The County’s current proposal is to develop the property with a total of 15 detached single family dwelling units, using the accessory dwelling unit (ADU) stock plan designs, prepared by Design Path Studios. The ADU stock plan concepts are a mix of approximately 500 sq. ft. one-bedroom and 1,000 sq. ft. two-bedroom homes. These units are proposed to be “For Sale” units that will provide smaller, more affordable homeownership opportunities for the local workforce, with building character and scale that blends into the surrounding neighborhood and serves as “proof of concept” for property owners throughout Summit County who are potentially interested in using ADU stock plans to build an ADU on their property. The PUD Designation is proposed to establish a residential community that blends into the surrounding Bill’s Ranch and Town of Frisco neighborhoods and consists entirely of Affordable Workforce Housing units. The County is currently proposing to price the units at and average of 100% AMI or less.
Bills Ranch and Affordable Workforce Housing Needs
Development of affordable workforce housing has been identified as one of the County’s greatest needs, and the Bill’s Ranch property is a key opportunity to address this challenge. The 2020 Summit County Workforce Housing Needs Assessment identified a need for up to 1,035 affordable workforce housing units under 120% AMI in the Tenmile Basin by 2023, including approximately 846 affordable rentals (81%) and 190 affordable ownership units (18%). In Summit County overall a need for up to 3,066 affordable workforce housing units under 120% AMI were identified to be needed by 2023. The study shows that the greatest unmet housing needs in the Tenmile Basin are affordable rental housing and lower-priced, entry-level owner-occupied housing. The Bills Ranch property cannot solve all of the identified housing needs, but the County’s goal is to maximize the number of homes on the property while creating a livable neighborhood that is compatible with its surroundings.
Trails and Fence Plan
Illustrative Site Plan
Rezoning Application Materials
Schedule: Currently the rezoning application submitted on July 21, 2023 is being reviewed by County Departments and external referral agencies. All comments are due back by August 16, 2023. The applicant will then make all required revisions and resubmit the application. The application will then tentatively be heard by the Ten Mile Planning Commission on September 14, 2023. If the application is not ready to be heard on September 14, 2023 the application will be continued until the October 12th Ten Mile Planning Commission. Once the Ten Mile Planning Commissioner hears the Planning Case the Planning Commissioners will make a recommendation to the Board of County Commissioners on the Application. The Board of County Commissioners will then hear the application at a future Board of County Commissioners Regular Meeting.
- How much need is there for deed restricted housing?
he 2020 Countywide Housing Needs Assessment, found that by 2023 the County would be short 3,066 units for residents earning under 120% of the Area Median Income (AMI). The study shows the greatest unmet housing needs in the Tenmile Basin are workforce rental housing and entry-level owner-occupied housing.
- Can’t the County develop workforce housing on other property the County owns?
Currently there are 7 County-owned parcels that are developable, and the County is working to develop them. The remaining land is dedicated Open Space.
- How many units are being proposed on this parcel?
The County is proposing 15 units on the Bill’s Ranch site. Initial plans from Norris Design included 22 units – which site designers found fit the surroundings and provides a transition to the greater density of Frisco Bay Townhomes.
- What is the schedule for the proposed rezoning?
The application was submitted in July and sent to all agencies for review and comments. Revisions are underway and the application will be heard by the Ten Mile Planning Commission on September 14, 2023 at a Public Hearing. The Ten Mile Planning commissioners will make a recommendation to the BOCC, who will then hear the application at a future BOCC Regular meeting.
- Who owns Miners Creek Road?
Miners Creek Road is owned by Summit County Government. Most of the area where the road sits in located within interstitial parcels that the County acquired in 1992 from Richard Blumenheim.
- Who maintains Miners Creek Road?
The road is not currently on the list of County maintained roads. However, since 1993 the County has provided occasional assistance with snowplowing and road maintenance when possible.
- What improvements is the County proposing to make to Miners Creek Road?
The County is working with a consultant to design 3 options to improve Miners Creek Rd., all of which include traffic calming, drainage improvements, and an adjacent soft surface trail.
- How will the drainage issues on Miners Creek Road be fixed?
Improving the drainage may include narrowing the travel way and building a ditch adjacent to the road to hold runoff.
- Are improvements to Miners Creek Road part of the rezoning hearing?
No, the proposed density of 15 units does not require improvements as part of the rezoning hearing.
- Will the County keep or knock down the existing cabin on the site?
The County has yet to make a final decision as to whether it will keep or tear down the existing cabin.
- What environmental studies are being conducted for this development proposal?
The County’s code requires an applicant to conduct a wetland delineation, if required by the County’s Planning Department. Since the applicant is the County, the Housing Department hired Alpine Eco to conduct the delineation. Alpine Eco visited the project site and found no wetlands.
- How will drainage be accounted for on the site?
The Housing Department has hired a professional engineer to evaluate and design drainage. Those designs will then be reviewed and evaluated by the County’s Engineering Department.
- Where will snow be stored on the site?
The proposed area for snow storage will be evaluated by the County’s Planning Department to determine if the area is sufficient.
- If the rezoning is approved, what is the next step in the development process?
If rezoning is approved, the County’s Housing Department will apply for a Site Plan and Townhouse Plat. If those are approved, the applicant may then submit for building permits for the proposed number of units that are approved to be built.
- Is this project related to the Feister Preserve?
No, this project is completely unrelated. The Feister Preserve is a 6.125 acre parcel, owned by the County and located to the south of this proposed project. In 1998, the BOCC granted a conservation easement to the Continental Divide Trust to maintain the Feister Preserve as a conservation area.
- What will be the for-sale price of these homes?
Units are proposed to be priced using an Area Median Income (AMI) of 100%. In 2023, 100% AMI units are priced at $340,065 for a one-bedroom and $421,946 for a two-bedroom.
- Why was the current design chosen?
In one of the earlier design concepts, the County proposed a mix of duplexes and single-family units on the site. Conversations with members of the Bill’s Ranch community indicated that single-family cabins were preferred, as a better fit with the aesthetics of the neighborhood.
- How much parking is being provided at the development?
For resident parking, a minimum of two parking spaces will be required for each unit with garages and private driveways provided to serve each individual lot. Parking for guests will be accommodated within the private driveway areas, consistent with the County parking standards for single-family residential development. The specific number and location of spots will be identified in the site plan and plat process.
- Are the power lines going to be buried as part of this project?
The overhead powerlines that are on the proposed development parcel will likely be buried as part of this project, pending a final determination once comments are received from Xcel. While the power lines that run parallel to Miners Creek Rd. on the Frisco Bay side are not planned to be buried as part of this project, the County is open to partnering with the community to facilitate this in the future.