(A) Streets: All streets in the subdivision must be platted and developed with a width, alignment, and improvements such that the street is adequate to accommodate existing and anticipated vehicular and pedestrian traffic and meets city standards for the appropriate functional classification. Streets shall be aligned in such a manner as to provide through and efficient access from and to adjacent developments and properties and shall provide for the integration of the proposed streets with the existing pattern. Streets shall be aligned consistent with the comprehensive plan and applicable master plans.
1. Installation: Street, utility and requisite on site and off site improvements, as hereinafter listed, shall be installed in each new subdivision at the subdivider's expense, or their later installation at subdivider's expense as provided for in the development agreement.
2. City Acceptance: The city shall not accept the dedication of any public rights of way, any easements shown on the plat, or any appurtenant facilities lying therein which are not improved, or construction thereof guaranteed in accordance with the provisions of this title, or with policies, standards, designs and specifications set forth in the road and street specifications adopted by the city, county, or state.
3. Paving And Dedication: The subdivider shall construct paved streets in residential, commercial, business park or industrial subdivisions. All streets and alleys within any subdivision shall be dedicated for public use. (Ord. 885, 3-24-2011)
4. Design Plans: Design plans for street construction and subdivision drainage shall be submitted to and approved by the city prior to construction. Subgrade construction must be approved before placing subbase course and subbase course approved before placing base course 1 . Digital data shall be provided according to the digital data submittal standards policy. (Ord. 899, 5-24-2012)
5. Clearing Rights Of Way: The right of way beyond the limits of fill and back slopes shall be cleared to the extent and not beyond the extent required by the city upon request of the subdivider for direction, having regard for the safety of the traveling public and the appearance of the city.
6. Materials Standards And Construction: The latest edition of "Idaho Standards For Public Works Construction" shall govern materials used in the streets and their placement.
7. Street Design: Street design shall be in accordance with the most current version of the applicable American Association Of State Highway And Transportation Officials (AASHTO), the federal highways administration (FHWA), and the transportation research board (TRB) guidelines. Designers are specifically directed to the following manuals: a "Policy On Geometric Design Of Highways And Streets" (AASHTO), the "Manual On Uniform Traffic Control Devices" (FHWA), and the "Highway Capacity Manual" (TRB).
8. Street Grade: The maximum permitted grade is six percent (6%). Grade may exceed six percent (6%), where necessary, by one percent (1%) (total 7 percent) for no more than three hundred feet (300') or two percent (2%) (total 8 percent) for no more than one hundred fifty feet (150'). Grades of up to ten percent (10%) may be permitted where the city and the fire chief are satisfied by reason of site topography and soils that a reasonable lesser grade alternative does not exist. No street may be artificially elevated over an underpass location merely to permit a private underpass.
9. Snow Storage Easement: A snow storage easement of ten feet (10') shall be provided on both sides of any street with a right of way less than standard.
(B) Street Name Signs: The developer shall provide and install all street name signs at all intersections per city standards. (Ord. 822, 2-23-2006, eff. 3-16-2006)
(C) Street Lighting: Street lighting shall be placed at all intersections with arterial streets and within industrial, business park and commercial zones. Streetlights in residential areas are required at intersections with collector or arterial streets. All street lighting is to be in accordance with title III, chapter 14, "Outdoor Lighting", of this code. (Ord. 885, 3-24-2011)
(D) Sidewalks: Sidewalks shall be provided with all new development or major exterior remodeling in the commercial zones, the CV zone and the residential R16 zone, and constructed to city standards. Where sidewalks or curb and gutter are constructed, a corresponding stormwater conveyance and treatment plan shall be required. The city has the authority to require sidewalks in any zone in which the subject property is along a route that leads to a pedestrian oriented destination (e.g., schools, parks, community centers, corner stores, etc.). All sidewalks shall accommodate anticipated pedestrian traffic, include street trees where required by the commission, be constructed per city standards and allow for impaired access. See the "City Of McCall Design Guidelines".
(E) Drainage Facilities: Appropriate natural, storm, and melt water drainage and treatment facilities shall be provided, to include provisions for natural, storm and melt water drainage and treatment within street rights of way and other drainages on and through the property. Drainage facilities shall be constructed in accordance with best management practices under state and federal storm and melt water regulatory programs to which the city is subject, with the McCall drainage management guidelines and with other city plans in these regards. Off site improvements necessary for interconnection may be required of the developer as a condition of plat approval, or platting and development may be postponed until others provide such improvements.
(F) Water Supply: Connection to city water system is required for all developments within the city. The extension of water lines shall be at the developer's expense and shall have the capacity and placement necessary to serve property beyond the development. If the city requires a larger water main to accommodate future development than the size of the line required for the subdivision or development, the developer shall install the larger line size required by the city. Four inch (4") blowoffs for water lines shall be required at the terminus of all dead end water lines unless a standard fire hydrant is available, in which case a tee and valve shall terminate the line 2 . Water systems shall be designed in accordance with the "Ten State Standards" 3 .
(G) Area Of City Impact; Domestic Water Source: Developments within the area of city impact must provide for a domestic water source approved by Central district health.
(H) Sanitary Sewer: Connection to the city sewer system is required for all developments within the city. Connection to the Payette Lakes recreational water and sewer district sewer system is allowed for developments in the area of city impact or beyond or by special permission of the city. The extension of sewer lines shall be at the developer's expense and shall have the capacity and placement necessary to serve property beyond the development. If the city requires a larger sewer main or increased lift station capacity to accommodate future development than the size of the line required for the subdivision or development, the developer shall install the larger line and/or lift station required by the city 4 . Sanitary sewer systems shall be designed in accordance with the "Ten State Standards" 5 .
(I) Individual Septic Systems: Where lot size and soil conditions are appropriate, and where connection to an existing sanitary sewer system is deemed unreasonable by the commission, a development may install individual septic systems with the approval of Central district health. However, the development must anticipate future conditions and recognize a possible need for connecting to either the city or the Payette Lakes recreational water and sewer district facilities.
(J) Underground Dry Lines: The city may require the installation of dry water or sewer lines when the land being subdivided is in whole or pertinent part within that area identified as to be annexed to the city by the then current comprehensive plan, and is shown as to be provided with water or sewer, as the case may be, in adopted water or sewer master plans either within the city or the area of city impact. (Ord. 822, 2-23-2006, eff. 3-16-2006)
(K) Paved Pathways: Paved pathways shall be required where shown on an approved park or path plan (see the McCall area pathways master plan) or where deemed necessary by the administrator or commission to provide for safe and convenient access for students and the general public. Pathways shall be designed in accordance with the most current AASHTO guide for the development of bicycle facilities. Bicycle paths shall be a minimum of ten feet (10') of paved surface over six inches (6") of three-fourths inch (3/4") minus compacted gravel, separated from an adjacent street by a minimum of six feet (6'). Reduced width surface and separation will be considered if terrain or other conditions exist which could preclude the standard. Signs and bollards to prevent vehicular access shall be installed at path intersection with all streets. (Ord. 898, 5-10-2012)
(L) Underground Power And Telephone: All power and telephone lines within the development must be buried, except transmission lines of such voltage as to make burial impractical in the opinion of the city based upon competent advice.
(M) Underground Cable Requirement; Exception: Underground cable television service is required except where waived by the administrator because the property is too remote from existing service or planned expansions of service.
(N) Landscaping: A landscaping plan is required which depicts ground cover, trees, shrubs, and other landscaping, and which provides for permanent irrigation. The plan shall be required for common areas, street dedications, and other dedications where natural vegetation was excavated, covered or otherwise disturbed during construction. Landscaped areas shall include fill and cut slopes. Homeowners' associations, where formed, shall be responsible for maintenance of vegetation and irrigation systems within common areas, street dedications, and other dedications. Vegetation within drainageways shall be designed to improve appearance, hold down dust, and to cleanse, but not obstruct, drainage, consistent with best management practices outlined in state and federal storm and meltwater programs to which the city is subject, and consistent with the McCall drainage management guidelines, and other city programs in these regards, all as established to the satisfaction of the city. See appendix B, on file in the office of the city clerk, for a plant listing.
(O) Buffers: In order to enhance the rural and natural environment, buffers a minimum of five feet (5') in width shall be incorporated in the landscaping plan for all developments in all residential zones at the boundaries of subdivisions. These buffers will use natural features, including vegetation and terrain elements, which are common in the area. The buffers can also be designed to provide for area for the storage of snow or rain runoff. The intended purpose, however, is to provide some natural screening of the developed properties so as to soften the sightlines of residents and visitors when viewing the natural surroundings. The buffers shall be designed so that at plant maturity the total buffering width will be five (5) to ten feet (10') with a height of at least ten feet (10').
(P) Irrigation Wells: Irrigation wells are allowed if the irrigation system meets the requirements for cross connection control established by the state of Idaho, where any occupied structure on the irrigated property is connected to city water, and the city receives payment for water connection.
(Q) Drainage: Drainage must be provided.
1. Surface drainage shall be provided where a storm sewer is not present, according to the following standards and consistent with the best management practices described in the McCall drainage management guidelines. If flowing water is generally present, then standards shall be as directed by the city with an eye to both high water and risks of winter glaciations.
(a) Street side ditches shall drain to cross drains; the size of both is subject to approval by the city.
(b) Cross drains at intersections shall be set back ten feet (10') from the property line or located as approved by the city.
(c) Driveway approach culverts shall be not less than fifteen inches (15") in diameter.
2. A storm sewer may be employed where connection is possible to a properly sized storm sewer facility with appropriate treatment capability within three hundred feet (300'). If an existing facility is not available or is not capable of adequate treatment, stormwater shall be retained and treated on site before discharging at rates not to exceed predevelopment flows.
(R) Building Numbers Required: All principal dwelling units or buildings shall have house or building numbers not less than four inches (4") tall, of a color contrasting with the color of the background and visible by day and night from the street at the point of driveway or other access from the street, or directly in front of the building.
(S) Perimeter Walls, Gates And Berms: The city of McCall shall not approve any residential subdivision application that includes any type of perimeter wall or gate that restricts pedestrian or native animal or vehicular access to the subdivision, when traveling on approved rights of way. This regulation does not prohibit fences on or around individual residential lots. The city also does not permit any perimeter landscaped berm more than three feet (3') higher than the previously existing (original) grade. (Ord. 822, 2-23-2006, eff. 3-16-2006)
(T) Perimeter Fencing: Perimeter fencing is fencing which encloses a property with more than two (2) residential units. Perimeter fencing which surrounds, or substantially surrounds, a residential subdivision shall be primarily constructed of natural materials, such as log poles or split rails. Perimeter fencing for residential developments shall have periodic openings to allow for the movement of larger wild animals, such as deer and elk, and shall be constructed so that the height of the top rail is no more than forty two inches (42") above grade and the minimum gap between the bottom rail and grade is fifteen inches (15"). Perimeter fencing proposed for a residential development is subject to the approval of the commission either as a part of the proposed subdivision or requested via a conditional use permit. Fencing, including gates, enclosing industrial, business park and commercial developments, or units within industrial and business park zones, shall require a conditional use permit. Perimeter fencing in zones CC, CBD, BP and I is not permitted except as a screen abutting residential properties and when conditionally approved to provide security for hazardous materials or operations. (Ord. 885, 3-24-2011)
Notes
| 1 | 1. See appendix A, applicable documents for street standards, on file in the office of the city clerk. |
| 2 | 1. The developer may include in the development agreement a requirement that future users pay a fair share of the costs of the excess capacity built by the developer into the water and sanitary sewer systems. This would require a separate "latecomer's agreement" with the city. |
| 3 | 2. "Recommended Standards For Water Works", 2003 edition; "Policies For Review And Approval Of Plans And Specifications For Public Water Supplies". |
| 4 | 3. The developer may include in the development agreement a requirement that future users pay a fair share of the costs of the excess capacity built by the developer into the water and sanitary sewer systems. This would require a separate "latecomer's agreement" with the city. |
| 5 | 1. "Recommended Standards For Wastewater Facilities", 1997 edition; "Policies For Review And Approval Of Plans And Specifications For Wastewater Collection And Treatment Facilities". |