Single Family Residential Development Guide City of McCall and McCall Impact Area

Transcription

1 Single Family Residential Develpment Guide City f McCall and McCall Impact Area

2 TABLE OF CONTENTS Intrductin... 2 What is the zning f my prperty?... 2 Des my prject need planning apprval?... 2 What are the minimum setbacks fr my prperty?... 3 Lt cverage... 5 Maximum building height... 7 Garages and accessry structures... 7 Design cnsideratins... 8 Main entrances... 9 Garage design... 9 Exterir lighting Other things t think abut Landscaping Snw strage Strmwater management Utilities Driveways Cntacts P age

3 Intrductin This guide is intended t prvide a basic verview f sme f the mst cmmn questins and McCall City/Impact Area cde cnsideratins fr single family residential develpments, but is nt an exhaustive list f requirements. A full cpy f the McCall City Cde and the McCall Design Guidelines are available at Thrughut this dcument, yu will find relevant sectins f city cde and/r design guidelines referenced in parenthesis (i.e. MCC X.X.XX). Als, City f McCall staff is available t answer yur questins and review any preliminary plans. Cntact infrmatin is prvided at the end f this dcument. What is the zning f my prperty? Zning determines what land uses are allwed within certain areas. Single family residential develpment is permitted within all residential znes in the City f McCall and McCall Impact Area (MCC ). Hwever, in Cmmunity Cmmercial znes, single family residences require Cnditinal Use Permit apprval frm the McCall Area Planning and Zning Cmmissin and City Cuncil r the Cunty Cmmissin. Als, single family residential use is nt allwed within the Central Business District r Industrial znes, unless part f a mixed use develpment (MCC and MCC ). Yu can lk up the zning designatin f yur prperty by viewing the zning map n the City f McCall web site at: If yur prperty is lcated within a residential zne (R4, R8, R16, R1, RE r RR), then read n the fllwing infrmatin will help yu plan yur single family residential prject. If yu wuld like t build a single family residence within a cmmercial r industrial zne r a multi-family prject (including accessry dwelling units), please cntact the City f McCall Planning Department t discuss. Des my prject need planning apprval? Design Review apprval by the McCall Area Planning and Zning Cmmissin is required fr single family residential prjects that meet ne r mre f the fllwing (MCC ): Prjects that are in excess f 3500 ttal square feet. The ttal square ftage includes all cnditined and uncnditined space n each flr as well as any spaces under a rf (i.e. a cvered deck r cvered prch) (Admin. Determinatin, January 2009). Any develpment, cnstructin, r landscaping within the Shreline and River Envirns Zne. The Shreline and River Envirns Zne includes lts r any prtin f lts that are within 150 feet frm the high water mark and/r water pl shre cntur f Payette Lake, Nrth Frk f the Payette River, Little Payette Lake and its tributaries, r Lake Frk Creek belw Little Payette Lake (MCC ). Any develpment, cnstructin, r landscaping alng a Scenic Rute. Scenic Rute znes include lts r any prtin f lts that are within ne hundred fifty feet (150 ) f the nearest right f way line f the fllwing streets (MCC ): 2 P age

4 State Highway 55 (a.k.a. Third Street and Lake Street) frm the suthern bundary t the nrthern bundary f the McCall Impact Area; r Warren Wagn Rad t the nrthern bundary f the McCall Impact Area; r East Side Rad and East Side Drive frm Lick Creek Rad t Warren Wagn Rad; r Lick Creek Rad frm the intersectin f Spring Muntain Bulevard east t the eastern bundary f the impact area; r Spring Muntain Bulevard frm Deinhard Lane t Lick Creek Rad; r Deinhard Lane frm Third Street (Highway 55) t Spring Muntain Bulevard and frm Third Street (Highway 55) t Bydstun Street; r Bydstun Street frm Deinhard Lane t West Lake Street (Highway 55); r Missin Street and Nrwd Rad t the impact area bundary; r West Muntain Rad t the impact area bundary. If yur prject is in excess f 3500 square feet and/r is within the Shreline and River Envirns Zne r alng a Scenic Rute, then brwse the Design Review applicatin materials and submissin deadlines available at 2.html and cntact the City f McCall Planning Department t discuss. What are the minimum lt line setbacks fr my prperty? Frnt prperty line setbacks (MCC ) Setback (in feet) frm: RR RE R1 R4 R8 R16 Any prperty line n an arterial r cllectr street Frnt prperty line n a minr r private street Frnt prperty line where alley prvides access t garage r where the garage is side laded (see pg. 9) Rear prperty line setbacks (MCC ) Rear setback standard: Lts less than 100 feet deep Lts feet deep Lts ver 200 feet deep 5 ft minimum 10 ft minimum 20 ft minimum 3 P age

5 Side prperty line setbacks Side prperty line setbacks are determined by the width f the prperty. S, the first step is t figure ut the width f yur prperty. Fr regular square r rectangular lts, the width is calculated by measuring the distance between side lt lines, parallel t the frnt lt line and at the narrwest pint within the buildable area (usually that area between the frnt and rear setbacks) (MCC ). Once yu knw the width f yur prperty, use the graph belw t determine the minimum building setback frm the side prperty lines (MCC ). Fr example, lts less than 50 feet wide require a minimum side setback f 5 feet either side, and lts that are 100 feet wide require a minimum side setback f 10 feet either side. The percentage rule McCall City Cde states that lts up t 100 feet wide, the sum f bth side yard setbacks must equal a minimum f 20 percent f the lt width, and lts ver 100 feet wide, the sum f the side setbacks must equal at least 30 percent (MCC ). ½ the building height At n pint can the building height be mre than twice the side setback width at any pint f the building (MCC ). Fr example, at a pint that is setback five feet (5 ) frm a prperty 4 P age

6 line, the height f the building element (including rf eaves, cvered decks, balcnies r ther exterir parts f a building) cannt exceed ten feet (10 ) in height. Lt cverage Snw shedding rf setback If the side r rear prperty line setback is less than ten feet (10 ft.) and the rf slpes tward the prperty line, then the rf must be designed t hld snw t prevent snw accumulatin n adjacent prperties (MCC and MCC ). Lt cverage refers t the percentage f a lt that is built upn and includes such things as the building ftprint plus ther surfaces such as driveways, patis, and walkways (MCC ). Lt cverage is expressed as a percentage f the ttal lt area and is calculated using the fllwing frmula (MCC ). Building/huse ftprint (including cvered decks) Decks (uncvered), patis, walkways, plazas, etc. Driveways, surface parking, etc. (includes graveled areas) 100 percent f ftprint area = A 50 percent f cvered area = B 35 percent f cvered area = C Ttal = A+B+C The allwable lt cverage percentage varies with prperty size. Smaller lts are allwed a higher percentage f lt cverage than larger lts. T determine the allwable lt cverage percentage fr 5 P age

7 yur lt, yu first need t identify the ttal square ftage f the lt (hint: there are 43,560 square feet in an acre), and then use the graph n the next page t identify the maximum lt cverage percentage. Sme examples: Example #1: Example #2: Lt Size = 7,000 square feet. Huse plus garage ftprint = 1,800 square feet x 1.00 = 1,800 (A). Pati = 200 square feet x 0.50 = 100 (B). Driveway and walk = 300 square feet x 0.35 = 105 (C). A + B + C = 1, = Lt size = 7,000; frm graph abve, maximum value fr A + B + C = 36%, r 2,520. S this example meets the lt cverage requirement. Lt Size = 15,000 square feet. Huse plus garage ftprint = 3,500 square feet x 1.00 = 3,500 (A). Pati and deck = 800 square feet x 0.50 = 400 (B). Driveway and walk = 600 square feet x 0.35 = 210 (C). A + B + C = 3, = 4,110. Lt size = 15,000; frm graph abve, maximum value fr A + B + C = 26%, r 3,900. S in this example, smething will have t be reduced t bring the ttal t 3, P age

8 Maximum building height The maximum building height within the majrity f McCall s residential znes (RR, RE, R1, R4, R8) is thirty five feet (35 ) (MCC ). Building height is measured vertically frm the existing grade f the site prir t cnstructin t any pint n the prpsed r existing building as illustrated belw (MCC ). Garages and accessry structures When a garage is attached t the residence, then its square ftage is included when determining whether r nt Planning and Zning apprval is required (see Des my prject need planning apprval? n pg. 2). When a garage is detached frm the residence, then it is cnsidered an accessry structure. Accessry structures that are in excess f 1500 ttal square feet require Cnditinal Use Permit apprval frm the McCall Area Planning and Zning Cmmissin and City Cuncil r the Cunty Cmmissin (MCC ). Als, keep in mind that any develpment (regardless f building size) within the Shreline and River Envirns Zne r alng a Scenic Rute requires Design Review apprval frm the McCall Area Planning and Zning Cmmissin. Accessry structures (i.e. garages) are cnsidered t be attached t the primary structure when they are cnnected in such a way that they share cmmn walls and/r the same structural rf as the primary residence (see illustratin belw regarding sharing f the same structural rf). 7 P age

9 Side laded garages A reductin in the frnt prperty line setback may be granted (frm 20 t 15 in R4 and R8 znes r frm 15 t 10 in the R16 zne) if the garage is side laded. Side laded means nt facing the street. A subtle rtatin f a garage away frm a street is nt cnsidered t be side laded. The fllwing are examples f what are and what are nt cnsidered t be side laded garages. Design cnsideratins McCall Design Guidelines The McCall Design Guidelines utline imprtant design elements and features fr new cnstructin, expansin, remdeling and rehabilitatin prjects in McCall. City staff, the Planning & Zning Cmmissin, and ther decisin-makers evaluate the apprpriateness f prject prpsals based upn the McCall City Cde and the McCall Design Guidelines (MDG). A full cpy f the McCall Design Guidelines is available fr dwnlad at: but a few key elements include: Building height and ftprint shuld be harmnius with nearby buildings and natural features (MDG 4.1.A). Avid blank walls n street facing facades. Garage drs are includes as blank walls (MDG 4.1.C). Buildings shuld be sited in a manner that preserves existing land frms (MDG 5.1.1) and significant views (MDG 5.1.4). Rf design shuld anticipate snw shedding (MDG ). The use f natural materials such as wd, lgs and stne is encuraged (MDG ). Exterir wall clrs shuld tend tward warm, earthy hues (MDG ). 8 P age

10 Main entrances in R4 thrugh R16 znes Tgether with the garage standards (see belw) the McCall City Cde regarding main entrance design is intended t ensure a physical and visual cnnectin between the living area f the residence and the street and that the pedestrian entrance is visible and clearly identifiable frm the street fr emergency respnders. McCall City Cde (MCC ) requires that main entrances be within eight feet (8 ) f the lngest street facing wall f the residence (see illustratin belw); and ne f the fllwing: (a) Face the street; r (b) Be at an angle f up t frty five degrees (45 ) frm the street; r (c) Open nt a prch. The prch must be at least twenty five (25) square feet in area, have at least ne entrance facing the street (see illustratin belw), and have a rf that is n mre than twelve feet (12') abve the flr f the prch and be at least thirty percent (30%) slid. This standard may be met by having thirty percent (30%) f the prch area cvered with a slid rf, r by having the entire area cvered with a trellis r ther pen material if n mre than seventy percent (70%) f the area f the material is pen. Main Entrance Facing Street Main Entrance Opening Ont Prch Garage design standards (MCC ) Generally, the fllwing design standards apply t garages in the R4 thrugh R16 znes, except: Garages n flag lts Garages cmpletely t the rear f the residence and access frm the street r rear alley Garages n lts greater than ten thusand (10,000) square feet and with a street frntage f at least ninety feet (90 ) Garages fr huses built befre P age

11 Unless n a prperty exempted abve, the length f the garage wall facing the street cannt exceed fifty percent (50%) f the length f the ttal street facing façade (see illustratin belw). Hwever, if the ttal street facing façade is less than twenty fur feet (24 ), then the garage can be up t twelve feet (12 ) lng, if there is living area r a cvered balcny at least six feet (6 ) deep abve the garage. Als, a garage wall that faces a street may nt be clser t the street than the lngest street facing wall f the dwelling. Hwever the street facing garage wall can be up t six feet (6 ) in frnt f the dwelling, if the street facing garage wall is frty percent (40%) r less f the length f the ttal building façade and there is a prch at the main entrance. The garage cannt be clser t the street than the frnt f the prch. Length f Street Facing Garage Wall Length f Street Facing Garage Wall Exceptin Garage Frnt Setback frm Dwelling Garage Frnt Setback Exceptin 10 P age

12 Exterir lighting The City f McCall has a Dark Sky rdinance which regulates utdr lighting with the purpse f prtecting the view f the night sky, prviding safe radways fr mtrists and pedestrians, and preventing light trespass and excessive lighting (MCC 3.14). All exterir lighting shuld use full cutff luminaries with the light surce dwncast and fully shielded (see illustratin belw). Other things t think abut Fllwing are a few ther items t cnsider as yu plan yur residential prject. If yur prject requires review by the McCall Area Planning and Zning Cmmissin, yu will be required t address the fllwing in yur applicatin. Landscaping Retaining walls: Retaining walls in excess f thirty inches (30 in.) in height must adhere t the prperty setbacks fr structures (MCC ), and shuld be n higher than fur feet (4 ) r terraced with a three ft (3 ) separatin f walls. Retaining walls shuld be cnstructed f natural (i.e. bulders) r decrative materials (MDG 5.1.9). Trees: Trees are a significant asset t the City f McCall and yu are encuraged t site structures in such a way that large trees are preserved n yur prperty. Prir t issuance f a building permit, tree remval is limited t twenty percent (20%) f the trees per lt, with the remval f dead, dying, r damaged trees being given pririty. Remval f trees larger than twelve inches (12 in.) in diameter require apprval by the city arbrist (MCC ). Trees within the building ftprint may be remved, but healthy trees utside the area ccupied by imprvements (lawn is nt cnsidered an imprvement in this case), shuld be preserved, especially if yur prperty is within the Shreline and River Envirns Zne (MCC E). Patis: In-grund patis (i.e. pavers) are allwed anywhere n yur prperty and are nt required t be set back frm prperty lines. Hwever, patis d cunt tward the allwable lt cverage (see page 5). Snw strage The average annual snwfall in McCall is well ver 100 inches, s yur site planning shuld include identificatin f areas where snw remved frm driveways and walkways will be stred. Snw strage areas may nt be smaller than an area equal t thirty three percent (33%) f parking, walkway and driveway areas (MCC ). 11 P age

13 Cntacts Strmwater management T prtect the water quality in Payette Lake, the Nrth Frk f the Payette River, and ther permanent streams, the City f McCall has adpted drainage management guidelines. Depending n prject size, characteristics and lcatin (i.e. Shreline and River Envirns Zne), yu may be required t submit a drainage/strmwater reprt that shws hw ersin and sediment resulting frm strmwater frm snw melt and rain strms is cntrlled n yur site. Utilities Lcatin f utilities such as water, sewer, pwer and telecmmunicatin lines shuld be indicated n yur site plan and structures shuld nt be built ver them t ensure that thse lines can be easily repaired in the future if needed. All pwer and telecmmunicatin lines shuld be buried undergrund, rather than suspended verhead (MCC L). Yu shuld cntact yur utility prviders early in yur planning prcess t identify hk up lcatins and ther cnsideratins fr yur site. Driveways A driveway permit frm the McCall Public Wrks Department will be necessary fr any driveway accessed ff f a city street. Driveways accessing ne residential unit shuld be cnstructed f an all-weather surface such as asphalt, cncrete r crushed gravel, must be a minimum f twelve feet (12 ) in width, and cannt be steeper than a fifteen percent (15%) grade (MCC ). City f McCall staff members are available t assist yu and help with any questins. Please d nt hesitate t cntact us. Fr questins abut cde requirements r t apply fr Planning & Zning apprval, cntact Delta James, City Planner, at r djames@mccall.id.us. Fr building permits, cntact Jhn Pwell, Building Official, at r jpwell@mccall.id.us. T schedule an appintment t meet in persn with the City Planner r Building fficial, cntact Debra Smith, Administrative Assistant, at r dsmith@mccall.id.us. Fr questins abut strmwater management, city utilities, driveway standards r access frm public streets, cntact Nathan Stewart, McCall City Engineer, at r nstewart@mccall.id.us. 12 P age