 Click to enlarge (PDF) This rendering shows the developers idea for phase one of a community housing project connected with Thunder Springs. Located on the east side of state Highway 75, the nine units would be nestled on the strip of land between the Ketchum Cemetery and the southern end of the Bigwood Golf Course. Courtesy graphic.
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"There's no question we have a real need for this, and, personally, I can't think of a better location." That's what Ketchum Planning and Zoning Commissioner Rich Fabiano said after hearing a presentation on a proposed community housing project by Bigwood at Thunder Spring LLC.
At a special commission meeting on Thursday, April 10, David Hutchinson, president of Valley Properties Inc. and speaking on behalf of the developers, said the project would include 19 affordable housing units just north of the Ketchum Cemetery on the east side of state Highway 75.
Fifteen single-family homes and two duplexes would be built on a narrow, 4-acre bench between the cemetery and the southern end of the Bigwood Golf Course.
The project would be split into two parts. A nine-unit first phase would be built by the developers of the Residences at Thunder Springs as a delayed substitute for housing commitments made as part of the original Thunder Spring planned-unit development. As well, it would fulfill the balance of the housing requirement not provided onsite at the Residences at Thunder Spring, an approved new project of 24 fractional units scheduled for completion in about two years.
While the second phase would depend on further investment from other developers, Hutchinson said his group would build the first nine units, including both duplexes, on the western side of the property.
The commission's initial support for the project came in the form of a recommendation of approval for subdividing the lot into two sections corresponding to the phasing, a variance to allow the subdivision in an avalanche zone and a rezone of the property from rural to low-density residential.
The original PUD for Thunder Spring called for 4,800 square feet of community housing and 5,000 square feet of office space for nonprofit organizations. However, Hutchinson said 2,500 square feet of housing was proposed in place of the office space. He said the cost would be about the same and there is a greater need for housing.
The portion being built in accordance with the requirement from the Residences at Thunder Spring would be just less than 4,000 square feet spread over three units.
Hutchinson said completion of the 10-unit Phase 2 would depend on other developers, perhaps those looking to fulfill community housing requirements offsite. However, he said they would have to follow the overall master plan for the property to ensure a consistent design throughout.
Commission members expressed appreciation for the project's design, as the two- and three-bedroom, wood-sided cottages would use the same materials as the buildings already on the neighboring cemetery property.
Hutchinson said that due to the project's location, there would be little impact to neighbors, perhaps other than noise from construction and the extension of water and sewer lines for Stirrup Lane residents.
Also garnering praise were the proposed income categories for the housing, which would be split between categories three and four, equivalent to 60 percent to 100 percent of Blaine County's median annual income. Hutchinson said the units would sell for under $200,000.
"In our opinion, these are highly desirable units," Blaine County Housing Authority Executive Director Jim Fackrell said. "There's really nothing like it in Ketchum."
One of the few design elements to draw concern was the lack of covered parking.
As well, Commissioner Fabiano asked if more units could be added, explaining that the need for community housing outweighed any potential negative impact on aesthetics.
"If the city has the political fortitude in the face of potential public outcry, we're open to that," Hutchinson said of increasing the density.
Hutchinson said he will be back in front of the commission in May with a design review application for Phase 1.
