Bracken Station decision postponed after lengthy comment to P&Z
BY DANA DUGAN
A proposed gas station and convenience store at 911 North Main Street in Ketchum has residents scratching their heads, and activists researching the effects such a facility would have on the neighborhood. Currently, the Ketchum Planning and Zoning Commission has postponed a decision on the matter.
The project, known as Bracken Station, was considered for a conditional use permit at the Ketchum P&Z meeting Monday evening, following a site tour. The property, known now as Northtown Center, is owned by Nick and Kathy Gyurkey of Ketchum. Bracken Station owners are attempting to have the project approved prior to purchase of the property.
Architect Steve Cook presented the proposal to the P&Z commission at Monday’s meeting. Cook, who is also chair of the P&Z commission, recused himself from deliberations regarding the project.
“It’s going to beautify” this area, Cook said. “It will bring tremendous value.”
According to the proposal, the station would have a 17-foot-high canopy over the four gas pumps, electric charging stations, three garages, 1,400 feet of retail space and a 208-foot deli area. Outside, there will be an outdoor eating area.
“It’s an improvement to the north gateway to the city of Ketchum,” Cook said.
But not everyone is convinced of that. Ketchum’s own Comprehensive Plan states: “We want to minimize the negative effects of development such as car pollution, roadway congestion and undesirable environmental impacts.”
Many Ketchum residents pointed out environmental, traffic and safety factors associated with the proposal, along with need, since Ketchum is already served by three other gas stations and several convenience stores.
Traffic is also a main concern. The proposed project would physically change 10th Street’s right turn onto Main Street, due to Bracken Station’s boulevard entrance required by the Idaho Transportation Department, which had input on the project because of State Highway 75.
The plan calls for a new crosswalk on 10th Street and two new crosswalks on Main Street. At least one of those would have a blinking light when a pedestrian is in the crosswalk. Tenth Street is also a feeder to Hemingway Elementary School and so has active traffic during drop-off and pick-up times as well as kids walking or biking into town.
About 13 people commented on the proposal Monday night. Most were not in favor of the proposal, though there were at least two who supported it.
Liz Roquet has looked out over both 10th Street and the Northtown Center parking area for the past eight years, as her business, Lizzy’s Coffee, occupies the corner office of Northtown Center.
Roquet said she has a “keen and unique view” because of her location. She said the highway traffic coming into town from the north and leaving from the south is chronically speeding. There have been three recent traffic collisions at the location.
Barbi Reed, who is having a house constructed near the location, said a convenience store is what’s known as an “attractive nuisance” in that it attracts people – customers – to it.
“It’s not the convenience-store-and-gas combo,” she said. “It’s the location. These are high-traffic-dependent businesses. The kind of vehicles that would be using the station are not just passenger cars but all manner of trucks, semis, RVs, construction vehicles and trailers.
“My concerns are safety,” Reed said. “I’m focusing on things that are irreparable.”
The owners of Knob Hill Inn, which is across Highway 75 from the proposed station, question the need for another gas station in Ketchum.
The Knob Hill owners and other neighbors hired Community & Environmental Defense Services to conduct a need analysis. The analysis CEDS presented was drawn from Ketchum’s own 2012 Economic Profile, which showed that Ketchum is oversupplied with gas stations.
Andrew Wall, manager of Knob Hill Inn, asked for denial based on the fact that the applicant hasn’t demonstrated that the project isn’t dangerous to health and safety, traffic, neighbors, pedestrian or environment.
“I think the Bracken Station project will have a long-term impact on the city of Ketchum that the commission may not be aware of today,” Wall said.
Dusty Wendland, who owns the nearby Base Camp gas station and convenience store on Warm Springs Road, said: “There is no need for more fuel. We mostly service our locals and fuel volume is steady. Ninety-five percent of tourists enter through the southern end of town, and exit the same way. If you agree on this conditional usage, there’s no controlling that. Once the permit is given, it can be scooped up by large chains such as Mavericks or Jacksons with fast-food chains inside.”
An operator for the station has not been chosen but Cook said many name brands have expressed interest, including Chevron.
Gary Lipton, an adjacent Ketchum property owner, said he has no problem with developers, but “with this property, I do have a problem. It is out of code in a number of areas,” including the Dark Sky Ordinance – which limits light pollution in the city.
“My objective is to have it done pursuant to relevant Idaho and Ketchum zoning codes and no compromises,” Lipton said.
Brian Emerick, of Hailey, whose parents own the property, commented that he thought it was a “perfect place for a gas station.”
“It’s on the edge of town,” Emerick said, pointing out the many places at the north end of town that he found unappealing. He said the gas station would be an improvement in the neighborhood.
“Ketchum has been developing nice pockets of use,” said Ruth Leider, a Ketchum resident and former Sun Valley mayor, adding, “Keep compatibility in mind. It’s very important.”
By the end of the meeting, P&Z Commissioners Jeff Lamoureux, Betsy Mizell and Erin Smith felt that while development criteria had been met, there are still questions about traffic at 10th Street and Highway 75. They also requested a pedestrian study. However, it’s slack season, and school is out for the summer. New numbers will need to be adjusted to reflect the reality of many months out of the year.
The next P&Z meeting to discuss the Bracken Station permit is scheduled for Monday, June 27.