Friday, June 13, 2008

O compromise, where art thou?

Public debates economic benefits, mass of Warm Springs resort plan


By JON DUVAL
Express Staff Writer

Mark Philp, lead architect for developers DDRM Greatplace, points out areas of interest during a site visit to the proposed Warm Springs Ranch Resort on Wednesday. The property has been staked out and is open to the public to give a better idea of scale and height of the resort’s core hotel building. Photo by Willy Cook

"Wow, what a tough job you all have in front of you," said Ketchum resident Chuck Ferries to the city Planning and Zoning Commission during the second of three consecutive public hearings on the proposed Warm Springs Ranch Resort.

As with the numerous others that have taken place since the project was first introduced last autumn, Wednesday's meeting highlighted the difficult task the commission will face when weighing the anticipated economic benefits and the overall scale of the development when making a recommendation to the City Council. The commission is expected to make its recommendation on the planned unit development and annexation application on June 19.

Around 150 residents and second-home owners from around the Wood River Valley packed the meeting room at the Presbyterian Church of the Bigwood on Wednesday to give and hear public testimony. Vocal supporters and opponents of the proposed five-star resort north of downtown delved into a wide range of issues, upon which the commission began deliberating at the week's third and final meeting last night.

Mass versus economic benefit

While nearly every speaker claimed to support the idea of a bringing a new hotel to the city, the height and mass of the current design was once again the most common concern expressed.

Park City-based developer DDRM Greatplace's latest design, designated Scheme 10, calls for five floors of guest rooms and amenities, such as two restaurants and a spa, and a two-stories parking structure.

The core hotel building, with a maximum height of 84 feet, would contain 75 traditional guestrooms, 30 fractional units, 46 condominium suites and 35 residences. Of these units, 121 would be in the short-term rental pool, considered "hot beds," with the fractional units considered "warm beds."

"This is going to crush the lives of people so that someone else can make money," said Lee Chubb, an outspoken opponent of the design and its 500,000 square-foot hotel.

This statement was countered by many that claimed the resort would, in fact, be a significant part of the solution to Ketchum's ailing economy.

"We're not talking about a nuclear power plant, office skyscraper or warehouse here, but a five-star resort," said Ketchum real estate agent and developer John Sofro. "The growth we've had has contributed little to our sustainability or economic viability, and we're no longer competitive with other resorts."

While supporters were sure to point out that such a development would not prove a panacea for the hardships placed upon area businesses during this downturn in the economy, many pointed out that it was necessary to start somewhere.

"Give hope to the business community and a reason to keep fighting," said Doug Brown, owner of the two Jane's Business Copy & Creative stores. "We are beyond the tipping point—businesses are holding on by the fingertips only because of the love for this area."

Although accessibility remains a major issue, the developers estimated that the 15 years after completion would garner the city $36.3 million in revenues and $389 million in new retail sales from hotel guests and residents of the planned 25 villas, 18 townhouses and two estate lots.

While a recent independent study by city consultant Richard Caplan put the revenue figure closer to $30 million, there appeared to be little doubt in the audience that a new hotel would help existing businesses, many of which have had to decrease the number of employees to stay afloat.

"My employee count has gone from 19 to seven," said Ketchum businessman Holden Morgan. "I'm definitely concerned. The naysayers might be bulletproof, but I'm not."

Debate over Comprehensive Plan

The scale of the resort has also sparked questions over whether or not the project fit with the Ketchum's Comprehensive Plan, created in 2001.

At the meeting on Tuesday, June 11, Ed Lawson, local legal council for the developer, noted that the comprehensive plan is merely a set of guidelines, rather than a legally restricting document, such as an ordinance.

As well, while presenting the city's staff report on the project at the same meeting, Community and Economic Development Director Lisa Horowitz said that the resort fits in with the spirit of the comprehensive plan.

However, opponents pointed to a study undertaken by Richard Caplan on behalf of the city that stated that both Scheme 10 and its predecessor, which is still under consideration, are "inconsistent with the small mountain town character."

Bob Brennan pointed out, in particular, the section that states a development should be in harmony with its surroundings and being that the ranch property is surrounded by residential neighborhoods, a massive project is not compatible.

However, Jerry Seifert, who served as Ketchum mayor from 1975 to 1988 explained that the proposed location has been a commercial area for the past 70 years.

"We're always going to have neighbors that are impacted, but they knew that it was zoned for tourism when they bought their property," said Ketchum resident Amanda Green, adding that her view of the mountains will likely disappear in the future because of her proximity to the Simplot lot.

Demographic disparity

While the above arguments had been made on several previous occasions, Green also brought up an issue that had not yet been aired, namely the demographic disparity that has been evident at the public hearings.

Green, 30, noted that there were a mere handful of audience members younger than herself.

Jan Hegewald echoed the sentiment that it was becoming increasingly difficult for young adults to make a living in Ketchum, and that the cost of living is keeping potential residents from settling in the area.

"In the service industry, we're seeing numbers down, fewer patrons and lower profits for employees, not just owners," Hegewald said. "We need something to help young, working adults stay in the valley."

This could mean a sacrifice for some in order to achieve this goal.

"I'm willing to give up my view for a project that benefits the entire community," said Sun Valley Ice Show skater Darlin Baker, who lives directly across the street from the proposed resort on Flower Drive.

Site visit & "envelope concept"

Prior to the comment session, the applicant, commission and members of the public visited the site to view markers denoting the outline of the core hotel building.

As well, lead architect on the project, Mark Philp, pointed out an 88-foot tree, the highest in a stand directly to the east of the old Warm Springs Restaurant, as an indication of the proposed height of the hotel.

Philp said that a map providing a key to the staking plan would be available on the city's website and that the public is welcome to walk the property to get a better idea of the plan.

At Tuesday's meeting, Philp introduced an "envelope concept," in which the commission would approve allowable heights and square-footage for different sections of the core hotel. This would give the developers a structure within which to prepare greater detail as the design review process began.

As this was a new proposal, the commission decided to allow verbal comment on this concept alone during the meeting on June 19. Written comment on the entire project will be accepted through 5 p.m. on the 19th as well.

Other issues

One of the other most common concerns was the absence of tennis courts on resort property.

Many members of the public, as well as former and current tennis coaches, gave testimony to the importance the old courts played in the tennis community, especially for children's programs.

While the applicant has proposed donating $300,000 to the city to use for recreation in any way it chooses, John Kearney of the Ketchum Parks Department said on Tuesday that it would take at least $500,000 to build six new courts, a clubhouse and restroom, a price that did not include the purchase of land.

As well, numerous comments were made about the nature of the application itself, after Ferries claimed that the application was for condominiums and timeshares.

However, both Horowitz and Joy Kasputys, local liaison for the developer, said that this was untrue, and that the application was indeed for a five-star hotel.

Horowitz said that through a development agreement, the city would be able to ensure that the resort provided the specified number of hotel rooms, as well as ownership by a five-star hotel operator.




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