Some commercial lots could lose, others gain in new plan

"This is a pretty big change in policy that we’re advocating to you," planning consultant Lee Nellis told the Ketchum Planning and Zoning Commission at an unnoticed, illegal meeting last Thursday.

Nellis was referring to a revised comprehensive plan he is drafting that divides Ketchum’s commercial core into two zones.

"We’re looking at, in a sense, going back to the system that existed with the main one and two B zones, but for quite different reasons," he said.

The commercial core zoning now in effect was approved late in 1994 after more than a year of work by the city and a citizens advisory committee that eliminated the two-zone system.

The proposed change would allow for a "CCH zone," or high density commercial core, in the area between Second Street and Fifth Street and East Avenue to Second Avenue. The fringes of the existing commercial core zone would be down-zoned to "CCL," demanding lower density while allowing for mixed use.

"Essentially, we want to bump up the density for intensity of use in the commercial core," he said.

Nellis said his goals were to address the improvement of circulation, parking and housing in the core, as well as to "pedestrianize" Ketchum.

The plan, he said, was in response to public input regarding what residents want Ketchum to look like in the future.

"What we’re looking at is the long-term character of Ketchum," he said.

That long-term character may include 50-foot high buildings in the CCH zone, and limited use of lots in the CCL zone. The floor-area ratio, the size of the buildings allowed relative to the size of a lot, would be decreased in CCL.

Currently, 35 feet is the standard height limit, with a five-foot bonus possible. The Friesen Gallery is an example of a 35-foot tall building.

Nellis suggested the city require those who benefit from the 50-foot building height to install underground parking or deed-restricted housing in the building.

An example he gave is a four-story building with penthouse-style living area on the top floor, affordable housing on the third floor, and business taking the first and second floors.

"This is practical, because of the value of land," he said.

He said advantages of the increased building height would allow for pitched roofs, and prevent the building of large cubicles out to the edge of the commercial core zone.

"It’s pretty humorous to have flat roofs where it snows so much," said Nellis.

Nellis also suggested the importance of a strong connection between the River Run area and downtown Ketchum. Possible connections are Second or Third Avenues or the bike path.