HomeMy Public PortalAboutResolution 13-22 Downtown Master PlanRESOLUTION 13-22
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MCCALL, IDAHO,
ADOPTING THE MCCALL DOWNTOWN MASTER PLAN UPDATE; PROVIDING FOR
RELATED MATTERS; AND PROVIDING AN EFFECTIVE DATE.
WHEREAS, the McCall City Council adopted a Downtown McCall Master Plan for the Central
Business District on November 1997; and
WHEREAS, the purpose of the 1997 Downtown McCall Master Plan for the Central Business
District was to "develop a Central Business District which is pedestrian oriented, physically
attractive, safe and easy to navigate whether on foot or in a vehicle, and retains a mix of goods
and services for sale which serves the resident and tourist populations"; and
WHEREAS, the McCall City Council adopted the McCall Area Comprehensive Plan Update in
December 2007. In the Implementation Chapter (Chapter 13), an update to the Downtown
Master Plan was identified; and
WHEREAS, the McCall City Council and the Jeff Tunison Community Grant Fund (Capital
Matrix) funded the 2013 Plan update to promote economic development; and
WHEREAS, the 2013 McCall Downtown Master Plan Update builds on previous City planning
efforts and creates a roadmap for future development and redevelopment of the Downtown; and
WHEREAS, a volunteer Steering Committee that consisted of seven citizens representing
Downtown business owners, property owners, community groups, designers, and other interested
citizens helped select the consultants and guide the development of this Downtown Master Plan;
and
WHEREAS, a team of consultants including Harmony Design and Engineering, Logan Simpson
Design, and RPI were selected for their professional expertise and to facilitate the public
involvement and compile the information in the Plan; and
WHEREAS, the intent of this update is to align the Downtown Master Plan with the visions and
policies of recently adopted planning documents and to refocus planning efforts and policies to
address current issues and future opportunities. It is a tool for assessing current conditions and
setting a course for future success; and
WHEREAS, the general vision for this Master Plan is to create a Downtown that is physically
attractive, well-connected, and economically vibrant; and
WHEREAS, the 2013 Downtown Master Plan Update project began in May 2013 and continued
through December 2013. Public outreach and engagement was at the cornerstone of developing
this plan so that it would be based on community values, address relevant issues, and ensure that
the public had ample opportunity to provide input, review progress, and shape the plan; and
Resolution 13-22
December 19, 2013 Page 1 of 3
WHEREAS, three multi -day community workshops took place in Downtown McCall to engage
the general public and additional stakeholders. The workshops were held throughout the day and
consisted of a variety of activities including the following formal presentations at public
meetings, small group sessions and discussions, one-on-one stakeholder interviews (in person
and via telephone), interactive exhibits and displays in prominent public spaces, and open house
work sessions located in a Downtown storefront; and
WHEREAS, public input was also solicited through online surveys, input received by the
planning team and City staff through email, written comments, and informal discussions were
also considered during plan development; and
WHEREAS, the first series of community workshops occurred from May 20-23, 2013 with a
focus on gathering background information, verifying the vision for Downtown, and determining
the community's preference for certain visual elements; and
WHEREAS, the second series of community workshops occurred from August 21-23, 2013 with
a focus on land use and streetscape details. Based on input gathered during Workshop Series #1,
a framework plan for transportation connections and land use character districts within the
Downtown and conceptual designs for several streets and a lakefront boardwalk were presented;
and
WHEREAS, implementation strategies of the Downtown Master Plan were reviewed and
endorsed by the public, the Master Plan steering committee, the McCall City Council, and the
McCall Planning and Zoning Commission during the third community workshop from October
30-31, 2013.
WHEREAS, a Downtown Market Assessment was completed as part of this Downtown Master
Plan Update in order to provide insights into general economic conditions in McCall, describe
the structure of the Downtown economy, and identify the role that Downtown plays within the
local and regional economy.
WHEREAS, the Steering Committee recommended the Plan to the McCall Area Planning and
Zoning Committee, and the Commission recommended the Plan for approval on December 3,
2013;
NOW, THEREFORE, BE IT RESOLVED BY THE MAYOR AND COUNCIL OF THE CITY
OF MCCALL, VALLEY COUNTY, IDAHO THAT:
Section 1:
adopted.
Section 2:
The McCall Downtown Master Plan is attached hereto as Exhibit "A" is hereby
This resolution shall be in full force and effect on December 19, 2013.
Resolution 13-22
December 19, 2013 Page 2 of 3
Passed and approved this 19 day of December, 2013.
CITY OF MCCALL
Valley County, Idaho
Donald C. Bailey, Mayor
ATTEST:
BessieJo W. _ner, City !i erk
Resolution 13-22
December 19, 2013 Page 3 of 3
Exhibit "A"
for
Resolution 13-22
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City of McCall
Cover photo: Downtown McCall, Aerial Photograph. Photo by: Larry Hietala
ACKNOWLEDGMENTS
Downtown Master Plan Steering McCall Area Planning and Zoning
Committee: Commission
Dan Krahn Kim Apperson, Chair, Impact Area representative
David Carey Scott Tunnell, Impact Area representative
David Peugh Amanda Thompson, City representative
Fallon Fereday Fallon Fereday, City representative
George Seeds R. Derek Williamson, Impact Area representative
Heather Susemihl Nancy Farnsworth, City representative
Mike Maciaszek Steve Callan, City representative
McCall Staff: McCall City Council
Michelle Groenevelt Don Bailey, Mayor
Delta James Laura Scott, Council President
Funding' Marcia Witte, Council Member
City of McCall Jackie Aymon, Council Member
Jeff Tunison Community Grant Fund Nic Swanson, Council Member
Through Capital Matrix Consultant Team'
Photo Contributors: Randy Blough, Harmony Design & Engineering
Gary Ertter Jennifer Zung, Harmony Design & Engineering
Larry Hietala Bruce Meighan, Logan Simpson Design
Jon Altschuld, Logan Simpson Design
Megan Moore, Logan Simpson Design
Gabe Preston, RPI Consulting
iii
Fireworks over Payette Lake. Photo by: Gary Ertter
CONTENTS
1 Introduction 1
2 Why Downtown? 3
3 Community Vision 5
4 Process + Public Outreach 7
5 Market Assessment 13
6 Build -out Analysis 17
7 Strategies 21
8 Implementation 41
v
a Marina Payette Lake. Photo by: Gary Ertter
1 INTRODUCTION
The City of McCall, Idaho is nestled in the mountains at the south end of Payette Lake. This quaint, waterfront
community is the largest community in Valley County and serves as the economic hub for a large area which
includes parts of Adams and Idaho Counties. McCall's Downtown, roughly defined by the City's Central
Business District (CBD), has been identified as the "Heart" of the community that defines the character of
McCall.
This 2013 Downtown Master Plan Update builds on previous City planning efforts and creates a roadmap for
future development and redevelopment in Downtown. This Master Plan includes components of traditional
downtown master plans and also provides recommendations through the lenses of economics and the
arts. Since the previous Downtown Master Plan (1997), much has changed in McCall. Several significant
development projects and other public improvements have been built, and numerous City planning and design
documents have been developed or updated. Economically, McCall experienced the real estate boom and
bust of the 2000s along with the rest of the United States, and its economy is currently showing indications of
improvement.
The intent of this update is to align the Downtown Master Plan with the visions and policies of recently
adopted planning documents and to refocus planning efforts and policies to address current issues and future
opportunities. It is a tool for assessing current conditions and setting a course for future success. This Master
Plan provides a framework that balances McCall's unique character and lifestyle community charm with
economic growth in order to create a vibrant Downtown McCall.
This plan includes a build -out analysis that measures the potential for future commercial development and
also provides recommendations for physical improvements.
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Hotel McCall Courtyard. Photo by: Gary Ertter
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2 WHY DOWNTOWN?
Why is Downtown important? As the "Heart" of the City, McCall's Downtown is an essential physical
component of the City providing a gathering place for the community and a sense of arrival for visitors. The
first glimpse of Payette Lake when entering Downtown McCall leaves a lasting impression on anyone who has
visited. A high quality, dense, and compact development form in Downtown will increase the energy of the
area and create an attractive destination for both residents and visitors. Downtown hosts a diversity of uses
including commercial, institutional, civic, residential, and recreational, and it is also blessed with outstanding
natural resources and recreation opportunities. A healthy and attractive Downtown can become a symbol of
pride for the community and establish its identity.
Downtown McCall is not only an important physical element of the community; it is also an important
economic catalyst for attracting new businesses, residents, and visitors to McCall. Having a unique Downtown
character is an undeniable economic asset and well -worth the long term investment. Research shows that a
healthy and vibrant Downtown boosts the economic health and quality of life in a community. Well -designed,
pedestrian -oriented, and active Downtowns lined with successful businesses increase the attractiveness of
the City to both employers and visitors. Downtown enhancement and infill projects have the ability to create
jobs, incubate small businesses, reduce overall community sprawl, maintain property values, and increase the
community's options for goods and services.
The condition of a City's downtown is a reflection of its overall character and the community it serves. For
this reason, it is very important to focus on maintaining and improving the physical and economic aspects of
Downtown McCall.
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3 COMMUNITY VISION
Over the past decade, the McCall community has been engaged in creating a distinct vision for the City. This
has been articulated by several recent planning documents and has included many common themes for the
vision of Downtown. As part of this Downtown Master Plan update, the vision themes from previous planning
documents were presented to the public in a "word cloud" (opposite page) in order to confirm that these
themes were still relevant to the community. The general vision for this Master Plan is to create a Downtown
that is physically attractive, well-connected, and economically vibrant and can be summarized by the
following vision statements.
Buildings and Places
We envision a Downtown McCall that is an attractive, compact, and popular destination for residents and visitors
with a distinct sense of place based on its unique access and views to Payette Lake, key gathering places
developed through creative placemaking and integrated public artworks.
Connections
We envision that moving through Downtown by walking, riding a bicycle, taking a bus, or driving a car is
convenient, easy, visually appealing, and safe for people of all ages and abilities.
Economic Development
We envision a Downtown McCall economy that is vibrant, strong, and stable with diverse options for lodging,
shopping, dining, working, and living.
5
4 PROCESS + PUBLIC
OUTREACH
This 2013 Downtown Master Plan Update project began in May 2013 and continued through December
2013. Public outreach and engagement was at the cornerstone of developing this plan so that it would be
based on community values, address relevant issues, and ensure that the public had ample opportunity
to provide input, review progress, and shape the plan. Best planning practices and the results of previous
planning and community outreach efforts in McCall were also considered and incorporated into this Master
Plan. Current McCall planning documents reviewed for this plan included:
• McCall Area Comprehensive Plan (2007)
• McCall City Needs Assessment and Conceptual Facilities Plan Options (2005)
• Complete Streets Policy (2011)
• McCall Area Pathways Master Plan (2012)
• Historic Preservation Plan (2011)
• Parks and Recreation Master Plan (2005)
• Lake Front Improvements Plan (2006)
• Downtown Parking Study & Needs Assessment (2009)
• Public Art Policies and Recommendations (2012)
• Multimodal Transit Center Location Analysis (2013)
Opposite page: "Downtown Plan" by third grade class at Barbara Morgan Elementary 2012-2013.
Current McCall Planning Reports
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Page 2
Downtown McCall
MASTER PLAN FOR CENTRAL BUSINESS DISTRICT
Develop a Central
Business District which is
pedestrian oriented,
physically attractive, safe
and easy to navigate,
whether on foot or in a
vehicle, and which retains
a mix of goods and services
for sale which serves the
resident and tourist
populations.
1
CITY OF MCCALL
HISTORIC PRESERVATION PLAN
PREPARED FOR THE MCCALL HISTORIC
PRESERVATION COMMISSION
BY PLANMAKERS
SEPTEMBER 2011
The planning process consisted of three phases that coincided with the three workshop series (see below). The first part of the process
focused on the vision for Downtown and opportunities for revitalization. The second part focused on strategies to achieve the vision and
capitalize on opportunities identified by the public during the first phase. The final third phase of the process tied the plan together with
concrete action items identified to implement the plan.
1
r— Vision +
Opportunities
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Workshop
Series # 1
N Elements +
t Strategies
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Workshop
Series #2
May ' August
co Plan Review
i Implementation
0
Workshop
Series ##3
October
Master Plan Process
Public Outreach
A volunteer Steering Committee that consisted of seven citizens representing Downtown business owners, property owners, special
interest groups, designers, public officials, and other interested citizens helped guide the development of this Downtown Master Plan. In
addition to the Steering Committee, three multi -day community workshops took place in Downtown McCall to engage the general public
and additional stakeholders. The workshops were held throughout the day and consisted of a variety of activities including the following:
• Formal presentations at public meetings
• Small group sessions and discussions
• One-on-one stakeholder interviews (in person and via telephone)
• Interactive exhibits and displays in prominent public spaces
• Open house work sessions located in a Downtown storefront
• McCall Donnelly High School: Student Poetry Project
• Barbara Morgan Elementary: Downtown Plan Art Project
Public input was also solicited through online surveys. Input received by the planning team and City staff through email, written
comments, and informal discussions was also considered during plan development.
A summary of each workshop series is included in this section and detailed descriptions are included in the Appendix.
Mobile Outreach at Legacy Park
Storefront drop -in session.
Mobile outreach at Hotel McCall Courtyard.
Stakeholder meeting with representatives from the Library and
Senior Center.
WORKSHOP
SERIES #1
Vision +Opportunities
May 20 - 23, 2013
PURPOSE:
Gather background information
Verify the vision for Downtown
Determine the community's preference for certain visual
elements
SESSIONS ACTIVITIES:
Downtown Business Forum
Vision + Opportunities Workshop
Stakeholder Meetings
Mobile Workshops
Site Visits
Visual Preference Online Survey
WHAT WE HEARD:
Address vacant storefronts
Improve downtown economy
Highlight and improve access to Payette Lake
Improve pedestrian and bicycle connectivity
Improve Downtown beautification
Address overflow parking of trailers
Mix uses
Develop a civic plaza that could be used for farmers markets and
other special events
Attendees
WORKSHOP
SERIES #Z
Elements +Strategies
August 21 - 23, 2013
PURPOSE:
Develop and refine opportunities
Develop and refine a landuse framework plan
Gather feedback on plan elements
SESSIONS ACTIVITIES:
Steering Committee Meeting
Stakeholder Meetings
Public Meetins (4 sessions)
Storefront Drop -In Sessions
Mobile Outreach - Legacy Park
Mobile Outreach - Hotel McCall Courtyard
WHAT WE HEARD:
Second Street should be active, pedestrian friendly, and unique
Incorporate special paving and public art into Second Street to
add to character
Third and Lake Streets should accommodate bikes but maintain
as much convenience parking as possible
A fully developed lakefront boardwalk is the preferred
opportunity although it should be developed in phases
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Attendees
WORKSHOP
SERIES #3
Plan Review +Implementation
Otober 30 - 31, 2013
PURPOSE:
Review and endorse plan strategies
Determine implementation action items
SESSIONS ACTIVITIES:
Steering Committee Meeting
Stakeholder Meetings
Storefront Drop -In Sessions (3)
Joint Work Session with City Council and P&Z Commission
WHAT WE HEARD:
Need funding source for improvements
Strategies were widely supported
Increasing safety for pedestrians and cyclists on Third and Lake
Street is important
There is a need for clarification and assessment of sidewalk
construction and maintenance
Attendees
r
rJ MARKET ASSESSMENT
A Downtown Market Assessment was completed as part of this Downtown Master Plan Update in order
to provide insights into general economic conditions in McCall, describe the structure of the Downtown
economy, and identify the role that Downtown plays within the local and regional economy. The Market
Assessment was based on an analysis of the best available economic data combined with interviews with
business owners, the Business Community Forum held during Workshop #1, and site visits. A summary of
the Market Assessment is provided here and the full report is included in the Appendix.
Economic Role
Downtown McCall plays a significant economic role in the city's overall economy. This small area, about
'/z mile across, hosts 40% of the City's establishments and accounts for 38% of the total sales throughout
all economic sectors. Although the scale of businesses Downtown tend to be smaller since the majority of
larger businesses and employers are located outside of Downtown, Downtown McCall has many established
industries, some of which hold a remarkable share of the McCall market given its compact size compared to
the city as a whole.
Payette
Lake
Little
Payette Lake
Map of McCall Downtown (red), in relation to overall City limits (purple)
13
Retail, professional, and food industries make up the majority of Downtown businesses. These industries account for approximately one
half of all establishments located Downtown. A tour through Downtown makes it obvious that retail establishments are prevalent, but it is
also an encouraging sign that less seasonal activities, such as professional and technical services, the health sector, and the real estate
sector, are also major economic drivers Downtown. Having people working Downtown year round is paramount for Downtown's economic
success, and growth in these sectors can help soften the off-season dips discussed below.
While Downtown is the heart of the community, it plays a more minor role in the core tourism sectors of food and accommodations when
compared to the rest of the city. When the food and accommodation industries are categorized in the same gross category, they are one of
the top five Downtown economic drivers. Downtown food sales account for 41 % of all food sales in McCall, but only 7% of McCall's total
accommodation sales occur Downtown. This should not be a discouraging finding, instead, it is an indicator of an opportunity to develop
the food and accommodations industries Downtown and capitalize on the destination role that Downtown already serves.
$25,000 1
$ 20, 000
$15,000 • Downtown ■ Total McCall
$10, 000
$5,000
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Downtown and Total McCall Sales (1,000's) - 2012 data from ESRI buisness analyst online (Dunn and Bradstreet)
Seasonality
The seasonality of demand for goods and services in McCall is an important component of its economic context and is the biggest
challenge for many Downtown businesses. Lodging tax revenues show the peak summer season in July and to a lesser extent August, and
they show a smaller winter peak climbing through the holidays and peaking during the best skiing times and Winter Carnival in February.
Both the lodging tax and local option tax revenues (Figure 5) show the distinct off seasons in the spring and fall with decreased economic
activity.
14
$60,000
$50,000
$40,000
30,000
$20,000
$10,000
$0
g
Seasonaliry reflected in the Local Option Tax revenues (average 2006-2012)
Legacy Park on 4th of July.
Retail Trade Analysis
A retail trade analysis involves comparing total local sales (supply) with local consumer expenditures (demand). Comparing existing sales
with potential demand yields either retail leakage or surplus.
Retail leakage occurs when potential consumer expenditures are greater than local sales (demand is greater than supply). Retail
leakage signifies that local residents are making purchases outside the local trade area likely because there are not enough
locally available retail goods, prices are not competitive, or the quality is not adequate to meet local demand.
Retail surplus occurs when local sales are greater than potential local consumer demand (supply is greater than demand). A
surplus signifies that the local economy is attracting consumer spending from outside the area.
Overall, McCall has a retail surplus and acts as a shopping destination for regional residents and visitors. However, the data indicates
there is retail leakage in several sectors mainly serving day-to-day needs of residents: shoes, lawn and garden, electronics, general
merchandise, department stores, and jewelry. Insofar as these types of establishments can locate Downtown, they currently represent
a potential growth opportunity for existing and future businesses. Many of the sectors experiencing leakage may not be feasible in a
Downtown location due to space requirements or incompatibility with the scale and character of Downtown. Additionally, several existing
retail stores, such as Paul's Market and McCall Drug, offer many of these items but sales of these items may be categorized under
different retail sectors.
15
Downtown McCall in Winter. Photo by'Gary Ertter.
Opposite page: Downtown McCall today.
6 BUILD -OUT ANALYSIS
The build -out analysis measures the potential for commercial development based on the amount of vacant
or re -developable land Downtown. Using data from the county assessor, the build -out potential using four
different scenarios of various levels of development intensity and density was evaluated. The build -out
analysis for each scenario is stated in terms of the existing square footage of floor area, the potential floor area
that could result from developing the limited number of vacant lots, and the additional floor area that would be
possible if properties 20 years or older were redeveloped. Properties that were built in the past 20 years were
assumed not to be likely candidates for redevelopment since the buildings are still well within their economic
life and are unlikely to change significantly in the foreseeable future.
McCall Downtown Today
The McCall Downtown Today scenario is based on the current average level of development density and
intensity in Downtown based on a custom report generated by the Valley County Assessor's office. Of the
four scenarios evaluated, the McCall Downtown Today scenario is the least intensive development scenario.
Currently, there is approximately 300,000 sq. ft. of developed floor area in Downtown McCall. This is a
reflection of the low density of Downtown today resulting from the relatively dispersed development pattern
and large areas for parking lots and other undeveloped areas on each property.
If all of the properties that are not built out to the average level today were to develop to the current average
density, it would mean an additional 384,000 sq. ft. of developed floor area Downtown for a total of 684,000
sq. ft. There are not many vacant lots in Downtown, only 127,000 sq. ft of the additional development
possible would occur on vacant lots. The remainder would come from redevelopment of properties that have
buildings on them that are 20 years or older. Note that the 2009 McCall Downtown Parking Study and Needs
Assessment concluded that the existing on -street and public parking supply is adequate to accommodate an
additional 122,000 to 132,000 sq. ft. of commercial space or 244 to 266 additional residential units.
The additional 384,000 square feet possible under the McCall Downtown Today scenario would support an
estimated additional 18,400 future area residents who live within an hour drive of McCall. This assumes that
the ratio between local and visitor spending remains constant. Currently, the existing 300,000 square feet of
commercial development is supported by the area's 14,375 residents who live in the McCall area within an
hour's drive. If the current sales per square foot and sales per capita remain constant, the additional 384,000
square feet of commercial development Downtown would result in an additional $17 million in sales to future
McCall area residents within an hours drive.
17
Developed Highway Commercial Corridor
The Developed Highway Commercial Corridor scenario represents the level of development typical of a commercial highway corridor. This
includes a mix of single and two story buildings with visible parking. The purpose of this scenario is not to suggest that Downtown should
look like a highway corridor, but is for comparative purposes. It is important to note that Downtown McCall is currently developed at a
lower density and intensity than a typical fully developed commercial highway corridor. Most downtowns in medium sized towns exceed
the density and intensity of a developed commercial corridor.
If Downtown was to develop as intensely as a typical highway commercial corridor, it would result in an additional 454,000 sq. ft. of floor
area, which if added to the existing 300,000 sq. ft. would result in a total of 754,000 sq. ft. of development in Downtown McCall.
Typical developed highway commercial corridor development
New Urban
The New Urban scenario is based on a typical new urban design where the development pattern is multi -story and occupies a larger
portion of the lot, but each site also contains off-street parking and landscaping. This scenario represents the level of development that
would be possible Downtown while still accommodating the majority of the parking needs on -site as surface parking.
If Downtown were to develop at the typical New Urban intensity, it would result in an additional 606,000 sq. ft. of floor area, for a total of
906,000 sq. ft. of floor area.
Typical new urban development
18
Urban Downtown
The mountain Urban Downtown scenario is the most intensive development scenario presented in which lots are most intensively
developed and would not be able to accommodate all parking needs on -site. This scenario assumes that businesses would be able to
utilize on -street parking or off -site parking facilities to meet their parking needs. This scenario represents the highest degree of density
and intensity that would likely be feasible in Downtown McCall while maintaining its small town feel. The urban downtown scenario
assumes total buildout at 3 or 4 stories.
If Downtown McCall were to develop at the intensity of the Urban Downtown development scenario, there could be an additional 757,000
sq. ft. of floor area Downtown, over twice what is currently in Downtown. When added to the existing inventory of 300,000 sq. ft. of
development, there would be over 1,000,000 sq. ft. of total floor area in the 0.3 mile radius area of Downtown. This is the ideal goal for
creating a vibrant downtown.
Typical urban downtown development
800
700
600
Square
Feet 400
(1,000's) 300
500
200
100
384
454
606
Additional Square Footage Possible
Downtown Today Commercial Corridor
New Urban ■ Urban Downtown
Additional Downtown buildout potential by scenerio
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7 STRATEGIES
Buildings and Places Strategies
The physical elements within a city play an important role in defining its character. Buildings, civic spaces,
streetscapes, greenways, and scenic vistas create the framework of the public realm and have a profound effect
on how the city functions and looks. This is particularly important in Downtown due to the intensity of the built
environment and the level of human activity.
Downtown McCall is the heart of the McCall community. As such, it should have a distinguished character
and identity within the City of McCall that capitalizes on its unique attributes and location on Payette Lake.
Building designs in Downtown should be high quality and consistent with the small, mountain town character
of McCall. Wide sidewalks, well -designed and aesthetically -pleasing architecture, and commercial enterprises
that encourage pedestrian activity should dominate the Downtown.
The following strategies were identified through the planning process to help achieve the vision for Downtown
McCall's buildings and places. It should be noted that all of the plans shown in this section are only concepts
and that final designs would need to be completed if and when individual projects are implemented.
21
BP 1. Create unique character districts within Downtown to better define uses and services
within each area.
The Downtown Framework Map identifies several unique districts within the Downtown study area with different characteristics with
respect to uses, services, and architecture. The Downtown study area is loosely defined by the existing Central Business District (CBD)
zone with the addition of the area around the Alpine Village development on Third Street and the subtraction of the area north of Hemlock
and east of Railroad. The Framework Map shows
• Public Parking Facilities
• Character Districts
• Key Gathering Places
• Mobility Connections
The Framework Map is shown on the facing page and descriptions of the character districts follow.
Downtown Core
The Downtown Core is the center of the business district. Currently, the Downtown Core is primarily commercial with the exception of some
small, older homes on isolated parcels, and it consists of mostly single story buildings. The vision for the Downtown Core is to develop into a
pedestrian -friendly active space with a concentration of public art and defined mostly by commercial and retail businesses that are primarily
tourist -oriented. Lodging, office, and residential spaces will still exist in this district, but in a secondary role. Three story buildings are
appropriate in the Downtown Core and four story buildings could be allowed to incentivize providing public amenities.
Lakefront Commercial District
The Lakefront Commercial District entails the shoreline properties along East Lake Street within the Central Business District (CBD). This area
has unique qualities and opportunities due to its proximity to the Downtown Core as well as the amenities of Payette Lake and the outstanding
scenic views to the north. This district has the opportunity to create pedestrian and retail activity along the lakefront. As a result, buildings
in this district could have dual storefronts (facing both Payette Lake and Lake Street). Three story buildings are appropriate in the Lakefront
Commercial District and four story buildings or relaxed setback standards could be allowed to incentivize providing public amenities such as
views to the Lake and public access to the Lake.
Lakefront Mixed Use District
The Lakefront Mixed Use District lies on the east side of East Lake Street across from the Marina, and is similar to the Downtown Core in terms
of proximity to the Lake. It is currently only partially built out with mostly residential uses. Because of its proximity to the Marina, Legacy Park,
and Brown Park, it is a viable location for retail, commercial, and/or lodging businesses. This is also the area that the Downtown Core will
most likely expand into as the Downtown Core fills in.
Lakefront Recreation District
The Lakefront Recreation District includes Brown Park, the Marina, Legacy Park, and Art Roberts Park. These are currently publicly owned
facilities and the Marina is leased to a concessioner. This district and the access it provides to Payette Lake is what makes McCall a unique
mountain resort community. Views and access to the Lake should be preserved and enhanced where possible.
Mixed Use District
The Mixed Use District includes the areas surrounding the Downtown Core within the CBD that serve as support for the Core. The Mixed Use
District is ideally suited to mixed use commercial development aimed at permanent residents and residential and/or lodging developments
that could support and serve the Core. Because this area is located further from the Lake, building heights up to 4-stories are suitable.
The Civic District is the area at the south terminus of Second Street and includes the City owned property that is the current location of
the McCall City Hall, the McCall Police Department, the McCall Library, the old Fire Station, and the Senior Center. A master plan has
been developed for this area and it has the opportunity to become an important civic center that serves as the south anchor of Second
Street juxtaposed to the north anchor at Art Roberts Park and Payette Lake. This district is a destination and can provide services such as a
multimodal transit facility and public parking as well as key civic buildings and gathering places such as the Library.
22
Downtown Core
Public/Civic
Mixed Use
Lakefront Recreation
Lakefront Commercial
Lakefront Mixed Use
Floating Walkway
Proposed Pathway/Bike Lane
Existing Pathway/Bike Lane
OTransit Center
® Public Pier
P Parking
Existing Building Locations
Key Gathering Place
L.
McCall Downtown Districts Framework Map
23 =M11
BP 2. Focus Downtown on Payette Lake to maximize the experience and connection to the
Lake
Payette Lake was identified as McCall's "Crown Jewel" during the Community Workshops and it is perhaps McCall's greatest asset. It
sets the city apart from others mountain resort communities, provides a spectacular backdrop for Downtown, and is the cornerstone of the
city's tourist industry. The recreational lakefront at Legacy Park attracts thousands of tourists during the summer. The improvements that
were previously outlined and recently implemented in the "McCall Lakefront Plan" (2006) demonstrate how lakefront improvements can
revitalize and activate the lakefront. There is a huge opportunity to increase economic activity Downtown by complimenting and enhancing
the recreational component surrounding the Lake with a vibrant and active commercial component.
Encourage the development of a lakefront boardwalk.
Currently, the lake side of the buildings in the Lakefront Commercial District are, for the most part, underutilized from an economic
perspective and are not oriented towards the Lake. Only a few restaurants currently provide lakeside patio dining, and a significant portion
of the properties facing the Lake consist of office uses, service areas, and vehicle parking. There is an existing informal walkway from
Legacy Park to Art Roberts Park. However, access to the walkway is uninviting, it is in general disrepair in front of the McCall Mall, and
pathway is not ADA accessible.
An inviting and formalized pedestrian boardwalk along the lake side of the Lakefront Commercial District could provide connectivity
between Legacy Park, Art Roberts Park, and future commercial development to the west and can create increased economic activity and
real estate development opportunities for commercial enterprises along the way. The boardwalk could become a prime commercial
waterfront area that provides adequate space for outdoor restaurant seating and easy access to shopping, lodging, and other services to
the thousands of visitors recreating at the adjacent beach. The boardwalk could also become a unique gathering place for visitors and
local residents featuring benches, landscape planters, public art, and unique places to linger.
The design of a lakefront boardwalk should include natural materials to match the small town, western character of McCall, and it could
be designed to allow light to penetrate through to the Lake to maintain water quality. A public / private partnership may be the best way to
implement this project and it could be completed in multiple phases as properties redevelop. Coordination of future underground utility
improvements with the development of pedestrian amenities is encouraged to benefit both private and public entities.
Lakefront Boardwalk conceptual plan
24
Enhance and maintain access to the Lake and preserve the water quality of the Lake.
Other opportunities may be available to enhance public access to the Lake. One is the development of a floating walkway between the
Marina and the south end of Legacy Park. This could help separate the swimming area from motorized boats entering and leaving the
Marina and provide public boat parking so that boating can be used as a viable transportation option to get to Downtown during the
summer. The floating walkway could also provide a nice area for the 'after dinner stroll'. Another opportunity to enhance public access is
the possibility of purchasing lakefront property if it is financially feasible and appropriate for the City.
Since the focus of Downtown is on Payette Lake, maintaining the water quality of the Lake is important. The stormwater management
system in Downtown should be adequate to mitigate runoff flow rates, volumes, and water quality of stormwater prior to entering the Lake.
BP 3. Enhance McCall's unique character through creative placemaking to encourage longer
stays in Downtown
There is great potential to enhance McCall's unique character by
incorporating art into the public realm in Downtown through creative
placemaking. This would involve a collaborative effort between public,
private, nonprofit, artist, and other community groups to create a unique
Downtown with art in its core. Interesting key gathering places can be
created such as a pedestrian oriented Second Street (further described
in the next section) as well as larger infrastructure projects such as
bridges can be enhanced using creative placemaking and incorporating
public art into the designs.
Left. Unique paving on the Basque Block.
Right. Public art sculptures (Boise, ID)
Functional public art such as unique paving designs in Second Street and at the corner of Lake Street and 3rd Street (Highway 55), artistic
wayfinding signage, or creative benches and trash cans are ways to make art a prominent part of Downtown. The proposed lakefront
boardwalk space is another opportunity area for public art and creative placemaking. Other potential locations for public art identified
in the McCall Public Art Policies and Recommendations (2012) include bus shelters, large blank building walls, utility boxes, the Hotel
McCall courtyard, City Hall, and along pathways. The policies for public art and recommendations for funding and siting public art in this
document should continue.
Demonstration Projects and Temporary Installations
Demonstration projects using temporary installations are a means of testing proposed concepts with little initial investment and risk. This
could include a mock-up of various sidewalk configurations, pedestrian amenities, outdoor seating, lighting, landscaping, street trees,
public art, or storefront configurations using chalk, paint, temporary construction using inexpensive materials, or containerized trees and
plants. Possible installation locations could be within a street, block, park, or an undeveloped or underutilized space within the public
Right -of -Way or on private property with a willing landowner.
A temporary installation can remain for only a few days for a specific event or for up to several months and can help evaluate the impacts
of proposed improvements. The project could engage property owners, business owners, local artists, contractors, and citizen volunteers
for construction.
One idea is to create "traveling open air seating" for restaurants that might use a parking
space. An elevated platform could be built to fit a parking spot on which restaurant owners
could put outdoor seating. The platform could move around as an experiment to see if the
loss of on -street parking in favor of the additional seating was preferred or a detriment. Retail
establishments could create similar spaces for an outdoor gallery, display or landscape.
A typical temporary installation. Photo by: Betterblock.org
25
BP 4. Encourage high quality infill and redevelopment projects that fit and strengthen the
unique character of McCall
For Downtown to become a walkable and vibrant area, it is important that the development within Downtown is compact and optimizes
land resources by encouraging infill and redevelopment projects. The vast majority of development potential Downtown is in the form of
redeveloping properties with older existing structures. Although many of the existing older retail buildings Downtown may have distinctive
historic exteriors, the interior spaces can feel confining and provide a less than desirable shopping experience for consumers. As a result,
many of the buildings in prime retail locations are being used as professional offices, which breaks up the pedestrian oriented retail
experience of the streets. Encouraging redevelopment within Downtown and not expanding the area of the CBD can help increase the
critical mass of retail space in Downtown and help establish it as a retail destination.
The build -out analysis in Chapter 6 demonstrated that there is as much as 1 million square feet of additional floor area that could be
developed Downtown, depending on how intensely it is developed. This is more than three times the amount of existing development
Downtown, which has about 300,000 sq. ft. of floor area currently built out, and a fraction of this would cover the demand for decades.
Currently, Downtown is less densely developed than the typical highway commercial corridor, and much less densely developed than
many tourist, second home, and recreation destination downtowns such as Jackson Hole, WY; Bozeman, MT; or Durango, CO.
Streamline the development process and support business development
In order to facilitate infill and redevelopment in Downtown as well as general business development, it is important that development
processes, standards, and decisions are clear, predictable, fair, consistent, timely, and cost-effective. The local regulatory environment
can have a significant impact on economic and land development. Articulating a clear process for establishing and running a business
Downtown in a concise handout would be a helpful resource for some business owners. Similarly, clarifying the process and requirements
for land development projects, especially in regards to sidewalk construction and maintenance, would be appreciated by private
developers and their consultants and would help improve the public perception of the City development processes.
High quality, economically viable development Downtown should be incentivized. Possible incentives might include allowing reduced
parking requirements, reduced setbacks from the Lake, or increased building heights in return for providing civic space, public lake
access, or views to the lake. Architectural standards for new buildings and major remodels should be guided by form -based guidelines
and updated McCall Downtown Design Guidelines that reflect the character districts. Another incentive for Downtown development
could be the elimination of on -site parking requirements and sidewalk maintenance if a Business Improvement District (BID) or a similar
stable funding mechanism was created that can fund construction and maintenance of public parking facilities and sidewalk maintenance
including snow removal.
Encourage the preservation of historic and culturally significant structures
Historic structures in McCall help define its character and the McCall Historic Preservation Plan (2011) identified several buildings within
Downtown that are culturally or historically significant. These include the Lake Street Station Building (310 E. Lake Street), McCall City
Jail (900 N. Third St.), the Yacht Club (203 E. Lake St.), Lakeport RR Depot (411 Railroad Ave.), Lakeport RR Depot Stationmaster's House
(401 Railroad Ave.), Community Congregational Church (901 First St.), Warren E. Cook House (501 Pine St.), and Dr. Pflug's Clinic (801
N. Third St.). None of these structures are currently listed on the National Register of Historic Places, although several of them are eligible.
Perhaps the most prominent structure that is eligible for registry is the Yacht Club. The preservation or enhancement of these structures
should be encouraged where appropriate.
Lake Street, McCall, 1914
26
Downtown Improvement Grant Program
As part of this Downtown Master Plan Update, $1,500 has been set aside for a Downtown Improvement Grant to encourage and help fund
physical improvements to Downtown buildings, properties, or streetscapes. This is a competitive grant that is available to any Downtown
property owner or business owner wishing to invest in improvement projects that will enrich or enhance the aesthetics, function or character
of Downtown. These improvements should be exterior improvements that are visible or usable by the general public and could include:
• Building fagade treatments
• Pedestrian or bicycle facilities or amenities
• Public art
• Sidewalk additions or improvements
• Landscaping
Grant applications will be judged by a selection committee that will be formed to develop the grant application, establish selection criteria,
evaluate applications and ultimately select the winning applicant. The application should be simple and straightforward. Some of the
selection criteria could include:
• Overall impact of the proposed improvement
• Creativity and originality
• Matching private investment
• Commitment / capability to follow through
The Downtown Improvement Grant could become an annual program that would incentivize improvements to private properties and help
make incremental improvements to Downtown.
27
Connections Strategies
Well -designed connections between the buildings and places in Downtown create an efficient, interesting, and enjoyable experience
for pedestrians, cyclists, and motorists. Great streets encourage people to explore, linger, and gather which in turn increases economic
activity for adjacent businesses. Streets are the backbone of the public realm in Downtown and they perform many functions. They
provide:
• A first impression for visitors and travelers
• A front door for Downtown businesses
• A thoroughfare for pedestrians and bicyclists
• A space for meeting and gathering
• An location for signage and wayfinding
• An opportunity for landscape and greenery
• An opportunity for integration and display of public art
• A utility for stormwater runoff
The following strategies were identified through the planning process to help achieve the vision for Downtown McCall's transportation
connections.
CN 1. Enhance multimodal safety and mobility on Third Street and East Lake Street to enhance
the pedestrian consumer experience and create opportunities for niche business
development
Third Street and East Lake Street are part of Idaho State Highway 55 and are the most heavily used streets in Downtown. These streets
accommodate local traffic as well as through traffic travelling the corridor between Boise and northern Idaho. Logging trucks and vehicles
with trailers travel these streets on a regular basis. Bicyclists also utilize these streets, especially those who are unaware of the designated
bike routes through Downtown. Pedestrian traffic is heavy due to their proximity to Payette Lake and the number of businesses located
along the highway. The right-of-way width is typically 80' through Downtown but varies significantly at First Street.
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Conceptual sketch of 3rd Street and Lenora Street (looking North)
28
Safety for all modes of transportation is a primary concern for Third and East Lake Street. Improving the safety and comfort for pedestrians
and cyclists will enrich their experience, increase activity, improve economic conditions, and add vibrancy to Downtown. Widening and
improving sidewalks along storefronts, especially along the west side of Third Street, would provide the space needed for site furniture,
signage, landscaping, and other amenities to improve pedestrian safety and circulation. Decreasing the walking distance for pedestrians
and possibly adding colored pavers or stamped concrete at the corner of Third and Lake can significantly improve safety for pedestrians
at this busy intersection. Developing a site specific gateway at the intersection of Third and Park Street, as suggested in the McCall
Comprehensive Plan, can also help improve pedestrian safety as it slows traffic entering the Downtown area. Routing trucks around
Downtown instead of through Downtown is another option for improving pedestrian and cyclist safety, although options for this may be
limited due to Idaho Transportation Department highway standards and landowner constraints.
The current ITD approved street cross section for Third Street from Deinhard Lane to Park Street includes designated bike lanes. Due to the
high amount of cycling traffic and the strong desire to increase safety, it is recommended that the bike lanes continue to Lake Street and
along Lake Street to First Street. In order to accommodate bike lanes, a wider sidewalk, and a turn lane, approximately five parking spaces
on the east side of Third Street between Railroad Avenue and Lake Street will need to be removed. Along Lake Street the bike lane can be
accommodated by removing a couple of parking spaces adjacent to the existing Chevron gas station. This loss of parking can be offset by
providing improved sidewalk connectivity and wayfinding to public parking lots located throughout Downtown.
Design Considerations
• Large volumes of traffic
• Large vehicles (trucks and trailers)
• Left turn maneuvers at intersections
• Significant pedestrian traffic
• Bicycle safety
• Pedestrian / vehicular conflicts at crosswalk at curve
• Convenience parking for businesses
• Space for support columns for overhead structures
• Space for outdoor seating and business signage
• Visual access to Payette Lake from the street
• Aesthetic appeal to residents and visitors
• Alignment of the exit from Legacy Park that discourages left turns
29
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30
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31
CN 2. Create a vibrant, pedestrian -oriented Second Street that connects the Civic Center
with the lakefront
Second Street runs north -south through the Downtown Core District. Currently, the street has a combination of parallel and diagonal
parking, sidewalks of varying widths with some missing segments, and several vehicular accesses to adjacent parcels. The diagonal
parking areas along Second Street are not currently wide or deep enough to meet City Standards and this has caused traffic issues. The
street slopes from south to north at approximately 3% which poses some challenges for storefront entrances but can also add interest and
uniqueness to the streetscape.
There are great opportunities to create a vibrant, pedestrian -oriented Second Street due to its wide (80') right-of-way, view of Payette
Lake, and public facilities anchored at each end (Art Robert's Park on the north and the McCall Library and Civic Center on the south).
Second Street could include public art incorporated into a paver design and flush curbs that create a pedestrian focused environment
and enable the street to be easily closed for festivals, farmers markets, and special events. Public art in the form of sculptures, pavement
designs, murals, and signage and street furnishings can be incorporated throughout the streetscape to create a truly special place within
the Downtown core. Art Roberts Park and the McCall Library are ideal locations at each end of the street to establish artistic gateways into
Downtown. Mini pocket parks located along Second Street would provide additional areas for people to linger and gathering spaces during
special events. Public improvements to the sidewalks and street can facilitate business owners and property owners to make investments
in private property improvements along Second Street and energize this part of the Downtown Core.
Design Considerations
• Main link from proposed transit center to Downtown
• Slow speeds for vehicle, pedestrian, and bicycle safety
• Temporary street closures (whole or partial) for special events such as Winter Carnival
• Convenience parking for businesses
• Space for support columns for overhead structures
• Space for sidewalk grade transitions to building entrances
• Space for outdoor seating and business signage
• Visual access to Payette Lake through Art Roberts Park from the street
• Aesthetic appeal to residents and visitors
• Opportunity for integration and display of public art
• Unique design to define Downtown McCall and encourage pedestrian activity into Downtown core, and redevelopment
32
Second Street concept plan
Second Street cross section
CN 3. Create a transportation network that is attractive and safely accommodates bikes,
pedestrians, and vehicles throughout Downtown
Park Street, Lenora Street, and First Street are typical streets in the Downtown Core District. They are local streets with low speeds, short
blocks, and relatively low traffic volumes. Their primarily function is to provide public on -street parking, pedestrian connections, and
access to adjacent businesses and storefronts in the Downtown Core. Lenora Street in particular is an important pedestrian connection
from the public parking lot at First Street to the Downtown Core and Lakefront Districts. East Lake Street north of the Marina, Mill Road,
and Roosevelt Avenue are also roads with lower traffic volume and should have cross sections similar to Park, Lenora, and First Streets
with sharrows, sidewalks, and parallel parking at full build out. Pine Street and Railroad Avenue have higher traffic volumes due to their
role as access roads to the Lake. Railroad Avenue has a parallel separated multi -purpose pathway so sharrows would not be needed on
this street.
As streets Downtown are repaired or reconstructed, the McCall Complete Streets Policy (2011) should be used as a design guideline
so that pedestrian, bicycle and vehicle safety, and mobility is addressed for people of all ages and abilities. Sidewalks should provide
continuous connections throughout Downtown and be wide enough to comfortably accommodate pedestrians walking side -by -side.
Narrow traffic lanes that are 10' to help slow traffic and increase safety for all users. Due to the low traffic volumes, sharrows which
indicate that bikes will share the traffic lanes with automobiles are appropriate for streets that do not have parallel pathways.
Manage snow removal Downtown in a comprehensive and efficient manner
Snow management on all Downtown streets and sidewalks is an important factor for providing pedestrian safety and convenience parking.
A comprehensive snow management policy should be adopted that addresses snow removal from the sidewalks that is coordinated
with snow removal from the streets. The City should consider accepting the responsibility for all snow removal from publicly owned
facilities Downtown, including sidewalks, and possibly use private contractors to do the work. It is possible that funding from a Business
Improvement District (BID) or future Urban Renewal District may be needed to fund sidewalk snow removal that meets the needs of most
business owners.
Another option for sidewalk snow management is using ground source geothermal heat exchangers to melt snow from the Downtown
sidewalks. This option could be investigated when large streetscape improvement projects are being planned.
Design Considerations
• Moderate pedestrian traffic
• Slow speeds for vehicle, pedestrian and bicycle safety
• Convenience parking for businesses
• Aesthetic appeal to residents and visitors
• Efficient and enjoyable pedestrian connections from public parking lots
• Integrated public art
34
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CN 4. Locate parking lots and the Transit Center to encourage pedestrian and economic
activity Downtown
Accommodate locating the proposed Transit Center in the Downtown Civic District
Treasure Valley Transit (TVT) received a grant from the Federal Transit Administration to construct a new passenger facility, offices, and a
bus storage and maintenance facility in McCall. A "Multimodal Transit Center Location Analysis" (2013) was commissioned by the City
of McCall Community Development Department to analyze several possible locations for the facility. The bus storage and maintenance
facility will be located outside of Downtown. The passenger facility and offices, however, would ideally be located Downtown with good
multimodal connectivity to the City's Downtown Core District and lakefront amenities.
The City owned parcel in the Civic District is an ideal location for the proposed
Transit Center. This site is large, close to public services, and has a convenient
connection to Downtown via Second Street as well as access to the adjacent
multi -use pathway along the old railroad right-of-way. As Second Street becomes
established as a vibrant pedestrian corridor, it will provide excellent connectivity
to Downtown businesses, the Manchester Ice and Event Centre, Art Roberts Park
and the Lakefront District. A Transit Center within the Civic District, possibly in the
location of the old Fire Station building, would add to the vibrancy of Downtown
by encouraging pedestrian traffic through the Core District and reducing parking
demand on Downtown streets. Previous master plans for this site were developed in
the "McCall City Needs Assessment and Conceptual Facilities Plan Options" (2005),
but the master plan should be revised to include the Transit Center along with the
other planned civic uses such as the police station, a multi -purpose community
center, community housing, City Hall and expansion and improvements to the
Library, all of which could share some spaces and functions.
Transit stop at Ciry Hall
Ensure Adequate Parking and Clearly Sign Public Parking Lots
The "City of McCall Downtown Parking Study & Needs Assessment" (2009) investigated the availability and use of parking in Downtown.
The study showed that none of the public lots were used to capacity and that few of the available parking areas Downtown were used at
more than 70% capacity. This study illuminates that there is ample parking in the Downtown core to accommodate parking on average
days during the tourist summer season. During peak event weekends such as the 4th of July celebration, available parking will be scarcer.
It is unwise, however, to plan parking around peak events per year. It is more appropriate to develop an alternative system to accommodate
parking during special events such as a satellite parking lot with a free shuttle into town. This would be a more efficient use of Downtown
commercial space and likely more cost-effective in the long-term if tax revenue can be generated on the land that would otherwise be
used for surface parking.
There is a perception, especially among the business owners in the Downtown Core, that on -street parking (or convenience parking) is
essential for businesses to succeed. It is also important to realize the trade-off between the availability of on -street parking and walkability,
both important key attributes desired by the community for Downtown. Creating a pedestrian -friendly Downtown core encourages visitors
and patrons to visit more than one business because they are viewing multiple businesses at walking speeds rather than driving by.
McCall is fortunate to have multiple public parking lots throughout the Downtown area, although the Downtown Parking Study and Needs
Assessment concluded that these lots are underutilized. Public Workshops #1 and #2 also provided this insight, as well as site visits.
Existing public lots need to be better identified and have better pedestrian connections. Improved sidewalks will encourage greater
use of the public parking lots by making them easily accessible and providing a pleasant walking experience. An improved wayfinding
system can help direct visitors to available public parking facilities and can also serve as a public art component in Downtown. Increased
utilization of existing public parking lots can draw people onto the streets, past businesses, and into the commercial core of McCall.
36
Economic Development Strategies
ED1. Create a stable economy with strong businesses that support Downtown
Retain civic buildings/public facilities, such as the Library, Downtown
Public sector activity is a critical component of the Downtown economy. It can be challenging to accommodate changing facility needs
Downtown, so this will require some flexibility so that the facilities can evolve and meet future demand without needing to find a new
location outside of Downtown. The existing civic buildings, police sation and public facilities should be encouraged to stay Downtown,
especially the Library. The Library already serves as an important anchor to Downtown and when it expands, it will be an even more
important asset to Downtown. A new, non-traditional Library could include community meeting rooms, a theatre, a learning center, and
small scale recreation facilities that benefit local residents and are an attraction for visitors. A new master plan for the Civic Center should
include future expansion plans for the Library as well as the new Transit Center.
Support Downtown businesses and business clusters
Downtown business should be supported by implementing a Buy Local campaign and by providing business development services. Buy
Local campaigns using coupon books and coordinated promotions can help remind locals about the community benefits of shopping
local vs. shopping in Boise or online. Coupon booklets with good incentives can be a very effective way to encourage local shopping.
For example, the McCall Area Chamber of Commerce is developing a mobile app that can push out events, specials, and sales for local
businesses.
Running or starting a business is complex and inherently risky and business development services with a strong business support system
can help existing businesses prosper and provide assistance for new businesses or businesses seeking to relocate to McCall. The top
priority is to provide a single point of contact for businesses wishing to grow or evolve.
Business clusters are groups of related businesses that often work together in order to increase competitive advantage and bolster the
local economy. For example, a local mountain bike outfitter and a local bike shop may work together; the shop provides a retail location
for selling and equipping mountain bike tours, and the outfitter provides additional marketing that draws visitors to the area. Fully
capitalizing on business clusters means tracing demand through an entire cluster and consciously strengthening the entire cluster.
Business
Cluster
Retail
Categories
Service
Categories
Support
Categories
Outdoor Recreation Sporting Goods Stores
Guide Services, Tour Vehicle Mechanics, Marketing/Advertising
Operators Firms, Banking, Insurance
Restaurant/Bars/
Food
Convince Stores, Specialty
Grocers, Supermarkets , Liquor
Stores
Restaurants, Bars, Caterers
Marketing/Advertising Firms, Banking,
Insurance, Restaurant Supply
Entertainment
Books Stores, Music Stores
Music Venues, Theatres
Caterers, Marketing/Advertising Firms,
Banking, Insurance
Real-Estate/Property Lawn/Garden/ Home Improvement Real Estate Brokers, Property
Management Stores Managers, Contractors
Marketing/Advertising Firms, Banking,
Insurance
Professional
Services
Marketing/Advertising Firms,
Banking, Insurance, Finance
Office Supply Stores, Information Tech
Firms
Health & Personal
Care
Drug Stores, Vitamin/Supplement
Stores, Beauty Product Stores
Massage & Day Spas
Marketing/Advertising Firms, Banking,
Insurance
Retail Consumables Clothing Stores, Jewelry Stores, Tailors, Cleaners
Gifts Stores, Home Furnishings
Marketing/Advertising Firms, Banking,
Insurance
37
Encourage more off-season visitation
Economic activity in Downtown McCall significantly decreases during the winter months. Seasonal variation is normal for many rural,
resort communities; however, McCall's seasonal variation is more dramatic than most. Because McCall is already equipped to handle
a large number visitors in the summer months, increasing winter and off season visitation will not require significant infrastructure
improvements or development of additional facilities. Increasing the number of visitors to the area in the nonpeak months with tourism
marketing and special events such as music festivals, public art fairs, and exhibitions is a pragmatic strategy to build on an existing asset.
Winter carnival is an excellent example of how arts and events can create off-season economic opportunities. Coordination between
the McCall Area Chamber of Commerce, Idaho Department of Commerce, McCall Public Art Advisory Committee, Brundage Mountain
Resort, and Tamarack Ski Resort to promote McCall as a winter destination could pay significant dividends for tourism and help soften the
seasonal swings.
ED 2. Promote diverse and unique shopping experiences that define the Downtown as a retail
destination
Encourage the development of niche businesses
There is an opportunity for Downtown businesses that provide shopping experiences and goods or services that are unique. Niche retail
establishments that offer high quality products that are locally produced or have qualities that are "uniquely McCall" can appeal to both
tourists and the local community. Also, providing interesting, enjoyable, and unique shopping experiences can have great appeal. "Ice
Cream Alley" is a good example of how a unique experience can drive sales of a common product.
Focus on enhancing the characteristics that set Downtown apart from other places in the city
The highway commercial corridor south of Downtown is more auto -oriented and occupied by businesses that need to attract and
accommodate vehicle traffic. Downtown can also accommodate and attract vehicle traffic, but what makes it unique is that it is also a
good place to get out of the car and walk around. Economic activity can be enhanced by improving pedestrian infrastructure and providing
interesting experiences through public art, architecture, and urban design throughout Downtown. Rather than view Downtown as in
competition with the highway commercial corridor, it should be seen as an opportunity to have complementary and unique commercial
neighborhoods.
Some characteristics that define downtown include:
• Compactness and walkability
• Public shoreline access —restaurant & shopping on Lake side
• Concentration of public facilities and public spaces
• Includes both resident and tourist oriented goods and services
• Outdoor seating / cafe' culture
• Public Art
Better realize the potential of the second home visitor market
McCall attracts a wide range of visitors and the region is home to a diverse population. The area attracts individuals and families with a
wide range of spending patterns so the dining, shopping, and service opportunities should reflect this diversity. Second homeowners may
have preferences and needs that go beyond that of short term tourists. The City of McCall could partner with state agencies such as the
University of Idaho Extension to collect market preference data from second home owners and make this available to existing businesses
and entrepreneurs wishing to start a business.
38
ED 3. Build upon the unique attributes of McCall to link the economy of Downtown to
surrounding recreational opportunities
McCall is fortunate enough to have an abundance of recreation opportunities. Payette Lake, Payette National Forest, Brundage Mountain
Resort, Tamarack Ski Resort, the Snake River, and the Salmon River are all readily accessible from McCall. All of these attractions will
naturally attract a large number of visitors and residents looking to take advantage of the area's natural beauty and recreation opportunities.
There is a great opportunity for Downtown to act as a gateway and starting point for day trips. This could include information kiosks, maps,
brochures, websites, and signage directing recreationists to nearby attractions. The HUB Mountain House on Roosevelt Avenue is one
example of a private business that currently provides a meeting place for several local guiding companies.
Another opportunity to link Downtown with recreation on the Lake is to develop a public, city -owned pier north of the exiting Marina. This
pier could be leased to commercial enterprises such as tour boat, kayak, or paddle board outfitters that are not in competition with the
existing lease at the Marina. The pier would need to have good design to avoid conflicts between motorized and non -motorized users.
This opportunity could provide the City with an additional revenue source that can be used for public improvements.
ED 4. Increase the density of potential customers in Downtown
Encourage development of additional lodging and residential developments in Downtown
Currently there is only one major lodging establishment in Downtown McCall. Additional lodging opportunities could bring more tourists
and pass thru travelers to Downtown. Many travelers will prefer to stay Downtown to be closer to the center of activity, and because the
lake and other Downtown amenities are within close walking distance. Since future growth Downtown will likely happen as redevelopment,
smaller scale lodging may be most appropriate. Larger hotels may be more difficult to locate Downtown due to the lack of large available
parcels and private investment.
Although the Downtown should remain primarily a commercial center, mixed use residential development can play a role in the local
housing market and also enliven Downtown McCall. Just as the development of lodging will increase activity from visiting tourists,
adding permanent residents Downtown will increase activity as well. It also has the added benefit of maintaining a baseline of activity
of more people living, working, shopping, and socializing Downtown during the off seasons. There is ample space for future mixed use
residential development on vacant lots and on older properties that could be redeveloped. Alpine Village (first of three phases built),
Park Street Plaza, and The HUB Mountain House are examples of various scales of mixed -use developments in Downtown McCall. Larger
developments such as Alpine Village are likely to take more time to be fully occupied, but smaller scale mixed use developments (a few
apartments over a shop or 'out back') can be an established and viable use in the short term. Providing a mix of housing types can also
provide a range of affordability for residents.
Encourage high quality office space Downtown
Professional services are an important component of the Downtown economy and include relatively well -paying sectors such as
architects, engineers, scientific consultants, real estate brokers, and attorneys. Regulations limiting the location of professional offices in
the Central Business District were passed to create a more interesting Downtown experience and address the lack of opportunities for retail
and restaurants at the street level. While it is true that retail opportunities are important, it is equally important to have a base of year-round
customers. The presence of professional employees Downtown increases total economic activity because they will likely eat and shop
Downtown year-round on a regular basis.
Encourage additional cultural activities and events
The addition of regular cultural activities Downtown can attract people to Downtown. Regular music, movie, or art related events would
also increase the duration and frequency of time spent Downtown. Additionally, cultural events may draw full-time residents who may
otherwise avoid Downtown. Encouraging the development of either a large, central convention center or a number of small meeting
facilities that could be combined to accommodate larger groups will also increase the number of people staying, dining, and shopping
Downtown.
39
8 IMPLEMENTATION
Implementation of the Downtown Master Plan will require both public and private investment and a long-term
commitment from the community. Although full implementation of the Downtown Master Plan is a long-
term vision, there are many small, short-term projects that can be accomplished to show visible results of
Downtown improvements. It is important to keep in mind however, that quality is more important than quantity
and that projects that look like they are low budget will reflect negatively on Downtown.
An intrinsic part of the implementation of this master plan will be upgrading or replacing aged utility
infrastructure. The City has mapped and assessed the condition of existing water and sewer systems within
the Downtown core and determined that approximately 90% of the systems are deficient. Future Downtown
improvements will need to be coordinated with utility improvements. Significant investment by the Water and
Sewer Departments as well as future developers will be needed to resolve these issues.
1. Organization and Partnerships
The City of McCall, property owners, business owners, and the community at large will all benefit from a
Downtown that is physically attractive and economically vibrant. Thus, it is important that both the public and
private sectors participate in implementing the Downtown Master Plan, ideally through an organization formed
specifically to enhance Downtown. The organization can be a non-profit community association or a more
formal governmental organization such as an Urban Renewal Agency (URA) or Local Improvement District
(LID). Both the URA and LID have the advantage of having a funding source as discussed in the next section.
A non-profit community association could utilize funding from the City or from their own fundraising efforts,
but it will likely only have the resources to complete small projects. The organization should have a governing
board of directors made up of a broad cross section of the Downtown stakeholders and be coordinated by
a paid program director if possible. Although both the private and public sectors should be involved with
the Downtown organization, realistically, the City of McCall will likely need to take the lead in forming the
organization and mobilizing the community. Having an active Downtown organization is key to many of the
implementation actions described in the following sections.
41
2. Funding
The biggest challenge to implementing the larger capital improvement projects identified in the plan is funding. Like many small
communities, McCall faces a limited budget that is stretched between competing community needs and City departments. Ideally, a
stable and permanent funding source would be available to create and maintain the vibrant Downtown envisioned by the community.
Information in this chapter is based on and should be supplemented by a report that is currently being prepared by Boise State University
which will include public financing options for the City of McCall as allowed by Idaho statute.
In general, capital projects can be completed using debt financing, grant financing, building in phases as revenues are collected, saving
revenues until enough money is collected to fully fund the project, or a combination of these methods. The advantage to saving up money
or completing projects in phases as money becomes available is that there are no interest costs. However, it requires a long wait time to
build and enjoy these projects. Just as most people decide it is best to purchase a home with a 30-year loan, the benefits of using debt
financing or grant funding is that projects can be completed sooner and enjoyed immediately by those who will be repaying the debt. The
trade-off is the costs of paying interest on loans or the time expended managing grants.
The opposite page shows a summary of funding sources including how they can be obtained and what they can be used for. Some federal
and state grant and loan programs are listed below.
Federal and State Grants and Loans
• Idaho Community Development Block Grants
• Safe Routes to Schools Funding
• National Endowment for the Arts — Our Town Grant Program
• Idaho Department of Transportation - Community Choices Grant
• ITD Transit programs
• Local Highway Technical Assistance Council (LHTAC)
• Department of Environmental Quality Water and Wastewater System Planning Grants and Construction Loans
• Federal Transportation Enhancement Funds
• Idaho Waterways Improvement Fund
• USDA Community Facilities Loans and Grants
• Idaho Historic Trust
• Federal Transit Administration
• The Ford Foundation
Private Sector Partnerships
Some improvements can occur over time as properties are developed or redeveloped and the City enforces ordinances and development
requirements that require public improvements and buildings that conform to the McCall Design Guidelines. This is appropriate for small
scale improvements but larger improvements such as the Second Street pedestrian corridor will require City leadership and funding.
42
Funding Description How to get it
What it can be used for
Other considerations
Local Improvement District
(LID) (Idaho Code Title 50,
Ch. 17)
Formed by resoultion of the City Council. Initiation of a LID may
be started by a petition signed by not less than sixty (60%) of the
resident owners or two-thirds (2/3) of the owners of property
subject to assessment with the LID
Capital and maintenance costs for streets,
sidewlkas, lights, landscaping, utilities,
stormwater systems, irrigation systems, parking
lots, parks and optional improvements
List of improvements must be included in the
ordinance forming the LID.
Business Improvement
District (BID) (Idaho Code
50-1703A)
Formed by resoultion of the City Council. Initiation of a BID may
be started by a petition signed by not less than sixty (60%) of the
resident owners or two-thirds (2/3) of the owners of property
subject to assessment with the BID
Improvements to the exterior portions of business
building to bring the buildings within the district
into conformity with an architectural theme
adopted by the City.
Urban Renewal Area (URA)
(Idaho Code Title 50, Ch.
20 and 29)
Formed by resoultion of City Council based on finding that 1) the
area is deterioriated 2) the rehabilitation or redevelopment is
necessary and 3) there is a need for an urban renewal agency. A
majority approval vote of people in McCall is needed for a new
Urban Renewal Agency to conduct business.
Improvements included in an urban renewal plan
to rehabilitate and redevelop the URA
URA can collect tax increment revenues for 20
years
Impact Fees (Idaho Code
Title 67, Ch. 82)
Formed by an ordinance that imposes impact fees as a condition
of development approval. Fees must not exceed the proportionate
share of the cost of capial improvements and are collected at
time of building permit issuance.
Costs of growth related capital improvements
needed to maintain existing level of service
Capital Improvement Plan (CIP) required to be
adopted as part of the Comprehensive Plan in
order to impose impact fees.
Local Option Tax (LOT)
(Idaho Code 50-1043 to
50-1049)
Formed by ordinance approved by sixty percent (60%) majority
vote. Can apply to logging; liquor by -the -drink and wine and beer
sold in restaurants and bars; and/or part of all sales
Any purpose included in the ordinance approved
by voters. Excess collected above budgeted
amounts shall be placed in a property tax relief
fund
McCall has current LOT on lodging. Proposed
LOT ordinances must specifiy a duration.
General Obligation Bonds
(Idaho Code 50-1026)
Formed by ordinance approved by 2/3 majority vote
Any purpose included in the ordinance approved
by voters
Need adequate source to repay bonds through
property taxes or other available City revenue
Revenue Bonds (Idaho
Code 50-1026A)
Formed by ordinance approved by 50% majority vote
Water, sewer or other revenue based projects
Bond repaid with revenues or fees generated by
the project
Federal and State Grants
and Loans (see list
opposite page)
Complete grant or loan applications as required. Many require
matching funds.
Specific projects identified in the grant or loan
application. There may be conditions for use.
Process to qualify may be difficult. Not a secure
or long term funding source and maintenance
costs of any improvements made through
grants need to be considered.
3. Actions and Prioritization
The following implementation matrix represents a realistic and timely guide for creating positive change and revitalizing the Downtown. It
can be used as a tool for funding projects and creating voluntary public -private partnerships.
Priority # Action
Partners
Relevant
Strategies
high
1 Develop a form -based code and design standards for Downtown
districts that are consistent with McCall character and the
Downtown Master Plan.
City
BP-1, BP-3,
BP-4
high
2 Perform a land use regulation audit in order to identify desired
businesses and uses Downtown and revise code to encourage and
allow desired uses.
City
BP-1, BP-3,
BP-4, ED-2,
ED-4
high
high
high
high
high
high
3 Revise ordinances to regulate building height based on stories
rather than measured heights.
4 Amend ordinances to strengthen the protection and enhancement of
historic buildings and cultural resources.
5 Amend code to allow office uses in Downtown and remove
limitations on ground floor street facing offices. Incentivize retail
uses on ground floor street facing locations such as with height
bonuses or relaxing parking requirements.
6 Facilitate the creation of a lakefront boardwalk within the Lakefront
Commercial District.
7 Collaboratively develop a concept plan and cost estimate for
Second Street that can be used to secure grant funding.
8 Reconstruct Second Street so it has the option to become a
pedestrian street with public art and alternative civic and event
space for Farmers Markets, Festivals, etc.
City
City
City
City, future URA or
LID, Chamber,
developers
City, property owners,
business owners,
Chamber
City, future URA or
LID, Chamber,
developers, business
owners, property
owners
BP-1, BP-4
BP-3, BP-4,
ED-3
DE-1, ED-2,
ED-4
BP-1, BP-2,
BP-3, BP-4,
ED-2, ED-4
BP-2, BP-3,
BP-4, CN-2,
CN-3, CN-4,
ED-2, ED-4
BP-2, BP-3,
BP-4, CN-2,
CN-3, CN-4,
ED-2, ED-4
high
9 Develop concise handouts, websites, and guidelines to inform
developers of requirements and incentive opportunities. Clarify
requirements for sidewalk construction and improvements.
high 10 Create a Local Improvement District or a new Urban Renewal District
that could provide stable funding for Downtown improvements and
maintenance.
City
business owners,
property owners, City
BP-4, CN-3
BP-1, BP-3,
CN-1, CN-2,
CN-3, CN-4,
ED-1
high 11 Consider forming a Business Improvement District (BID) that could City
provide funding for architectural improvements to buildings.
BP-1, BP-4,
ED-2, ED-4
high 12 Consider eliminating on -site parking requirements, parking fees in
lieu, and sidewalk construction and maintenance in order to
incentivize Downtown development with the formation of a LID or
other stable funding source.
City
BP-1, BP-4,
CN-1, CN-2,
CN,3, CN-4
11■= 44
Priority # Action
Partners
Relevant
Strategies
high 13 Implement a percent for art program to require a small percentage
(1 %) of construction funds for art in eligible capital improvement
projects.
high 14 Implement recommendations made in the Downtown Parking Study
and Needs Assessment including modifying the zoning code to
include boat and snowmobile trailer parking recommendations,
enforcing parking time limitations, developing public parking lots .
City BP-3
City
BP-4, CN-1,
CN-3, CN-4
high 15 Adopt a complete street cross section for Hwy 55 from 3rd and Park City, ITD CN-1, CN-3
to West Lake that includes bike lanes. Propose to ITD for adoption.
high 16 Construct sidewalks with sufficient width to accommodate amenities City, developers,
such as public art, benches, outdoor seating, landscaping, etc. future URA or LID
BP-3, BP-4,
CN-1, CN-2,
CN-3, ED-2,
ED-4
high 17 Enhance pedestrian safety at the corner of Third and Lake Street.
City, ITD
high 18 Create an interconnected, ADA compliant network of sidewalks and City, future URA or
bike routes throughout Downtown. Improve cross walks and LID
signage.
BP-2, BP-3,
CN-1, CN-3
CN-1, CN-2,
CN-3, CN-4
high 19 Develop a coordinated program for wayfinding throughout City, future URA or CN-3, CN-4,
Downtown that includes highly visible signs for public parking lots LID ED-4
as well as directions to other visitor destinations.
high 20 Create a Downtown Community Association with a focus on
supporting and promoting Downtown.
business owners, ED-1, ED-2,
property owners, City ED-3, ED-4
high 21 Revise the Civic Center Master Plan to facilitate expansion of the
Library in non-traditional ways, include the proposed Transit Center
and help keep civic facilities Downtown.
City, Transit, Library, BP-1, BP-3,
Police, Senior Center, BP-4, CN-2,
public CN-3, CN-4,
ED-1
high 22 Initiate and organize tours and meetings with regional and State of
Idaho economic development entities to build relations and discuss
resources for Downtown.
City, Chamber, Valley ED-1, ED-2,
County Economic ED-3, ED-4
Development
Council, Idaho
Department of
Commerce, Idaho
Travel Council
high 23 Optimize the use of available tourism marketing dollars with a
targeted and coordinated tourism marketing strategy to bring
customers Downtown.
Chamber, Idaho ED-2, ED-3,
Travel Council, City ED-4
high 24 Impliment a Downtown Improvement Grant Program to help with
funding downtown improvements. Start with an initial grant
associated with this Downtown Master Plan Update.
City
BP-3, BP-4,
CN-2, CN-3,
ED-2
45
Priority # Action
Partners
Relevant
Strategies
high 25 Allow and encourage experimentation with temporary installations of
Downtown improvements.
City, property owners,
business owners,
developers, artists,
contractors, ITD
BP-1, BP-2,
BP-3, BP-4,
ED-2, ED-4
medium 26 Evaluate land use regulations to ensure that they facilitate recreation
outfitter and outdoor recreation equipment businesses downtown.
This may include allowing outdoor work areas/equipment storage
Downtown.
City
ED-1, ED-3,
ED-4
medium 27 Revise development code to encourage convention center
development in a single location Downtown or multiple smaller
facilities throughout Downtown.
medium 28 Consider revising code to allow temporary businesses and mobile
food carts Downtown.
City
City
BP-4, ED-1,
ED-4
ED-2
medium 29 Revise development code to incentivize providing views and/or
public access to the Lake.
medium 30 Modify development code to incentivize creating civic space and
public art.
medium 31 Complete a lakefront and downtown circulation and connections
study as outlined in the comp plan and parks and rec plan.
medium 32 Investigate routing truck traffic around Downtown.
medium 33 Improve existing sidewalk connections and conditions.
City
City
City
City, ITD
City, property owners,
developers
BP-1, BP-2,
BP-4
BP-3, BP-4,
ED-4
CN-1, CN-2,
CN-3, BP-2
CN-1, CN-3
CN-1, CN-2,
CN-3, CN-4
medium 34 Construct complete streets as streets are reconstructed.
City, future URA or CN-1, CN-2,
LID CN-3, CN-4
medium 35 Provide pedestrian amenities such as benches, bike racks, trash
receptacles, lighting, landscaping, and public restrooms throughout
Downtown.
City, future URA or
LID
BP-3, CN-1,
CN-2, CN-3,
ED-2, ED-4
medium 36 Revise the snow management policy for Downtown sidewalks,
possibly in conjunction with a LID.
medium 37 Develop a coordinated and comprehensive advertising and maketing
campaign for Downtown.
medium 38 Create a Business Development Center that is a single point of
contact that coordinates local and state resources to provide
business development services for new or relocating businesses.
City
BP-1, CN-1,
CN-2, CN-3
Chamber, future LID ED-1, ED-2,
or URA ED-3, ED-4
City, Chamber, future
LID
ED-1, ED-2,
ED-3, ED-4
medium 39 Expand the public information base for facilitating business
decisions:
- consumers market characteristics
- tourism visitation patterns and spending
- business inventories
- wages and cost of living
medium 40 Enhance and build from downtown business clusters. Encourage
related businesses to work together to increase their collective
competitive advantage.
City, Chamber, Idaho ED-1, ED-4
Extension
City, Chamber, future ED-1, ED-2,
LID ED-3, ED-4
46
Priority # Action
Partners
Relevant
Strategies
medium 41 Implement a buy local campaign and coordinated promotion of
Downtown businesses using education and press coverage, coupon
booklets, 'McCall Bucks' and other consumer incentives.
Chamber, future LID ED-1, ED-2,
ED-3, ED-4
medium 42 Investigate renovating underutilized or vacant space into small
spaces as a business incubator for small, start up businesses.
medium 43 Recruit and market Downtown to new, unique businesses.
City, Chamber, future
LID
City, Chamber, future
LID
ED-1, ED-2,
ED-4
ED-1, ED-2,
ED-3, ED-4
medium 44 Maintain an inventory of downtown shopping establishments to help
prospective businesses identify niches and avoid over -saturating
specific retail markets.
medium 45 Develop informational resources (kiosks, brochures, maps,
websites, smartphone apps, and signage) to inform visitors of
nearby recreational opportunities.
medium 46 Promote recreational meeting places, like the HUB, in Downtown
advertising campaigns.
medium 47 Establish downtown as the focal point of outdoor festivals and
sports competitions.
medium 48 Allow for mix of housing types to provide a range of housing
affordability in Downtown.
medium 49 Create, encourage, and accommodate off-season festivals, cultural
activities, and events. Promote McCall as a winter destination.
Chamber,
BID
City, future ED-1, ED-2,
ED-4
business owners,
property owners, City,
future LID
Chamber, business
owers, future LID
business owners,
City, Chamber
City
ED-3
ED-3
ED-3, ED-4
BP-1, BP-4,
ED-4
Chamber, future LID ED-1, ED-2,
ED-3,ED-4
medium 50 Investigate the feasibility of using geothermal heat sources to melt
snow from sidewalks.
City, developers
CN-1, CN-2,
CN-3
low 51 Consider purchasing lakefront property to provide public access to
the lake if possible and appropriate.
low 52 Minimize or eliminate the frequency and width of mid -block drive
accesses.
City, future URA or BP-2, BP-3,
LID BP-4
City
CN-1, CN-2,
CN-3
low 53 Consider moving the location of the public parking lot at the corner
of Third Street and Railroad to the parcel to the southeast to make
more prime retail commercial space available on Third Street.
City
CN-3, CN-4
low 54 Secure land and funding to develop structured parking facilities
when parking demand increases.
low 55 Collect market preference data on second home owners and
encourage businesses that meet these needs.
City, future URA or BP-4, CN-3,
LID CN-4
business owners,
property owners, City,
future BID
ED-1, ED-2
low 56 Consider the development of a public floating walkway from the
Marina to the south end of Legacy Park.
City Parks & Rec
BP-2, BP-3,
CN-3, ED-3
low 57 Complete and enhance the sidewalk network leading to and from the City and Property BP-2, CN-3,
lake and Legacy Park to encourage pedestrian activity Downtown. owners ED-3, ED-4
47
APPENDIX
Under Separate Cover
Downtown Market Assessment (Full Report)
Summary Workshop Series 1, 2 and 3
Survey Results — LIMP Community Survey, LIMP Visual Preference Survey
A-1
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HARMONY
DESIGN & ENGINEERING
tO Si.Jitri;
LOGAN SIMPSON DESIGN INC.