Simplot plan slowly gaining favor
Vacation of public streets surfaces as primary issue
By GREGORY FOLEY
Express Staff Writer
The concept plan for the Simplot lot proposed by architect Jim Ruscitto and real-estate broker Dick Fenton. Graphic by Ruscitto, Latham, Blanton.
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Momentum is gathering for a plan to subdivide and develop downtown Ketchum?s largest vacant land parcel.
Ketchum Planning and Zoning commissioners this week indicated they approve of numerous aspects of a proposed master development plan for the Simplot lot, the 3.8-acre parcel located immediately northwest of the Ketchum Post Office.
However, after a more than a two-hour review of the plan on Monday, Oct. 11, the P&Z postponed a discussion about the primary issue: Should the city grant a request to give up 33,000 square feet of public road rights of way that cross the site?
At issue is a set of plans submitted in May by architect Jim Ruscitto and real-estate broker Dick Fenton, who represent the property?s owners, Gay and Scott Simplot.
The plans call for subdividing the site into four lots and linking development of the lots with a detailed agreement that strictly limits the building envelopes and uses throughout the site.
The primary aspects of the proposed master plan include:
· Permitting development of the west half of the property with no more than 30 duplex housing units.
· Developing three large Tourist-zoned lots and two public parks on the eastern half of the property.
· Installing a 136-stall underground public parking garage adjacent to Second Avenue.
· Rerouting and improving an existing public bike path through the site.
· Building at least 10,000 square feet of deed-restricted community housing dispersed throughout the site.
· Closing, but not legally vacating, an undeveloped but platted section of Third Avenue that borders the west side of the parcel.
The public parks, bike path improvements and affordable housing are offered in part as incentives for the city to approve the project.
Discussion of the plan Monday focused largely on various public amenities proposed for inclusion in the development.
In a discussion about the community-housing component, P&Z commissioners determined that they are satisfied with an offer to build 10,000 square feet of deed-restricted housing throughout the project. Some housing would be built in separate developments on each of the four lots.
?I think what they?re submitting is pretty reasonable,? said Commission Chairman Greg Strong.
Nonetheless, commissioners did express concerns that because the Simplots have not determined if they will develop the site themselves, pursue a joint venture or sell the subdivided parcels to individual developers, it is unclear when the housing would be built.
Ultimately, commissioners determined that it would be acceptable to allow the plan to mandate that a minimum amount of housing is developed in each phase of construction.
In discussing the proposed parking garage, which might also be built in phases, commissioners expressed similar concerns.
Strong said phasing construction of the garage ?seems to be bordering on an impossible task.?
Fenton said the plan is feasible and ultimately agreed to provide additional details on how the garage would be constructed.
In discussing traffic impacts of the development, the P&Z was forced to consider the long-term effects that would come from granting the Simplots? request for the city to vacate two platted, undeveloped roadways on the parcel, including a portion of Fifth Street.
The debate came despite feelings among some commissioners that the street-vacation decision is one that should rest with the Ketchum City Council, which would ultimately have to approve the entire plan.
Commissioner Anne Corrock repeatedly expressed concerns about whether it is wise for the city to give away a portion of Fifth Street.
?I?m concerned with closing streets and access,? she said.
Finally, the P&Z asked the applicants to conduct a study to determine how traffic associated with the proposed development would compare to traffic associated with a traditional ?lot and block? development of the area, with Fifth Street fully developed.
The P&Z will resume its discussion of the plan Monday, Nov. 8.
