Historic buildings in Ketchum are disappearing fast, and there may be only one way left to save them: a carrot.
The Ketchum Historic Preservation Commission is proposing an incentive to developers and property owners in the form of a modified city ordinance clarifying transfer of development rights.
Generally, a TDR is a transfer or sale of specific development rights from one property owner to another, allowing for greater control over where density is concentrated.
The plan would expand an existing TDR ordinance to include a special category: historical development rights.
"TDR is definitely the carrot mode of getting something accomplished," said Commissioner Tory Canfield.
Such a transfer could enable developers to build taller structures in the city's commercial core while leaving typically shorter historic buildings intact.
"There has to be some tangible benefit for preserving historical buildings," Ketchum Planning & Zoning Commissioner Jack Rutherford said during the Ketchum Historic Preservation Commission's meeting Wednesday, May 11.
If a property owner sold their development rights, they would relinquish the right to develop or build on their property.
"You want it market-driven," Rutherford said. "That's a good thing. You want to have a supply for developers to use."
Not all commissioners were immediately taken with the idea, however.
"Trading historic preservation entitlements for height limits—I don't know whether that's the right use of historic preservation," said Commissioner Ned Hogan.
Rutherford argued that it might be the only bargaining chip the city has.
"We don't have a lot of tools," he said. "The zoning code gives us one that's not being used right now."
"(Historic buildings) are going away so fast," said Commissioner Nan Emerick. "We have to give an incentive. We have to make it attractive without taking away property rights. I think this is a win-win (situation)."
Preservation commissioner Andy Sable threw his support behind the idea and thanked Rutherford for helping with the proposal.
"I want to thank you, Jack, for articulating the single most powerful financial tool for saving some of these buildings," he said.
Talk of incentives arose Wednesday during a discussion of a proposed demolition ordinance.
The Ketchum City Council at its Feb. 22 meeting discussed the ordinance and generally supported it, said Stefanie Webster, Ketchum city planner. Council members instructed city staff to move forward with the ordinance draft, she said.
"Now, all (landowners) have to do to move or demolish a building is fill out a form," Webster said. "There is no real review."
The ordinance would affect buildings that are more than 50 years old. It would require developers to provide photos of the building to be demolished and would outline additional procedures.
Procedural options could include mailing notices to property owners within 300 feet of the structure, buying a display ad in a newspaper for public notification, and requiring a waiting period to allow interested buyers time to make an offer.
Webster plans to present a draft to the preservation commission and then to the P&Z by summer.
