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Copyright © 2003 Express Publishing Inc.
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Wednesday — February 25, 2004

News

Developer urges
density increase
in Hailey’s core


By MATT FURBER
Express Staff Writer

A Boise developer told the Hailey City Council this week that permitting more density in downtown residential development would attract both develops and people interested in city life.

"Build it and they will come," said David Southers. "But, it’s got to be cool. ‘Empty nesters’ want the high-end finish ... when the downtown is fun then it is fun to be in there. People use their legs instead of cars to get around."

Southers proposed Monday, Feb. 23, that the city change commercial zoning laws to permit higher density. Currently, in business and limited business zones city ordinances allow a maximum of 20 units per acre to be developed.

As a builder of urban residential developments in Boise, Southers said the limit is too restrictive for his product, dense urban housing units in the downtown core. He recommended a building density limit of 40 units per acre and said the increase is part of a nationwide trend.

Part of the problem in Hailey he said is that the price of land is too high for construction of only 20 units per acre.

Kathy Grotto, Hailey city planning director said Southers’ proposal might not "pencil out" in Hailey without the density of 30 to 40 units.

Southers cited examples of dense urban housing construction in Denver, Portland and even Phoenix. "Today it is popular to live downtown," he said.

He said a project in Boise’s North End with 36 units is on half a city block. "It is dense; 35 feet high on top of a parking structure," he said. The building itself is 36,000 square feet and was originally approved for 43 units on the site.

Southers approached the city and asked to make the presentation, Mayor Susan McBryant said. "It was an interesting presentation and I was glad to see it presented."

McBryant said any proposal to support an ordinance change to raise the density limits would require an amendment application by a developer or the initiation of city staff and council.

Councilmen Rick Davis and Don Keirn spoke favorably of the concept. Both men said they would bring the idea up with the mayor.

Southers said the concept is popular because, typically, it is near retail businesses that people can walk to. He also said market research supports a continuation of the trend because the "empty nesters" are going to be the fastest growing segment of the population in the next 20 years, according to the U.S. Census.

Keirn said he had just finished reading a story Monday in the Wall Street Journal about recent changes in Boise that reported that the city is rapidly becoming a destination for retirees because it retains a small town feel in the downtown core.

"Personally, I want to take a real good look at it," he said. "I support the idea. It’s about keeping the downtown great."

When McBryant asked if Southers thought there was enough land in Hailey to support his designs for urban housing, Southers said no.

"There are probably three or four sites," he said.

City Councilwoman Martha Burke asked if the idea would include affordable housing. Southers said that was not part of what he was involved with, although he said it is common in Jackson, Wyo., where affordable housing is a required component of large housing projects.

Hailey City Clerk Heather Dawson said most multi-family housing developments in Hailey have been in districts that are zoned general residential, which allows 10 units per acre.

Grotto said it is unlikely council and city staff proposals for a zoning text amendment would include changes to density in general residential zoning because of compatibility issues, such as parking problems and traffic. In a commercial residential plan parking standards could possibly be relaxed somewhat.


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The Idaho Mountain Express is distributed free to residents and guests throughout the Sun Valley, Idaho resort area community. Subscribers to the Idaho Mountain Express will read these stories and others in this week's issue.





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