The following purposes describe the broad goals of design review. They are not intended to be prescriptive or regulatory.

   A.   To ensure that the general appearance and function of building design and construction is compatible with the character of the City of Hailey and its neighborhoods;

   B.   To promote original and high quality design;

   C.   To reinforce the historic and cultural character of the Hailey community;

   D.   To encourage revitalization of downtown Hailey;

   E.   To promote building and site design that fits into the context of established neighborhoods, and reinforces a "sense of place";

   F.   To promote sustainable design principles;

   G.   To promote walkable development and enhance the character and function of Hailey streets;

   H.   To coordinate on site vehicular and nonvehicular traffic circulation patterns with adjacent transportation systems, and to manage the impact of the vehicular traffic on adjacent streets;

   I.   To ensure efficient arrangement of on site parking with regard to building location, safe access points, nonmotorized travel, utilities and public services and adjacent land uses;

   J.   To prevent unnecessary excavation or fill for building foundations, access roads, driveways and similar improvements including prevention of soil erosion and flood damage;

   K.   To ensure appropriate and adequate landscaping, with an emphasis on sustainable, low water use landscaping; and

   L.   To protect and conserve the economic base of Hailey, including property values. (Ord. 1191, 2015)

   A.   Design Review Approval Or Exemption: No person shall build, develop or substantially remodel or alter the exterior of the following buildings without receiving design review approval or exemption pursuant to this chapter, as outlined in the matrix below:

TABLE 1
PROJECT TYPES

 

   B.   Preapplication Design Review:

      1.   Preapplication review is an optional process for all new nonresidential construction and all residential developments. The Administrator may advise applicants as to the appropriateness of the preapplication design review process for each application.

      2.   The purpose of preapplication review is to allow the commission to exchange ideas and give direction to the applicant on the "design concept", keeping in mind the purpose of this chapter and the application of the evaluation standards.

      3.   Preapplication review materials shall be submitted according to the application requirements of section 17.06.050 of this chapter. (Ord. 1336, 2023; Ord. 1320, 2023; Ord. 1275, 2021; Ord. 1226, 2017; Ord. 1191, 2015)

The Administrator has the authority to review and make, or recommend, decisions as follows:

   A.   Emergency Applications: Those applications for projects of an emergency nature, necessary to guard against imminent peril, regardless of zoning district, shall receive administrative review and approval, denial or conditional approval, subject to criteria set forth in subsection 17.06.060B of this chapter. The Administrator may, upon the request of the applicant or the direction of any City official, forward the application to the commission for review.

   B.   Exemptions: The Administrator, with concurrence from the Chair or the Chair's designee, has the authority to exempt certain projects from the design review requirements, upon finding the project is minor, will not conflict with the design review standards of this chapter and will not adversely impact any adjacent properties. Such exemptions shall be documented in writing on file with the Community Development Department prior to issuance of a building permit. Should the Administrator and Chair determine that the proposal does not meet all of the above evaluation criteria, the project shall be subject to the provisions of this chapter prior to issuance of a building permit. Exemptions shall be included in the Commissioners' packet at regular meetings for informational purposes.

   C.   Minor Modifications: The Administrator has the authority to approve minor modifications to projects that have received design review approval by the commission prior to, and for the duration of a valid building permit. The Administrator shall make the determination as to what constitutes minor modifications and may include, but are not limited to, changes to approved colors and/or siding materials, changes to site plans that do not significantly increase building footprints or significantly change driveway or road alignment, changes to landscape plans that do not decrease the amount of landscaping, changes to dumpster enclosures, changes to exterior lighting fixtures and location, or changes to windows that do not significantly affect project design, appearance or function. All approved modifications must be documented in a memo to the project file and on the approved set of plans on file with the City. For modifications to design review approval that are determined by the Administrator not to be minor, the Administrator has the authority to recommend approval or denial of such modifications, subject to final decision by the commission on its consent agenda. Such recommendation for approval or denial shall be drafted in the form of findings of fact and conclusions of law. (Ord. 1191, 2015)

No permits shall be issued by any administrative officer or inspector of the City for construction of any building, project or other improvement requiring a permit before the requirements specified by this chapter are met and approval is granted. (Ord. 1191, 2015)

   A.   Preapplication Conference: A preapplication conference with the planning staff is recommended. At this meeting, the planning staff will familiarize the potential applicant with the review process that will apply to the project and with related City regulations and review criteria that may affect the project. The applicant shall bring site specific information, including conceptual drawings, in order to familiarize the planning staff with the specifics of the proposal.

   B.   Design Drawings: Detailed design drawings shall be submitted for final planning review. Construction plans or working drawings are not required prior to review. At this stage, the applicant must provide architectural drawings showing building materials, details of all exterior features, and other information as set forth in section 17.06.050 of this chapter. A minimum scale one-eighth inch (1/8") is recommended for the architectural plans.

   C.   Review For Conformance: City department heads review all projects ensuring conformance with the underlying zone requirements, City standards and design review guidelines.

   D.   Public Hearing; Exception:

      1.   Except as otherwise provided herein, applications for design review require a public hearing. Public notice must be provided in a publication of general circulation a minimum of fifteen (15) days prior to the public hearing, and for all owners of property within three hundred feet (300') in those cases where a hearing before the commission is to be held. When notice is required to two hundred (200) or more property owners or purchasers of record, alternate forms of notice may be provided in lieu of mailed notice. Sufficient notice shall be deemed to have been provided if the City provides notice through a display advertisement at least four inches (4") by two (2) columns in size in the official newspaper of the City at least fifteen (15) days prior to the hearing date, in addition to site posting on all external boundaries of the site.

      2.   Applications determined to meet one of the criteria in section 17.06.020 of this chapter do not require a public hearing. Notice to property owners within three hundred feet (300') of the subject property is required for applications that are determined to have no significant impact; such notice shall inform adjacent property owners comment on the application may be given during a period of ten (10) days beginning the date the notice is postmarked.

   E.   Decision Of Reviewing Body: The reviewing body will approve, deny or conditionally approve the applicant's request based on criteria outlined in section 17.06.060 of this chapter.

   F.   Final Construction Drawings; Issuance Of Building Permit; Extensions: In order for a building permit to be issued after final design review approval, final construction drawings must be reviewed and approved by the Building Department. Application for a building permit must occur within one year of design review approval, or as otherwise provided by agreement authorized by law. The expiration date may be extended once, for an additional six (6) months, upon written request. Such request must be received prior to the expiration date. In the event any design review approval is for community housing units, an extension period of up to eighteen (18) months may be granted. The commission shall review and approve or deny the request for extension. (Ord. 1191, 2015)

   A.   Required: An application for design review approval shall follow the procedures and be subject to the requirements established by section 17.03.070 of this title, and shall be made by at least one holder of any interest in the real property for which the design review approval is proposed.

   B.   Information Required: The following information is required with an application for design review:

      1.   The design review application form, including project name and location, and applicant and representative names and contact information.

      2.   One (1) twenty four inch by thirty six inch (24" x 36") set of plans and survey, and one (1) eleven inch by seventeen inch (11" x 17") set showing at a minimum the following:

         a.   Vicinity map, to scale, showing the project location in relationship to neighboring buildings and the surrounding area. Note: A vicinity map must show location of adjacent buildings and structures.

         b.   Drainage plan (grading, catch basins, piping and dry wells).

         c.   Utilities plan (location and size of water and sewer mains and services, gas, electric, TV and phone).

         d.   Site plan, to scale, showing proposed parking (including parking stall dimensions), loading, general circulation and snow storage. List square footage of subject property, including lot dimensions.

         e.   Landscape plan (existing landscaping on the site shown as retained, relocated or removed; proposed landscaping, including species type, size and quantity).

         f.   Floor plan. List gross square footage for each floor. List occupancy classification and type of construction.

         g.   Detailed elevations of all sides of the proposed building and other exterior elements (colors, materials).

         h.   Exterior lighting plan, pursuant to chapter 17.08, article C of this title (location, height, type and lumen output; spec sheets for fixtures; illuminance levels/photometrics for area lighting).

         i.   Sign plan (location, dimensions and lighting).

      3.   Plans and drawings for all buildings, except single-family dwellings and accessory structures, shall be prepared and stamped by an Idaho registered or licensed design professional.

      4.   A materials and colors sample board. Each sample should be approximately twelve inches by twelve inches (12" x 12") in size.

      5.   One colored rendering of at least one side of the proposed building.

      6.   Staging and contractor parking plan. Statement of where staging will occur, and parking plan for contractors. If any staging or parking shall occur off site, a staging/parking plan must be submitted, including materials storage, excavation (backfill) stockpile areas, job trailers, blue rooms, dumpsters, contractor parking, etc.

      7.   A list of the names and addresses of all property owners and residents within three hundred feet (300') of the exterior boundaries of the subject property, in a format acceptable to the City.

      8.   Other information as required by the Administrator, hearing examiner or the commission.

      9.   Payment of applicable fees.

   C.   Preapplication Design Review:

      1.   Required: An application for preapplication design review shall follow the procedures and be subject to the requirements established by section 17.03.070 of this title, and shall be made by at least one holder of any interest in the real property for which the preapplication design review is proposed.

      2.   Information Required: The following information is required with an application for preapplication design review:

         a.   The design review application form, including project name and location, and applicant and representative names and contact information.

         b.   One (1) eleven inch by seventeen inch (11" x 17") and one electronic copy showing at a minimum the following:

            (1) Vicinity map, to scale, showing the project location in relationship to neighboring buildings and the surrounding area. Note: A vicinity map must show location of adjacent buildings and structures.

            (2) Site plan, to scale, showing proposed parking, loading and general circulation.

            (3) One colored rendering of at least one side of the proposed building(s).

            (4) General location of public utilities (survey not required). (Ord. 1343, 2024; Ord. 1226, 2017; Ord. 1191, 2015)

   A.   Findings Required: The commission or hearing examiner shall determine the following before approval is given:

      1.   The project does not jeopardize the health, safety or welfare of the public.

      2.   The project conforms to the applicable specifications outlined in the design review guidelines, as set forth herein, applicable requirements of this title and City standards.

   B.   Conditions: The commission or hearing examiner may impose any condition deemed necessary. The commission or hearing examiner may also condition approval of a project with subsequent review and/or approval by the Administrator or planning staff. Conditions which may be attached include, but are not limited to, those which will:

      1.   Ensure compliance with applicable standards and guidelines.

      2.   Require conformity to approved plans and specifications.

      3.   Require security for compliance with the terms of the approval.

      4.   Minimize adverse impact on other development.

      5.   Control the sequence, timing and duration of development.

      6.   Assure that development and landscaping are maintained properly.

      7.   Require more restrictive standards than those generally found in this title.

   C.   Security: The applicant may, in lieu of actual construction of any required or approved improvement, provide to the city such security as may be acceptable to the city, in a form and in an amount equal to the cost of the engineering or design, materials and installation of the improvements not previously installed by the applicant, plus fifty percent (50%), which security shall fully secure and guarantee completion of the required improvements within a period of one year from the date the security is provided.

      1.   If any extension of the one year period is granted by the city, each additional year, or portion of each additional year, shall require an additional twenty percent (20%) to be added to the amount of the original security initially provided.

      2.   In the event the improvements are not completely installed within one year, or upon the expiration of any approved extension, the city may, but is not obligated, to apply the security to the completion of the improvements and complete construction of the improvements. (Ord. 1191, 2015)

   A.   Sidewalks And Drainage Improvements:

      1.   Sidewalks and drainage improvements are required in all zoning districts, except as otherwise provided herein.

         a.   The requirement for sidewalk and drainage improvements may be waived if the proposed project construction is less than five hundred (500) square feet.

         b.   The requirement for sidewalk and drainage improvements may be waived for any remodel or addition to single-family dwelling and duplex projects within the townsite overlay district; sidewalk and drainage improvements shall be required for new principal building.

         c.   The city may approve and accept voluntary cash contributions in lieu of the above described improvements, which contributions must be segregated by the city and not used for any purpose other than the provision of these improvements. The contribution amount shall be as follows:

            (1)   For sidewalk and drainage improvement lengths of ninety (90) linear feet or less, the Applicant may propose an in-lieu payment per the currently adopted fee schedule.

            (2)   For improvement lengths greater than ninety (90) linear feet, the Applicant may propose an in-lieu payment amount based on a stamped engineering estimate for one hundred ten percent (110%) of the estimated costs of concrete sidewalk and drainage improvements provided by a qualified contractor, plus associated engineering costs, and said in lieu payment is subject to approval by the city engineer.

            (3)   Any approved in lieu contribution shall be paid before the city issues a certificate of occupancy.

      2.   Sidewalk and drainage improvements shall be located and constructed according to applicable city standards, except as otherwise provided herein.

         a.   In the B and LB zoning districts, the following are required:

            (1) A minimum sidewalk width of ten feet (10');

            (2) Street trees with tree grates or a landscape buffer between the sidewalk and curb determined to be adequate.

         b.   The developer or city may propose alternatives to either the standard sidewalk location or configuration required.

            (1) The council, commission or hearing examiner shall ensure that the alternative configuration or location shall not reduce the level of service or convenience to either residents of the development or the public at large.

            (2) If an alternative location is approved, the cost of construction of the required square footage of sidewalk and linear feet of drainage improvements and the associated engineering costs, as approved by the city engineer, shall be paid by the applicant to the city before the city issues a certificate of occupancy, unless otherwise allowed for in an agreement between the city and applicant. The city shall ensure construction of sidewalk and drainage improvements occurs within two (2) years of the date the funds are received from the applicant.

      3.   The length of sidewalk and drainage improvements constructed shall be equal to the length of the subject property line(s) adjacent to any public street or private street.

      4.   New sidewalks shall be planned to provide pedestrian connections to any existing or future sidewalks adjacent to the site. In addition, sidewalks shall be constructed to provide safe pedestrian access to and around a building.

      5.   Sites located adjacent to public streets or private streets that are not currently through streets, regardless of whether the street may provide a vehicular connection to future streets, shall provide sidewalks to facilitate future pedestrian connections.

   B.   Water Line Improvements: In the townsite overlay district, any proposal for new construction or addition of a garage accessing from the alley, where water main lines within the alley are less than six feet (6') deep, the developer shall install insulating material (blue board insulation or similar material) for each and every individual water service line and main line between and including the subject property and the nearest public street, as recommended by the city engineer. (Ord. 1337, 2024; Ord. 1191, 2015)

A.   Nonresidential, Multi-Family Or Mixed Use Building: The following design standards apply to all nonresidential, multi-family or mixed use building located within the city of Hailey:

   1.   Site Planning:

         a.   The location, orientation and surface of buildings shall maximize, to the greatest extent possible, sun exposure in exterior spaces to create spaces around buildings that are usable by the occupants and allow for safe access to buildings.

         b.   All existing plant material shall be inventoried and delineated, to scale, and noted whether it is to be preserved, relocated or removed. Removal of trees larger than six inch (6") caliper proposed to be removed require an arborist review. Any tree destroyed or mortally injured after previously being identified to be preserved, or removed without authorization, shall be replaced with a species of tree found in the tree guide and shall be a minimum of two-and- a-half inch (2 ½") caliper.

         c.   Site circulation shall be designed so pedestrians have safe access to and through the site and to building.

         d.   Building services, including loading areas, trash storage/pick up areas and utility boxes shall be located at the rear of a building; the side of the building adjacent to an internal lot line may be considered as an alternate location. These areas shall be designed in a manner to minimize conflict among uses and shall not interfere with other uses, such as snow storage. These areas shall be screened with landscaping, enclosures, fencing or by the principal building.

         e.   Where alleys exist, or are planned, they shall be utilized for building services.

         f.   Vending machines located on the exterior of a building shall not be visible from any street.

         g.   Except as otherwise provided herein, on site parking areas shall be located at the rear of the building and buffered from the sidewalk adjacent to the street. Parking and access shall not be obstructed by snow accumulation.

            (1)   Parking areas located within the SCI zoning district may be located at the side or rear of the building.

            (2)   Parking areas may be considered at the side of buildings within the B, LB, TI and LI zoning districts, provided a usable prominent entrance is located on the front of the building and the parking area is buffered from the sidewalk adjacent to the street.

         h.   Access to on site parking shall be from the alley or, if the site is not serviced by an alley, from a single approach to the street to confine vehicular/pedestrian conflict to limited locations, allow more buffering of the parking area and preserve the street frontage for pedestrian traffic. Where possible, driveways for townhouse and/or cottage developments shall be shared between adjacent properties per subsection 16.04.020M, Driveways.

         i.   Snow storage areas shall be provided on site where practical and sited in a manner that is accessible to all types of snow removal vehicles of a size that can accommodate moderate areas of snow.

         j.   Snow storage areas shall not be less than twenty five percent (25%) of the improved parking and vehicle and pedestrian circulation areas.

         k.   A designated snow storage area shall not have any dimension less than ten feet (10').

         l.   Hauling of snow from downtown areas is permissible where other options are not practical.

         m.   Snow storage areas shall not impede parking spaces, vehicular and pedestrian circulation or line of sight, loading areas, trash storage/pick up areas, service areas or utilities.

         n.   Snow storage areas shall be landscaped with vegetation that is salt tolerant and resilient to heavy snow.

      2.   Building Design:

         a.   The proportion, size, shape and rooflines of new buildings shall be compatible with surrounding buildings.

         b.   Standardized corporate building designs are prohibited.

         c.   At ground level, building design shall emphasize human scale, be pedestrian oriented and encourage human activity and interaction. Site planning shall include designated seating areas, picnic tables, pavilions, or other amenities that provide usable spaes for employees and pedestrians alike.

         d.   The front facade of buildings shall face the street and may include design features such as windows, pedestrian entrances, building offsets, projections, architectural detailing, courtyards and change in materials or similar features to create human scale and break up large building surfaces and volumes.

         e.   Any addition on to or renovation of an existing building shall be designed to create a cohesive whole.

         f.   All exterior walls of a building shall incorporate the use of varying materials, textures and colors.

         g.   Exterior buildings colors and materials shall be integrated appropriately into the architecture of the building and be harmonious within the project and with surrounding buildings.

         h.   Flat roofed buildings over two (2) stories in height shall incorporate roof elements such as parapets, upper decks, balconies or other design elements.

         i.   All buildings shall minimize energy consumption by utilizing alternative energy sources and/or passive solar techniques. At least three (3) of the following techniques, or an approved alternative, shall be used to improve energy cost savings and provide a more comfortable and healthy living space:

            (2)   South Facing Windows With Eave Coverage: At least forty percent (40%) of the building's total glazing surface shall be oriented to the south, with roof overhang or awning coverage at the south.

            (3)   Double Glazed: Double glazed windows.

            (4)   Low Emissivity Glazing: Windows with low emissivity glazing.

            (5)   Exterior Walls: Earth berming against exterior walls.

            (6)   Alternative Energy: Solar energy for electricity or water heating, wind energy or another approved alternative shall be installed on site.

            (7)   Exterior Light Shelves: All windows on the southernmost facing side of the building shall have external light shelves installed.

         j.   Gabled coverings, appropriate roof pitch, or snow clips and/or gutters and downspouts shall be provided over all walkways and entries to prevent snow from falling directly onto adjacent sidewalks.

         k.   Downspouts and drains shall be located within landscape areas or other appropriate locations where freezing will not create pedestrian hazards.

         l.   Vehicle canopies associated with gas stations, convenience stores or drive-through facilities shall have a minimum roof pitch of three to twelve (3:12) and be consistent with the colors, material and architectural design used on the principal building(s).

         m.   A master plan for signage is required to ensure the design and location of signs is compatible with the building design and compliance with section 17.08A.020 of this title.

      3.   Accessory Structures, Fences And Equipment/Utilities:

         a.   Accessory structures shall be designed to be compatible with the principal building(s).

         b.   Except as otherwise provided herein, accessory structures shall be located at the rear of the property.

            (1)   Accessory structures may be considered in a location other than the rear on sites determined to have characteristics that prevent location at the rear of the site.

         c.   Walls and fences shall be constructed of materials compatible with other materials used on the site.

         d.   Walls and fencing shall not dominate the buildings or the landscape. Planting should be integrated with fencing in order to soften the visual impact.

         e.   Except as otherwise provided herein, all roof projections, including roof mounted mechanical equipment, such as heating and air conditioning units, shall be shielded and screened from view from the ground level of on site parking areas, adjacent public streets and adjacent properties. Wind energy systems that have received a conditional use permit and solar panels are exempt from this requirement.

         f.   The hardware associated with alternative energy sources shall be incorporated into the building's design and not detract from the building and its surroundings.

         g.   All ground mounted mechanical equipment, including heating and air conditioning units, and trash receptacle areas, shall be adequately screened from surrounding properties and streets by the use of a wall, fence or landscaping, or shall be enclosed within a building.

         h.   All service lines into the subject property shall be installed underground.

         i.   Additional appurtenances shall not be located on existing utility poles.

      4.   Landscaping:

         a.   Only drought tolerant plant species and/or xeriscape specific plant materials shall be used, as specified by the Hailey landscaping manual or an approved alternative.

         b.   All plant species shall be hardy to the zone 4 environment.

         c.   At a minimum, a temporary irrigation system that fully operates for at least two (2) complete growing seasons is required in order to establish drought tolerant plant species and/or xeriscape specific plant materials. Features that minimize water use, such as moisture sensors, are encouraged.

         d.   Landscaped areas shall be planned as an integral part of the site with consideration of the urban environment. A combination of trees, shrubs, vines, ground covers, and ornamental grasses shall be used. Newly landscaped areas shall include trees with a caliper of no less than two and one-half inches (2 ½”). A maximum of twenty percent (20%) of any single tree species shall not be exceeded in any landscape plan, which includes street trees. New planting areas shall be designed to accommodate typical trees at maturity. Buildings within the LI and SCI-I Zoning Districts are excluded from this standard.

         e.   Seasonal plantings in planter boxes, pots and/or hanging baskets shall be provided to add color and interest to the outside of buildings in the LI and SCI-I zoning districts.

         f.   Plantings for pedestrian areas within the B, LB, TN and SCI-SO zoning districts shall be designed with attention to the details of color, texture and form. A variety of trees, shrubs, perennials, ground covers and seasonal plantings, with different shapes and distinctive foliage, bark and flowers shall be used in beds, planter boxes, pots and/or hanging baskets.

         g.   Stormwater runoff should be retained on the site wherever possible and used to irrigate plant materials.

         h.   A plan for maintenance of the landscaping areas is required to ensure that the project appears in a well maintained condition (i.e., all weeds and trash removed, dead plant materials removed and replaced).

         i.   Retaining walls shall be designed to minimize their impact on the site and the appearance of the site.

         j.   Retaining walls shall be constructed of materials that are utilized elsewhere on the site, or of natural or decorative materials.

         k.   Retaining walls, where visible to the public and/or to residents or employees of the project, shall be no higher than four feet (4') or terraced with a three foot (3') horizontal separation of walls.

         l.   Landscaping should be provided within or in front of extensive retaining walls.

         m.   Retaining walls over twenty four inches (24") high may require railings or planting buffers for safety.

         n.   Low retaining walls may be used for seating if capped with a surface of at least twelve (12) to sixteen inches (16") wide.

   B.   Nonresidential And Mixed Use Buildings Located Within B, LB Or TN Districts: In addition to the standards applicable to any nonresidential, multi- family or mixed use building located within the city of Hailey described in subsection A of this section, the following design standards also apply to any nonresidential and mixed use buildings located within the B or LB zoning districts:

      1.   Site Planning:

         a.   The site shall support pedestrian circulation and provide pedestrian amenities. Sidewalks shall be provided along building fronts.

         b.   Wider sidewalks are encouraged to provide additional amenities, such as seating areas and bicycle racks.

      2.   Building Design:

         a.   The main facade shall be oriented to the street. The main entrance(s) to the building shall be located on the street side of the building. If the building is located on a corner, entrances shall be provided on both street frontages. If the design includes a courtyard, the main entrance may be located through the courtyard. Buildings with more than one retail space on the ground floor are encouraged to have separate entrances for each unit.

         b.   Multi-unit structures shall emphasize the individuality of units or provide visual interest by variations in rooflines or walls or other human scale elements. Breaking the facades and roofs of buildings softens the institutional image which may often accompany large buildings.

         c.   Building designs shall maximize the human scale of buildings and enhance the small town "sense of place". This can be achieved by utilizing voids and masses, as well as details, textures and colors on building facades. Human scale can also be achieved by incorporating structural elements, such as colonnades and covered walkways, overhangs, canopies, entries and landscaping. Particular attention should be paid to creating interest at the street level.

         d.   Buildings that exceed thirty feet (30') in height, the entire roof surface shall not project to the highest point of the roof. The commission shall review building height relative to the other dimensions of width and depth combined with detailing of parapets, cornices, roof and other architectural elements.

         e.   Livable outdoor spaces in multi-story buildings that create pleasing elements and reduce the mass of taller buildings are encouraged.

         f.   Fire department staging areas shall be incorporated into the design elements of the building.

         g.   New buildings adjacent to residential areas shall be designed to ensure that building massing and scale provide a transition to adjoining residential neighborhoods. Possible mitigation techniques include, but are not limited to, the following:

            (1)   Locating open space and preserving existing vegetation on the edge of the site to further separate the building from less intensive uses;

            (2)   Stepping down the massing of the building along the site's edge; and

            (3)   Limiting the length of or articulating building facades to reflect adjacent residential patterns.

      3.   Landscaping: When abutting the LR, GR or TN zoning districts, a landscape buffer between the project and the residential property shall be provided. The buffer shall be at least eight feet (8') wide to create a year round visual screen of at least six feet (6') in height. The buffer shall be designed to avoid the appearance of a straight line or wall of uniform plant material and shall be wide enough to accommodate the planted species when mature.

   C.   Nonresidential Building Located Within LI, SCI, TI Or A Districts: In addition to the standards applicable to any nonresidential, multi-family or mixed use building located within the city of Hailey described in subsection A of this section, the following design standards also apply to any nonresidential building located within the LI, SCI, TI or A zoning districts:

      1.   Site Planning:

         a.   Adjoining parcels shall be considered when planning building configuration, vehicular circulation and access, parking and drainage.

         b.   Reciprocal vehicular ingress and egress, circulation and parking arrangements are encouraged when the adjacent site(s) allows in order to facilitate the ease of vehicular movement between adjoining properties.

         c.   Vehicle circulation, parking and loading shall not block pedestrian accessways.

   D.   Multi-Family Development: In addition to the standards applicable to any nonresidential, multi-family or mixed use developments located within the city of Hailey described in subsection A of this section, the following design standards also apply to multi-family developments located within the City of Hailey:

      1.   Site Planning:

         a.   The location of buildings shall respond to the specific site conditions, such as topography, street corners, open space and existing and planned adjacent uses.

         b.   Site plans shall include a convenient, attractive and interconnected pedestrian system of sidewalks and shared pathways to reinforce pedestrian circulation within a site.

         c.   Buildings shall be organized to maximize efficient pedestrian circulation and create gathering places.

      2.   Building Design:

         a.   Buildings shall incorporate massing, group lines and character that responds to single-family homes. Buildings may also include the use of varying materials, textures and colors to break up the bulk and mass of large multi-family buildings. Front doors should be individual and visible from the street. Windows should be residential in scale and thoughtfully placed to provide for privacy and solar gain.

         b.   At ground level, buildings shall present a setting that is visually pleasing to the pedestrian and that encourages human activity and interaction. (Ord. 1311, 2022; Ord. 1191, 2015)

   E.   Detached Townhouse Development: In addition to the standards applicable to all nonresidential, multi-family or mixed-use developments located within the City of Hailey described in subsection A of this section, the following design standards also apply to detached townhouse developments located within the City of Hailey:

      Driveway Access: Garages shall be located near the rear of the primary residence and in no case shall be located less than ten feet (10') behind the front façade of the residence.

   F.   Cottage Development: In addition to the standards applicable to all nonresidential, multi-family or mixed-use developments located within the City of Hailey described in subsection A of this section, the following design standards also apply to cottage developments located within the City of Hailey, all of which are compulsory unless a superior design is approved:

      1.   Common Open Space:

         a.   Common open space of at least four hundred (400) square feet per cottage dwelling unit, with a maximum requirement of three thousand (3,000) square feet per cottage development, shall be provided.

         b.   Minimum dimensions of the common open space shall be no less than twenty (20) linear feet.

         c.   All cottage dwelling units shall abut common open space, with cottages located on at least two (2) sides of the open space.

         d.   Cottage dwelling units shall be oriented around the common open space. The front entry porch of each cottage shall be oriented toward the common open space unless the cottage dwelling unit is located on a public street. If a cottage dwelling unit is located on a public street, its front entry porch shall be visible from the street, and the cottage shall have at least one (1) entry porch, front or secondary, visible from the common open space.

         e.   Cottages shall be located no more than sixty feet (60') from the edge of the common open space.

         f.   The common open space shall consist of a paved plaza, landscaped greenspace, community garden, or other approved alternative with access for all dwelling units in the cottage development per the requirements of Section 16.04.110A1c.

         g.   The common area shall serve the occupants of the cottage development in which it is located and shall be maintained by the cottage development homeowners' association, or landlord, if the cottage development is a rental endeavor.

      2.   Porches: Each cottage dwelling units' main entry shall feature an entry porch with useable space by the occupant(s). The front entry porch of the cottage dwelling unit shall be oriented toward the common open space unless the cottage is located on a public street. If a cottage is located on a public street, its front entry porch shall be visible from the street, and the cottage shall have at least one (1) entry porch, front or secondary, visible from the common open space.

      3.   Parking And Driveway Location And Design:

         a.   Required off street parking is encouraged to be detached from the cottage dwelling units and located in a clustered format. Maximum one (1) attached private, single car garage per dwelling unit is also acceptable, provided the garage meets all other standards specified in this section.

         b.   Parking shall be located in the same development as the cottage units.

         c.   Clustered parking areas shall be located to the side or rear of the cottage development. Parking is prohibited between the cottage units and any public streets, between the cottage units and the common open space, and within any required setbacks.

         d.   Attached private garages shall accommodate only one (1) car and shall have a maximum gross floor area of three hundred (300) square feet. Attached garages are prohibited between the cottage units and any public streets, between the cottage units and the common open space, and within any required setbacks. If the dwelling unit is located on a public street, its private garage shall be located a minimum of ten feet (10') behind the street façade of the residence.

         e.   Clustered parking shall include landscaping in the form of trees and shrubs, around and within the parking area(s).

         f.   Parking areas shall be accessed via a parking access lane complying with all regulations set forth in the IFC and other applicable codes and ordinances.

         g.   Each cottage development of up to fourteen (14) dwelling units shall be served by a parking access lane and/or private driveway(s). No more than one (1) parking access lane per cottage development shall be permitted, except where the development fronts onto more than one (1) public street. When a cottage development fronts onto more than one (1) public street, no more than one (1) parking access lane is permitted per public street.

         h.   Parking and vehicular areas shall be screened from public view and from adjacent residential units by landscaping, landscaping features, or architectural screens.

         i.   Each cottage development clustered parking area shall provide accessible parking in compliance with the provisions of the IBC, Chapter 11, Accessibility.

      4.   Accessibility:

         a.   All common areas in a cottage development shall meet the provisions of Chapter 11 of the IBC.

         b.   Each cottage development clustered parking area shall provide accessible parking in compliance with the provisions of the IBC, Chapter 11, Accessibility.

      5.   Storage: Each cottage unit shall be provided with a dedicated storage unit that is fifty (50) square feet in size. The storage unit may be located within or adjacent to the house, within a garage or carport or within a free-standing accessory building.

      6.   Community Building: One (1) accessory community building shall be allowed as an accessory use as part of the cottage development's common area. Community building size shall be limited to eight hundred (800) gross square feet in size, and a single story. (Ord. 1336, 2023; Ord. 1311, 2022; Ord. 1191, 2015; Ord. 1334, 2024))

   I.   Purpose

The Hailey townsite design review guidelines have been developed to provide standards for development in Old Hailey. The term "Old Hailey" means all land within the townsite overlay district. These design guidelines address the basic elements of design related to building location, orientation, function and scale, as well as how the building and improvements relate to the neighborhood. Subsection IIIA herein outlines the guiding principles that provide a framework for the detailed guidelines. These design guidelines allow for a wide variety of building styles, while ensuring that each new building respects the neighborhood character of Old Hailey. The design guidelines contain some flexibility to allow for individual solutions to site specific issues.

   II.   Applicability

Proposals for new single-family dwellings, accessory dwelling units, accessory structures and duplexes and additions thereto that add floor area equal to or greater than fifty percent (50%) of the original structure will be reviewed for compliance with these design guidelines. A remodel or alteration of the exterior of a historic structure that does not add floor area is subject only to subsection IIIC10 herein.

Guidelines that contain the word "shall" are mandatory. Guidelines that contain the word "should" are discretionary. Guidelines are in bold type. Some guidelines contain bulleted sections, also in bold type, which are considered part of the guideline. Explanatory text is not in bold type and is not meant to specifically regulate development proposals, but to elaborate on the intent of the guideline. An example of the formatting of these guidelines is provided below.

This is the guideline.

This is explanatory text.

   III.   Design Guidelines

The design guidelines are organized into sections based on different elements of building and site design.

   A.   Guiding Principles

The guiding principles serve as a framework for the specific guidelines in this document. All improvements subject to the design guidelines should address these guiding principles. They should be used in the review process to ensure that new proposals meet the overall intent of design guidelines.

      1.   Ensure that new buildings and redevelopment are compatible in terms of mass and scale with the existing neighborhood and building pattern in Old Hailey;

      2.   Maintain the scale of buildings as seen from Hailey streets;

      3.   Minimize the visual impact of larger buildings on the neighborhood and on adjacent properties;

      4.   Encourage the preservation of historic structures;

      5.   Preserve and maintain existing mature trees in Old Hailey;

      6.   Allow for design diversity in terms of style and character by allowing for approval of alternative design solutions so long as the new styles meet the spirit and intent of the design guidelines;

      7.   Reduce the visual and functional impact of cars and auto traffic on Hailey streetscapes, sidewalks and pedestrian areas.

   B.   Hierarchy Of "Neighborhoods"

The design guidelines emphasize neighborhood compatibility in the design process, and in design solutions. The guidelines do not impose hard boundaries for the term "neighborhood". The term "neighborhood" may be used in different contexts. In some cases, "neighborhood" can refer to the buildings immediately surrounding or on the block. In other cases "neighborhood" can be interpreted in a broader context to refer to all of Old Hailey. Designs should consider the appropriateness of these different contexts. In some cases, design solutions that reflect immediately surrounding buildings may be appropriate, and in other cases designs that reflect the "best" of Old Hailey may be more suitable.

   C.   Specific Guidelines

      1.   Site Planning

Site planning encompasses a variety of issues related to the platting of the neighborhoods, building placement on the lot, circulation, light and air, and solar access. Old Hailey has developed with a distinct grid pattern, with the original lots in the neighborhood being proportionately shorter along the street side and rectangular in shape. This lot and block platting pattern has been reinforced by the alignment of buildings on the lots within that grid. The creation of alleys in the early platting of Old Hailey allowed service vehicles to use the back half of the property. This predominant grid pattern has been a strong influence on the site planning of lots in Old Hailey.

Another key element of site planning is the relationship of the building size to the lot. Traditionally, buildings in Old Hailey were proportionally smaller than seen today. A clear front and back yard were visible on the site. The front of the house was easily recognizable. This pattern of front and back yards contributed to a fairly consistent sense of open space in the neighborhoods. This open space makes a valuable contribution to the character of Old Hailey neighborhoods.

A rectangular lot shape is preferred to a square one, as the rectangular lot pattern is more in keeping with Old Hailey, and most often results in more useable and visible open spaces.

Glass areas should reflect the composition, layout and window to wall ratio of windows seen traditionally in Old Hailey versus large continuous surfaces of glass.

Solar energy collection devices should be integrated into the overall building design.

Designers should be aware of the solar exposures of neighboring properties, and should, where possible, avoid blocking these exposures with buildings or solar collectors.

Roof mounted solar collection panels shall not extend above the ridge line of the roof. They should be integrated into the structure, and as close to the roof angle as feasible.

Freestanding solar collection panels should be subordinate in size and placement to the structure they serve, and should generally not be located in areas visible from the street.

      2.   Bulk Requirements (Mass And Scale, Height, Setbacks)

Bulk requirements are addressed in section 17.04M.060 of the Hailey zoning ordinance. These requirements govern building height, lot coverage, setbacks and other dimensional standards. The design guidelines will work in conjunction with the bulk and dimensional parameters established in the Hailey zoning ordinance.

Historically, larger buildings were located on larger lots, such that these buildings appeared proportional when compared to surrounding smaller buildings. While the bulk requirements of the Hailey zoning ordinance will govern the exact details of building bulk, larger buildings must be carefully designed so as to meet these design guidelines.

The height of taller buildings should be stepped down on the streetside elevation.

Buildings with greater mass should be broken into smaller modules.

Changes in wall planes and building materials should be used to reduce the visual impacts of taller buildings.

      3.   Architectural Character

Architectural character is a large part of the charm of Old Hailey. Turn of the century and later buildings reflect a diversity of styles, building forms, materials and other elements. At the same time, these buildings are "good neighbors", having been constructed to be in scale with their surroundings. These standards are not intended to restrict design styles, but to ensure that new ideas and styles also respect the scale and elements of the existing neighborhood.

         a.   General

The design guidelines are not intended to dictate a particular style or era for new buildings.

Exact replication of old buildings is not the intent of these design guidelines, so that historic buildings can be appreciated for their own uniqueness. Designers may draw on the past, without necessarily replicating the design of old buildings. The use of traditional building forms, scale and broad design elements is encouraged.

         b.   Building Orientation

Most of the buildings in Old Hailey are oriented to the street. Often the front door would face the street, with a porch or other visible entry. Keeping a primary entrance to buildings on the street helps to convey a sense of human scale, allows a clear identity for emergency access and furthers a "neighborly" feel.

The use of walkways, porches, smaller roof forms and other design elements is encouraged to emphasize the location of the front entry.

In some cases, the front door to a building may be positioned such that it is perpendicular or at an angle to the street. If so, other design elements such as the front wall plane, porch element or walkway elements should be used to help define the front door location, and to respect the overall building orientation pattern in the neighborhood.

         c.   Building Form

Buildings in Old Hailey were most commonly rectangular in shape. In addition, the older buildings were generally oriented with the short side facing the street, and the longer side along the side lot lines. This basic building form is encouraged in the design guidelines. Some variations may be compatible where the overall mass and scale of the new building is similar to the other buildings in the neighborhood.

Simple rectangles or a combination of rectangles is encouraged.

Examples of forms that help to reduce the perceived scale include the use of smaller forms combined together and the use of a smaller building form along the street.

Less traditional forms should be very carefully planned to respond to the scale and character of the neighborhood.

         d.   Roof Form

Roofs help define a neighborhood by creating a pattern on the horizon, framing views to distant areas, and defining light and air between buildings. While a variety of roof styles are present in Old Hailey, most of these roofs are pitched roofs with gable elements. Typically, gabled roof slopes were in the range of 8:12 to 12:12. Ridge lengths were typically a maximum of 40 - 50 feet in length. This ridge length is an important element in the scale and feel of Old Hailey neighborhoods.

Garages are preferred to be located off of alleys, as outlined in subsections C5 and C6 herein. Where the alley option does not exist or is not feasible, garages on the front of buildings should be diminished by integrating them into the primary roof form, by offsetting them back from the primary structure, or by detaching them.

Offsets in eave and ridge lines may be helpful in breaking up building mass.

Sloping roof forms, including gable and hip roofs, are encouraged.

Dormers and other roof details that do not detract from the primary roof form are encouraged, but should be used in moderation.

Dormers should stay below the roofline and shall not extend above the roofline of the building.

Shed roofs, flat roofs and roof pitches under 5:12 may be appropriate in certain locations.

Ridge lengths should appear similar in scale to those seen in the neighborhood. A break in the roofline can be used to diminish the impact of longer ridge lengths.

Gable roof pitches in the 8:12 to 12:12 range are encouraged.

         e.   Wall Planes

Wall planes are the walls of buildings as viewed two- dimensionally. Traditionally, front wall planes in Old Hailey were 25 - 30 feet in width. The gables ends most often ran parallel to the street. Side wall planes were typically the longer wall plane. Often these side wall planes were broken up with either a jog in the building wall, or a pop-out such as a bay window.

These guidelines consider the front wall plane to be the primary wall plane.

A preference is given towards front wall planes that match the scale of traditional buildings (25 - 30 feet in width).

If front wall planes exceed the traditional width, a setback or jog in wall plane should be used to break up the perceived mass.

In general, one-story wall planes may be longer than two-story wall planes, while still appearing proportional to the site.

Side wall planes are typically longer than front wall planes: pop-outs such as bay windows, chimneys and other architectural elements can be used to break up these longer wall planes.

         f.   Windows

Windows are a strong design element in the character of Old Hailey buildings. Diversity and ornamentation in window design add charm, interest and scale to buildings. Window components that influence design include window proportion, window placement on the building, the relationship of window space to wall space, elements that break up the glass such as multi- paned windows, trim detailing and the type of glass.

Consider the position, area and arrangement of windows when designing street side facades.

Consider the ratio of window opening area to solid wall area when designing building elevations such that neither dominates.

Multi-paned windows of a vertical orientation are encouraged. As a general guideline, windows facing streets are encouraged to have a height that is twice the dimension of the width.

In general, new windows on side lot lines should be located such that they are not directly opposite windows on neighboring properties.

         g.   Decks And Balconies

Decks and balconies traditionally found in Old Hailey were smaller, subordinate building design elements. They often faced the street, and avoided overhanging near neighboring properties.

Decks and balconies should appear as subordinate elements in terms of scale, location and detailing.

In general, uncovered decks are preferred to be located to the rear of buildings, while covered porches are preferred to be located in the front of buildings.

         h.   Building Materials And Finishes

Building materials found in Old Hailey were traditionally log, stone, brick, shake and wood siding. All of these materials have a "human" scale, which means the materials are of a recognizable size. Newer materials can also reflect a sense of human scale and may be appropriate, if they can be designed to break up wall planes. In addition to the materials, the use of color adds to the charm and feel of Old Hailey buildings.

A change of materials should be used appropriately on the building to help "ground" the building and to provide a distinction between foundations and walls. For example, a heavier material such as stone would be appropriate around the base of a building.

Building materials that contribute to a human sense of scale are encouraged. Examples of materials that convey a human sense of scale include wood siding, shake siding, brick and stone.

Scoring joints, changes in surface, and the use of trim are other ways to break up the perceived scale of large walls.

A change of building materials may not be necessary if other design elements such as bay windows or pop-outs are used to break up wall planes.

         i.   Ornamentation And Architectural Detailing

Ornamentation refers to all of the architectural detailing on the buildings. Detailing elements include window treatment, trim pieces, sills, headers, knee braces, posts or columns, shutters, railings, corbels, and other details found on buildings in Old Hailey. Front porches were also very common, and are an important design element in old and new buildings alike. Generally speaking, ornamentation was simple, with one or two of these elements incorporated into the building design. The ornamentation on the buildings helps establish the character of the neighborhood.

While ornamentation is encouraged, the use of highly ornamental details not traditionally found in Old Hailey is not.

Front porches are particularly encouraged. In general, they should be substantial in size, such that they function as more than just a landing, and should be covered by a roof.

If front porches must be enclosed to provide a cold entry, the use of windows and a higher ratio of window to wall surface is encouraged to retain the image of the old front porch.

Buildings that draw on historic details without exact copying are preferred.

      4.   Circulation And Parking

Parking and vehicular circulation in Old Hailey has traditionally been designed to be subordinate to the main house and walk up entrance. Many older houses have used the alleys for parking and vehicular access needs. Garages that were located off of the street were typically single car garages, set back from the main house, with a one car access drive. The standards in this section address today's needs for vehicle circulation and storage, while respecting the historic pattern that placed these uses as secondary on the site. Additionally, pedestrian circulation is an important part of the neighborly feel of the community and should be encouraged in all design considerations.

Parking areas should be planned with adequate sight distances from sidewalks.

Parking is encouraged to be screened from view with landscaping, fences or low walls.

See also roof form in these guidelines for discussion on the use of roofs to diminish the impact of garages.

Storage areas for recreational vehicles should be screened from view with landscaping, fencing or other building walls.

      5.   Alleys

Hailey alleys were platted as part of the original townsite in 1881. They remain a key component of the character and function of Old Hailey neighborhoods. Alleys provide a location for utilities, service needs, vehicle circulation and access to accessory buildings. Often the buildings that were located off of the alleys were funkier, or quirkier than the primary building on the site.

Alleys offer a secondary pedestrian route that passes through the "backyards" of Old Hailey neighborhoods. The guidelines in this section recognize the importance of alleys in Old Hailey.

Buildings located off of alleys can be quirkier and more unique, reflecting the eclectic nature of alley buildings in Old Hailey.

State law requires that noxious weeds be controlled.

Leave enough space between new landscaping and the alley property line to allow trees to grow to maturity without encroaching into the public alley right of way.

      6.   Accessory Structures

Accessory structures are smaller buildings that serve other uses for the primary residence or the primary use on a property. Old Hailey has many accessory structures. These smaller buildings were often located off of the alley, or otherwise designed to complement but not compete with the main house. Often they were quirkier or more eclectic than the primary building on the site. These buildings add to the character and charm of the neighborhoods, and often will break up the scale and mass of building on a site. Accessory structures in Old Hailey are encouraged to be preserved.

There may be specific instances where accessory structures may have a larger floor area than the primary structure, such as in the case of an existing small primary structure that has historic significance, and which is proposed to be preserved.

      7.   Snow Storage

Snow storage is an important issue in Hailey. Good planning at the initial site planning stage is needed to ensure pedestrian safety, clear vision triangles for drivers, adequate parking and walking areas, and that snow does not shed off of the roof onto neighboring properties.

For new construction and additions, snow is not permitted to slide onto the property of others.

Snow storage areas shall be 25% of on-site parking and circulation areas.

      8.   Existing Mature Trees And Landscaping

Mature trees and landscaping are a key component to the character of Old Hailey. Mature trees are the larger ones, which provide an overhead canopy or are at a size, age and in good enough condition to be landmarks in the neighborhood. Old Hailey contains a significant resource in public street trees found in the city rights of way, many of which are over 50-70 years old. These city street trees provide a canopy over the streets, separate automobile and walking areas, and create a pattern of landscaping with their trunks and branches. Trees and landscaping on private property also contribute significantly to the character of Old Hailey. They can provide summer shade, give privacy to buildings, and frame the architecture. The standards in this section address both public and private trees.

Mature shrubs such as lilacs should not be overlooked in site planning.

The use of plant materials that are appropriate for the Hailey climate and growing season are encouraged.

Drought resistant lawn areas that resemble the traditional lawns of Old Hailey are encouraged.

Xeriscape plantings in other yard areas are good alternatives for retaining landscaping while lowering water use.

Berms in front yards are generally discouraged.

      9.   Fences And Walls

Fences are a part of the design character of Old Hailey, with some dating to the 19th century. In particular, the design of fences in front yards created a neighborly feel. These older front yard fences were most often constructed with transparent material types such as wood picket and wrought iron. They were also lower in height, and had a clearly marked gate.

Fence heights are regulated by the Hailey zoning ordinance.

Streetside retaining walls should be lower in height, or broken up to avoid the look of a large wall.

      10.   Historic Structures

Hailey citizens have stated that the older buildings in town greatly contribute to the cultural heritage and the overall character of the community. In addition to the guidelines below, the Hailey arts and historic preservation commission plays a key role in the demolition and remodeling of historic structures. Careful consideration should be given to the removal of historic structures in Old Hailey.

Definitions. For the purpose of this section 10, the terms set forth below have the following definitions:

ADAPTIVE REUSE: The modification of an existing building (most typically a single-family dwelling) for use as either an office or a multi-family dwelling unit or a historic institutional use or the conversion of any such structure back to its original use.

CONGRUOUS: The sensitivity of a development proposal in maintaining the character of existing development. Elements affecting congruousness include, but are not limited to, whether the form, texture, height, mass and bulk of alterations or additions are in agreement, harmony, and coherence with and correspond to the setting and the townsite overlay district. Congruous, compatible and harmonious are used as synonyms.

CONTRIBUTING: A contributing building, site, structure or object adds to the historic architectural qualities, historic associations or archeological values for which a property is significant because either: a) it was present during the period of significance, and possesses historic integrity reflecting its character at that time or is capable of yielding important information about the period; or b) it independently meets the criteria of the national register of historic places.

PERIODS OF SIGNIFICANCE: The time periods are as follows:

      1.   1855-1890 settlement/territorial;

      2.   1890-1904 early statehood;

      3.   1904-1920 Beginning of the new century;

      4.   1920-1940 Inter-war/great depression.

Time periods after 1940 are considered World War II and premodern, and modern. Buildings and structures built after 1940 are not subject to the guidelines contained in this subsection C10.

(Ord. 1191, 2015)