The McCall area comprehensive plan identifies the importance of a variety of land uses including industrial and business park areas. It is the purpose of this chapter to implement the plan's vision through development regulations that permit industrial and business park uses that will support the diversification of a growing economy and yet are not detrimental to any abutting uses. Furthermore, industrial and business park activities shall not interfere with the operation of the airport or any transportation facility. (Ord. 973, 11-29-2018, eff. 1-1-2019)

   (A)   Permitted And Conditionally Permitted Uses: The uses identified in table 3.5.02 of this section 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 industrial uses such as recycling centers for storage yards may have a portion of the use not enclosed. All uses not listed in table 3.5.02 of this section require review by the commission and a conditional use permit. The primary uses identified in table 3.5.02 of this section shall 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, "Conditional Use Permit Standards", of this title.

Notes:

1.   Housing must be a part of a mixed use project.

2.    See section 3.8.18 of this title for limitations on retail, formula.

3.    See subsection 3.8.02(E) of this title.

(Ord. 973, 11-29-2018, eff. 1-1-2019; amd. Ord. 987, 4-9-2020; Ord. 1009, 10-6-2022; Ord. 1015, 3-30-2023)

The following property development standards shall apply to all land and permitted, or conditionally permitted buildings located within an Industrial Zone. Table 3.5.03 of this section lists the site development standards required for industrial development properties. Chapter 10 of this title provides special provisions for planned developments.

(Ord. 973, 11-29-2018, eff. 1-1-2019)

   (A)   Distance Between Buildings: The minimum distance between detached buildings on the same parcel shall be ten feet (10').

   (B)   Off Street Parking: Off street parking areas shall conform to the space and standards requirements specified in chapter 8, "General Development Standards", of this title.

   (C)   Review: Design review is required, as provided for in chapter 16 of this title, for industrial development that has a building footprint area of ten thousand (10,000) square feet or greater, or that proposes a maximum building height in excess of thirty five feet (35'), or that seeks to reduce the minimum setback distance. (Ord. 973, 11-29-2018, eff. 1-1-2019; amd. Ord. 998, 1-14-2021)

The intent of the Business Park Zone is to provide an ideal zone to attract and accommodate new, high quality, stable businesses and light industries that will foster economic growth and diversify the economy of McCall. It is critical that all development within this zone be held to a level of quality that enhances the area as a whole and creates an attractive and desirable environment within the business park.

   (A)   Business Park Subzones: To minimize the impacts of Business Park Zone activities where the zone abuts an existing residential zone, there are two (2) subzones within the Business Park Zone. The BP-Exterior Zone is located within the first two hundred feet (200') of the perimeter of the business park property where it abuts an existing residential zone. The purpose of this subzone is to limit uses to those that will have limited impact on adjacent properties. The more intense uses that are likely to have greater impacts of noise, vehicular traffic, and activity shall be located in the BP-Interior Subzone which is located on the interior portion of the site and along boundaries adjacent to properties with similar permitted uses.

   (B)   Intent: The intent of the business park use regulation is to:

      1.   Allow a wide variety of uses that are compatible with each other; and

      2.   Attract high quality businesses and industries; and

      3.   Encourage uses that may not be appropriate in the Central Business District, Community Commercial, or Industrial Zones; and

      4.   Minimize impacts on adjacent residential zones.

   (C)   Permitted And Conditionally Permitted Uses: The uses identified in table 3.5.05, "Permitted And Conditionally Permitted Uses Within Business Park Zones", of this subsection C, shall be the primary uses allowed to occur on a property. All uses not listed in table 3.5.05 of this subsection C require review by the commission and a conditional use permit. The primary uses identified in table 3.5.05 of this subsection C 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:

1.    Dwelling units must be part of a mixed use project and only permitted on upper floors. The maximum allowed density is 40 units per acre.

2.    Ancillary uses are secondary uses and activities that are associated with and support the primary use. They typically require a minor portion of the square footage of the space of the primary use.

3.    All outdoor storage areas shall be completely screened from view from any adjacent street.

(Ord. 885, 3-24-2011; amd. Ord. 987, 4-9-2020; Ord. 1009, 10-6-2022; Ord. 1015, 3-30-2023)

   (A)   Except as modified below, all development shall comply with chapter 8, "General Development Standards", of this title.

   (B)   The intent of this section is to:

      1.   Allow adequate space for vehicle and pedestrian circulation.

      2.   Allow compact development and efficient use of site.

      3.   Protect solar access to adjacent properties.

      4.   Orient buildings and pedestrian entrances to the street.

      5.   Provide a transitional buffer from adjacent residential zones.

      6.   Provide flexibility to allow for innovative and creative design solutions.

      7.   Assure that proposed developments are in scale with the area.

 

Notes:

1.    Building height and footprint allowances in the BP-interior subzone may be increased to the maximum indicated with the issuance of a conditional use permit. Approval of the CUP will be considered if the proposed development provides significant, attractive and functional civic space for public use and/or provides superior architectural design elements such as those recommended by leadership in energy and environmental design (LEED) or another design standard. Buildings greater than 35 feet are subject to the step back standards of section 3.8.14 of this title.

2.    Individual lots may have multiple buildings in a "campus" configuration.

3.    With a CUP the minimum front setback may be reduced to 0 feet to accommodate pedestrian oriented architectural features such as a storefront, vestibule, open air lobby, etc.

4.    At least 1 primary building entrance or other pedestrian building element shall be built within 15 feet of the front property line in the BP-interior subzone. 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. Pedestrian amenities including parks and plazas are allowed and encouraged.

   (C)   Design review is required for all developments within the business park zone as provided for in chapter 16 of this title. (Ord. 885, 3-24-2011)

Except as modified below, all public improvements including streets, sidewalks, pathways, and utilities shall be in accordance with title IX, chapter 6, "Subdivision And Development Improvement Requirements", of this code.

   (A)   All streets and alleys within the business park zone shall be constructed per city standards and shall be located in a platted public right of way.

   (B)   A minimum six foot (6') wide concrete sidewalk is required on both sides of all interior streets. Secondary accessways and alleys may have sidewalks where appropriate however they are not required. A minimum ten foot (10') wide asphalt multiuse pathway is required around the perimeter of the business park. An easement may be required if the pathway does not fit within the right of way. Crosswalks shall be provided at all intersections for all sidewalk and pathway crossings. Crosswalks may be painted or constructed of an alternate paving material such as concrete or precast pavers.

   (C)   The following figures are typical cross sections of all improved streets within and adjacent to the business park zone. These street cross sections are designed to provide:

      1.   Sufficient travelway for passenger cars and truck traffic.

      2.   Adequate space for snow storage.

      3.   Street side swales for drainage, infiltration and stormwater quality.

      4.   An attractive streetscape with landscaping to enhance proposed buildings.

      5.   Sidewalks and pathways to accommodate and encourage pedestrian circulation.

      6.   Buffers and screening for adjacent residential zones.

      7.   Adequate utility and pathway easements separate from road rights of way as required.

(Ord. 885, 3-24-2011)

   (A)   Hours of operation of businesses within the business park are not restricted except that any activities that produce plainly audible noise in excess of the following levels shall not be permitted. The intent of this requirement is to:

      1.   Reduce the impact of business park activities on surrounding residential areas.

      2.   Reduce the impact of the business park on other businesses and live-work units within the business park.

   (B)   No business activities shall produce regular or continuous noise that is excessively annoying, loud, or unusual. Noise that is produced for no more than a cumulative period of five (5) minutes in any daylight hour may occur for the daytime hours eight o'clock (8:00) A.M. to eight o'clock (8:00) P.M. (Ord. 885, 3-24-2011)

Planned unit developments are permitted in the business park zone and can be applied to individual lots or a contiguous area consisting of multiple lots. Any proposed planned unit development shall be in accordance with chapter 10, "Planned Unit Development", of this title. (Ord. 885, 3-24-2011)

Parking for vehicles and bicycles shall be provided in accordance with chapter 8, "General Development Standards", of this title. (Ord. 885, 3-24-2011)

All developments within the business park zone shall comply with the "City Of McCall Design Guidelines" with regard to architectural improvements. (Ord. 885, 3-24-2011)

   (A)   Purpose: Except as modified below, all developments within the business park zone shall comply with the "City Of McCall Design Guidelines" with regard to landscape improvements and irrigation systems. The purpose of this section is to:

      1.   Reduce water use requirements on the property.

      2.   Increase the visual interest and natural look of the business park.

      3.   Provide a buffer between the business park and the surrounding residential areas.

      4.   Encourage the use of native species.

      5.   Provide infiltration capacity for the business park.

   (B)   Perimeter Buffer Strip: A landscaped perimeter buffer strip and pathway shall be provided on perimeter streets. Plant materials shall be native or adaptive species with low water requirements. The overall design shall mimic the natural landscape of the region. A variety of plant materials that include deciduous and evergreen trees and shrubs as well as native grasses and ground covers shall be used to create an interesting and effective screen of the proposed development. Plant densities shall be sufficient to provide an effective screen within a period of five (5) years. In general, the plant densities shall be ten (10) shrubs and three (3) trees per one thousand (1,000) square feet of landscape area. Plant quantities can be reduced if larger specimens are provided.

   (C)   Boulders: Native boulders can be added sparingly if they are placed such that they become an integral feature in the naturalistic landscape.

   (D)   Berms: The construction of earthen berms should be considered depending on building structures and topography to add interest and additional buffering from adjacent developments. Berms shall be irregularly shaped into natural forms of varying height and width. Continuous berms of uniform height and width are not permitted. Landscaping shall be designed to blend with adjacent properties to result in a harmonious corridor. See subsection 9.6.02(S) of this code.

   (E)   Gaps In Buffer Strip: Buffer strip landscaping need not be a continuous solid screen. Gaps and openings may be designed to highlight or frame interesting natural or architectural features or modest signage. Openings may be provided and are encouraged to allow pedestrian accesses from the pathway to pedestrian building entrances adjacent to the buffer. The following illustration shows a typical landscape buffer on perimeter streets:

   (F)   Street Trees: Street trees and native grasses shall be provided in the swales between the edge of pavement and the sidewalk along all interior public streets. Street trees shall be planted a minimum of thirty feet (30') on center along the entire length of the street. Exceptions to this standard can be considered to accommodate innovative and interesting landscape design alternatives at pedestrian amenities, building entrances, plazas, and parks. Street tree species shall be in accordance with the city of McCall approved species list. See appendix B on file in the office of the city clerk.

   (G)   Irrigation: Irrigation systems shall be provided for all new landscapes. The systems should be continuously maintained in a functional condition. Low water consumption irrigation systems are encouraged. Irrigation systems for native landscapes and xeriscapes may be turned off if plants are well established and remain in a healthy and attractive condition without supplemental water. (Ord. 885, 3-24-2011)

All fencing within the business park zone shall be in accordance with chapter 8, "General Development Standards", of this title and the "City Of McCall Design Guidelines". (Ord. 885, 3-24-2011)

Except as modified below, all lighting within the business park zone shall be in accordance with chapter 14, "Outdoor Lighting", of this title and the "City Of McCall Design Guidelines". In general, site and parking lot lighting should be kept to the minimum required for function and safety. Street lighting shall be kept to a minimum and provided only at main intersections and pedestrian gathering areas such as transit stops and plazas. Consideration should also be given to the design of interior lighting so as not to produce offensive glare on adjacent exterior spaces, especially along public streets. (Ord. 885, 3-24-2011)

Projects shall be built to sustainable construction standards. Standards may be defined by resolution. Incentives for sustainable development that may be considered:

   (A)   Reduced parking requirements for bicycle facilities and showers and transit stops.

   (B)   Reduced parking requirements for designated car pool only parking spaces.

   (C)   Increase in allowable impervious lot coverage for green, sustainable practices that reduce stormwater runoff (i.e., rainwater reuse, rain gardens, green roofs).

   (D)   Reduced building permit fees for facilities and practices that significantly reduce water consumption thus reducing the demand on city services.

   (E)   Allow height and area bonuses for superior architecture, for providing extra civic space, recycling facility space and service or a transit stop, or for master planning two (2) or more contiguous lots. (Ord. 885, 3-24-2011)