Huge box buildings in the community core without including housing and parking on the property are the result of poor code amendments and greed.
The FAR building code was originally written in the mid to late 90's to find a balance between community housing needs and keeping the character of our small town. The allowed maximum FAR (floor area ratio) was 1.75 and every building had to provide housing on site. Deed restricted units were built without the need for public land, tax funds, long application negotiations and the buildings had architectural creativity.
Now the FAR is 2.25, creating huge box buildings. In lieu funds are collected in place of providing housing units. Tax funds, public land and federal tax credits are being leveraged to build even bigger box buildings (Bluebird) for housing with federal regulations that don't meet our needs.
There is absolutely nothing left of the intent and integrity of the original code.
Elected officials have to quit throwing spaghetti against the wall and hoping something sticks. Ketchum is a fragile gem that needs thoughtful stewardship.
In the ‘agenda packet’ last week, I read so many letters to the council expressing OPPOSITION to their building initiatives, that it prompted me to email all of them to “wake up and start reading their mail”.
They are either not reading their letters or are willfully IGNORING their constituents.
That’s the part that’s most frustrating—the total charade of public participation.
I think they do read the mail, but anyone who disagrees with them is labeled "anti-housing" and their opinion is dismissed. Listen to how Ms. Breen refers to the people who disagree with her.
Agree with everything you say here Perry. Re your dark sky topic, you leave out the Ketchum post office. It is brightly illuminated every night including a back lit sign which is in violation of the city’s ordinance. Just one more example of how they aren’t really concerned about “dark sky”. Thanks for all your efforts…
It breaks my heart to see what is happening to Ketchum I am disappointed to see what the council is allowing to happen, actually not allowing but promoting and creating. I was in Aspen from 1970 to 78 when I moved here. Now I am seeing it happen here. Very disappointing
Perry, it's a very good thing that you're at least thinking about running for City Council in the next election, if not outright planning to do so. That little town, indeed the WRV, needs someone not just with your skill-set but also, importantly, your sensibility.
I have a question. Why the angst over all the issues pointed out in this article, as well as the others. Obviously the Ketchum City Council will proceed as they see fit and continue to ignore input from residents. Is the answer to wait until the November election, when the majority of damage will have been done or at least committed to? I suggest that a group form to finance a TRO and to initiate a recall petition. That's the only answer as the constant complaints have had little actual impact. Let's be honest about all this!
Below is the public comment that KBAC submitted to the City re: the Sawtooth Serenade development. Below that is the response from Morgan Landers, Planning and Building Director, and response from Daniel Hansen, Community Engagement Director.
"The Ketchum Business Advisory Coalition (KBAC), representing over 120 local businesses and community members, has several concerns about the Sawtooth Serenade development plans and the potential impact it will have on access to local businesses during and after construction.
1.The City’s requirement that new developments must widen sidewalks to 8 feet will likely eliminate several on-street parking spaces. The number of parking spaces that would be removed due to Sawtooth Serenade are not detailed in the design application, but architectural drawings on page 32, 33, and 37 show removal of parking on the east side of 1st street. How many parking spaces will be eliminated on 1st Ave with this development, and how will these parking spaces be replaced? 1st Ave is particularly important as a public parking area for business employees and customers because as the city eliminates parking spaces in town, City officials refer to there being“Plenty of all day parking on 1st Street”. How many of these spaces will be lost due to this development?
2.The application does not include details on construction staging or parking. The construction that took place on 1st Avenue between Sun Valley Road and 4th Ave in 2023 and 2024 nearly bankrupted existing local businesses due to the lack of access for customers, employees, deliveries and services. The City’s current construction parking plan is reactive and ineffective, as it requires the public to call-in issues and wait for a response from the City. But by the time enforcement occurs, business revenue has already been lost. Local businesses are looking to the city to provide proactive solutions to construction staging and parking that will ensure access to customers, employees, deliveries, and services throughout this entire project, beginning to end.
3.Construction on Main Street from 4th-10th is scheduled to take place in Summer 2025. The city has not yet provided a traffic plan for this project, but it’s reasonable to think that some traffic could be diverted down Sun Valley Road and/or onto 1st Avenue. No start date is given for Sawtooth Serenade, but if this project is set to begin in 2025, how will traffic re-routing be impacted by a large construction project in the path of traffic diversion?
4. In recent years, many new building developments have not been required to provide adequate parking for the number of vehicles that may need access to the building. How many new, off-street parking spaces will this building be required to provide?
5.There is a Mountain Rides bus stop on the corner of 1st Avenue and Sun Valley Road. How will this bus stop be impacted during and after construction?
It is important that the City of Ketchum does not continue to allow development projects to interrupt access to local businesses. The local business community is looking for the city to provide specific details on:
-Precisely how many parking spaces will be eliminated due to this project?
-How and where will these parking spaces be replaced?
-How many new, off-street parking spaces will be provided for residents and visitors to this building?
-Will these residences be placed in either the long or short-term rental markets?
-Where will construction staging and parking be located?
-How will the Mountain Rides bus stop be impacted?
-What is the traffic flow plan for Summer 2025 during Main St. re-construction and how will the Sawtooth Serenade project impact that plan?
Answers supplied for Planning and Building Director (shared with permission)
"There are only two residential units in this building so a total of 4 parking spaces are required. The project includes underground parking accessed off the alley with 5 parking spaces.
The Mountain Rides bus stop will remain in its location and available for the duration of construction and post construction
The widening of the sidewalks for this development does not result in any loss of parking spaces. There are currently 14 parking diagonal parking spaces on this block. Once the development is complete, there will be a total of 16. This is because the width and angle of the current parking is not designed to maximize the amount of possible parking
It is staff’s understanding based on the memo that this will be a second home for the two residents. They may rent it through the short term market, but it will not likely go into the long-term rental market.
Construction staging and management is handled at the building permit stage of the project. This application is still in design review. We are working on adjustments to our construction
management program to address concerns expressed by business owners prior to the 2025 construction season."
Answer supplied from Community Engagement Director re: traffic flow
"This work is scheduled for April through July 1. Detours will be minimal. Most of the grid will be accessible. If vehicles are passing through town, they’d detour on Sun Valley Road to 1st Avenue; then 9th Avenue to Warm Springs; and finally, 10th Avenue to Highway 75."
KBAC (Ketchum Business Advisory Coalition) can be most impactful by lobbying for unrestricted and uninterrupted access for businesses, employees, and deliveries/services during and after construction, but if you think of other ways KBAC can be involved, please let us know!
I submitted comment to the P&Z. I hope they get 1000 such emails.
Which email are you sending to?
Huge box buildings in the community core without including housing and parking on the property are the result of poor code amendments and greed.
The FAR building code was originally written in the mid to late 90's to find a balance between community housing needs and keeping the character of our small town. The allowed maximum FAR (floor area ratio) was 1.75 and every building had to provide housing on site. Deed restricted units were built without the need for public land, tax funds, long application negotiations and the buildings had architectural creativity.
Now the FAR is 2.25, creating huge box buildings. In lieu funds are collected in place of providing housing units. Tax funds, public land and federal tax credits are being leveraged to build even bigger box buildings (Bluebird) for housing with federal regulations that don't meet our needs.
There is absolutely nothing left of the intent and integrity of the original code.
Elected officials have to quit throwing spaghetti against the wall and hoping something sticks. Ketchum is a fragile gem that needs thoughtful stewardship.
As if the building wasn't bad enough they want pickleball also! It is a very loud sport that will impact everyone within a two block radius. I say NO!
In the ‘agenda packet’ last week, I read so many letters to the council expressing OPPOSITION to their building initiatives, that it prompted me to email all of them to “wake up and start reading their mail”.
They are either not reading their letters or are willfully IGNORING their constituents.
That’s the part that’s most frustrating—the total charade of public participation.
I think they do read the mail, but anyone who disagrees with them is labeled "anti-housing" and their opinion is dismissed. Listen to how Ms. Breen refers to the people who disagree with her.
Agree with everything you say here Perry. Re your dark sky topic, you leave out the Ketchum post office. It is brightly illuminated every night including a back lit sign which is in violation of the city’s ordinance. Just one more example of how they aren’t really concerned about “dark sky”. Thanks for all your efforts…
It breaks my heart to see what is happening to Ketchum I am disappointed to see what the council is allowing to happen, actually not allowing but promoting and creating. I was in Aspen from 1970 to 78 when I moved here. Now I am seeing it happen here. Very disappointing
Anyone have an update on this? Was it eventually approved anyway?
My understanding is that the owner withdrew their application for this particular approach. I do not know what they plan to do with the property now.
Probably waiting until nobody is paying attention ;-) Thanks
Perry, it's a very good thing that you're at least thinking about running for City Council in the next election, if not outright planning to do so. That little town, indeed the WRV, needs someone not just with your skill-set but also, importantly, your sensibility.
I have a question. Why the angst over all the issues pointed out in this article, as well as the others. Obviously the Ketchum City Council will proceed as they see fit and continue to ignore input from residents. Is the answer to wait until the November election, when the majority of damage will have been done or at least committed to? I suggest that a group form to finance a TRO and to initiate a recall petition. That's the only answer as the constant complaints have had little actual impact. Let's be honest about all this!
Below is the public comment that KBAC submitted to the City re: the Sawtooth Serenade development. Below that is the response from Morgan Landers, Planning and Building Director, and response from Daniel Hansen, Community Engagement Director.
"The Ketchum Business Advisory Coalition (KBAC), representing over 120 local businesses and community members, has several concerns about the Sawtooth Serenade development plans and the potential impact it will have on access to local businesses during and after construction.
1.The City’s requirement that new developments must widen sidewalks to 8 feet will likely eliminate several on-street parking spaces. The number of parking spaces that would be removed due to Sawtooth Serenade are not detailed in the design application, but architectural drawings on page 32, 33, and 37 show removal of parking on the east side of 1st street. How many parking spaces will be eliminated on 1st Ave with this development, and how will these parking spaces be replaced? 1st Ave is particularly important as a public parking area for business employees and customers because as the city eliminates parking spaces in town, City officials refer to there being“Plenty of all day parking on 1st Street”. How many of these spaces will be lost due to this development?
2.The application does not include details on construction staging or parking. The construction that took place on 1st Avenue between Sun Valley Road and 4th Ave in 2023 and 2024 nearly bankrupted existing local businesses due to the lack of access for customers, employees, deliveries and services. The City’s current construction parking plan is reactive and ineffective, as it requires the public to call-in issues and wait for a response from the City. But by the time enforcement occurs, business revenue has already been lost. Local businesses are looking to the city to provide proactive solutions to construction staging and parking that will ensure access to customers, employees, deliveries, and services throughout this entire project, beginning to end.
3.Construction on Main Street from 4th-10th is scheduled to take place in Summer 2025. The city has not yet provided a traffic plan for this project, but it’s reasonable to think that some traffic could be diverted down Sun Valley Road and/or onto 1st Avenue. No start date is given for Sawtooth Serenade, but if this project is set to begin in 2025, how will traffic re-routing be impacted by a large construction project in the path of traffic diversion?
4. In recent years, many new building developments have not been required to provide adequate parking for the number of vehicles that may need access to the building. How many new, off-street parking spaces will this building be required to provide?
5.There is a Mountain Rides bus stop on the corner of 1st Avenue and Sun Valley Road. How will this bus stop be impacted during and after construction?
It is important that the City of Ketchum does not continue to allow development projects to interrupt access to local businesses. The local business community is looking for the city to provide specific details on:
-Precisely how many parking spaces will be eliminated due to this project?
-How and where will these parking spaces be replaced?
-How many new, off-street parking spaces will be provided for residents and visitors to this building?
-Will these residences be placed in either the long or short-term rental markets?
-Where will construction staging and parking be located?
-How will the Mountain Rides bus stop be impacted?
-What is the traffic flow plan for Summer 2025 during Main St. re-construction and how will the Sawtooth Serenade project impact that plan?
Answers supplied for Planning and Building Director (shared with permission)
"There are only two residential units in this building so a total of 4 parking spaces are required. The project includes underground parking accessed off the alley with 5 parking spaces.
The Mountain Rides bus stop will remain in its location and available for the duration of construction and post construction
The widening of the sidewalks for this development does not result in any loss of parking spaces. There are currently 14 parking diagonal parking spaces on this block. Once the development is complete, there will be a total of 16. This is because the width and angle of the current parking is not designed to maximize the amount of possible parking
It is staff’s understanding based on the memo that this will be a second home for the two residents. They may rent it through the short term market, but it will not likely go into the long-term rental market.
Construction staging and management is handled at the building permit stage of the project. This application is still in design review. We are working on adjustments to our construction
management program to address concerns expressed by business owners prior to the 2025 construction season."
Answer supplied from Community Engagement Director re: traffic flow
"This work is scheduled for April through July 1. Detours will be minimal. Most of the grid will be accessible. If vehicles are passing through town, they’d detour on Sun Valley Road to 1st Avenue; then 9th Avenue to Warm Springs; and finally, 10th Avenue to Highway 75."
KBAC (Ketchum Business Advisory Coalition) can be most impactful by lobbying for unrestricted and uninterrupted access for businesses, employees, and deliveries/services during and after construction, but if you think of other ways KBAC can be involved, please let us know!
WHAT? This will be "a second home for the two residents" ?
"They may rent it through the short term market, but it will not likely go into the long-term rental market."
HOW IS THIS HAPPENING? Totally ruining downtown + hurting local businesses to build someone a"second home" ?
How on earth is this even possible....
Hi Annie...there is a P&Z meeting on Tuesday, Feb. 25th at 4:30pm with this topic on the agenda.
Here is a link to the agenda: https://meetings.municode.com/adaHtmlDocument/index?cc=KETCHID&me=26e1fbca48fb44a4b42718c54999ea65&ip=True
Just awful what is happening to our lovely town.