Endurance proved essential to the Sun Valley Planning and Zoning Commission Wednesday, Aug. 17, during a marathon public hearing to consider the Sun Valley 2005 Comprehensive Plan Update.
With a motion on the table to approve the plan update, the P&Z tabled discussions to 8 a.m. today to further evaluate proposed changes. The commission is expected to pass a recommendation of approval to the City Council during the meeting.
The formal review of the update to the city's guiding land-use document prompted consideration of altering proposed densities on key land parcels, but resulted in few changes overall.
Preserving Sun Valley's signature west-side entrance lands, referred to as the "Gateway," garnered the commission's attention, coupled with a decision to increase the density of the commercial core.
Commissioner Ken Herich suggested moving the proposed density on the gateway lands along Sun Valley Road—125 units of medium-density residential development—to another land-use planning area.
"You are going to see something," Herich said, referring to the proposed residential uses in the area. "It is going to change that corridor forever."
Under current zoning, 112 units of development rights exist on Penny Hill. The designation of Penny Hill as open space required the city to distribute the development rights located around the hill to lands elsewhere in the area. Most of the gateway land is owned by Sun Valley Co.
"Where are you going to move (the density)?" Sun Valley Co. General Manager Wally Huffman asked. "Everywhere we would move it would cause a compromise in the land-use planning areas (being) proposed."
Huffman suggested dividing the gateway area into two separate planning areas for more concentrated planning efforts. He said that larger land-use planning areas would accelerate development.
A contrasting suggestion from Sun Valley citizen Karen Reinheimer proposed expanding the gateway land boundaries to include the Sun Valley Horseman's Center and the undeveloped Cottonwood Parcel calling for 350 units, situated at the corner of Sun Valley Road and Dollar Road.
The commission opted to maintain the gateway's existing boundaries.
"I think it still provides the most flexibility to do the best planning," Commissioner Joan Lamb said.
The commission decided the best planning efforts entail maintaining the existing boundaries and proposed density with articulations in the comprehensive plan narrative to concentrate development on the east side of Sun Valley Road.
"As part of the bigger picture it is a compromise, but it makes sense," Commissioner Phil Usher said.
The P&Z found no sense in a suggestion to impose a 90-foot protected building setback proposed for maintenance concerns in place of an open-space designation on the east side of Sun Valley Road.
To preserve the view corridor, the commission disregarded the building setback in favor of a 50-foot open space strip from the property lot line on east side of Sun Valley Road spanning from the Red Barn to the Horseman's Center. The open-space designation continues beyond the gateway planning area from the Horseman's Center to Dollar Road, designating a 10-foot open-space strip from outer tree foliage, with an extended fan of protection on the northeastern corner of the intersection.
With the gateway decision made, Lamb made a motion, seconded by Usher, to recommend approval of the draft plan to the City Council. Lamb outlined amendments to her motion proposing changes to individual land-use planning areas.
For the gateway area, Lamb's amendment provides for the open-space designation along Sun Valley Road and delineates potential trade areas for the city's five-acre park parcel next to Our Lady of the Snows Catholic Church. Potential trade sites for private lands include areas along Sun Valley Road adjacent to the city parcel and at Penny Hill.
Mapping for residential uses on the back (northern) side of the five-acre parcel persisted, despite criticism from citizens and Huffman.
Lamb's second amendment incorporates density and boundary changes to the Sun Valley Resort and Village Core area. The amendment accepted a recommendation from Huffman to include seven residential lots in the area, expanding boundaries west to Sun Valley Lake.
The amendment also increases the area's density with a provision for 840 mixed-use units, including hotel, townhouse and workforce-housing accommodations, and 150 deed-restricted workforce-housing units. The amendment increases the maximum density to provide housing for approximately 500 workers in units located on the west side of Trail Creek Road.
The increased density emerged from Huffman's request coupled with a question as to whether the company's 200 existing workforce-housing units fell under the maximum density regulation, or were considered on top of the maximum density. The question probed at development rights to 200 units in the commercial core.
Minor amendments to the language of the Dollar Lodge, Prospector Hill and Sun Valley Municipal Complex were made, although public comments called for greater protection of Prospector Hill, above City Hall.
Calling the parcel "equally as important as the gateway," Paul Connolly, a Comprehensive Plan Steering Committee member, requested stronger language to protect the hillside and the Boulder Mountains view corridor.
Reinheimer demanded a special site designation for Prospector Hill, and reiterated a need for better maps and accessible meeting times.
As the morning meeting stretched into the afternoon, the commission voted to continue the discussion to evaluate the remaining land-use planning areas, including the public designation of the Horseman's Center. The motion to approve the plan and the amendments returns to the table today.
Sun Valley's 2005 Comprehensive Plan Update calls for maintaining a pastoral setting with an open-space designation along the bike path combined with residential development spanning the back sections of the city's entrance lands.
The proposed comprehensive plan designates the Sun Valley Lodge as a "special site." Photo by David N. Seelig
