Phase 3 Code Updates

One of the core values in the Comprehensive Plan is a connected transportation network. Within this value policies recognize the need of coordinated planning for parking management, shared parking, and parking inventory. Crucial in analyzing these topics is an evaluation of off-street parking and how that facilitates efficient movement through the community by supporting residential and commercial uses alike.

The citywide off-street parking requirements will be reviewed and updated by staff and the consultant. Regulations to be evaluated are:

• Residential Parking – An evaluation of minimum off-street parking ratios for new development based on best practice research from Idaho, other peer communities, and national data.
• Parking Exemptions – Evaluation of current parking exemptions, including whether to continue or modify such exemptions, and whether additional exemptions should be considered.

While the above topics are the main focus, parking alternatives, bicycle parking, and design/landscape of parking areas will also be looked at.

The Comprehensive Plan calls for the protection and enhancement of our mountainous views and other natural features. Hillsides in Ketchum will continue to be protected from future development by refining our Mountain Overlay District standards which guide the development on hillside lots.

Staff will lead an update of several elements of the current standards including:

• Building Height – An evaluation of the current height allowance and definition to reduce visual impact of structures within the Mountain Overlay.
• Lot Coverage – An evaluation of how lot coverage allowance and how lot coverage is calculated on large lots in the Mountain Overlay to reduce the area disturbed by new development.
• Clustered Development – Encouraging clustered development at lower elevations to reduce the amount of grading and excavation required and preserve the views and natural features of the hillsides.
• Minimize Construction Impacts – Minimizing construction impacts through a more detailed set of standards that address streets, excavation, grading, and other site- or lot-based concerns.

The Comprehensive Plan calls out Ketchum’s eclectic character and elevates its distinctive built environment and vibrant downtown as core values. After growing organically over time, through annexations and differing land use regulations, many of Ketchum’s existing buildings do not meet the current requirements and may not meet future requirements. Those buildings are called “nonconforming”. Decreasing barriers to the reuse of our existing buildings will support preservation of Ketchum’s eclectic character and will be a benefit to constituents’ personal and communal property. To facilitate the reuse of nonconforming structures, instead of demolition and redevelopment, the city needs to make special rules to allow for their continued use.

Staff will lead an update to the regulations including:

• Nonconforming Buildings – Evaluation of how much a property owner can do to a nonconforming building and what the process is for approving changes.
• Low vs High Impact Nonconformities – Not all nonconformities have negative effects on adjacent properties or the City as a whole. Staff will be exploring changes that provide greater leniency on low impact items while maintaining regulations that benefit the community.

In addition to buildings, the city also has nonconforming lots and uses. Nonconforming lots are already addressed to allow for development. Nonconforming uses will be addressed throughout the process with changes to each zone district.

Installments 1, 2, and 3 are tentatively scheduled for 2026, 2027, and 2028 respectively. Topics for each installment were set by the Planning and Zoning Commission and City Council, who staff will continue to take direction from as the project continues. As such, topics and timelines may be subject to change.

The below time line is expected for Installment 1.