County denies
plan to enlarge ridge-top house
By GREG
MOORE
Express Staff Writer
The
Blaine County Planning and Zoning Commission denied a proposal last week
that would have almost doubled the size of what is already one of the
most conspicuous homes in the Wood River Valley.
The house
sits atop a ridge behind St. Luke’s Wood River Medical Center. Were
its construction to be proposed today, it would probably be turned down
based on the provisions of the county’s Mountain Overlay Zone.
However, built in 1978, the house predates creation of the zone in 1991.
The
building’s new owner, Roger Turner, a resident of New York City, filed
an application to tear down the 4,500-square-foot house, and replace it
on the same site with an 8,500-square-foot house. Efforts were made in
the proposed house’s design to minimize its apparent bulk. It would be
slightly lower than the existing house, and about 1,700 square feet of
the added size would have come from construction of a basement. The
design also included additional vegetation for screening.
Even so,
the P&Z unanimously denied the application during a public hearing
Thursday at the Old Blaine County Courthouse in Hailey. Under the
Mountain Overlay ordinance, existing homes that violate its standards,
but are grandfathered in, may be replaced within the zone only when the
proposed design is "less nonconforming" than the existing
structure.
"They
did a lot of really good things," P&Z Chair Suzanne Orb said
about the proposed design in an interview. "The biggest problem was
that the house was just too big."
Anjie
Saunders, executive director of Citizens for Smart Growth, said she was
"very pleased" with the outcome.
Garth
McClure, an engineer with Benchmark Associates who represented Turner in
his application, declined to comment, but said his client may submit a
modified proposal.
If Turner
does submit an application for a smaller building, it will apparently
set the stage for a debate over whether the county can use the Mountain
Overlay Ordinance to require him to rebuild on a less visually obtrusive
site, if such a site exists on his property. Orb said she believes the
right to rebuild on the existing site is grandfathered in as long as the
proposed design is "less nonconforming" than the existing
home.
However,
Citizens for Smart Growth attorney Doug Werth contended it is only the
existing structure, not the site, that is grandfathered. He said he
believes the county can require an applicant to rebuild on a site that
better meets the ordinance’s standards, one of which addresses
decreasing visibility by building at lower elevations.