A subdivision that could build hundreds of homes in southeast McCall would be built out over 20 years, the McCall Area Planning and Zoning Commission was told last week.
The P&Z heard preliminary plans for Pine Creek Ranch, a subdivision proposed near Payette Lakes Middle School by Donnelly developer Craig Groves.
The subdivision is now proposed to include 492 residential lots, plus the potential for 110 accessory dwelling units (ADU) to be added on the lots, said Bonnie Layton, a planning consultant hired by Groves.
“Our goal is really to provide housing—not just vacation homes and large estates,” Layton said. “We really want to provide housing for the local community.”
Last week’s P&Z appearance was a pre-application hearing that Groves was required to complete before a formal application can be submitted for city review.
Commissioners told Layton that the formal application should include more details on future phases of development. A map showing lots and roadways included in phase one was included in material submitted to the P&Z, but no such details were available for five other planned phases or the subdivision as a whole.
“We don’t have a full map,” P&Z Chairman Rob Lyons said. “The public would like to see exactly what you’re planning as of now.”
Affordable housing
Layton said that the ADUs, along with a variety of lot sizes and housing types, would help keep Pine Creek Ranch affordable for local residents, though no target sales prices were shared at the meeting.
Groves also plans to permanently deed restrict about 25 units for use only by local residents under the city’s housing program, Layton said.
Short-term rentals would be banned in the deed restricted units per city requirements, but Layton said they also expect to impose other short-term rental restrictions.
“We’re not going to completely exclude short-term rentals, but we do believe it’s in the interest of the development to regulate how much there is in the community,” she said.
Phasing
Construction of the 158-acre subdivision would be phased out over 20 years or more, Layton said, adding that the timeline will depend largely on market conditions.
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The first phase, which Layton said could begin as soon as next year, would build about 150 homes on 52 acres, not including potential ADUs that could be added to the homes.
Another 147 homes could be built on 33 acres in phase two, according to application materials submitted by Groves.
Specific plans for each phase would be required to receive P&Z approval before construction could begin.
Roadways and traffic
The first phase of Pine Creek Ranch would connect the subdivision to Stockton Drive, Brady Road, and Fox Ridge Lane. Future phases would link it to Knights Road and Woodlands Drive.
A traffic study to be completed through the application process will include recommendations for roadway and intersection improvements needed to accommodate traffic from Pine Creek Ranch.
Amenities in the subdivision include public pathways and a central clubhouse available to residents. Overall, 141 acres would be developed under the current proposal, with about 17 acres left as undeveloped open space.
The process
The proposal will require approval on up to seven different applications involving the annexation of county land into the city, re-zoning land for higher residential density, site design, phasing, and infrastructure improvements necessary to serve the subdivision.
Those applications must include several additional studies, including a traffic study, a wildfire protection plan, and a fiscal impact study that determines the proposal’s impact on public infrastructure like water, sewer, streets, and emergency services.
The P&Z will make a recommendation on the application to the McCall City Council, which will have the final say on whether to approve or deny Pine Creek Ranch. Both bodies must hold public hearings on the application before a decision can be made.
Groves also must receive approval to annex 90 acres into the Payette Lakes Recreational Sewer and Water District, as Valley Lookout reported. A public hearing for that application has been set for Sept. 17 at noon after a hearing scheduled earlier this summer was delayed due to a noticing error.
