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Island Park sketch plan: developer proposes 17 small lots to boost local workforce housing
Summary
Developer Ray Ball presented a sketch plan for a 17‑lot subdivision on a 13‑acre parcel off Old Shotgun Road in Island Park. Commissioners focused questions on shared septic, a community well, water‑rights implications and enforceable measures to keep units affordable.
Developer Ray Ball told the commission his On the Ball Homes team seeks approval to proceed with engineering and permitting for a roughly 17‑unit subdivision on a 13‑acre parcel across from the Island Park fire station. Ball said the project aims to provide smaller, lower‑cost houses for year‑round working families by using smaller lots, centralized utilities, shared septic infrastructure and a possible community clubhouse and common open space.
On technical feasibility, Ball said the health department and DEQ indicated community/pressurized septic and a community well are feasible pending engineered design and permitting. He said the plan anticipates individual tanks that pump to a common drainfield located in the open space, and that drilling a community well is viable though depth and cost may vary because Island Park includes pocket aquifers. Ball estimated the developer could construct a basic unit for "just over $100,000" (house only) and that total purchaser costs with lot and infrastructure could fall "ideally under $300,000" depending on lot yield and final engineering (Ray Ball). Commissioners asked whether HOA covenants and CCRs could enforce primary‑residence requirements or long‑term affordability; Ball said controlling occupancy and rental rules through an HOA is under consideration but no enforceable covenant was presented to the commission at this meeting.
Staff clarified zoning context: the parcel sits in Commercial Limited Office where the base minimum lot size cited was 6,000 square feet, and Dusty Rigby noted the principal uncertainty is Health District sign‑off on shared wastewater systems rather than base lot size. Commissioners and staff asked Ball to proceed with engineering studies and DEQ/Health District design in advance of any formal variance or final plat application so the commission can review concrete system designs, cost estimates and enforceable affordability mechanisms before any approval.
