By KIKI TIDWELL
Kiki Tidwell lives in the Sagebrush Arena Subdivision.
Nick Purdy continues to appear in public forums representing that Harry Rinker wants to benefit the community by changing the zoning on the Peregrine Ranch to create lots of small lots. Purdy can sound so convincing when he uses words like '"affordable community housing" for the working people of the county. But make no mistake about it, increased density on the Peregrine Ranch means more money for Rinker. On this 150-plus-acre property, a developer could reasonably develop 110, one-acre lots under current R-l zoning, given the topography and land needed for roads and infrastructure. Under the plan presented to the City of Hailey, Rinker proposed 380 lots, with 10 to 20 percent of the homes labeled "affordable," but not fully identified as deed restricted. Multiple real estate professionals, including local brokers, developers, and appraisers have together estimated that Rinker could achieve probable total gross sales of the 1-acre lots in the $38.5 million to $41 million range. However, the high-density small lots scenario could reasonably gross sales in the $80 million range, not even including the "affordable" housing units. We're talking up to a $41.5 million increased upside for Rinker with the density bonus he is pursuing.
No wonder he has found a loophole in the zoning code to try to jump through—the R.4 zoning exists in the county to accommodate small lots that were grandfathered in before the zoning codes were adopted—it was never meant for new subdivisions. In fact, the maximum PUD density bonus for the R-l zone is capped at only 20 percent (9-10-2). Rinker and Purdy are using the old developer trick of asking for an extremely outrageous density like 380 and then probably "backing down" to a 300 lot density—which is still a 100 percent density bonus to what the zoning should allow. And they're laughing all the way to the bank.
As for the community benefit, Hailey citizens are going to see 1000 more car-trips a day on Buttercup Road. With two left turn possibilities out of the Peregrine Ranch on to Highway 75, Hailey citizens will enjoy more time viewing Hailey from their cars as they are backed up into Hailey every morning. This is already an extremely dangerous section of the highway. Do we really want to overburden it further this way? Moving so many homes next to the Sagebrush Equine Training Center will probably force their therapeutic riding programs to throw in the towel. High numbers of people tend to win out over the stabling impacts (smell and flies) of horses. No, Rinker can think of better ways to benefit the community rather than creating huge problems while enriching himself. Please call him if you have any suggestions.
