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WHY ISN’T ANYONE TELLING YOU THAT THE “LOW-INCOME HOUSING” ONLY LASTS FOR 30 YEARS?
The developer, not a public authority, will own the 48-unit complex and manage the units in exchange for a fee. The Town will not be managing the project.
Thus, the developer and its investors get a great deal:
-profits from building the structure;
-profits from managing the project;
-profits from rents;
-additional profits from potential conversion into market-rate housing; and’
-no acquisition costs for the land.
What does the Town get:
-48 rental units that will not ameliorate the housing crisis
-the loss of one (1) acre of land that is part of Jackson’s unique and eroding Western heritage. Once it is gone, it is gone forever.
Please read below for more details.
SUCH A DEAL
THE TOWN OF JACKSON CONTINUES TO EVISCERATE THE TETON COUNTY FAIRGROUNDS
The original land for the Teton County Fairgrounds was sold to the Town of Jackson in 1941 and, at the time of the sale, constituted approximately twenty-six (26) acres. It was intended to be and was used as a Fairgrounds, and for Rodeo, agricultural, other Western Heritage and public recreational uses. However, since then, the Town of Jackson has taken land for various projects from the Fairgrounds to where today, the land used for Fairgrounds purposes constitutes only twelve and thirty-five hundredths (12.35) acres on the north side of Snow King Avenue and approximately one (1) more acre on the south side of the Avenue (currently used as a Fair Exhibit Hall and grassy area).
In the past year, the Town Council of Jackson decided to take the approximately one (1) acre from the land used on the south side for Fairgrounds purposes and instead use it for housing. The Town Council did so by ignoring long standing zoning precedent. Town Council proceedings since May 2021 are replete with references to rezoning the one (1) acre parcel in order to convert it for “affordable” purposes. Notwithstanding their prior posture the Town Council’s action was taken at a Special Town Council Meeting based on short notice and with a de minimis opportunity for public comment. The Town Council’s circumvention of normal and regular re-zoning processes resulted in the Town’s citizens being denied their statutory right to test via referendum the change in use from Fairgrounds to housing.
The conversion of the Exhibit Hall and grassy area from Fairgrounds purposes to affordable housing is to be achieved principally via Federal funding sources: approximately $15 million of Low-Income Housing Tax Credits(“LIHTC”), HOME and National Housing Trust Fund funding. The Town of Jackson is contributing $6 million: the 1-acre Exhibit Hall and grassy area parcel valued at $5 million and $1 million in cash. The Town of Jackson has also committed to funding an additional $1.25 million if Community Development Block Grant (“CDBG”) funds are not provided via the Wyoming Community Development Authority (“WCDA”). As of today, the WCDA has not announced whether the Town of Jackson will receive the $1.25 million of CDBG funds. This is the Town’s second attempt to secure the CDBG funds, it first effort was denied in mid-2022. This was despite the Town supplementing its CBDG funding request with a February 2022, “letter of support” from the Town. What the letter did not convey was that despite support from the “Town” there was substantial opposition to converting the Exhibit Hall and grassy area into affordable housing. That opposition continues unabated and has, if anything, intensified. For anyone to attempt to convey that the Exhibit Hall conversion is unopposed would be misleading, at best. For anyone to believe the conversion is unopposed would be fanciful.
Here, the developer will receive via assignment a 99-year lease to one (1) acre parcel at no cost to the developer. The developer, not a public authority, will own the structure and manage the units in exchange for a fee. The Town will not be managing the project.
Thus, the developer and its investors get a great deal:
-profits from building the structure;
-profits from managing the project;
-profits from rents;
-additional profits from potential conversion into market-rate housing; and’
-no acquisition costs for the land.
What does the Town get:
-48 rental units that will not ameliorate the housing crisis
-the loss of one (1) acre of land that is part of Jackson’s unique and eroding Western heritage. Once it is gone, it is gone forever.
Why the Town has chosen to proceed in this way is inexplicable. It will not solve the housing crisis, let alone reduce it. It will cause irreparable harm. Some will see it as a failure of fiduciary duty.
And, despite the denials of Town officials, there are plans afoot to utilize the remaining acreage of the Fairgrounds for housing. Town officials have publicly stated that the Fair has until 2030 to find a new location. However, there are no funds or lands for relocation to a new location. The Town’s actions may well leave Teton County without access to Wyoming heritage and cultural events and activities. It will forever change the historic character of Jackson and do nothing to solve Teton County’s long-term problem with housing.
It is ironic at best that one of the Town Councilors who has publicly supported taking the one (1) acre of land on the south side of Snow King Avenue (the Exhibit Hall and grassy lawn has held since 2017 (when not an elected official or seeking reelection) that there is no solution to Teton County’s housing problem. However, when it came time for re-election in November 2022, this same Councilman stated at a late August 2022 candidate forum that:
“We need to identify all the places where housing makes sense and build as much affordable housing as we possibly can because that’s the way we maintain our sense of community …everybody should feel welcome here.”
In another example of expediency, this same Town Councilor claimed during a July 2022 Town Council meeting that the portion of the Fairgrounds on the south side of Snow King Avenue was a parcel separate from the portion of the Fairgrounds on the north side of Snow King Avenue. The same Councilman went on to argue that the one-acre parcel should be converted to affordable housing because the Exhibit Hall was falling down and the grassy lawn was unused. This Councilman failed to note that the condition of the Exhibit Hall was and is due to neglect by the Town. His assertion regarding the grassy lawn is simply wrong. Yet, when it came time to vote on changing the use of the one-acre parcel to housing, he failed to vote either in person or via Zoom. Why? A yes vote had to have been based on his agreement with a new and novel Town of Jackson Housing Department claim that the Fairgrounds land on both sides of Snow King Avenue should be treated as one parcel of land for zoning purposes. It previously had not been. This Councilman’s vote was unnecessary to passage. By not voting, he got the result he wanted without having to explain what would have been an embarrassing about-face in position.
It is also worth noting that a separate Town Councilman has taken different positions regarding the future of the entire Fairgrounds. On the one hand he has stated that the Town Council extended the Fairgrounds lease until 2030 so that that a new location can be found for the Fair, on the other he has stated that there are no plans to move the Fairgrounds. However, this Councilman is willing to “kick-out” the Fair if there is an alternate site identified.
This particular Town Councilman expressed views concerning housing similar to those expressed by his above-referenced colleague stating at the same late August 2022, Candidate Forum that if you work here or are a “community member” you should be able to live here. The principal sponsor of this Forum is a 501(c)(4) that is dedicated to sponsoring affordable housing in Teton County. The 501(c)(4) supported the change in use from Exhibit Hall and grassy area to affordable housing. The Vice-Chair of the 501c4 Board was a paid for “campaign organizing” by the re-election campaign of one of the Councilman. Not surprisingly, the 501(c)(4) supports the conversion of the larger remaining Fairgrounds to “dense housing.” Both of these Councilmen were re-elected.
The Town Council has made it more than clear that when it gets to choose between the Fairgrounds and affordable housing it will choose housing. In the instance of the Exhibit Hall, in their zeal to achieve that result the Council has done more than ignore their normal zoning process and deny the citizens their right to test via referendum the change in use from Fairgrounds to housing they have agreed to financial conditions that do not benefit the Town.
Some will benefit, but who and how should be an inquiry for another day.
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Many people ask us: who exactly is the developer at the fairgrounds?
Well, based on the RFP to the town, Joe Rice, a local restaurant group owner, was listed first, followed by his son-in-law, Tyler Davis. Click on the image below to learn more about their plans.
