The Ketchum Planning and Zoning Commission is gearing up for its fourth meeting in as many months on development in the Warm Springs base area.
The commission will hold a public hearing on Monday, March 24, once again looking at potential changes to the neighborhood's zoning that could lead to revitalization and economic growth. On the agenda is discussion about the addition of two or more height zones and new design guidelines, as well as traffic mitigation and parking requirements.
While members of the public are sure to take interest in the design guidelines, it's the other two issues that have aroused the most concern at previous meetings, especially from residents who live in the proposed new zoning district.
This district is encompassed by the area between Howard Drive and the Warm Springs lifts, and Gates Road and Skiway Drive. It would also include a sizable piece of Sun Valley Co. property, extending west to incorporate the Greyhawk parking lot area.
At a January meeting, consultant Nore Winter, hired by Ketchum to help create a master plan and new zoning code regulations for the area, presented possibilities for increased floor-area ratios that would allow for more than the three floors permitted under current zoning. That raised the hackles of nearby residents who worried that a large hotel could obstruct views of Bald Mountain.
However, there has been nearly unanimous support by meeting attendees for the general goal of revitalizing Warm Springs Village, which has seen a sharp decline in the number of businesses located there. At present there is one restaurant—Apple's Bar and Grill—and two sports retailers—Sturtevants and Pete Lane's.
While Winter recommended greater density to attract mixed-use projects, such as a hotel with retail, restaurant and meeting space, the amount of property currently for sale limits possibilities for the near future.
At the last meeting on the issue, held in February, both commissioners and members of the public agreed that Sun Valley Co. holds an ideal, and currently vacant, location for a large hotel with the Greyhawk property. However, the resort has made no mention of any intention to build there.
That leaves Ketchum developer Brian Barsotti, who owns the Baldy Base Camp property at the corner of Picabo Street and Skiway Drive, with the most viable piece of property for such a project. At the February meeting, Barsotti said he has been trying to build a hotel for the past six years, rather than going ahead with residential units, because the city made that request. However, he explained that his planning has resulted in a different calculation for density than that provided by Winter.
"The formulas are great in theory, but in reality will never work," Barsotti said. "At a floor-area ratio of 2.25 we can't get a hotel built."
He said he would give more detail on what it will take to make a hotel project pencil out at this Monday's meeting.
Now a vacant lot, developer Brian Barsotti?s piece of property at the base of Warm Springs once housed Paul Kenny?s ski shop and the Outabounds Lounge. The Ketchum Planning and Zoning Commission will hold a public hearing on Monday, March 24, to once again discuss methods for revitalizing this area.
Photo by David N. Seelig
