Property Fact Sheet Master Plan Summary Section 1 Location +

Property Fact Sheet
Size: 60 acres (approx.) 90 residential lots
Location: Corner S 100 W (Crystal Avenue) and W 750 S Victor Idaho
County: Teton
City or County: City of Victor, Idaho
Property Taxes: $95.16 (2008, Teton County ID)
Zoning: Residential 1 (R1)
Flood Plain: Yes – See Section 3
Water Shares: Trail Creek Sprinkler Irrigation Company
1 share per acre
Master Plan Summary
Total Lots: 90
Lot Size Range: .33 acres to .75 acres
Infrastructure Estimate: $20,000 to $22,500 per lot
Section 1
Location + Regional Information
Teton Valley
Teton Valley, Idaho, is located on the west side of the Teton Range near the Idaho-Wyoming
boarder. More than 6,500 people call Teton Valley Idaho home, taking advantage of worldclass powder skiing and snowmobiling, horseback riding, fly fishing, golf, hiking, rock climbing,
mountain biking, camping, rafting, hunting, and other easily accessible activities.
This region, which includes the major towns of Victor, Driggs- the Teton County, Idaho seat and Tetonia, is home to a diverse community. Though the economy continues to grow and
diversify, many commute from Teton Valley to jobs in Jackson Hole, Rexburg, and Idaho Falls.
The largest employers in Teton County, Idaho include the government, Grand Targhee Resort
and the school district.
Teton Valley Hospital & Surgicenter has been Teton Valley’s primary medical care since 1938.
It is a community-owned primary health care organization licensed under the State of Idaho
and certified by Medicare as a Critical Access facility.
Driggs is the center of the valley as well as the county seat. Victor sits at the south end of the valley
and Tetonia to the north. There are several banks in town, a supermarket, hospital and health care
services, summer music festivals, concerts, rodeo, art galleries, and a variety of other stores,
restaurants, and entertainment activities.
Teton Valley has a population of 7,838 residents and is the fastest growing county in the state while
Idaho is the fastest growing state in the country. 73% of residents own their home with a median
household income is $46,292 which is 11.7% greater than the state average.
Grand Targhee Summer and Winter Resort located just 15 minutes up the road, boasts over 500” of
snow annually, 3,000 skiable acres, and 1,000 acres reserved for cat skiing; there is no better place to
ski on earth.
The Teton River running through the center of the valley offers world class blue ribbon trout fishing and
is the largest migratory bird stop in the lower 48 states; great for birding, hunting, a relaxed float, or a
fishing trip while admiring the grand views of the Tetons.
Jackson, Teton Village and Jackson Hole Mountain resort are a short 45 minutes from Driggs.
Yellowstone and Grand Teton National Park are also just 45 minutes away.
For those flying into the area commercially there are excellent options. The Jackson Hole and the Idaho
Falls airports are approximately one hour away offering multiple direct and connecting flights across the
country. Both are easy to get to, offer easy check in, have modern terminals, rental car facilities and are
efficient and prompt in getting baggage out to travelers.
The Driggs Reed Memorial Airport, makes getting in and out of the valley very easy for private aircraft
owners or operators. With 7,300 feet of runway and taxiway, this airport is capable of handling a full
range of private aircraft but no commercial flights currently fly into Driggs.
Victor
Victor is a rapidly growing town near the Idaho-Wyoming border that has increased in
population from approximately 840 in 2000 to approximately 1,454 in 2006. Close proximity to
Jackson Hole makes this town a popular choice for commuters.
The town is located at the southern end of Teton County, Idaho, and is surrounded by
mountains on three sides – the Tetons to the east, the Snake River Range to the south and the
Big Hole Mountains to the west. Outdoor recreation opportunities abound with access o nearly
unlimited public lands just a few minutes away from any Victor address.
Downtown Victor is a quaint, shop-filled area that is mostly residential and features several
small parks and open areas. Teton Springs, the town’s largest residential development, offers
world class golf, accommodations and other services.
Driggs
Driggs, the Teton County, Idaho county seat, sits at 6,200 feet above sea level and has a
population of approximately 1,300 in an incorporated area of nearly 350 acres.
The historic business district combines the old west with the eclectic, from an “old fashioned
soda fountain” to local bookstores and art galleries to outdoor gear shops to an ever-growing
selection of retail shopping outlets. In the summer months, you’ll want to check out the
Farmers’ Market on Friday’s from 10:00 a.m. until 2:00 p.m. and the Music on Main concert
series every Thursday.
Driggs has 17 acres of park land in use or under development, including Little League baseball
fields, stages for entertainment, basketball courts, new playground structures, ice skating rink
and ski team in the winter, large grassy areas, mature trees and shrubs and newly built skate
park.
Alta, Wyoming
The small town of Alta, located on Wyoming’s western border but only accessible via Teton
Valley, Idaho, has 400 residents and includes Grand Targhee Resort and the 9-hole Targhee
Village Golf Course.
_ Driving Distances
Jackson Hole, Wyoming 30 minutes
Grand Teton National Park 30 minutes
South Fork of the Snake River 30 minutes
Grand Targhee Resort 30 minutes
Yellowstone National Park 2 hours 30 minutes
Why Invest in South Eastern Idaho? THE VALUE PROPOSITION
An extract from Windermere Real Estate’s Report titled, Teton Valley, Wydaho
The confluence of a number of trends has positioned the Teton Valley to emerge as the West’s next
Jackson Hole. There are a number of key drivers which will continue to provide the platform required
for a strong market recovery and profitable future. The highlights of this report are;
The Jackson Hole Real Estate Market
Jackson Hole’s Real Estate Market is priced for the highly affluent individual creating enormous
housing affordability issues for the working class. The data highlights the challenges created by affluent
nature of the market including a median home price of $917,500 in 2008.
This extraordinary starting point for home prices, is exacerbated by the scarcity of land in the Jackson
Hole Area which has seen the median residential lot price reach $923,750 in 2008.
Teton County, Wyoming has over 3.8 million acres of which 98% is under the management of state and
federal government, leaving just 2% of the land in the Jackson Hole valley in private hands, and of that,
about two-thirds is either already developed or preserved through conservation easements.
The net result of these high home and lot prices is a shift to Victor as the bedroom community of
Jackson Hole.
Teton Pass is a widely travelled commuter corridor for the working class, which includes a daily public
bus service from Victor and Driggs.
Tightened Entitlement Environment
In 2007, two democratic County Commissioners were elected and took control of a 3-member
commission (BOCC).
By January 2008, the BOCC had appointed new Planning + Zoning Commissioners and they had the
majority of a 7- member commission.
New subdivision regulations brought into effect in 2008 have significantly reduced allowable densities
and new overlays and maps have made many areas in the county undevelopable.
In 2009, two new Count Commissioners were elected, making for a fully democratic BOCC with a
mission to continue to control growth and further revise the subdivision regulations, preferred land use
planning map, comprehensive plan, and other approval guidelines.
By late 2008, the Planning + Zoning majority had increased from 4 members to 5, with most votes
going 5-2 on issues before them.
Plat extensions for developments currently in the entitlement process will be extremely difficult to obtain
due to intense scrutiny by the BOCC and new criteria by which the BOCC will evaluate extension
requests. The BOCC is also requiring 60% of the total final platting fees to be paid in order for an
approved extension to be valid.
These factors alone, present Wrangler Ridge as an outstanding opportunity to leverage a development
opportunity with entitlements already in place.
Section 2
Zoning Information
Wrangler Ridge is zoned Residential 1 (R1)
Per the City of Victor’s Development Ordinances, the purpose of the R1 Zone is to provide areas for
stable, lowdensity, single-family residential development and a limited number of other uses compatible
with a residential neighborhood.
Permitted uses include:
_ Schools;
_ Single family residences;
_ Churches;
_ Home occupations;
_ Day Care Homes;
_ Parks;
_ Manufactured Homes as defined in Section 39 - 4105 (10) of the Idaho Code and as restricted by this
Ordinance.
Conditional uses include:
_ Public service, public use, and public utility facilities;
_ Day Care facilities;
_ Golf Course;
_ Bed and Breakfast;
_ Temporary Structures.
Accessory Uses include:
_ Greenhouse/private;
_ Horses. A maximum of two horses per acre are permitted as an accessory use on lots of a one (1)
acre minimum size. One (1) large animal per .5 acres of open space provided animal waste is
managed to prevent odors and flies;
_ Detached garages;
_ Storage buildings;
_ Swimming pools- Private;
_ Accessory dwellings on lots of 1.0 acre or larger.
Bulk Requirements are summarized as follow:.
_ Minimum Lot Size. R1 - sixteen thousand (16,000) square feet.
_ Minimum Lot Width - seventy five (75) feet.
_ Maximum Building Height - thirty (35) feet.
_ Minimum Front and Back Yard Setback - twenty five (25) feet.
_ Minimum Side Yard Setback – ten (10) feet.
_ Maximum Lot Coverage – fifty (50) %
_ Minimum street improvements; roll back or ribbon curb and, sidewalk or path (one side)
_ Minimum landscape requirements; one plant unit. Maintenance of landscaped areas includes
irrigation, maintenance of irrigation system and weed control
Section 3
Infrastructure + Floodplain
Sewer + Water
Wrangler Ridge is serviced with the following infrastructure;
_ 6” culinary water line
_ 6” sewer line
The City Engineer’s correspondence is attached for more detailed information regarding the
construction of the Sewer connection. The City of Victor’s masterplan for their Future Sewer System
also shows a new sewer main running along the southern boundary of the property.
Telecommunications
SilverStar Communications advise that there is not currently fiber optic communications running to the
property. The nearest existing infrastructure lies at 700 South or Cedron Road. SilverStar have
undertaken feasibility planning to bring a fiber optic cable into the area to service the platted
subdivisions. Further planning and scheduling work will be required with SilverStar as part of the
infrastructure construction phase of this Sub-Division.
Wireless data service is available in Teton Valley through Jackson Hole based provider, Compunet.
Signal testing would be required on the Property to confirm strength.
Satellite television service is available in Teton Valley through Direct TV and Dish Networks.
Floodplain
The South West corner of the property lies in the existing floodplain and as such, the Plat has given
consideration to the configuration of lots to address this condition. In addition, the Engineer of Record,
has completed Elevation Certificates for the lots which sit along the edge of the floodplain.
The following pages feature copies of associated infrastructure maps and correspondence from the City
Engineer and Communications provider
BASED ON GOVERNMENT SURVEYS AND OFFICIAL
RECORDS ON FILE AT THE OFFICE OF THE COUNTY
RECORDER OF TETON COUNTY, IDAHO. FOR
ASSESSMENT PURPOSES ONLY. BOUNDARIES ARE
NOT GUARANTEED.
County Parcels
Public Facilities
Transitional Business
Service Commercial
Parks and Recreation
General Business
Central Business
R3
R2
R1
Zoning
City Boundary
Legend
μ
February 2008
City of Victor
Zoning Map
Rob Heuseveldt [rheuseveldt@sunrise-eng.com]
Monday, March 09, 2009 10:11 AM
'Meagan Hill'
'Cari Golden'
RE: Infrastructure Enquiry
47 EAST 4TH AVENUE, P.O. BOX 609 • AFTON, WY 83110
TEL (307)-885-8500 • FAX (307)-885-8501
rheuseveldt@sunrise-eng.com
ROBERT M. HEUSEVELDT, E.I.T.
Rob
Thanks,
The current plan for Wrangler’s Ridge is to gravity feed its sewer north along the west property line and across the
Woolstenhulme property in a utility easement to a proposed regional lift station that will be built along 700 South.
From there the pressure sewer will run either east along 700 to the main trunkline along Highway 33 if the City stays
with Driggs or if the City builds their own treatment plant it will run south parallel to the gravity line until it hits 750
South where it will gravity feed west to the proposed treatment plant location. I hope this answered your question.
Meagan,
From:
Sent:
To:
Cc:
Subject:
Meagan
Section 4
Photographs
View to the North East
View to the North West
Wrangler Ridge, Victor Idaho
NAI Commerce One
Page 19 of 21
View to the South West
View to the West
Wrangler Ridge, Victor Idaho
NAI Commerce One
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