JACKSON/TETON COUNTY COMPREHENSIVE PLAN MAY 9, 1994 THIRD PRINTING OCTOBER, 2002 (WITH AMENDMENTS THROUGH JANUARY 31, 2005) JACKSON/TETON COUNTY COMPREHENSIVE PLAN TABLE OF CONTENTS CHAPTER PAGE 1 COMMUNITY VISION Visioning ..................................................................................................... 1-2 Issues Mapping........................................................................................... 1-3 Vision Statement ........................................................................................ 1-5 2 POPULATION, ECONOMY AND GROWTH Goals............................................................................................................ 2-1 Current Population.................................................................................... 2-1 Analysis of Population Age Groups ......................................................... 2-4 Employment ............................................................................................... 2-6 Potential Growth from Summer and Winter Tourism .......................... 2-7 Lodging ....................................................................................................... 2-8 Population Projections .............................................................................. 2-9 Development Rates and Buildout ........................................................... 2-12 3 COMMUNITY CHARACTER A. ISSUES........................................................................................................ 3-1 B. SUMMARY STATEMENT OF GOALS AND OBJECTIVES ............ 3-3 Goals............................................................................................................ 3-3 Objectives ................................................................................................... 3-4 C. IMPLEMENTATION STRATEGIES..................................................... 3-4 The Community Character Approach..................................................... 3-4 Clustering ................................................................................................... 3-7 Access to and Scale of Development......................................................... 3-8 Neighborhood Preservation ...................................................................... 3-8 Historic Preservation................................................................................. 3-8 D. ACTIONS ................................................................................................... 3-8 4 NATURAL AND SCENIC RESOURCES A. ISSUES........................................................................................................ 4-1 Wildlife Resources ..................................................................................... 4-2 Habitat Based Resources........................................................................... 4-2 Scenic Resources ........................................................................................ 4-3 Air Quality.................................................................................................. 4-4 Water Quality............................................................................................. 4-4 Natural Hazards......................................................................................... 4-5 Access .......................................................................................................... 4-5 Table of Contents - i - Third Printing, October, 2003 TABLE OF CONTENTS (cont.) CHAPTER PAGE B. SUMMARY STATEMENT OF GOALS AND OBJECTIVES ............ 4-5 Goals............................................................................................................ 4-5 Objectives ................................................................................................... 4-5 C. IMPLEMENTATION STRATEGIES..................................................... 4-6 Wildlife Resources ..................................................................................... 4-6 Protection of Environmental Features and Resources........................... 4-8 Scenic Resources ........................................................................................ 4-9 Scenic Vistas ............................................................................................... 4-9 Scenic Corridors ...................................................................................... 4-12 Visual Enhancement Areas ..................................................................... 4-12 Conservation and Scenic Easements ...................................................... 4-13 Uses of Open Space .................................................................................. 4-13 Air Quality................................................................................................ 4-14 Water Quality........................................................................................... 4-14 Natural Hazards....................................................................................... 4-14 Restoration ............................................................................................... 4-15 Access ........................................................................................................ 4-15 D. RECOMMENDATIONS......................................................................... 4-16 Regulatory Actions .................................................................................. 4-16 Nonregulatory Actions ............................................................................ 4-16 5 AFFORDABLE HOUSING A. ISSUES........................................................................................................ 5-1 Income versus Housing Costs ................................................................... 5-1 Causes of Increased Housing Costs.......................................................... 5-2 Housing Deficit........................................................................................... 5-3 Rental Housing........................................................................................... 5-4 Existing Housing Stock.............................................................................. 5-5 The Results ................................................................................................. 5-5 Alternative Housing................................................................................... 5-6 B. SUMMARY STATEMENT OF GOALS AND OBJECTIVES ............ 5-7 Goals............................................................................................................ 5-7 Objectives ................................................................................................... 5-7 C. IMPLEMENTATION STRATEGIES..................................................... 5-8 Affordable Housing Definition ................................................................. 5-8 Affordable Housing Products ................................................................... 5-8 Affordable Housing Locations.................................................................. 5-9 Regulatory Strategies .............................................................................. 5-10 Programmatic Strategies......................................................................... 5-12 Table of Contents - ii - Third Printing, October, 2003 TABLE OF CONTENTS (cont.) CHAPTER PAGE D. RECOMMENDATIONS......................................................................... 5-14 Regulatory Actions .................................................................................. 5-15 Nonregulatory Actions ............................................................................ 5-15 5 APPENDIX A: AFFORDABLE HOUSING NEEDS ASSESSMENT A. GENERAL INTRODUCTION............................................................... 5a-1 B. PROBLEM DESCRIPTION .................................................................. 5a-2 Housing Costs........................................................................................... 5a-2 Land Costs Drive Housing Cost ............................................................. 5a-3 Housing Costs Outstrip Income Growth ............................................... 5a-6 Teton County Incomes are in Line with National Incomes While Local Housing Costs Exceed National Costs.............................. 5a-8 Why the Affordable Housing Problem? .............................................. 5a-13 Second Home Market ............................................................................ 5a-14 Reasons for Growth of the External Demand ..................................... 5a-18 Second Home Buyers Have More Purchasing Power Than First Time Buyers .................................................................................. 5a-18 C. EXISTING INTERNAL HOUSING DEMAND................................. 5a-19 D. PROJECTED AFFORDABLE HOUSING NEED............................. 5a-20 Growth of Affordable Housing Need in Teton County ...................... 5a-20 E. ALLOCATING AFFORDABLE HOUSING OBLIGATIONS ........ 5a-23 Maximum Sales Prices and Monthly Rents for Affordable Housing................................................................................ 5a-24 Payment-in-lieu Schedule...................................................................... 5a-25 Sliding Scale for Housing Priced Below the County Median Price... 5a-26 5 APPENDIX B: SEASONAL EMPLOYEE HOUSING NEEDS ASSESSMENT A. SEASONAL