JACKSON, Wyo. — In a unanimous vote on Monday, June 2, Town Council approved the Hitching Post Development Plan in an effort to provide more affordable housing for healthcare workers.
In April, Town Council approved a demolition permit to demolish and/or relocate 22 historic structures on the Hitching Post site, located on 460 E. Broadway Ave.
St. John’s Health acquired the Hitching Post Lodge in 2001, and has since used the
property to provide long-term employee housing and short-term lodging for patients, their families and employees. In the fall of 2022, voters approved $24 million in specific purpose excise tax funds (SPET) to redevelop the site for increased employee housing.
St. John’s Health Director of Facilities Sean Ryan told Town Council that the hospital’s strategic plan is to support and strengthen its workforce.
“We want to ensure livable housing at affordable rents,” Ryan said. “We want to keep an operating room nurse in the hospital. St. John’s hospital housing is a reason why some people live here. The intent of this project is to provide for healthcare housing.”
In May, construction crews began the demolition process and/or relocation of the original lodge structure and the cabins in preparation of constructing a new three-story, 72-unit apartment building. The residential units within the 83,300-square-foot building are to be 100% deed-restricted, including 22 one-bedroom, 48 two-bedroom and two three-bedroom apartments.
“We want to retain more than 50% of units as two-bedrooms so people can grow their families with the units,” Ryan said.
Since the residential units are considered an accessory to St. John’s Health’s hospital operations on adjacent land owned by the Teton County Hospital District, occupancy requirements stipulate that tenants must be employed in Teton County, according to the Jackson/Teton County Housing Rules and Regulations. The stipulation states that a minimum of 75% of the household’s income must be earned from a local business and a unit cannot remain vacant for more than 60 days.
Town Council discussed the allowance of exemptions on the 60-day requirement and the 75% minimum local income rule. Staff notes state that many healthcare professionals have partners who earn income outside of Teton County, and the 75% income restriction could hinder staff recruitment.
“Exemptions on the 75% and 60-day rule are needed so someone could work in Idaho,” Ryan said. “Our intent is to have full-time, year-round residents.”
Teton County Housing Director April Norton said that the 75% minimum local income rule would only apply to the St. John’s Health employee, not the entire household. Other members in the household could work outside of Teton County, per the Town’s exemption. Norton said that vacancy exemptions would be considered on a case-by-case basis for individual units.
“Workforce deed-restricted units cannot remain empty for 60 days, or someone needs to apply for a request for an extension,” Norton said.
Councilor Jonathan Schechter raised a concern about creating a “slippery slope” if there is too much leniency with extending the 60-day vacancy allowance.
“What are the implications for repeated requests for extensions?” Schechter asked.
Norton responded that it’s important to meet the community’s needs, and she gave the example of a traveling doctor who might only be in the area for one to three months.
“Voters said that they wanted to prioritize this,” Norton said, adding, “They spent $24 million for hospital housing. As long as one person is working full-time for the hospital, they are eligible for the 70% rule and 60 days. But, if we see 10% or more units sit empty, that is a red flag and we will have to revisit this process.”
Councilwoman Alyson Spery voiced her support of the housing project.
“So many nurses, PAs, doctors and staff across the country are not considering this mountain town as a place to move to and this saddens me,” Spery said. “This is needed. We want to make sure this is a livable space for so many types of providers.”
The Development Plan required a public review process to help ensure neighborhood compatibility. Town Council instructed staff to consider parking and building design in the development process, which will be discussed further at a future meeting.
