The McCall comprehensive plan details the goals, objectives, actions and policies for the city's commercial areas, including the preservation of community character and enhancement of existing commercial zones. It is the purpose of this chapter to implement the plan's vision through development regulations that allow for a variety of appropriately scaled retail, service, and mixed use opportunities for residents and visitors to McCall.

   (A)   Neighborhood Commercial (NC) Zone: The NC land use designation is the least intense commercial designation in the city, and is intended to provide retail, service, and mixed use establishments that are within easy walking distance for area residents. These small scale commercial uses should be conveniently located and integrated within neighborhoods and designed to complement the pedestrian environment of the neighborhoods in which they are located. This zone allows residential uses at a maximum density of that allowed by the average of the adjacent residential zones.

   (B)   Community Commercial (CC) Zone: The CC land use designation supports general commercial uses that serve the greater community of McCall. These retail, service, and mixed use establishments may be automobile oriented and require a larger lot area; provided, that they are designed to safely and comfortably accommodate those arriving by foot, bicycle, or transit. This zone allows residential uses at a maximum of forty (40) dwelling units per acre.

   (C)   Central Business District (CBD) Zone: The CBD land use designation is intended to preserve and enhance the McCall downtown area as the historic heart of McCall, and the primary tourist and pedestrian activity area of the community. A variety of retail, service, and mixed use establishments associated with the traditional main street environment are permitted. This zone allows residential uses at a maximum of sixty (60) dwellings per acre. (Ord. 821, 2-23-2006, eff. 3-16-2006)

   (A)   Permitted And Conditionally Permitted Uses: The uses identified in table 3.4.02 of this section, uses within commercial zones, shall be the primary uses allowed to occur on a property. All uses, unless otherwise provided for in this title, shall be conducted within enclosed structures. For example, some businesses, such as a gas station or car wash, will have a portion of a use outside the primary structure. All uses not listed in table 3.4.02 of this section require review by the commission and a conditional use permit. The primary uses identified in table 3.4.02 of this section may be permitted or conditionally permitted as indicated:

      P: Where the symbol P appears, the use shall be permitted.

      A: Where the symbol A appears, the use may be permitted subject to the issuance of an administrative permit in accordance with section 3.13.01 of this title.

      C: Where the symbol C appears, the use may be permitted subject to the issuance of a conditional use permit in accordance with section 3.13.03 of this title.

      Where no symbol, or a dash, appears, the use is not permitted.

 

Notes:

(Ord. 923, 5-22-2014; amd. Ord. 983, 12-19-2019, eff. 1-1-2020; Ord. 987, 4-9-2020; Ord. 1009, 10-6-2022; Ord. 1011, 9-8-2022; Ord. 1015, 3-30-2023)

The following property development standards shall apply to all land and permitted or conditionally permitted buildings located within their respective commercial zones. Table 3.4.03 of this section presents minimum setbacks for commercial zones and section 3.4.031, table 3.4.04 of this chapter presents dimensional standards.

 

 

Notes:

(Ord. 821, 2-23-2006, eff. 3-16-2006)

At least one primary building entrance or other pedestrian building element shall be built within ten feet (10') of the front property line. An exception to this build-to line may be granted through design review when the project contains pedestrian amenities between the primary building entrance and the front property line.

 

Notes:

(Ord. 821, 2-23-2006, eff. 3-16-2006)

   (A)   Sidewalks, Curbs And Gutters: Sidewalks, curbs and gutters or pathways according to the McCall area pathways master plan are required as provided for in title IX of this code.

   (B)   Outdoor Eating And Seating: Outdoor and/or sidewalk eating and seating provisions may be administratively approved, subject to the review of an applicant's plan for outdoor seating. The submitted plan must include:

      1.   Hours of operation for outdoor seating versus indoor seating;

      2.   Location of outdoor seating facilities during and outside of business hours;

      3.   Necessary food and alcohol permits for outdoor operation;

      4.   Plans for waste abatement;

      5.   Letter of agreement to the conditions outlined in the outdoor seating plan. (Ord. 864, 2-12-2009)

   (C)   Uses: Residential uses, including single family, multi-family, and local housing are allowed as part of a mixed-use development, including commercial and or public uses within the CBD and CC zones and under the following conditions:

      1.   In a multi-story structure, commercial space and/or public uses are provided at the street level with residential space above (or below).

      2.   In a development with commercial and/or public use building facing the primary street, residential units are located to the rear or side.

      3.   In each case, a proposal will be expected to provide at least fifty percent (50%) ground floor area in commercial and/or public uses; or in the CC zone, an equivalent square footage are deed restricted for local housing. (Ord. 821, 2-23-2006, eff. 3-16-2006; amd. Ord. 864, 2-12-2009; Ord. 898, 5-10-2012; Ord. 983, 12-19-2019, eff. 1-1-2020; Ord. 998, 1-14-2021)

   (A)   Density: Densities in excess of the base zoning may be permitted through a planned unit development.

   (B)   Maximum Lot Size: Two (2) acres. If development size exceeds one acre, a PUD will be required. See title IX, chapter 1, "Subdivision And Development Provisions", of this code.

   (C)   Mixed Use Project Design: The design of each mixed use project must further the quality and characteristics of the CBD, and be compatible with the historic area in its architectural character. There are a number of historic buildings, some registered, in this area. (Ord. 821, 2-23-2006, eff. 3-16-2006)

Off street parking areas shall be provided according to the standards specified in chapter 8, “General Development Standards”, of this title. In the CBD, the required parking spaces must be provided as follows:

   (A)   On Site: On site, or pursuant to shared parking agreement approved as provided in chapter 8 of this title; or

   (B)   Parking Lot Trust Fund: For each required space, the owner may contribute the amount most recently specified by resolution of the council to the city’s parking lot trust fund which shall be used exclusively for the purchase of land or air rights for, and the construction and maintenance of, public parking lots or structures within or adjacent to the central business district; or

   (C)   Combination: By a combination of subsections (A) and (B) of this section to provide the required number of parking spaces.

   (D)   Improvement District Or Renewal District Exemption: Commercial, business park, or industrial uses within former or current business improvement district or urban renewal districts are exempt from providing off street parking as required by this section and section 3.8.062 of this title. (Ord. 923, 5-22-2014; amd. Ord. 1009, 10-6-2022)

   (A)   Purpose: To ensure that the McCall area's built environment complements McCall's natural environment, scenic mountain setting, and historic, small town character.

      1.   To encourage commercial development that incorporates high standards in energy-efficient, durable and environmentally responsible materials, and implements best practices in site design and construction.

      2.   To promote building design that reflects a pedestrian scale regarding height, proportion, site features, roof shapes and building materials.

      3.   To enhance commercial areas that lack distinctive character or where the character has faded.

      4.   To encourage design that supports pedestrian activity by providing safe, comfortable and attractive commercial environments.

   (B)   Applicability: The design standards apply to any development allowed in the Commercial Districts.

   (C)   Commercial Design Standards:

      1.   Pedestrian Scale: The scale of all structures shall be at a pedestrian scale. Pedestrian scale may be accomplished through the following:

         a.   Variations in wall planes and materials to minimize the apparent scale of buildings.

         b.   Minimizing the perceived mass of a building by developing a facade of smaller buildings rather than one large, monolithic structure.

         c.   Utilizing voids and masses, as well as details, textures, and colors on building facades.

         d.   For buildings over two (2) stories in height, incorporating roof elements, or upper decks, balconies or other design elements where the upper portion of the building is stepped or angled back.

         e.   Provision of pedestrian-oriented street frontages which include colonnades and covered walkways, overhangs, canopies, landscaping, trees, plazas, storefronts closely spaced, window displays and screening walls.

         f.   Provision of pedestrian-oriented amenities which include unique and attractive: trash receptacles, benches, bicycle racks, decorative sidewalks, drinking fountains, kiosks or neighborhood directories, lighting, outdoor fountains, plazas, and public art.

      2.   Pedestrian Oriented Storefronts: Storefronts shall be attractive to pedestrians by keeping and enhancing the small town feel of McCall. Pedestrian oriented storefront can be accomplished through the following:

         a.   Building frontages that are no wider than twenty-five feet (25'), or fifty feet (50') when individualized storefronts are designed that create the appearance of separate buildings.

         b.   Storefronts that are predominantly transparent. A series of tall, narrow windows with wood mullions is more historically correct than plate glass windows.

         c.   Entrances that are the dominant storefront feature and are readily visible from the street and accessible from the sidewalks.

         d.   Storefronts that align with the height, mass, scale and in relationship with adjacent existing storefronts to create continuity in the pedestrian environment.

         e.   Building design components that create repetitive patterns and/or alignments that visually link buildings within a block.

      3.   Building Design: Building designs shall enhance and/or continue the styles found in the McCall area with allowance for new interpretations of historic details. Local natural building materials, roof overhangs, covered entrances, simplicity of design, and segmented windows are elements of the McCall style. Building designs that are in keeping with the McCall style include the following:

         a.   Materials:

            i.   Natural exterior materials which include wood siding, shingles and shakes, logs, poles, milled horizontal wood siding, board and batten, natural stone, and brick.

            ii.   Use of stones that convey the appearance of a structural element rather than a veneer facing.

            iii.   Minimal use of synthetic materials designed to replicate natural materials, including cultured or faux stone.

            iv.   Metal when used in combination with natural materials.

            v.   As determined by the McCall Fire Protection District to have a high risk for wildland fires, natural looking exterior materials looking siding and decking materials that resist heat and flames, including: composite decking, cement, plaster, stucco, masonry (such as stone brick or blocks), and fiber-cement siding, soffit, and trim products.

         b.   Roofs:

            i.   Exposed structural expression of wood framing members, timbers and steel detailed elements supporting the roofs, sheds and balconies in scale and proportion to the building.

            ii.   Extended roof edges, sheds and canopies that reflect the western mountain environment and protect building features, upper balconies, entrances and especially the public walkway from weather and snow accumulation.

            iii.   Hipped and pitched roofs and minimal use of false western storefronts.

         c.   Exterior Colors: Wall colors that tend toward earthy warm hues, with accent colors kept to a minimum of two (2) and used to highlight entrances and other pedestrian oriented features of the development.

      4.   Building Additions: Additions to existing structures shall either: (1) extend primary features of the original building through the roof lines, materials, colors, and/or other architectural features; or (2) alter the original building to appear as an extension of the new addition.

      5.   Snow Country Design:

         a.   Roofs and canopies shall be designed to prevent snow or ice from shedding directly onto a pedestrian walkway or access.

         b.   Decks and balconies shall be designed to handle snow and drift loads including snow shedding from roof overhangs above.

      6.   Prohibitions:

         a.   Harshly contrasted color combinations, brilliant, luminescent or day-glow colors are prohibited on exterior finishes.

         b.   Blank walls on primary street facades are prohibited. (Ord. 998, 1-14-2021)