Teton County, Idaho, is renowned for its breathtaking landscapes, vibrant communities, and a plethora of outdoor activities. We believe that if subdivisions are planned carefully, we can help preserve valuable natural resources while also providing space for homes. This guide can help you navigate the entitlement process. Let Harmony help you explore what's possible and define how to get there. ​

Different Types of Subdivisions

There are a few ways to divide land, depending on what type of parcel you have and what you want to end up with.

Make Like a Banana
The simplest route to dividing land is a lot split. Within the incorporated boundaries of Victor and Driggs, land owners may enact a lot split that results in two parcels. On unincorporated County parcels, owners may utilize an agricultural land division, which may result in two parcels at least 140 or 80 acres, depending on the zoning.
To apply for a Lot Split, you will need a survey of the parcels with the proposed boundary lines, as well as draft deeds for the resulting parcels to be recorded upon approval. Lot splits are administratively reviewed and usually don't require a public meeting or public hearing. Lot splits usually take 1 to 3 months to complete.
Eligibility for a Lot Split
Driggs:
Lot must have been recorded prior to December 1, 1992
Each resulting lot must meet setbacks, dimensional requirements, and have existing access to a public road
No new public right of way, new public streets, or extension of utilities
Victor:
Lot must have been recorded prior to January 1, 1990
Each resulting lot must meet setback and dimensional requirements, and have existing access to a public road
No new public right of way, new public streets, or extension of utilities
Teton County:
​The parcel must be zoned RA-35, LA-35 or RR-20
Resulting parcels cannot be smaller than 140 acres for RA-35 and LA-35, and not smaller than 80 acres for RR-20
No extension of utilities or new public right of way or road
Resulting parcels do not acquire building rights. Average residential density requirements will apply

Short and Sweet
A short plat subdivision is an expedited process to achieve four or fewer lots. The resulting lots should require no new public utilities or roads, and meet all the dimensional requirements of the code. Two public hearings are required, one with the Planning & Zoning Commission and one with the City Council or Board of County Commissioners. A short plat subdivision will require a survey, draft deeds, documentation of utilities access, draft CCRs, and documentation of soils and any potential geographical hazards. It takes roughly 6 months for a short plat, from start to finish.

The Full Monty
If your parcel lies within certain sensitive areas, has been divided previously, or you're thinking on a larger scale, you'll likely need to undertake a Full Plat Subdivision Process. A full plat subdivision has three parts: Concept Plan, Preliminary Plat, and Final Plat. It will require at least two public hearings and one public meeting, as well as working with Planning Staff throughout to make sure everything is in conformance with the Land Development Code, Comprehensive Plan, Capital Improvements Plan, and Public Works Standards. To see a detailed breakdown of what's involved, check out our Full Plat Subdivision page. To complete this process, expect to invest 12 to 18 months.

Subdividing a parcel in Teton County, Idaho, requires careful planning, adherence to regulations, and patience. By understanding the zoning requirements, conducting due diligence, collaborating with professionals, and navigating the entitlement process diligently, you can successfully divide your land and unlock its potential for development or investment and preserve valuable resources for future generations.  

In Teton County, Idaho, a region rich in natural beauty and diverse ecosystems, it is important to understand the distinctions between wetlands and floodplains. These unique environments play significant roles in the local ecology and provide valuable benefits. To shed light on these differences, we turn to the Land Development Code of Teton County, Idaho, which outlines specific definitions, regulations, and guidelines for managing these essential habitats. ​
Definitions and Identification:
Wetlands: According to the Teton County Land Development Code, wetlands are defined as areas that are inundated or saturated by surface water or groundwater, supporting vegetation adapted to saturated soil conditions. Wetlands in Teton County are classified into four categories: riparian wetlands, seep wetlands, groundwater discharge wetlands, and marsh wetlands. These classifications help identify and differentiate various wetland types based on their hydrology, vegetation, and ecological characteristics. Wetlands in Teton County exhibit unique hydrological characteristics. They are typically associated with a high water table, resulting in saturated or waterlogged soils. Wetlands receive water from various sources, including precipitation, surface water, and groundwater. They may have standing water throughout the year or experience seasonal fluctuations. Wetlands play a vital role in water storage and filtration, promoting groundwater recharge and improving water quality.

Floodplains: Floodplains in Teton County refer to the land area adjacent to rivers, streams, or other water bodies that are subject to inundation during flooding events. The Land Development Code recognizes the importance of floodplains in regulating floodwaters, reducing flood hazards, and protecting water quality. The code defines a Flood Hazard Overlay District, which outlines regulations for development within flood-prone areas to minimize the potential risks associated with flooding. Floodplains, as defined by the Land Development Code, primarily pertain to the risk of flooding. These areas are subject to periodic inundation during high water flow events, such as heavy rainfall or snowmelt. Floodplains act as natural flood buffers, absorbing and temporarily storing excess water. They facilitate the gradual release of floodwaters, reducing the impact on downstream areas. The dynamic water flow in floodplains helps deposit sediments and nutrients, enhancing soil fertility.

​Ecological Significance and Conservation:
Teton County recognizes the ecological importance of wetlands and floodplains, and their role in maintaining biodiversity. They provide critical habitats for a variety of plant and animal species, including migratory birds, amphibians, and rare vegetation. Wetlands also contribute to carbon sequestration, mitigating climate change impacts, while floodplains promote natural processes, such as nutrient cycling and sediment deposition, which contribute to ecosystem health. The Land Development Code emphasizes the protection and conservation of these by encouraging responsible land management practices to minimize the impact of development on these areas.

Regulatory Measures and Human Interaction:
Wetlands: Teton County has established regulations to protect wetlands from adverse impacts. The Land Development Code outlines provisions for wetland setbacks, which require maintaining a certain distance between development activities and wetland boundaries. It also promotes wetland restoration and enhancement efforts to preserve and restore the functions and values of these valuable ecosystems. Chapter 5 of the Land Development Code defines the setbacks for development from various waterways, and what type of development are permitted and prohibited within these Riparian Buffers. 

​Full Plat subdivisions are the most comprehensive method to divide land, allowing the creation of fully formed commercial or residential neighborhoods. With the guidance of experienced professionals, you can navigate the many components, ultimately crafting a development that benefits both the community and the environment.

This guide can help you understand if your plans require a Full Plat process, and what's involved.

Your project will require a Full Plat Subdivision process if:

• The parcel has been previously divided using a short or full plat subdivision
• Five or more lots are created
• The parcel is within a Natural Resources Overlay

Your Lot is eligible for subdivision if:

• You can meet minimum lot size and residential density requirements
• There are no legal restrictions on the plat or CCRs which prohibit further subdivision

Once you've determined that your parcel is eligible and that your aims align with a Full Plat Subdivision, you can begin the application process. From start to finish, the approval process can take over a year. Once approved, you generally have another 1-2 years to install public improvements, landscaping, and receive a final sign off before selling lots.
Full Plat Subdivision is a three part process, with many moving parts and conditional requirements. In general, all large development projects begin with a pre-application conference, in which Planning Staff can tell you about feasibility, how they may apply parts of the code, and what additional studies may be required. Once the pre-app is complete, you'll begin the three steps: Concept Plan, Preliminary Plat, and Final Plat.

CLICK BELOW TO JUMP TO EACH STEP
Concept Plan
Preliminary Plat
Final Plat
 
Concept Plan
A Concept Plan is a generalized design for the entire subdivision site. It will show existing and proposed conditions, including road layout, utility connections, and number and size of lots.

In this part of the process, design is in the foreground. We will research the opportunities and constraints presented by the site, and do a thorough site evaluation before dovetailing your goals with the design for the subdivision.
At this point we may also initiate additional studies through subcontractors, such as a Natural Resource Analysis, Wildlife Habitat Analysis, Wetlands Delineation, or Nutrient/Pathogen Study.

Once complete, the Concept Plan is submitted to planning staff and reviewed by the Planning & Zoning Commission at a public meeting. A staff report will indicate recommendations to better comply with the Zoning Code and Subdivision Development Standards, or to make the Plan more amenable to the County's long term goals defined in the Comprehensive Plan. Revisions to the Concept Plan may be necessary before an approval is given.

With Concept Plan approval, you are ready to move on to Preliminary Plat. Your Preliminary Plat application must be submitted within nine months of Concept Plan approval.


Preliminary Plat
This step is the most labor intensive and time consuming step in the process.
To make your Concept Plan into a real subdivision, we'll need to undertake surveying, drafting, and engineering, as well as put all permitting and code requirements together.
The application requirements for preliminary plat are listed below:

1. A narrative explaining the project's aims, and outlining compliance with the Land Development Code and Comprehensive Plan
2. A plat prepared by a licensed surveyor
3. A master plan if the subdivision will be divided into phases
4. Draft Development Agreement, which outlines the developers legal responsibilities to comply with the plat approval
5. Draft Conditions, Covenants and Restrictions, usually containing provisions required by the County such as no further subdivision of lots, and proper septic maintenance
6. Engineered improvements plans for any public infrastructure such as roads, water, and sewer lines
7. An engineer's cost estimate for all improvements
8. Grading and erosion control plan
9. Landscape/revegetation plan
10. Approval from Eastern Idaho Public Health if a septic system is proposed, or a 'Will-Serve' letter from the City Council if hooking up to municipal sanitary services
11. The results of any additional studies
12. A traffic impact study, as determined in the pre-application conference
13. Subdivision and road name approval
14. Access permits from the County Road & Bridge Department or Idaho Transportation Department

Preliminary Plat Review and Approval
To receive Preliminary Plat approval, the application must be reviewed by Planning Staff, then the Planning & Zoning Commission before being submitted to the Board of County Commissioners for final approval.
After submitting the Preliminary Plat application materials, Planning Staff will do a completeness determination and schedule the project for review by the Planning & Zoning Commission. Staff may request clarification or updated materials before granting a completeness determination. At this time, other agencies will be solicited for review of the application as well, such as the Fire Marshal, the County Engineer, and possibly the School District, among others.

Once the application is scheduled for a hearing at the P&Z Commission, the County will send public notice to all property owners within 300 feet of the project, the local paper, and post the notice on-site. Public comments from anyone are received and recorded on the public record for the project.
At the P&Z Commission meeting, the public is given an opportunity to enter a comment in person.
The Planning & Zoning Commission will hear public testimony, deliberate, and then make a motion on the application. They are responsible for determining if the application meets the criteria for approval outlined in the Land Development Code. Often, the Commission moves to recommend approval of the application with conditions. They also may table or continue, which pushes the application to be reviewed at a later meeting, pending updated information. In rare cases, they may recommend denial of the application.

If the P&Z Commission recommends approval of the application, it will be scheduled for review at the next available agenda of the Board of County Commissioners.
This is also a public hearing, meaning it will be publicly noticed and a public comment period will be held at the meeting. The Board of County Commissioners acts as the final decision making body for Preliminary Plats.


Final Plat
At Final Plat, County Officials make sure everything is constructed and installed as approved, and that legal documents are accurate.
After Preliminary Plat approval, any changes to the improvements plans or cost estimate will be adjusted, and any other conditions required by the Board of County Commissioners will be taken care of. Final stamped versions of these, along with a final version of the plat, will be submitted with a Final Plat application. Final Plat must be applied for within 36 months of Preliminary Plat approval.
At this time a draft letter of credit or surety bond covering 110% of the cost estimate for required improvements must also be submitted. The bond is held for one year after improvements are installed and inspected.
Once a complete Final Plat application is submitted, it will be scheduled for a public meeting at the Board of County Commissioners. A public meeting requires notice to be sent and posted, however no public comments are recorded. The Board of County Commissioners is the final decision making body on Final Plat approval

Recording, Construction, and Inspection
The Final Plat, Development Agreement, and CCRs must be recorded at the County Recorder's office within 6 months. Following this, a pre-construction meeting is set up with the County Engineer to discuss timing and plans for installing improvements.
A construction permit is issued, then the developer has a limited time frame, usually 1 to 2 years as determined in the Development Agreement, in which to complete the improvements. Once complete, the improvements will be inspected and accepted by the County Engineer, who will issue a Certificate of Subdivision Completion.

​If you're considering building a house in Teton County, this article will serve as your comprehensive guide to achieving success in your endeavor. From planning and design to navigating local regulations, we'll cover all the essential aspects to help you bring your vision to life.
Below are the basic steps to building a home.

GATHER YOUR TEAM

• Engage Professionals to locate your building site by analyzing zoning requirements, and feasibility for sewage treatment, access, slopes, wetlands, etc. Building a house is a complex undertaking, so it's essential to enlist the help of professionals who understand the local nuances. Harmony specializes in development that blends with the surrounding environment and complies with local regulations. Consult with a reputable general contractor who can oversee the construction process and ensure quality workmanship.

PERMITTING

• Whether you're building on unincorporated County land or within the city limits of Driggs or Victor, you'll need to obtain multiple permits before your house can be lived in. These generally include:

1. Grading Erosion Control
2. Septic or Sewer Permit
3. Building Permit
4. Plumbing/Electrical/Mechanical Inspection
5. Certificate of Occupancy

This list covers the basics, but your project may require others such as Floodplain, Wetlands, Road & Bridge or ITD Access, or FAA approval. To reach the building permit information pages for each jurisdiction, follow the links below.
Teton County Building Permit Information
Building Permit Submittal Checklist
Design Standards Checklist
Building Permit Application

City of Driggs Building Permit Information
Building Permit Process Checklist
Online Building Permit Application

City of Victor Building Permit Information
Online Building Permit Application

To apply for a building permit, you'll need engineered stamped construction drawings for your home, any structural improvements on the site, and grading. You'll also need a site plan showing setbacks, impervious surfaces and structure locations. Once approved, you must keep the building permit and inspection report onsite.
During construction, a porta potty and a dumpster must be provided onsite. ​

​INFRASTRUCTURE AND UTILITIES

• Coordinate with utility providers to ensure access to necessary infrastructure such as water, electricity, and sewage systems. If you are outside city limits, you'll most likely need to drill a well and install a septic system. This requires approval by Eastern Idaho Public Health. For more information on septic permitting, visit their information page.

INSPECTIONS

• Over the course of constructing your house, periodic inspections are required to ensure proper building practices. Generally, these include foundation, framing, electrical, plumbing, and final inspection. In Driggs, Victor, and Teton County, electrical and plumbing inspections are undertaken by the State of Idaho. Foundation, framing, mechanical, and final inspection are performed by local officials.

MOVING IN

• After your final inspection, you will be issued a Certificate of Occupancy. This licenses you to inhabit your new building. Welcome home!

Building a house in Teton County, Idaho, offers a unique opportunity to create a home in one of the most breathtaking regions in the country. By conducting thorough research, engaging professionals, and adhering to local regulations, you can bring your dream home to life while preserving the region's natural beauty

​Harmony Design & Engineering is a member of the consultant team that developed the McCall Downtown Master Plan for the City of McCall, Idaho. The Master Plan was adopted on December 19, 2013 and is now being implemented by the City. Harmony's Randy Blough can be seen in the photo (below) during workshop #2 of 3 when Harmony was gathering public input.

Funding to support this big undertaking comes from a variety of sources. According to a sign in downtown McCall in August 2019, the Downtown Reconstruction Project uses Streets Local Option Tax dollars to restore the streets that were allocated as a part of the McCall Improvement Plan and detailed for future growth in the Downtown Master Plan. Underground infrastructure is being paid for by Streets Local Option Tax, McCall Water Department, McCall Franchise Utility Fund, Payette Lakes Recreational Water and Sewer District, Idaho Power, Frontier Communications and Cable One. By spending this money, McCall anticipates increased "economic well-being and quality of life" in the community. 

As you can see in the above photos of the dilapidated condition of Downtown McCall roads as shown above, they needed upgrading both for safety and visual appeal. In the below "After" photo, you can see various traffic calming measures that will help make downtown McCall a more pedestrian friendly shopping destination.

Check out this video representation of a flyover of downtown McCall after construction:  https://youtu.be/zcKnTJrc2YM
The focus of the revitalization is seen on the map below.

​Of course, downtown businesses are open during construction. A pro-tip from the McCall area Chamber of Commerce & Visitors Bureau website is to park outside the area of construction around Lenora and 2nd Streets and walk to those local businesses.

According to the City of McCall’s website, there are 4 phases of the project. In 2018 Phase 1A was the installation of the underground utilities in the area of 2nd Street and Lenora Street. Currently, Phase 1B is focusing on the streetscape improvements in that vicinity. The remaining phases will be realized through 2024.

For more information about the project as well as up-to-date construction information, visit: https://www.mccall.id.us/downtownproject. ​

An underground storage tank, known as an R-tank, was installed in August 2018 so that stormwater runoff will be stored out of sight until it can infiltrate the soil.  

The beginning of the sidewalk is seen here at the intersection of Depot Street and Highway 33. This photo was taken shortly after the concrete was poured in early September, 2018. 

Keep your eyes on the progress of the Depot Street improvements throughout the fall of 2018
​and again in the spring of 2019.

These are the slides that Jen Zung used during her presentation with FTR's Mike Lien on March 22, 2017 in Driggs, Idaho. For more information, please check out the links on slide 19.  If you still have questions or would like information about LOMR's or CLOMR's, please contact Jen Zung at Harmony.

 The “Blaine County Community Bicycle and Pedestrian Master Plan” (Bike-Ped Plan) was awarded the 2016 Citizen Advocacy Grow Smart Award from Idaho Smart Growth. Harmony Design and Engineering, based in Driggs, Idaho, was the prime consultant that completed the plan, and Mountain Rides, based in Ketchum, Idaho, was the project manager.

The Bike-Ped Plan was completed in 2014 and was the result of interested citizens, multiple non-governmental organizations, and governmental agencies working together to create a comprehensive plan for the development of a seamless, interconnected, and integrated multi-modal transportation and recreation system for the Blaine County Community. The Bike-Ped Plan is being actively used to improve transportation choices, enhance economic development, and create healthy communities in Blaine County.

“We were really happy to have been able to assist the Blaine County project team in creating an award-winning master plan for the future development of bicycle and pedestrian facilities. It has already been used to improve pedestrian safety at a dangerous crosswalk in Ketchum and to pass important funding measures in the City of Hailey,” said Jennifer Zung, project manager for Harmony Design & Engineering. “We love working in small mountain communities similar to our own,” she added.

Representatives from Mountain Rides and Harmony Design & Engineering traveled to the Idaho Smart Growth annual awards celebration on Thursday, November 17, 2016 at the Owyhee Place in Boise, Idaho.
 
For more information about Harmony Design and Engineering, please visit our other webpages at harmonydesigninc.com or call (208) 354-1331, for Mountain Rides, visit mountainrides.org or call (208) 788-7433, and for Idaho Smart Growth visit idahosmartgrowth.org or call (208) 333-8066.

Smart growth strategies build communities that return positive social, environmental and economic benefits to residents, business and visitors alike.  For the past twelve years Idaho Smart Growth has celebrated projects from around the state that are excellent examples of smart growth. Nominations are reviewed and selected by a jury of experts for their strong application of smart growth principles.