Bill's Ranch / Nellie's Neighborhood
The County is developing 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 Zoning will 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 between 80% - 105% AMI. The comprehensive list for 2023 Area Median Income for Summit County can be found here.
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 2023 Summit County Housing Needs Assessment identified a need for up to 1,865 affordable workforce housing for sale units Countywide by 2028. 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.
Illustrative Site Plan
Schedule: The rezoning application was submitted on July 21, 2023 and then reviewed by County Departments and external referral agencies. The application was heard by the Ten Mile Planning Commission on September 14, 2023. At the Ten Mile Planning Commission the Planning Commissioners voted 6-1 to recommend approval of the rezoning to the Board of County Commissioners. The Board of County Commissioners heard the rezoning application at a Board of County Commissioners Public Hearing during their regular meeting on October 24, 2023 and approved it on a vote of 3-0. A Site Plan application was submitted on December 4, 2023 which has been reviewed by County Departments and external referral agencies. Comments have been submitted back to the applicant and the applicant is currently working on resubmittal. The Site Plan application (under Planning Case PLN23-092) will be heard at the Ten Mile Planning Commission meeting scheduled for March 14, 2024 at 5:30pm in the Mount Royal Room at County Commons, located at 37 Peak One Drive in Frisco, CO.
- How much need is there for deed restricted housing?
The 2023 Countywide Housing Needs Assessment, identified a need for up to 1,865 affordable workforce housing for sale units by 2028.
- 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 Site Plan?
The Site Plan application is tentatively scheduled to be heard at the Ten Mile Planning Commission meeting on February 8, 2014, under Planning Case PLN23-092.
- 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.
- Will the County keep or knock down the existing cabin on the site?
The County has decided to keep and remodel 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 Site Plan is approved, what is the next step in the development process?
If the Site Plan is approved, the General Contractor will then apply for the building permits.
- 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 80%-105%. In 2023, 80% AMI units are priced at $258,282 for a one-bedroom and $323,787 for a two-bedroom. The rest of the AMIs can be found here.
- 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.