Warm Springs Ranch Resort (WSRR) City Council Public Hearings

Large Block Plat

February 12, 2009

Overview of Large Block Plat

• Allows the City to effectively regulate large projects– Mainly those which may be phased

• Required of every PUD• Includes (but not limited to) the following:– Max allowable densities– Types and uses of structures– Location of building envelopes– Location and dedication of streets, alleys, easements,

parks and other public lands

Warm Springs Ranch ResortLarge Block Plat Specifics

• Submitted as part of the Applicant’s PUD/Annexation• Broken down into 8 Large Blocks• Planning & Zoning Commission recommended

approval of Large Block Plat on September 22, 2009• P&Z; each Large Block assigned a zoning district• Areas with a slope of greater than 25% should be

included in the Mountain Overlay District (MO)• Updated January 2009

Western Site Plan

Core Hotel and Eastern Site Plan

Southeastern Site Plan

Overview of 8 Blocks• Block 1: Urbanized area north of Warm Springs Creek on 13.72 acres.

• Block 2: Golf Course and Open Space Area of 39.25 acres. • Block 3: Westerly Estate Lot on 2.79 acres.

• Block 4: 7 Residential Villas on 2.89 acres.

• Block 5: 6 Residential Villas on 2.40 acres.

• Block 6: 12 Residential Villas, Hotel Events House and Lawn on 4.5 acres.

• Block 7: Open Space on 10.37 acres.

• Block 8: Southern Estate Lot on 2.47 acres.

Zoning to follow each Large BlockZoning District

Limit Uses to the Following

Block 1

(Urbanized areas north of Warm Springs Creek-includes lands already within city limits)

T Uses/buildings as identified in the Development Agreement including core hotel, townhouses, workforce housing, Warm Springs Restaurant

Block 2(Golf Course and Open Space-to be annexed)

RU Golf Course; Open Space, and related open space uses/buildings as identified in the Development Agreement

Block 3*(Westerly Estate to be annexed)

T One family dwelling; short term occupancy

Block 4

(7 residential villas- to be annexed)

T One family dwelling; duplex; hotel; tourist housing accommodations

Block 5(6 residential villas- to be annexed)

T One family dwelling; duplex; hotel; tourist housing accommodations

Block 6(12 residential villas and Hotel Events House- to be annexed)

T One family dwelling; duplex; hotel

Block 7(Open Space- to be annexed)

RU Golf Course; Open Space, and related open space uses/buildings as identified in the Development Agreement

Block 8*(Southern Estate - to be annexed)

T One family Dwelling; short term occupancy

WSRR Annexation Areas: Recommended Zoning and Uses

*Areas within 50 feet of the mean high water mark to be managed consistently with other riparian areas, as outlined in the Development Agreement.

Block 1 (E.1.3) Urbanized area north of Warm Springs Creek on 13.72 acres

• Remain Tourist Zoning (T)• Land within city limits• Uses include:• Core Hotel Building (538,131 sq.ft.)• Workforce Housing (36,295 sq.ft.)• Townhomes •Warm Springs Ranch Restaurant• Other guest uses

(597,643 square feet)

Block 2 (E.1.2,1.3,1.4) Golf Course and Open Space Area

39.25 acres• Recreation Use District (RU)• Block to be annexed into the City• Land runs south and west from Block 1• Warm Springs Creek to the north • Jurisdictional wetland complex (2.2 acres)

• High to moderate quality; ecological function

• Uses include: • Passive Open Space • Portions of Golf Course • Irrigation Ponds

Block 3 (E.1.4) Westerly Estate Lot 2.79 acres

• Recommended Tourist Zoning (T)• Allow short-term occupancy

• Block to be Annexed into the City• Uses include:• One home site

• Building envelope approx. 0.54 acres• 5,900 max. gross sq.ft.• Accessory Uses and garages limited to 1,200 gross sq.ft.

• Closest residential development to existing

neighborhoods north of WS Creek

Block 4 (E.1.4)Residential on 2.89 acres

• Tourist Zoning (T) Recommended• Block to be annexed into the City• Between Block 2 and USFS land to the south• Uses include:• 7 residential villas (approx. 25,984 sq.ft.)• Single-family and duplex dwellings• Hotel and tourist housing accomodations

Block 5 (E.1.4)Residential on 2.40 acres• Recommended Tourist Zoning (T)• Block to be annexed to the City• Between Block 2 and USFS land to the south• Uses include:• 6 residential villas (approx. 22,272 sq.ft.)• Single-family and duplex dwellings• Hotel and tourist housing accomodations

Block 6 (E.1.4)Residential and Semi-Private Events

on 4.5 acres• Recommended Tourist Zoning (T)• Block to be annexed to the City• Between Block 2 and USFS land to the south• Uses include:• Events House (approx. 3,400 sq.ft.) and lawn area

• Semi-private facility used in conjunction with hotel events

• 12 residential villas (approx. 44,544 sq.ft.)• Single-family and duplex dwellings• Hotel and tourist housing accomodations

Block 7 (E.1.2)Open space on 10.37 acres

• Recommended Recreation Use District (RU)• No development proposed • Block to be annexed to the City• Conifer hillside in USFS land at base of Bald Mtn.

Block 8 (E.1.2)South Estate Lot on 2.47 acres• Recommended Tourist Zoning (T)

• Allow short-term occupancy

• Block to be Annexed into the City• Uses include:• One home site

• Building envelope approx. 0.58 acres• 5,900 max. gross sq.ft.• Accessory Uses and garages limited to 1,200 gross sq.ft.• Propose site adjacent to existing cottonwood forest and Blue Avalanche Zone• Building envelope outside of Avalanche zone

Maximum Allowable Densities

Density Calculation Block 1(Floor Area Ratio – F.A.R.)

FAR for lands on the north side of Warm Springs Creek (Block 1)Total square footage of Block 1: 597,628 sq.ft.Area between MHW and within roadways: 162,949 sq.ft.Net Applicable area for Block: 434,679 sq.ft.

Total gross floor area in Block 1: 620,146 sq.ft. Block 1 F.A.R. = 1.43

F.A.R. allowed by underlying Zoning District (T Zone) = 0.5* *** Portion of Block 1 is within GR-L Zone and a portion is within the County as RD Zone.** If inclusionary housing provided, then max F.A.R. allowed in T Zone is 1.6. If hotel is provided, then

max floor area and height or minimum open site area requirements may be exceeded.

Types an Uses of Structures

• Plat notes – Number of structures– Maximum gross square footage and units

permitted on the following Blocks:• Block 1 (core hotel)• Blocks 3 and 8 (estate lots)• Blocks 4, 5 and 6 (villas),

– Block 2 (Golf Course and Open Space)– Block 7 (Open Space – no development)

Location of Building Envelopes

• Building envelopes have been designated and shown for the following Blocks:– Blocks 3 and 8• Estate lots

– Blocks 4, 5, and 6• Villas

– Block 1 • Tent Diagram to guide core hotel building• Workforce Housing

Location and Dedication of Streets, Alleys, Easements, Parks and other

Public Lands

• These areas have been identified on the plat

Lot and Block Requirements16.04.04F

Each large block assigned a zone district; Areas with a slope of 25% or greater MO

Zoning to follow each Large BlockZoning District

Limit Uses to the Following

Block 1

(Urbanized areas north of Warm Springs Creek-includes lands already within city limits)

T Uses/buildings as identified in the Development Agreement including core hotel, townhouses, workforce housing, Warm Springs Restaurant

Block 2(Golf Course and Open Space-to be annexed)

RU Golf Course; Open Space, and related open space uses/buildings as identified in the Development Agreement

Block 3*(Westerly Estate to be annexed)

T One family dwelling; short term occupancy

Block 4

(7 residential villas- to be annexed)

T One family dwelling; duplex; hotel; tourist housing accommodations

Block 5(6 residential villas- to be annexed)

T One family dwelling; duplex; hotel; tourist housing accommodations

Block 6(12 residential villas and Hotel Events House- to be annexed)

T One family dwelling; duplex; hotel

Block 7(Open Space- to be annexed)

RU Golf Course; Open Space, and related open space uses/buildings as identified in the Development Agreement

Block 8*(Southern Estate - to be annexed)

T One family Dwelling; short term occupancy

WSRR Annexation Areas: Recommended Zoning and Uses

*Areas within 50 feet of the mean high water mark to be managed consistently with other riparian areas, as outlined in the Development Agreement.

Block Requirements16.04.04G

Assessment of length, width and shape of blocks

.

• Blocks proposed in this PUD are more akin to phasing blocks than to a typical City block

• Blocks will allow suitable lots and sublots

• Further detail regarding cuts and fills for roads analyzed during subdivision and Design Review process

Street Improvement Requirements16.04.04H

Street Improvement Recommendations

• Abandon upper portion of Bald Mountain Road and to develop Private Road #1

• Roundabout proposed on Warm Springs Road is the preferred alternative from a public safety standpoint

• Fire Chief, Police Street Department and City Engineer united in these recommendations

Street Improvement Recommendations

• Private Road #2 servicing the westerly estate lot and Private Road #3 servicing the southern estate lot allowed to exist within blue & red avalanche zones*

• Road gated where access to the villas restricted during periods of high avalanche hazards – As determined by the City of Ketchum Emergency

Services Personnel

*Chapter 17.92 of Ketchum City Code does not restrict roads from avalanche zones

Required Easements16.04.04J

Existing EasementsMaintained or Relocated

• A 10’ water line easement through proposed Block 3 • A 5’ wide private access easement within Sun River Townhomes Sublot 2

from Bald Mt. Road to Warm Springs to benefit Creek

• The 10’ water line easement referred to in plat note #9 relocated within the new road right-of-ways.

• The 30’ wide roadway, driveway and utility easements commonly known

as Townhouse Lane (Inst. Nos. 129007, 165890 & 306216) will be relocated as described in plat note #8.

• The 40’ wide Bald Mt. Road non-dedicated roadway across property– Dedicate that 40’ to the city if the city chooses to keep Bald Mt. Road– If Bald Mt. Road is relocated, no roadway encumbering that portion of the property.

Easements Created

• 40’ wide private roads emergency access and public utility easements

• A 10’ wide water line easement – Connect waterline easement to the public utility easement in the private road in Block 4.

• A 30’ wide access and public utility easement • A 15’ wide sewer line easement

• A 10’ wide fisherman access and nature study easement

• A 25’ wide scenic and riparian setback will be created; a 50’ riparian setback on all Blocks that will be annexed

Sanitary Sewage Disposal Improvements

16.04.04K

Central sanitary sewer systems to be installed and connected to Ketchum sewage treatment system

Guided through Design Review

Water System Improvements16.04.04L

Project will connect to the City water system

Water system improvements further dictated by requirements set forth in DA

Planting Strip Improvements16.04.04M

Detailed landscaping plan provided during Design Review

Type/location of retaining walls

Cuts, Fills and Grading Improvements16.04.04N

Subdivision of each block to guide evaluation

Drainage Improvements16.04.04O

Subdivision of each block to guide evaluation

Utilities16.04.04P

Utilities safely designed in the event of hazard (flooding, avalanche)

Off-Site Improvements16.04.04Q

Necessary improvements as a result of the impacts of this project

•Traffic/Circulation• Improvement to Warm Springs Road along the project frontage• Roundabout and reconfigured roadway design • Improvements to Bald Mountain Road • Proportionate share signalization of a traffic signal at Lewis/WS Road • Proportionate share traffic calming improvements needed at WS Road

and Highway 75 • Bus pullout along WS Road

•Water System improvements •Sewer System Improvements •Undergrounding of existing overhead power lines on WS Road

Impact fees further deliberated as a part of the Development Agreement

Condominiums16.04.060

Townhouses16.04.070

Condominium and townhouse plats will be submitted for each building within the project.