide by their recommendation to loop the water mains to the west to increase fire flow to 2,000 gpm. PLRWSD has conducted their sewer review and has concluded that the development is eligible for up to 48 connections.

Is the density of the PUD considered as a whole in substantial conformity with the density of the underlying zone?:

The existing zoning conditions for this property allow for 8 units per acre, totaling 48 buildable lots for the 6.00-acre parcel. Our client only intends to develop 46 single-family buildable lots with 1 common lot which is under the allowed use. Furthermore, Chapter 3 of the McCall Code of Ordinances indicates that the proposed residential use is a permitted use within the zoning designation of the property. The 9175 West Black Eagle Drive Boise Idaho 83709 Telephone: 208.900.9049 Facsimile: 503.223.2701 client is also requesting a PUD for private streets, reduction in lot size and reduced front/street side setbacks from 20’ down to 15’.

Are any variation from the basic zone requirements warranted by the design and amenities incorporated in the plan?:

As mentioned earlier, the client is also requesting a PUD for private streets, reduction in lot size and reduced front/street side setbacks from 20’ down to 15’. All private streets will be built in accordance with Title 9, Chapter 6, Section 9.6.05, the international fire code, and the McCall Fire Protection District. The reduction in lot size will not impact the allowed use for the current zone (R-8) of 48 lots and will be in substantial conformity to the underlying zone with 46 buildable lots including 1 common lot. Street frontage/street side setback reduction will not be detrimental to the health, safety and general welfare of the public. All physical features of the site, public facilities, and existing adjacent developments have been considered, which includes snow storage. The PUD will contain all public infrastructure improvements (expect private road) for the proposed use. Although only two (2) amenities are required for a PUD, the client has incorporated three (3) amenities which include two (2) pickle ball courts and a gymnasium with additional guest parking. Interior sidewalks will also provide connection to the multi-use pathway just outside the west property line.

Does the PUD must meet the general objectives of the McCall Area Comprehensive Plan?:

The City’s Comprehensive Plan future land use map (MAP 5.1: FUTURE LAND USE) designates this area as Medium Density Residential within a Concept Plan Area as a future land use which coincides with our proposed development under the R-8 zoning designation. The project site is also identified as private property (per MAP 5.5: POTENTIAL LOCAL HOUSING LOCATIONS), which per definition on page 21 of the Comprehensive Plan, “Private property rights encompass not only the right to develop a property, but the right to hold and enjoy property as well”, which would identify our site as a developable property. Since the proposed development is meant for long term single-families, this will benefit the overall vision of McCall’s economy to support public agencies, local businesses, entrepreneurship and a variety of housing types within the area. We understand that full development of existing park lands and preserving open space will be a high priority for the next 5-6 years, which means the amenities and open space (nearly 42% of entire site) provided within our development (along with connection to the pedestrian pathway) falls right in line with McCall’s vision for future developments of “neighborhoods”, all existing trees & vegetation will be protected within the open space. All stormwater will be treated prior to being discharged into subsurface infiltration facilities, therefore will not impact the water quality of the aquifer, and potential subsurface tributaries (if any) to Payette Lake (crown jewel). Sewer connection is also present at our site. Of the 48 maximum sewer connections allowed, 46 will be used for single family residences, and 1 will be used for the gym. This leaves one unused sewer connection. We also understand that Payette Lake supplies most of the potable water for the city of McCall, and the addition of 47 services that our development is proposing will have a negligible impact on the current city water supply. Our development will support McCall’s envision on local housing programs and away from short-term (mutli-family) rentals that adversely impacts McCall’s community. As previously stated, we plan to connect our development to the pedestrian pathway which adheres to McCall’s trails and pathways policies. Based on McCall’s (MAP 5.7: PLANNED WALKWAY AND BIKEWAY NETWORK) pathway 9175 West Black Eagle Drive Boise Idaho 83709 Telephone: 208.900.9049 Facsimile: 503.223.2701 map, our site will allow residents to walk/bike to nearby destinations such as the high school, skate park, disc golf course, and Park Street which leads to McCall’s crown jewel. Overall, we think our development will meet the future needs of McCall’s future, but managed in a way to preserve the beauty of what McCall has to offer.

Project Type:

Residential

Is this a Condominium Plat?:

None

Is the proposed plat consistent with applicable long range plans and McCall City Code?:

The City’s Comprehensive Plan future land use map (MAP 5.1: FUTURE LAND USE) designates this area as Medium Density Residential within a Concept Plan Area as a future land use which coincides with our proposed development under the R-8 zoning designation. The project site is also identified as private property (per MAP 5.5: POTENTIAL LOCAL HOUSING LOCATIONS), which per definition on page 21 of the Comprehensive Plan, “Private property rights encompass not only the right to develop a property, but the right to hold and enjoy property as well”, which would identify our site as a developable property. Since the proposed development is meant for long term single-families, this will benefit the overall vision of McCall’s economy to support public agencies, local businesses, entrepreneurship and a variety of housing types within the area. We understand that full development of existing park lands and preserving open space will be a high priority for the next 5-6 years, which means the amenities and open space (nearly 42% of entire site) provided within our development (along with connection to the pedestrian pathway) falls right in line with McCall’s vision for future developments of “neighborhoods”, all existing trees & vegetation will be protected within the open space. All stormwater will be treated prior to being discharged into subsurface infiltration facilities, therefore will not impact the water quality of the aquifer, and potential subsurface tributaries (if any) to Payette Lake (crown jewel). Sewer connection is also present at our site. Of the 48 maximum sewer connections allowed, 46 will be used for single family residences, and 1 will be used for the gym. This leaves one unused sewer connection. We also understand that Payette Lake supplies most of the potable water for the city of McCall, and the addition of 47 services that our development is proposing will have a negligible impact on the current city water supply. Our development will support McCall’s envision on local housing programs and away from short-term (mutli-family) rentals that adversely impacts McCall’s community. As previously stated, we plan to connect our development to the pedestrian pathway which adheres to McCall’s trails and pathways policies. Based on McCall’s (MAP 5.7: PLANNED WALKWAY AND BIKEWAY NETWORK) pathway 9175 West Black Eagle Drive Boise Idaho 83709 Telephone: 208.900.9049 Facsimile: 503.223.2701 map, our site will allow residents to walk/bike to nearby destinations such as the high school, skate park, disc golf course, and Park Street which leads to McCall’s crown jewel. Overall, we think our development will meet the future needs of McCall’s future, but managed in a way to preserve the beauty of what McCall has to offer.

Is the site physically suitable for the proposed development?:

City staff have expressed their concern for public snow storage which we have accounted for along 1 st street. Private snow storage is accounted for within the development for pedestrian pathways and interior private roadways. Building setbacks will be based off roof lines for each single-family home to help reduce side yard snow accumulation. All stormwater runoff (lots and private streets) will be retained onsite via infiltration systems and/or yard swales excluding any calculated offsite pre-development discharge. Access to our site will be from 1 st street and will align with Colorado Street. Secondary access will come from the north through the adjoining subdivision (Blackwell Subdivision). Blackwell Subdivision is advancing independent of this project but both projects will be designed to provide an internal connection. Access to Blackwell will also come from 1st street and will be in line with Washington Street.

Is the proposed subdivision likely to cause substantial environmental damage or injure wildlife or habitat?:

This development’s impact on air quality should be negligible and no safety hazards have been identified within the proposed subdivision. It is also anticipated the ambient noise pollution in the vicinity of the proposed subdivision will be consistent with the level of noise pollution normally associated with a subdivision neighborhood within the city of McCall, and much less than the neighboring school.

Is the proposed subdivision likely to cause serious public health problems?:

This development’s impact on air quality should be negligible and no safety hazards have been identified within the proposed subdivision. It is also anticipated the ambient noise pollution in the vicinity of the proposed subdivision will be consistent with the level of noise pollution normally associated with a subdivision neighborhood within the city of McCall, and much less than the neighboring school.

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