People looking for a place to park during special events at the Park and Ride lot will likely spend a fraction of the time city officials have expended wrangling over how many parking spaces should be added to the site once a YMCA is built there.
Ketchum Planning and Zoning commissioners and city staff convened in a special meeting Wednesday, April 6, to discuss the YMCA's application to build an 84,000-square-foot recreational facility on a portion of the Park and Ride lot.
The Ketchum-based Wood River Community YMCA is seeking city approval for the facility's design and layout on the 5.7-acre city lot.
YMCA representatives, including Dick Fosbury, who often serves as a contracted city engineer, presented responses to questions raised by the P&Z in late February about parking, snow storage, traffic and community housing.
But commissioners used the bulk of the nearly four-hour meeting to debate transportation and parking.
After studying traffic impacts of the proposed recreational facility, the YMCA suggested 116 parking spaces be developed at the site. The city's consultant recommended 134 stalls, while city staff saw need for 150 spaces.
Commissioners Anne Corrock and Greg Strong argued that more parking spaces would be needed if the proposed special events arena—which could draw up to 2,500 people—attracted as many visitors as it is planned for.
Corrock argued that the YMCA should consider ways to conserve space on the site, largely because its parking and snow storage are proposed to go on city land around the YMCA building.
"The city is responsible for parking," Corrock said.
Others on the commission disagreed about the scope of the city's responsibility, using typical attendance at a Sun Valley Suns hockey game as a gauge.
"I don't agree we need to hold this to a higher event than a hockey game," said Commissioner Ron Parsons. "It's not fair to expect the Y to provide parking for these giant events. I don't think we should get hung up on this theoretical gigantic event."
With a finite amount of land available, underground parking was an attractive option for some.
But Andy Barnard, a member of the YMCA's design team, told the commission the YMCA does not recommend construction of such a facility. It would be incompatible with the swimming pool and skating rink, he said, and would likely prompt the need for ramps that would infringe on exterior surface parking.
In places that it would be feasible, underground parking would be exorbitantly expensive, Barnard said. He cited a $50,000 cost per space.
"That's a pretty hefty burden," he said.
Commissioner Jack Rutherford questioned that figure.
"I get a cost of $25,000 per space for a building this size," he said.
P&Z Chairman Harold Johnson noted that land costs were equally pricey, and the idea should still be considered.
"It's not going to come near to what it would cost us in land," Johnson said. "Land is really difficult to come by. The commission would be remiss in not recommending (parking) underneath the building."
In response to a request from the P&Z to research adding employee housing to the facility, YMCA officials said they do not intend to do so.
"Community housing is not a requirement of the application," said Teresa Beahen, YMCA executive director. "We're dealing with it by paying more, rather than providing community housing."
Parsons was doubtful such an increase in pay could offset the cost of living in Ketchum.
"I'm not going to hold your feet to the fire," he said. "I think it's a mistake, but it's not a deal breaker."
In the end, the P&Z asked the YMCA to develop 150 parking spaces and to provide proof that underground parking is infeasible.
The P&Z will continue its review of the YMCA application on May 9.
