JACKSON, Wyo. — On Tuesday, March 5, The Board of County Commissioners (BCC) will hold a special hearing to review final adjustments of the Northern South Park neighborhood plan’s zoning regulations. The commissioners will determine whether they are ready to vote on the matter, or whether further discussion is required.
In-person and virtual public comment at the hearing will be closed, but residents can still submit public comment via e-mail, mail or drop-off at the administration building.
The NSP neighborhood plan allows for the density of 1200 residential units, with a potential for 600 bonus units, with the stipulation that at least 70% of the units will be deed-restricted workforce or affordable housing (30% market rate and 70% deed restricted) on 222 acres of agricultural pasture land south of town. The Lockhart family owns ranching operations and significant acreage (totaling 122 acres) in the NSP project, and the Gill family owns 101 acres in the project, including a donation of 45 acres to build deed restricted units in support of affordable housing.
On Feb. 20, Amberley Baker, representation for the Gill family, told the BCC that they support the current regulations.
“There’s been consistent diligence, hard work and hours of collaboration over the past four years on the neighborhood plan and its draft regulations,” Baker said during the meeting. “These regulations have a job to do, to add permanent deed restricted housing inventory at a scale you would otherwise be unable to provide, in an area of this community that has been long-identified as a local’s neighborhood.”
During the Feb. 27 public meeting, the BCC received public comments from land owners and residents in support of the current Land Development Regulations (LDRs), along with a smaller percentage of those voicing opposition to the project.
The meeting opened with Lockhart family representative Mark Johnson saying, “We are prepared to support these LDRs.” Johnson emphasized that a mixed neighborhood plan would tie the community together, suggesting a combination of affordable housing, free market housing and apartments along with schools, open spaces, trails and parks.
“Community patterns that include amenities enable residents to not have to drive and look for services and recreation elsewhere,” Johnson said. “We will continue to provide a detailed phasing plan in order to roll out all types of housing.”
Johnson addressed public concern over misinformation regarding a new road to be constructed across the ranch.
“Some people believe that to support this project, there will need to be a road cutting across the Lockhart Ranch’s bull pasture,” Johnson said. “If that were to happen, the land is no longer in ranching. I don’t think these LDRs should predict or enable future additional development. We will continue to work with staff to find alternatives to make transportation work.”
South Park resident Jeff Balwin shared his concerns with the proposed high-density development, and asked the BCC to “be mindful of the rural quality of this town.” He also expressed that it’s a challenge to secure financing for affordable housing.
Teton Habitat Development Manager Jason Bruni assured the BCC that financing will be raised for the construction of the affordable housing units.
“When I hear people say that they are unsure that money can be raised to do the work, I take that personally,” Bruni said. “In just the last four months, we’ve raised $1.45 million towards affordable housing. I guarantee when you approve this project, we will not only raise the money in a good amount of time, but we will build good housing.”
Julie Ferguson, Board Member of the Community Housing Trust, addressed fears of growth.
“A no-growth attitude is not in the best interest of the community, as it will not provide the affordable housing that the community so desperately needs,” Ferguson said. “Everyone in Teton County can agree that the number one issue is affordable housing. The Gill family donation of 45 acres of land and infrastructure for truly affordable housing is a remarkable gift and unprecedented, this will support 420 units of workforce and affordable housing. The non-profit development of affordable housing will be built in a timely manner by two non-profit entities that have been building affordable housing for over 60 years collectively.”
The Jackson Hole Conservation Alliance and Protect Our Waters Jackson Hole (POW), both requested amendments to the current LDRs. The Alliance asked for a revision to include 36 acres of open space to accommodate wildlife movement through the neighborhood, improved fencing standards and for wildlife to be considered in the traffic impact study. POW requested that the new development be connected to the Town of Jackson’s waste-water plan.
Towards the end of the meeting, a Jackson resident named Sophia, who recently moved to Victor because of housing costs in Jackson and is no longer able to provide her physical therapy services in Jackson, said that she still remains hopeful that the NSP neighborhood plan will be approved.
“I gave comment three years ago and we had approximately 40 units of affordable housing,” Sophia said. “Now we have a full neighborhood plan with over 1,000 units, that’s huge. So, instead of saying a hasty yes, we got a lot more out of this deal…that is a perfect reminder of what proper planning and holding strong can accomplish. I think a good acronym of NSP is ‘Need, Sustained, Patience,’ because the small details build-out the blueprint for the vision.”
Written public comments can be sent to the Teton County BCC via e-mail at commissioners@tetoncountywy.gov, dropped off at the Teton County Administration Building or mailed to PO BOX 1727, Jackson, WY 83001. Public comment or questions about Northern South Park may also be sent to Ryan Hostetter via e-mail at rhostetter@tetoncountywy.gov.
