JACKSON, Wyo. — On Tuesday, Feb. 20, the Board of County Commissioners (BCC) will hold a public hearing to review the Northern South Park (NSP) Land Development Regulations (LDRs). During the meeting no public comment will be accepted.
During the hearing, County Commissioners will decide on whether to adopt the newly created LDR Division 4.5 for the project, which would allow for greater density housing, a mix of housing types, multi-modal streets, integrated open spaces and a minimum deed restricted housing requirement to support a Complete Neighborhood vision.
The NSP Neighborhood Plan was approved by the BCC with community input in 2022. This plan established the allowable density of 1,800 residential 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 Northern South Park’s 222 acres of agricultural pasture land south of town.
According to Teton County, the Gill family, a ranching family in Jackson who operate the Hereford Ranch in Northern South Park (NSP), donated 45-acres of land in the Northern South Park project to build deed restricted units in support of the construction of affordable housing for the community. The free market units allowed by the County’s Neighborhood Plan, coupled with the Gills’ philanthropic donation, will underwrite the zero land costs to Teton Habitat and the Community Housing Trust. The value of the donated land is $252 million.
In January 2024, the Planning Commission denied the draft LDRs in a three to two vote, and requested that the Affordable and Workforce Housing Plan establish a more comprehensive phasing plan for the construction of the deed-restricted units. The Board recommended two backstops or assurances for affordable housing construction, which would tie the construction of future market rate units with the future deed restricted units.
- If Teton Habitat or the Community Housing Trust dissolve or fail to build housing on the private land they are donated, the County would require the private land to be transferred to another entity or to the County.
- The County disallows the development of the market units until construction thresholds are met for the deed restricted units. The County proposes an additional regulatory holdback on the development of the free market units, which are already capped at 30% of the total units allowed. This regulatory holdback would tie the development of the free market units to the development of the deed restricted units by restricting the development process for the free market units until a certain number of deed restricted units are first completed.
On June 15, 2023, the Gills’ Hereford Ranch wrote a letter to the BCC saying that tying the development of the free market units to the deed restricted units will not incentivize the development of deed restricted housing.
“This backstop is yet another regulatory barrier that would disincentivize the landowners from opting-in to the Northern South Park zoning overlay,” the Hereford Ranch letter states. “This type of County regulation will be a barrier to obtaining construction financing for the essential infrastructure that will benefit the non-profit housing developers. Construction financing is dependent upon the ability to sell the free market.”
The Lockhart family also owns ranching operations and significant acreage (totaling 122 acres) in the NSP project.
The Lockhart family wrote a letter to the County on February 7, 2024, to discuss the dispersement of units on their 122 acres (identified as Area 2) in NSP. County staff has proposed equalizing the density per acre for both Area 1 (the Gill’s 101 acres) and Area 2. This would result in an additional 119 units for Area 2, for a total of 719 units. The Lockhart’s wrote that it is “their intention” to abide by the Neighborhood Plan and LDR’s with an integrated mix of units.
“With your approval these new LDR’s will make a significant difference in the county’s efforts to address the supply of housing that is economically attainable in the workforce and affordable housing categories,” the Lockharts wrote. “The Lockhart family’s primary objective is to preserve their land for ranching operations for the benefit of future family members. However, the Lockharts also fully understand the extreme pressures on the community resulting from the cost and availability of housing for working people.”
The Conservation Alliance has their own concerns with the proposed LDR’s and have advocated for the addition of Community Character Preservation, Wildlife Permeability Preservation and Natural Resources Protections revisions to be added to the NSP Complete Neighborhood plan.
According to the Gill family, the Conservation Alliance disregards the landowner’s role in the planning of their own private property.
“We have been trying for four years to make Northern South Park a reality, and the housing crisis continues to escalate,” the Gills wrote to the BCC. “This proposed development of deed restricted and market homes will be the first small lot, mixed housing type subdivision near Town created since Cottonwood, which was approved in 1985. The overall lack of meaningful small lot supply since then has accelerated spiking prices for locals. Many think it is long past time for a small lot subdivision that can serve our community.”
A second public meeting will be held on Tuesday, Feb. 27, at 9 a.m. to field public comments on the NSP Land Development Regulations. Both in-person and virtual comments will be accepted. Written public comment period for the Northern South Park Proposal closed on Thursday, Feb. 8. The public is invited to review the Northern South Park draft regulations here.
