Wearing green “Housing Now” baseball caps, supporters of a 500-home development south of Jackson told stories of housing woes during a public hearing Wednesday.

Meanwhile, critics of Teton Meadows Ranch continued to blast the South Park development proposal for conflicting with the Jackson/Teton County Comprehensive Plan rewrite and having impacts on density, traffic and the environment. A few residents said the county’s affordable-housing program is offering inappropriate subsidies, with one saying the new neighborhood could earn the area a reputation as a “low-income ghetto” in Jackson Hole.

During the four-hour hearing, both sides of the debate shared emotional, tear-filled public comment. Almost 50 people spoke during the packed meeting at Snow King Resort. Comment was evenly divided between proponents and opponents, unlike last week’s five-hour hearing, when most of the people who spoke were against the development.

At times, the comments got so emotional that some even criticized how the debate is proceeding and dividing neighbors.

“I’ve lived here 37 years,” said Franz Camenzind, executive director of the Jackson Hole Conservation Alliance, which opposes the project. “This is one of those issues that really makes me feel we’re in a sad time. We’re pitting two important values, natural-resource protection and housing our work force” against each other.

“I find it to be very unsettling,” he said. “I hope we can find a way to separate the two values and protect both of them.”

Still, many valley residents, describing the difficulties of eking out a life in Jackson, spoke in favor of the project, whose developers seek a tenfold density increase through rezoning.

Elizabeth Koeckeritz, a valley attorney whose husband works for the U.S. Forest Service, said they would be candidates for the new “gap” housing — designed for those who don’t qualify for affordable housing and can’t afford market rates. In most communities, their dual income would be enough for a free-market unit, she said.

Yet with twins on the way, their condo is too small and money will be pinched if they try to move up on the property ladder, she said.

“We cannot afford to step up from our condo to a house,” she said. “We’ll probably never be able to afford a market home.”

Peter Stewart, a 20-year valley resident who lives in South Park, said he’s not worried that Teton Meadows could lower his property values.

“I feel for those people who are going to lose their view,” Stewart said. “But I’d rather see teachers and nurses.”

Some critics said they agree that the core work force needs housing but said Teton Meadows has too many units and is not in the appropriate location, namely because it’s six miles from town, is located in wildlife habitat and will add up to 1,000 cars to valley roads.

“I support the concept of affordable housing for our public employees,” said Barry Sibson, a resident of Polo Ranches. “I would not have a problem with a reasonable number of affordable units on the property.”

But putting another 400 deed-restricted homes in an area of the county that already contains about 150 affordable units could give South Park the reputation as “a low-income ghetto,” he said.

Melody Ranch resident Steve Sharkey said the county should revamp its affordable-housing program for core workers such as teachers.

Even though 25 percent of residential building permits have been for affordable housing and 34 percent of new county residents live in affordable housing, the county recently declared a housing emergency, he said.

“It appears to me that the more you build, the more you need,” he said.

Instead, Sharkey suggested a low-cost rental program for core workers. Teachers could have the option, after 30 years of service, of a lifetime lease on homes.

“I’m sorry if I’m not thrilled about a lifetime lease in exchange, if not for my soul, then at least for the next 30 years of my working life,” said Melissa Brumstead, a librarian at Colter Elementary School who has lived in the valley for 17 years.

Art Gregor, a UPS driver who’s lived here since 1979, said he never needed help to make it in Jackson. He got his start by building a 970-square-foot cabin, which he added on to when he had more money.

“That’s the way it goes,” he said. “Everyone’s made a real sacrifice to be here. I don’t feel like subsidizing through my taxes everyone else who wants to be here.”

Sue Mortenson said a vote against Teton Meadows is not a vote against affordable housing.

“Almost everyone agrees we need affordable housing,” she said. “It’s not a question of if, it is a question of where.”

Yet Yves DesGouttes said every time an affordable-housing development is proposed, residents fight it.

“Compassion for other human beings seems to be in short supply in this community,” he said.

Some critics said they do sympathize with the struggle to find affordable homes but Teton Meadows is not smart planning.

Jane Emmer said she was saddened to see the community split over the issue.
“I sympathize with people struggling to find a home here,” she said. “I’m not against affordable housing, I’d just rather use smart, responsible planning.”

Michael Bills, a bartender and real-estate agent, said critics had made some solid complaints, but those complaints will only harm him and his friends, the people who pour coffee, serve food, clean dishes and even set up the ballroom for the meeting.

“You earned your chance with Melody Ranch,” he said. “This is our chance.”