City of Victor Workforce Housing Development
Welcome to the Project Page for the City of Victor Workforce Housing Development
The City of Victor, in partnership with the Snavely Group, are working towards the creation of a 90-unit workforce housing development. This pages is to provide all of the public materials, steps of the process, and progress of construction in one place.
Message from the Mayor
“I feel that we are at an exciting point with this project. It has been a long process, but a very worthwhile one thus far.
Working with the Snavely Group to bring the final product closer to the finish line has been impressive. In addition, it has been crucial to have the support of the current and previous Executive Director(s) of the Joint Housing Authority. With their experience along with the funding support from the state, we are in a great place during a very challenging time.
An affordable housing project that prioritizes the 80-120% AMI in this valley has been identified through 2 market studies as a need. The Sherman Park development should complement the other affordable housing projects by providing broader housing options for those who need it.”
- Will Frohlich, Mayor
What is the Sherman Park Workforce Housing Development? The Sherman Park project is a 90-unit residential housing project located on approximately three acres on the northwest corner of the intersection of Baseline Road and Agate Avenue in the City of Victor, Idaho (the "Project"). The Project consists of four (4) three-story residential buildings containing a total of 55 income-restricted units, and 35 market-rate units. The income restricted units range from 80%-120% of AMI with 23 units restricted to 80% AMI, 16 units restricted to 100% of AMI, and 16 units restricted to 120% AMI as detailed below. The Project will also include amenities such as landscaped open space areas and a wellness center for residents.
Sherman Park Project Page Summary | MuniDocs | Victor, ID | Municode Library
Who is the Developer and how was the developer chosen? In 2021, the Teton County Joint Housing Authority (TCJHA) and the City of Victor, issued a Request for Qualifications (RFQ). Two developers responded to the RFQ. The Snavely Group, an Ohio-based company with experience across the country with similar projects including a Low-Income Tax Credit development in Crested Butte was selected as the most qualified of the two respondents. The Snavely Group was prepared to build a development serving households earning between 80-120% AMI as called for in the RFQ.
4c Responses to request for qualifications | MuniDocs | Victor, ID | Municode Library
4d Presentation by Snavely Group | MuniDocs | Victor, ID | Municode Library
Who will manage the workforce units and why? Local housing authorities can play a role in overseeing affordable housing programs and ensuring compliance with regulations to protect the interests of tenants and the community. In the case of Sherman Park, the City of Victor, in conjunction with the TCJHA, opted to have the developer administer the project because of the developer's expertise in project management, construction, and operation of income restricted housing projects. With a proven track record of navigating complex regulations and efficiently managing multifaceted projects, The Snavely Group is well-positioned to handle the administrative tasks associated with income-restricted housing. This approach aims to ensure effective compliance while leveraging the developer's skills and experience for the benefit of tenants and the community. The City and the TCJHA have secured rights to reports and audits to ensure the project is being operated as approved.
What is AMI? Area Median Income (AMI) represents the midpoint income for a specific area. It's the income level where half of the households earn more, and half earn less. AMI serves as a benchmark used nationally to determine eligibility for various housing assistance programs. For example, “Affordable housing” initiatives often target households earning a certain percentage of the AMI. Understanding AMI helps gauge affordability levels in an area and assists policymakers in designing housing policies to support individuals and families with diverse income levels, ensuring that housing opportunities are accessible and equitable for all community members. In the case of Sherman Park, the AMI calculations used for the income restrictions are specific to data collected from Teton County, Idaho. U.S. Census Bureau QuickFacts: Teton County, Idaho
This project serves 80-120% AMI – who are these households? Housing restricted to 80-120% of the Area Median Income (AMI) typic serves households that fall within the moderate-income range. These households often include individuals and families who may not qualify for low-income housing assistance but still face challenges in affording market-rate housing. Examples of households served by this income bracket may include teachers, nurses, entry-level professionals, and some service industry workers. These households often contribute significantly to their communities but may struggle to find affordable housing options without assistance or subsidies.
Why are Fair Market Value (FMV) apartments part of the project? Housing developments serving households earning more than 80% of the Area Median Income (AMI) often require a combination of market subsidies, local subsidies, and supportive local policies. This is because the federal government does not provide subsidies or tax credits for projects in this income bracket. To bridge this gap, developers rely on various forms of financial support and favorable regulations at the local level to make these developments feasible and economically viable. One common strategy is to include fair market apartments within the development, allowing for a mixed-income community that enhances affordability and promotes socioeconomic diversity. Mixing income restricted units and fair market units in the same project also supports housing stability by allowing individuals who may earn out of income restricted units to stay in their current housing.
Will there be differences between the FMV apartments and the AMI-restricted units? No, all 1-bedroom, 2-bedroom, and 3-bedroom units will feature the same quality of materials and finishes.
Wasn't there a commitment from the developer to build an early childhood development facility? Early in the process, the developer proposed collaborating with the City and other stakeholders to facilitate an early childhood education center alongside the planned workforce housing development. This commitment remains intact. The developer has coordinated stakeholder and commissioned conceptual designs. To enhance funding opportunities and broaden community benefit, we've reimagined the facility as a multi-use hub or community center. While its primary focus remains early childhood education, the center will also function as a community and senior center, with provisions for emergency shelter when childcare services aren't in session.
How does the height of the Sherman Park Project compare to neighboring buildings? The tallest point of the Sherman Park housing project will reach 34 feet, which is 6 feet below the maximum height permitted by the zoning code, which set at 40 feet. The roof line will stand at 32 feet, slightly lower than the neighboring Kotler Ice Arena (32 feet 6 inches), but slightly taller than the public works building (27 feet 6 inches). We don't know the exact height of Grand Teton Brewing but anticipate the height difference will not be noticeable to a person standing at ground level.
Why was the property rezoned from Recreational (REC) to Commercial Mixed-Use (CX)? While REC zoning permits civic-oriented structures like public educational facilities, changing the zoning to CX provided specific design parameters to support the density required for a successful workforce housing development. This was particularly beneficial for the development given the challenging triangular shape of the site. The CX zoning on the property was supported by the City’s comprehensive plan land use map.
What will the Sherman Park Project cost Victor residents? The City is not providing any direct funds to the project. The City has agreed to waive certain building and development fees and to lease the unused property for the project at a very low rate of $100.00 per year. The City’s support of the project through the waived fees and lease rate helped to secure a low interest four-million-dollar loan from IHFA. The loan was a competitive process, where local support increased the likelihood of securing the funds. The total estimated value of waived fees for the project will be approximately $375,000 and the estimated value of the 99-year lease is $2.2 million, although the property has not and is not currently generating any revenue. The value of the new improvements being constructed will be assessed and contribute to the local tax base.
Is it true that locally employed people will receive a preference? Yes, there is a qualified local preference on all 90 units. The local preference means that prospective tenants with at least one adult occupant who: (i) is employed or has certified job offer within Teton County, Idaho for at least 30 hours per week; or (ii) has had his or her primary residence in Teton County for at least twelve months prior to the application and is over the age of 65 will be given preference over other applicants that do not meet these qualifications.
Sherman Park Project Page Summary | MuniDocs | Victor, ID | Municode Library
What role has the TCJHA played in the project? The Teton County Joint Housing Authority (TCJHA) has been involved in the project since its inception. The newly formed TCJHA identified the site for a potential affordable/workforce housing development and then worked with the City to issue a joint Request for Qualifications (RFQ) and selected The Snavely Group as the most qualified respondent. TCJHA remains supportive of the project and will work with the City to review and approve the Project’s compliance with all approval documents.
Has this kind of project been done before? Yes. In Idaho, the City of Boise has leased city property to a private developer in order to provide affordable housing to its residents. The Sherman Park project will use this same structure.
What are the details regarding potential traffic? The City Engineer has provide a memo regarding traffic numbers and proposed improvements already underway.
2022 Teton Regional Housing Needs Assessment
The2022 Teton Regional Housing Needs Assessment was sponsored by Teton County, Wyoming, Teton County, Idaho, and its jurisdictions. The purpose is to evaluate the housing needs of residents and employees making their living in the Teton Region and understand not only specific housing needs for each county in the study area, but also their regional connection related to jobs, housing, and community. The study also summarizes the extensive work already occurring in the region with regard to resident and employee housing needs and programs and provides recommendations for each county and the region to help further progress. It is our hope that this information will not only help inform and guide future housing policies and programs, but also help to educate the communities and the region on how having diverse and secure housing opportunities that local residents and employees can afford supports the health, sustainability, and vibrancy of the Teton Region.
2022 Housing Strategies Study
City of Victor 2022 Housing Strategies Study The specific aim of this report is to work toward building a local regulatory and policy environment that encourages high-quality housing development with a particular focus on affordable community and workforce housing, and which is thoroughly consistent with the City of Victor’s community values and goals.
Annual Median Income (AMI) information
More information to come.....
In the meantime please see basic AMI information in the FAQ above.
Learn more about housing programs and needs in Idaho and Teton County
Request for Qualifications
Response to Request for Qualifications
Meeting Links
City of Victor City Council Meetings
TCJHA Presentation to Council April 14, 2021
TCJHA Presentation to Council April 26, 2021, Teton County Joint Housing Authority 2021 Housing Supply Strategy Presentation
Review of draft MOU between the City of Victor and TCJHA November 10, 2021
Approval of the MOU between the City of Victor and TCJHA January 12, 2022
Presentations by both developers that responded to the RFQ December 1, 2022
Approval of ground lease option April 21, 2023
Approval of restated MOU with TCJHA July 12, 2023
Update from developer regarding site plan, unit counts, and discussion of childcare building options August 23, 2023
Teton County Joint Housing Authority Meetings
This list includes action items only. All TCJHA meetings contain brief update on all ongoing projects.
Discussion of developer selection December 7, 2022
Approval of Snavely Group as the developer January 4, 2023
Approval of Agreement to Negotiate Exclusively with Snavely Group March 1, 2023 - ANE
Prior meeting links were not available on the TCJHA website.
The property required to be rezoned for the development to be an option. The applicant requested a rezoning from the REC - Parks and Recreation zoning district to the CX - Commercial Mix Use zoning district.
Land Development Code Title 10 of the Municipal Code
CX is intended to accommodate a broader range of residential and nonresidential activity than NX. To promote walkability and compatibility, auto-oriented uses are restricted. Building type options include townhouse, apartment, live work, shopfront house, single-story shopfront, mixed use shopfront, and general building. CX should be applied in areas where the existing or proposed land use pattern promotes mixed use and pedestrian-oriented activity.
Application
Public Hearing Meeting Links
Planning and Zoning Commission, March 16, 2023
City Council, April 24, 2024 (continued until May 8)
City Council May 8, 2024 ( to be continued until June 12, 2024)
City Council June 12, 2024
Staff Reports
Staff Report for Planning and Zoning Commission, March 16 2023
Staff Report for Rezone, City Council, April 26, 2023
Staff Report for the Development Agreement, City Council April 24, 2024
Staff Report for the Development Agreement, City Council June 12, 2024
Ordinance
Development Agreement
Development Agreement - Pending approval - Document link coming later once approved and signed. Draft can be found in staff reports above.
Design Standards and Guidelines: Title 7 Chapter 3 of the Municipal Code
While the Land Development Code addresses the types of land uses that are allowed, dimensional standards, and the intensity of development, the Design Standards and Guidelines further address the following elements for new development:
• Building location and orientation (view of the development from the street)
• Internal circulation (walkways, internal drives, etc.)
• Site design elements (internal open space, service areas, pedestrian amenities, etc.)
• Building design (character, scale, details, and materials)
• Landscaping (planting standards, buffer treatments, and maintenance)
Application
Application Materials - submitted February 1, 2024
Meeting Links
May 9, 2024 Planning and Zoning Commission
June 12, 2024 City Council - consideration of appeal
July 16, 2024 Planning and Zoning Commission - reconsideration
Staff Reports
Site Plan and Design Review Presentation, City Council March 13, 2024
Staff Report for Site Plan and Design Review, Planning and Zoning Commission May 9, 2024
Site Plan and Design Review Presentation, Planning and Zoning Commission May 9, 2024
Notice of Decision - including conditions of approval
Staff Report for Appeal, City Council June 12, 2024
Staff Report for Reconsideration of Site Plan and Design Review, Planning and Zoning Commission July 16, 2024
Design Development Plan
Design Development Plan Presentation
Design Development Plan - Approved - Document link coming later once signed. Draft can be found in staff report above.
Lease Documents
Final Executed Lease - coming later once signed
An idea that started as an early childhood development center has transformed to something so much more. Early in the process, the developer proposed collaborating with the City to construct an early childhood education center alongside the planned workforce housing development. This commitment remains intact, with an estimated cost of $2.7 million. To enhance funding opportunities and broaden community impact, we've reimagined the facility as a multi-generational hub. While its primary focus remains early childhood education, the center will also function as a community and senior center, with provisions for emergency shelter when childcare services aren't in session.
Future updates will be added here as fundraising kicks off and progress moves forward. This project needs to follow a similar construction schedule as the workforce housing development to remain at the estimated cost.
The City will be the applicant on a Short Plat of Sherman Park to create no more then 5 parcels. There will be will separate parcels for the workforce housing development, the multi-generational facility, the public works facility, and the remainder of the park land. The workforce housing development parcel will be subject to tax assessment and property taxes to be paid by the applicant.
Short Plats are required to have a public hearing before the Planning and Zoning Commission for a recommendation and City Council will decide on the application at a regular meeting. This application will be created once the legal description has been finalized for the lease area and the City has a licenses surveyor draw up a formal plat.
When the applicant is ready they will be required to submit for building permits for each of the 4 buildings. All building permits are reviewed by Plan Examiner to ensure compliance with the International Building Code, Public Work/Engineering to approved utility connections and public improvements, mechanical inspector to review HVAC and any required venting, Fire District to review Fire Code, and Planning to ensure compliance with the Site Plan and Design Review approval and any prior conditions. Electrical and plumbing permits are issued by the state. Once the permits are issued the applicant will have 2 years to build and complete construction. Extension are available upon request.
Once building permits are approved and construction is underway, we will provide updates on the construction on this page. At the moment we are anticipating a spring 2025 ground breaking. However, it is possible some site work could begin fall of 2024.
Meet the Developer
Snavely Group is a fully integrated construction and real estate development company that was founded in 1950 as the vision of John Snavely. Our philosophy is based on trust, quality, commitment and hard work; in short, do the right thing, no matter what.
With significant real estate development experience of our own, we tackle projects with the perspective of both a general contractor and an owner. The ability to understand the needs of both sides of the table truly differentiates Snavely Group from our competitors.
This unique perspective gives us the tools to analyze your project from multiple angles combining the technical knowledge needed to be a successful builder and the tactical experience required to effectively develop and manage properties.
Our approach is based on open communication, a free exchange of ideas, detailed feasibility analysis, responsiveness, and agile decision-making. We not only embrace new and emerging technology trends in the construction industry, but also rely on the same relationship-building principles that have always guided our company.
Snavely Group is widely acknowledged for its extraordinary people, innovation and solution-based client service. We have built our reputation on commitments, and have never defaulted on a contract.