"I really like the project and I like the benefits ... I don't like the phasing part of it and I don't like the unknown."
Those comments by Ketchum City Councilwoman Terry Tracy this week essentially summed up the sentiments of city leaders about a proposed master plan for developing the Simplot lot, the 3.8-acre parcel that comprises two city blocks immediately northwest of the Ketchum Post Office.
In their second review of the proposal Monday, March 7, council members indicated they favor the master plan but might not grant approval until they rest assured the plan's projects—and their associated public benefits—would be completed in a reasonable time frame.
At issue Monday was a proposal to subdivide and establish a development agreement for the Simplot property, all as part of a detailed master plan that would govern everything from the size and location of the buildings to the width of the sidewalks.
The master plan calls for the city to give up 33,000 square feet of public rights of way on the site. The Simplots have proposed to include 10,000 square feet of community housing on the parcel and to dedicate to the public at least 27,000 square feet of open space for use as public parks.
In a series of votes cast last November and December, the city Planning and Zoning Commission recommended approval of the plan.
On Monday, real-estate broker Dick Fenton—who represents the property's owners, Gay and Scott Simplot—presented the council with a financial analysis of public benefits that could come as the plan is implemented. The analysis indicated the master plan would bring some $10 million worth of benefits, from public open space and pedestrian walkways to community housing and parking.
Fenton said developing the Simplot lot under the master plan would not yield as much profit for the landowners as would selling the 16 lots that would come through a lot-and-block development of the Tourist-zoned parcel. He suggested that the landowners are taking a risk to ensure the parcel is developed in a fashion that serves the community.
"The risk is on the Simplots," Fenton said.
Key elements of the Simplot 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. One lot would be offered at a discount to the Sun Valley Center for the Arts.
· Installing a 136-stall underground parking garage across from the Ketchum Post Office.
The Simplots have not determined if they would develop the site themselves, pursue a joint venture or sell the subdivided parcels and associated building rights to individual developers. The four lots would be developed in phases, possibly over a long period of time by different developers.
Mayor Ed Simon said Monday that he is concerned the plan does not do enough to ensure the community housing—which would be dispersed among the lots—would be built in a timely fashion. In addition, Simon said, he is worried the city could not regain control over any vacated public rights of way if none of the developments occurred.
Council President Randy Hall said he also has reservations about the proposed street vacations.
"We have a fiduciary responsibility to ensure the city doesn't give away more benefits than it receives," Hall said.
Councilman Baird Gourlay said he believes the council should consider an offer by the Simplots to sell a proposed lot on the northeast portion of the site to the city for a new city hall. The discounted cost would be $1.5 million.
Of 10 members of the public who commented on the plan, eight were solidly in favor of approving it.
"This is a vision for the community. It will make the community look better," said West Ketchum resident Bob Lynn.
The council will resume its review of the plan on April 7.
