4. The Plan
4.1 Summary
BUILDING FOR A HEALTHY, EQUITABLE, SUSTAINABLE & RESILIENT FUTURE
The development plan for Brown Ranch takes lessons from the past and uses a health equity lens to build social and environmental sustainability to serve generations to come.
THE OLD TOWN MODEL
Old Town Steamboat Springs is beloved by all, and for good reason. It is a mixed-income, mixed-use neighborhood that evolved over many years. Its gridded street network provides a flexible urban framework that can adapt as community needs change. Development is relatively compact, minimizing the land used and
infrastructure needed, and responds to the natural landscape with setbacks from riparian corridors and a growth boundary that follows the topography. It’s connected to the broader Steamboat area by a robust network of trails and transit. The result is a diverse, walkable neighborhood rich in community amenities and services, in close proximity to the mountain landscape that draws people to the area.
BROWN RANCH URBAN DESIGN VISION
While Old Town can’t be replicated, it can serve as a model for how we approach development at Brown Ranch. At 534 acres, Brown Ranch is the last significant land area within the Urban Growth Boundary. Creating a Community Development Plan at this scale that responds to the community’s current social, cultural,
and economic needs, and utilizes sustainable infrastructure has the potential to foster a vibrant local community for generations to come.
The development plan for Brown Ranch contained in this document grows from the vision established by the local community. It takes lessons from the past while building a better future. It uses a health equity lens to create an active, safe, resilient place to live, work, and play, fostered by social and environmental sustainability.
SITE CONTEXT
The Brown Ranch is the largest developable site within the Steamboat Springs Urban Growth Boundary. In addition to addressing the housing supply and affordability crisis, the site holds potential to provide much needed amenities and services to West Steamboat.
The Urban Growth Boundary was established in 1993 as part of the Steamboat Springs Area Master Plan. The boundary allows for growth while preserving the surrounding natural landscape that helps define the character of Steamboat Springs. The mountain valley character dominates the experience at Brown Ranch, with views to the mountainscape from almost every place on the site.
Brown Ranch is located three miles west of Old Town Steamboat and six miles west of the ski resort in an area known as West Steamboat. Several housing developments have been built in the West Steamboat area over the past 50 years (Steamboat II, Silver Spur, and Heritage Park), and while there are some services and restaurant options, residents drive into Old Town or the Ski Base area for most of their daily needs.
Development at Brown Ranch has the potential not only to address the critical housing supply and affordability challenges faced by locals, but also to stitch together the disparate neighborhoods in West Steamboat by providing services not currently available and creating spaces for community gathering.
SITE FEATURES
The Brown Ranch site features and immediate context, both natural and constructed, will inform the approach to development on the site.
The Brown Ranch site is easily accessed by US Highway 40 to the south and County Road 42 to the west. The Overlook Subdivision to the east is in the process of constructing three roadways that will connect Brown Ranch and Overlook. There is no current site access to the north, and constructing new access in this area would be a significant undertaking. Additionally, the northern portion of the site falls outside the Urban Growth Boundary.
Connections to the adjacent neighborhoods (Overlook, Sleepy Bear, and Silver Spur) will be important in stitching together the fabric of West Steamboat to create a connected, diverse community.
The site includes several unique features that shape its character, including the Slate Creek riparian corridor and a log barn that dates back to 1976.
The southwest corner of the site abuts a parcel currently owned by the Steamboat Springs School District. For the purposes of this Development Plan, the school parcel is seen as an extension of the Brown Ranch. A school to serve future needs will be identified within the combined site at a location that best serves the new community. Flexibility built into the plan will allow the school parcel to remain independent, should that best suit future needs.
Sun, Wind, & Average Weather
The Brown Ranch site experiences four distinct seasons, which influence the design and development of future housing and open spaces. Winter temperatures often stay below freezing, with significant snow accumulation. Summers are increasingly characterized by mild to moderate heat waves and limited precipitation.
The site experiences primary winds from the southeast and secondary winds from the southwest, and a marked difference in available daylight hours between summer and winter.
Solar access is good throughout the site. Air quality is historically good, but the region continues to contend with compromised air quality as wildfires and smoke events increase.
Habitat
Existing development surrounds Brown Ranch on three sides: Overlook to the east, US Highway 40 to the south, and Silver Spur and the Sleeping Giant school to the west. To the north, the parcel is adjacent to more rural lands. The surrounding development context, as well as the site’s agricultural history, have influenced the current ecological habitats in the area.
The Yampa River corridor provides a nesting habitat for bald eagles, as well as a foraging area for great blue herons. Nesting sandhill cranes have been reported west of the site boundary, and a Columbian Sharp-tailed Grouse lek has been referenced northwest of the site. Mule deer migration corridors occasionally cross the north end of the site, adjacent to or above the urban growth boundary.
SITE ANALYSIS
A. Brown Ranch Entrance View
Brown Ranch’s entrance off of Highway 40 immerses the visitor in the site’s character. At the southern edge of the site its main landscape types converge, with upland hills on the west, gently rolling hills to the east and the Slate Creek corridor in the middle. Upon entering the site, glimpses of Deer Mountain to the northwest and Copper Ridge to the northeast emerge.
B. Slate Creek Corridor View
Slate Creek corridor runs north to south along the full length of the site, providing a riparian drainage that changes with the seasons. Looking towards the south along the creek corridor, Emerald Mountain rises in the distance, beyond Sleepy Bear Mobile Home Park.
C. Log Barn View
Resting above the Slate Creek Corridor, the Log Barn connects back to Brown Ranch’s historic use and serves as a focal point for potential community uses on site. Looking from the Log Barn to the southeast, the Steamboat Ski Area and the extensive Routt National Forest rise beyond the site’s adjacent hillsides.
D. West Neighborhood View
The west area of the Brown Ranch includes gently rolling hills that traverse down along Routt County Road 42, with sweeping views of the Yampa River Valley and Emerald Mountain beyond. This section of the site connects to the adjacent Silver Spur neighborhood and sits near the Sleeping Giant School.
BUILDABLE AREAS ANALYSIS
Brown Ranch’s entrance off of Highway 40 immerses the visitor in the site’s character. At the southern edge of the site its main landscape types converge, with upland hills on the west, gently rolling hills to the east and the Slate Creek corridor in the middle. Upon entering the site, glimpses of Deer Mountain to the northwest and Copper Ridge to the northeast emerge.
This analysis was based on the latest publicly available GIS 2022 data at the city, county, and state levels. The consultant team worked with local planning authorities as well as Colorado Parks and Wildlife to gather relevant jurisdictional and habitat data that could influence the location and size of the developable areas on site.
HOUSING CHOICES & COMMUNITY SPACES
The proposed program is designed to create a diverse, vibrant, and walkable neighborhood that meets the needs of the Steamboat Springs workforce by providing housing, commercial & community services, and high-quality parks and open space.
HOUSING CHOICES
The consultant team developed the proposed program based on RCLCO’s Housing Demand Study as well as the principles from Focus Team conversations.
The following factors shaped the team’s approach to the proposed housing choices:
There is a demand for 1,400 units on-site today, and a total 2,264 by 2040.
There is significant interest in home ownership. Downpayment assistance programs can help support that interest for some, but making Brown Ranch affordable and attainable to the workforce will rely in large part on affordable rental opportunities.
The first phase should be large enough to offset initial infrastructure costs, but needs to fit within the available water capacity.
Balancing housing and infrastructure costs with affordability targets and anticipated subsidy opportunities, the Plan proposes a mix of housing types including multi-family apartment and condominium buildings of various sizes, single-family attached homes (SFA: townhouses, duplex/fourplex/ sixplex, etc.) and some single family detached homes (SFD). While there was significant community interest in single-family homes, this housing type uses the most land area, requires the most subsidy, and serves the least number of people. YVHA ultimately decided on an overall housing mix of 65.5% apartments and condominiums, 21.5%
SFA, and 13% SFD, with 57.5% renter-occupied and 42.5% owner-occupied.
The breakdown by housing type and ownership is described in the pie chart below.
COMMUNITY SPACES
The proposed non-residential areas use the Housing Demand Study as a starting point, and adjust as needed to reflect the vision and priorities estabilished by the Brown Ranch Steering Committee and broader community.
The following factors shaped the team’s approach to the proposed commercial and community services:
There is currently enough demand to support a small commercial center in Phase I, including a small-format grocer and supporting retail.
Some additional commercial space may be provided in later phases but should be tied to demand created by Brown Ranch residents only.
Commercial and community space within Brown Ranch are critical to meeting the larger goals of creating a walkable neighborhood, fostering community, and reducing reliance on cars. The specific community and commercial uses are tied to the trip reduction assumptions in the traffic study and any changes to these nonresidential assumptions should be evaluated as part of the Transportation Demand Management plan.
Community and commercial uses should be distributed throughout the site, with a “village core” in each neighborhood to ensure easy access to amenities and
services for all residents.
Early conversations with the School District suggest that there will be a need for a future school in the area. An elementary school positioned near the center of the site could serve multiple community program needs, and reinforces the walkability of the Brown Ranch.
The breakdown of commercial and community services are described in the pie chart below.
AFFORDABILITY AT BROWN RANCH
The Yampa Valley Housing Authority is uniquely positioned in Steamboat Springs to deliver immediate and long-term affordability.
In Steamboat Springs, finding affordable housing at nearly all income levels is a challenge. The Community Development Plan calls for homes up to 258% AMI to capture residents in a range of income categories.
The Housing Demand Study examines housing need for the Steamboat Springs workforce by income group. There are three income categories used to define the affordability needs of the community, including:
• Low-Income: This group captures people earning 60% AMI or less, ($44,000 for a single-person household in 2022) per year. Some teachers, cashiers, and hospitality workers fall into this category.
• Entry Level: Sometimes thought of as “middle income,” this categy consists of households earning a combined 60-125% AMI, or $44,000-$92,000 per year. Most police officers and other City employees fall into this category.
• Move-Up: Households earning a combined 125-250% AMI, or $92,000- $183,000 per year fall into this category. Doctors are one example of people in this category. Many in this group are existing renters who would like to own a home and stay in the community, or are people being recruited to professional positions at local businesses.
Because “affordable and attainable” housing is the number one priority of the community, the project team has directly aligned the proposed housing choices the Housing Demand Study results. The chart below represents the percentage of homes targeted for each income group.
The proposed affordability levels are not feasible in a typical market-rate development project. Construction of a single family home is only affordable to those earning more than 260% of AMI and above, while a townhouse is only affordable to those at 140% of AMI and above. Even a small apartment or condo is
only affordable to households at 75% AMI and above. A short construction season, labor shortages, high material costs and the cost to finance the project all factor into the problem. Meeting the affordability levels of the Steamboat Springs workforce requires leveraging local, state and federal programs. YHVA has experience leveraging these varying funding streams and designing efficient development projects in order to bring housing into an affordable range for the income groups listed. At Brown Ranch, housing costs for residents will be offset by the land donation, infrastructure subsidies, federal and state programs, and philanthropic dollars. YVHA’s track record of delivering successful projects in Steamboat Springs is critical to achieving the community’s goals of affordable and attainable housing at Brown Ranch.
In addition to these resources, the proposed design facilitates affordability through compact, walkable development, efficient infrastructure planning, and housing types that benefit from a range of shared amenities, both indoor and outdoor.
HOUSING & COMMUNITY SPACES DETAILS
The following tables represent the specific program used to inform the Site Plan. While the plan is designed as a flexible system to respond to changing needs over time, these tables reflect the data that was used to calculate the land area needed for this specific program.
The program is broken out by “phase” to align with the demand study information suggesting that a large “Phase 1” is needed both to meet need and to offset initial infrastructure costs. See page 95 for a description of the relationship between the “phases” and the neighborhoods shown in the Site Plan.
SUSTAINABLE DESIGN GUIDEPOSTS AND STRATEGIES
Bringing together what we heard from the entire community—Steering Committee vision and guiding principles, Focus Team principles, targeted outreach to traditionally unheard voices, and consultant team research and recommendation—these guideposts and strategies directly shape the physical design of the project.
INCLUSIVE AND EQUITABLE COMMUNITY
Supporting housing choices for all, serving the highest need, and creating accessible community resources and gathering places:
Design blocks with lot size flexibility to accommodate multiple types of housing.
Locate highest density blocks with active ground floor uses in greatest proximity to amenities and transit.
Provide direct access to resources and open space amenities through greenway and trail network.
Distribute housing types equitably throughout the neighborhoods, with a mix of Multi-Family, Single-Family Attached, and Single-Family Detached with Accessory Dwelling Units (ADUs) on every block.
WALKABLE, BIKEABLE, AND TRANSIT FIRST COMMUNITY
Supporting healthy, active lifestyles, connected communities, and a low carbon future:
Create a redundant, gridded mobility network with multiple options.
Minimize parking and create alleyaccessed parking with ADUs above.
Minimize vehicle lane widths for slower speeds and include bike lanes on all minor streets.
Limit through traffic to a single road.
Aggregate surface parking into parcels that can transition to housing in the future.
Design greenways for north-south connections to the core trail and community resources.
SAFE AND RESILIENT COMMUNITY
Responding to climate, safety, and health:
Orient blocks north/south to maximize solar exposure and opportunity for solar energy generation.
Use open space and greenway network to capture and manage stormwater and create and restore habitats.
Edge open spaces with service accessible trails and roads to maximize fire resilience.
CONTEXT CONNECTED
Rooted in the site, surrounding nature and the greater Steamboat Springs community:
Villages respond to special places on the site – Slate Creek, key viewsheds, and drainages.
Prioritize the multimodal trail connections throughout the site.
Create visual connections to the landscape beyond the site.
Use alleys to support old town character and maximize efficiency.
Promote arts and culture integration throughout the community.
BIG MOVES:
COMMUNITY-CENTERED ORGANIZING DESIGN CONCEPTS
USE SLATE CREEK AND THE MULTIMODAL TRAIL AS THE BACKBONE OF BROWN RANCH
The north-south Slate Creek corridor acts as the primary pedestrian and open space backbone to the Brown Ranch development. Neighborhood cores lead to this green spine, and primary public open spaces within it are stitched together by pedestrian trails through restored riparian zones, organizing the north-south connections on site.
FORM DEVELOPMENT AREAS TO RESPOND TO SITE CHARACTER, TOPOGRAPHY, AND VIEWS
Block shapes and locations react to the unique site topography, character, and views. Beyond avoiding steep slopes, each neighborhood embraces its unique
location, whether surrounded by flattops, nestled adjacent to the riparian corridors or perched within upland hills. East-west views towards the ski mountain and northsouth views towards Emerald Mountain are reinforced by the neighborhood grid orientation.
DESIGN A WIDE VARIETY OF HOUSING TYPES, EQUITABLY MIXED THROUGHOUT THE DEVELOPMENT
Each block throughout the development contains an equitable mix of housing types. Mixing a wide variety of housing types throughout the site creates a compact, diverse, and walkable neighborhood that can meet the urgent housing demand and critical health equity goals.
CREATE A HEART IN EVERY NEIGHBORHOOD: VIBRANT MIX OF USES AND GATHERING
Each neighborhood region has a central “heart,” with an active mixed-use zone that includes community spaces, retail, live-work units, and services, with housing above. Each of these neighborhood cores have access to transit and are along streets that lead directly to larger community parks and open space.
FOLLOW A “GRIDS AND GREENWAYS” MOBILITY NETWORK
The site plan follows a specific grid pattern to allow for increased mobility and redundancy for pedestrians and cars. The grid pattern allows for smaller, safer streets while creating easier access and a better pedestrian experience. Alternating roads and greenways allow a maximum number of units to front public open space and connect to the broader trail network.
MAXIMIZE SUSTAINABLE DESIGN OPPORTUNITIES
The plan creates sustainable design opportunities across scales. Block orientation and parcel layout maximize solar access, capture prevailing breezes for passive
ventilation opportunities, and prioritize shading to mitigate heat. Greenways and open spaces encourage sustainable transit while facilitating storm water strategies, and building and open space principles limit resource use.
SITE PLAN
The Brown Ranch site plan consists of four distinct neighborhoods, shaped by the unique site topography.
A gridded system of streets and greenways connects each residential block. Each neighborhood has a core zone that includes a transit stop, mixed-use retail, services, and community gathering spaces. Parks, open spaces and trails weave each neighborhood together and connect to the greater Steamboat Springs community.
Circulation & Open Space Diagrams
Open Space & Pedestrian Network
The landscape concept builds from the natural characteristics of the site to provide outdoor places for enjoyment, habitat, and various ecologies. The landscape within Brown Ranch provides parks for recreation, open spaces that retain the natural character of the land with a focus on wildlife and native plantings, and
spaces for water collection and conveyance.
The bike and pedestrian network for Brown Ranch is robust and is intended to prioritize safe, convenient, and well-maintained biking and walking opportunities appropriate for all ages and ability levels.
Circulation & Street Typologies
The Brown Ranch street network is designed to prioritize safe pedestrian and bicycle circulation over vehicle convenience through the site. The proposed street hierarchy relies on multiple smaller streets at slower speeds to accommodate traffic rather than arterials that allow for faster vehicle traffic. This grid of smaller streets creates redundancy in the system, providing multiple options for emergency vehicles while limiting traffic volumes on any one street.
NEIGHBORHOODS
Each neighborhood contains a minimum capacity based on a specific mix of housing types, but provides the flexibility for additional homes if needed in the future. The potential range of units for each neighborhood is listed below.
TOTAL POTENTIAL DEVELOPABLE AREA ON SITE, IN BLOCKS: 82*
*A representative block area equals 74,470 square feet or 1.7 acres, and only includes the private parcel area (excluding public right of ways, sidewalks, streets, and alleys).
The blocks shaded in blue, light purple, and dark purple represent the parcel areas that are needed in order meet the development plan (number of units, types of housing, non-residential areas and parking) and provide housing choices.
The white shaded blocks indicate areas that could be developed if needed to accommodate potential changes to the development plan. Factors that could lead to changes in the development plan include: detailed geotechnical, wildfire, grading, and feasibility analysis, or changes in the roadway widths, typical block sizes, or parcel sizes.
NEIGHBORHOOD A – 9 BLOCKS 400 – 480 UNITS
NEIGHBORHOOD B – 10 BLOCKS 330 – 360 UNITS
NEIGHBORHOOD C – 25 BLOCKS 1040 – 1070 UNITS
NEIGHBORHOOD D – 12 BLOCKS 480 – 510 UNITS
POTENTIAL SCHOOL SITE: 3 BLOCKS
A ~200,000 SF site for a school and associated program will be held in either Neighborhood C or D.
LAND USE BALANCE
Parks, open space, and the area outside the urban growth boundary account for the majority of the land area in the proposed plan. About 40% or less of the available land will be developed for neighborhoods and roads.
A. BALANCE FOR BLOCKS NEEDED TO FULFILL RESIDENTIAL DEMAND AND NON-RESIDENTIAL USES AT SUGGESTED DENSITIES
Diagram A shows the land use breakdown if Brown Ranch develops only the blocks needed to fulfill the residential and non-residential demand at the recommended densities. In this scenario, neighborhoods and roads account for 30% of the total acreage and open space within the UGB is 40% of the total area. Parks and area outside of the UGB account for 10% and 20% of the acreage breakdown, respectively.
B. BALANCE FOR TOTAL POTENTIAL BLOCKS
Diagram B shows the land use breakdown if Brown Ranch were to develop all of the potential blocks shown in the site plan diagram. It should be noted that this scenario shows more developed area than needed if neighborhoods adhere to the recommended density mixes. In this scenario, neighborhoods and roads account for 41% of the total acreage and open space within the urban growth boundary (UGB) is 29% of the total area. Parks and area outside of the UGB are unchanged from scenario A.
AERIAL VIEW & RENDERINGS
AERIAL VIEW
NEIGHBORHOOD A VIEW
NEIGHBORHOOD B VIEW
NEIGHBORHOOD C VIEW
NEIGHBORHOOD D VIEW
4.2 Neighborhoods & Blocks
NEIGHBORHOOD & BLOCK PRINCIPLES
AN EQUITABLE MIX
Each neighborhood includes a neighborhood heart with commercial and community amenities, a mix of housing types, access to transit, and access to trails
and open space.
Each block has a specific mix of housing types, with minimums for each established by block type.
Highest density blocks are located in closest proximity to amenities and transit.
CONNECTED TO CONTEXT
Neighborhoods are distinct areas on site, defined by topography and site context.
The north-south oriented blocks allow for optimal solar photovoltaic potential, urban heat reduction, and utilization of prevailing winds.
Neighborhood design maximizes the number of units fronting greenspace and open space.
FUTURE FLEXIBILITY
Blocks are designed with lot size flexibility to accommodate multiple types of housing.
Aggregate surface parking into larger lots that can accommodate solar panels and potentially be redeveloped in the future.
Neighborhoods are designed with flexible “extra” blocks that may or may not be developed. These blocks are not required to meet the program demand as outlined, but may be needed as more site, geotechical, or design-related data is gathered.
HUMAN-CENTRIC
Utilize alleys for parking, emergency vehicle access (EVA), and ADU access to maximize neighborhood character of buildings fronting greenways and small
streets, minimizing heat islands and creating pedestrian-friendly experiences.
Create a robust network of seasonal midblock paths connected to wider pedestrian systems and bikeways, linking open spaces and trails to foster a connected and healthy community.
View of a Neighborhood Core and “Lincoln” blocks
Each pocket of development will include a vibrant Neighborhood Core with transit access, community services, gathering spaces, and mixed-use buildings (housing above ground floor commercial). These provide places for connection and welcome the broader Steamboat Springs community into Brown Ranch.
View of a greenway & “Oak” blocks
Greenways replace every other north-south oriented street, prioritizing pedestrians and cyclists over cars. Homes fronting the greenways enjoy a park-like experience, reducing reliance on private back yards. This strategy reduces paving, which improves stormwater conditions and minimizes heat islands. The greenways can be designed with features like community gardens, play structures, and basketball hoops or left as flexible open space for block parties and other gatherings.
View of a neighborhood street and “Pine” blocks
A typical neighborhood street will have a character similar to Pine Street in Old Town Steamboat with its narrow, tree-lined right-of-way and mix of housing types. Unlike Pine Street the typical street at Brown Ranch will include sidewalks and smaller front setbacks. “Pine” blocks will be lined with front porches and stoops to enhance community mobility and connectivity.
HOUSING MIX OVERVIEW
A mix of densities throughout the site and a mix of housing types on each block support the goal to create a welcoming, healthy, and equitable community. The
Plan includes three block typologies that are applied throughout the development.
THE FOLLOWING DEVELOPMENT MIXES ALIGN WITH THE TOTAL NUMBER AND TYPE OF UNITS PROPOSED IN THE PLAN. DISTRIBUTION OF EACH OF THE BLOCK TYPES ACROSS EACH NEIGHBORHOOD CREATES COMPACT, WALKABLE COMMUNITY WITH AN INTENTIONAL, EQUITABLE APPROACH TOWARDS DENSITY
PINE
(lowest # of homes per block)
“PINE” BLOCK MIX
Pine blocks have the following unit type mix ranges, consisting of a larger share of single family detached with ADUs, a medium amount of single-family attached, and smaller portion of multifamily developments:
SFD 55 – 65%
SFA 20 – 30%
MF 10 – 20%
“PINE” BLOCK TOTALS
To fulfill the demand and program there are the equivalent of 16 TOTAL PINE BLOCKS on site (14.5 residential blocks with a 1:1 parking ratio, plus 1.5 district parking blocks).
OAK
(moderate # of homes per block)
“OAK” BLOCK MIX
Oak blocks have the following unit type mix ranges, consisting of roughly equal amounts of each housing type:
SFD 25 – 35%
SFA 30 – 40%
MF 30 – 40%
“OAK” BLOCK TOTALS
To fulfill the demand and program there are the equivalent of 16 TOTAL OAK BLOCKS on site (14 residential blocks with a 1:1 parking ratio, plus 2 district parking blocks).
LINCOLN
(highest # of homes per block)
“LINCOLN” BLOCK MIX
Lincoln blocks are largely dedicated to multifamily developments, with the remaining area consisting of single-family detached units and a smaller amount of single-family attached:
SFD 5 – 15%
SFA 35 – 45%
MF 45 – 55%
“LINCOLN” BLOCK TOTALS
To fulfill the demand and program there are the equivalent of 15 TOTAL LINCOLN BLOCKS on site (12.5 residential blocks with a 1:1 parking ratio, plus 2.5 district parking blocks).
NEIGHBORHOODS
Each neighborhood contains a minimum capacity based on a specific mix of housing types, but provides the flexibility for additional homes if needed in the future. The potential range of units for each neighborhood is listed below.
TOTAL POTENTIAL DEVELOPABLE AREA ON SITE, IN BLOCKS: 82*
*A representative block area equals 74,470 square feet or 1.7 acres, and only includes the private parcel area (excluding public right of ways, sidewalks, streets, and alleys). The blocks shaded in blue, light purple, and dark purple represent the parcel areas that are needed in order meet the development plan (number of units, types of housing, non-residential areas and parking) and provide housing choices. The white shaded blocks indicate areas that could be developed if
needed to accommodate potential changes to the development plan. Factors that could lead to changes in the development plan include: detailed geotechnical, wildfire, grading, and feasibility analysis, or changes in the roadway widths, typical block sizes, or parcel sizes.
NEIGHBORHOOD A: 9 BLOCKS, 400 – 480 UNITS
NEIGHBORHOOD B: 10 BLOCKS, 330 – 360 UNITS
NEIGHBORHOOD C: 25 BLOCKS, 1040 – 1070 UNITS
NEIGHBORHOOD D: 12 BLOCKS, 480 – 510 UNITS
POTENTIAL SCHOOL SITE: 3 BLOCKS
A ~200,000 SF site for a school and associated program will be held in either Neighborhood C or D.
NEIGHBORHOOD “A” PLAN
Neighborhood A acts as the front door to Brown Ranch, nestled between two sets of flat top hills, adjacent to the Slate Creek corridor, and connected to the broader Steamboat Springs community.
Neighborhood A will be the first phase of development at Brown Ranch. This neighborhood will require the least amount of infrastructure due to its proximity to Highway 40 and relatively flat topography. It will provide much needed community amenities for both Brown Ranch residents and neighboring communities, including a park, a transit hub, an affordable food market, a childcare center, and other community-focused services. A significant portion of the homes in this neighborhood will serve households at 125% AMI and below, where the most urgent need is currently. Thre- and four-story mixed-use buildings (homes above ground floor commercial) will make up much of Neighborhood A, with single family attached homes (four or sixplexes) sitting on the eastern edge to taper down the scale as it approaches the Overlook Neighborhood.
NBH A Mix
Total Blocks: 8.5
Residential Blocks (1:1 Parking): 6
District Parking Blocks: 2
Potential SFD Blocks @ Overlook: 1
Fire Station Block: 0.5
Single Family Attached Units: 10-20
Multifamily Units: 400-450
Neighborhood A‘s design maximizes the number of housing units that can be delivered in closest proximity to existing road infrastructure, utility connections, and transit. The hilltop area at the very southeast of the site, shown with a gray shaded lot plat, needs further investigation but may be able to house a small number of single family detached units, connecting directly to the Overlook development and infrastructure.
NEIGHBORHOOD “A”
Neighborhood A sets the tone for Brown Ranch’s pedestrian-focused, walkable neighborhoods.
The neighborhood includes a vibrant community core with mostly mixed-use buildings that contain commercial or community amenities on the ground floor and housing above. A centrally-located transit hub serves the neighborhood and the surrounding Overlook and Sleepy Bear developments. A village square and a park create amenities for locals within this core zone, with trail connections out to the greater site. To fulfill the development goals and meet demand at the density mixes shown, Neighborhood A contains 400-450 total units.
NEIGHBORHOOD “B” PLAN
Neighborhood B is tucked between the eastern edge of Slate Creek and a series of flat top hills at the edge of the Brown Ranch site.
The neighborhood includes a small community core with one residential mixed-use Lincoln block, two Oak blocks, and seven Pine blocks. A centrally located
transit stop serves the neighborhood, located adjacent to the small mixed-use zone. The neighborhood is surrounded by a perimeter trail that connects directly across the Slate Creek corridor to the community park on the western edge. To reach the planned development goals and meet demand at the density mixes shown, Neighborhood B contains about 350 total units.
PINE
Total Blocks: 7
Residential Blocks (1:1 Parking): 6.3
District Parking Blocks: 0.7
Single Family Detached Units: 75-85
Single Family Attached Units: 50-60
Multifamily Units: 70-80
OAK
Total Blocks: 2
Residential Blocks (1:1 Parking): 1.75
District Parking Blocks: 0.25
Single Family Detached Units: 5-15
Single Family Attached Units: 20-30
Multifamily Units: 45-55
LINCOLN
Total Blocks: 1
Residential Blocks (1:1 Parking): 0.85
District Parking Blocks: 0.15
Single Family Detached Units: 2-5
Single Family Attached Units: 10-15
Multifamily Units: 30-40
Neighborhood B contains about two equivalent “remaining” blocks, shown as the white shaded blocks in the plan. In B, these blocks are designated as “remaining” based on their surrounding topography and their peripheral location in the neighborhood. These blocks provide the flexibility to accommodate additional housing units or absorb changes in the development plan based on new information.
NEIGHBORHOOD “B”
Nestled into the hillsides, Neighborhood B feels like a small community but benefits from proximity to Neighborhoods A and C.
Neighborhood B is hugged by oaky hillsides. It is the smallest of the neighborhoods, with just a small amount of retail and a transit stop at its modest core, but is in close proximity to the mixed-use cores of neighborhoods A and C. It looks over the riparian corridor of Slate Creek and is connected to the rest of Brown Ranch by the trail network through the park.
NEIGHBORHOOD “C” PLAN
Neighborhood C sits atop the main crest of the site, with gently rolling hills dropping east and west towards the two primary parks on either side.
The neighborhood includes an east-west neighborhood core with eight and a half residential mixed-use Lincoln blocks, 11 Oak blocks, and five and a half Pine blocks. A centrally-located transit stop that serves the neighborhood is located adjacent to the mixed-use zone. The neighborhood is surrounded by a perimeter trail that connects directly to the Slate Creek corridor, multimodal trail, and both community parks. To fulfill the program and demand at the density mixes shown, neighborhood C contains about 1,070 total units.
PINE
Total Blocks: 5.5
Residential Blocks (1:1 Parking): 5
District Parking Blocks: 0.5
Single Family Detached Units: 60-70
Single Family Attached Units: 40-50
Multifamily Units: 55-65
OAK
Total Blocks: 11
Residential Blocks (1:1 Parking): 9.5
District Parking Blocks: 1.5
Single Family Detached Units: 60-70
Single Family Attached Units: 110-130
Multifamily Units: 265-285
LINCOLN
Total Blocks: 8.5
Residential Blocks (1:1 Parking): 7.25
District Parking Blocks: 1.25
Single Family Detached Units: 10-20
Single Family Attached Units: 100-120
Multifamily Units: 300-320
Neighborhood C contains approximately 12 equivalent “remaining” blocks, shown as the white shaded blocks in the plan. In C, these blocks are marked as “remaining” based on their surrounding topography and their peripheral location in the neighborhood. They provide the flexibility to accommodate additional housing units or absorb changes in the development plan based on new information.
NEIGHBORHOOD “C”
The heart of Brown Ranch is a pedestrian-centered environment connected to the history of the site.
Neighborhood C occupies the center of the Brown Ranch. It it the largest neighborhood at Brown Ranch and accordingly includes a robust mixed-use core and the proposed school site. The north-south greenways connect the northern open space with the multi-use trail for a robust bike and pedestrian network connecting residents to nature and neighbors. The Log Barn is featured as a community space in the natural park to the east and links Brown Ranch to its history.
NEIGHBORHOOD “D” PLAN
Neighborhood D sits on the gently rolling hills along the far western edge of the site, off of County Road 42.
The neighborhood includes a linear neighborhood core with approximately five residential mixed-use Lincoln blocks, three Oak blocks, and three and a half Pine blocks. A transit stop is centrally located adjacent to the mixed-use zone o connect the neigborhood. The neighborhood is surrounded by a perimeter trail and connects directly to a community park, the multimodal trail, and County Road 42. To meet program and demand goals at the density mixes shown, Neighborhood C contains about 500 total units.
PINE
Total Blocks: 3.5
Residential Blocks (1:1 Parking): 3.25
District Parking Blocks: 0.25
Single Family Detached Units: 35-45
Single Family Attached Units: 25-35
Multifamily Units: 35-45
OAK
Total Blocks: 3
Residential Blocks (1:1 Parking): 2.5
District Parking Blocks: 0.5
Single Family Detached Units: 15-25
Single Family Attached Units: 30-40
Multifamily Units: 75-85
LINCOLN
Total Blocks: 5.25
Residential Blocks (1:1 Parking): 4.5
District Parking Blocks: 0.75
Single Family Detached Units: 5-15
Single Family Attached Units: 60-70
Multifamily Units: 180-200
Neighborhood D contains approximately nine equivalent “remaining” blocks, shown as the white shaded blocks in the plan. In D, these blocks are marked as “remaining” based on their surrounding topography, peripheral location in the neighborhood, or potential wildfire management setbacks. These blocks provide the flexibility to accommodate additional housing units or absorb changes in the development plan based on new information.
NEIGHBORHOOD “D”
Perched on a low slope hillside, Neighborhood D provides mountain views and is surrounded by parks.
Neighborhood D is easily accessible from County Road 42, and surrounded by parkland on two sides. The east-west roads provide unobstructed views to the mountainscape in the distance, while the north-south greenways connect residents to the hilltop park to the south, with views over the Yampa River and beyond. Neighborhood D has a small mixed-use core easily accessible to Silver Spur neighbors. The multi-use trail links Neighborhood D to the rest of Brown Ranch, including the larger mixed-use core of Neighborhood C in one direction, and to the Sleeping Giant School in the other.
NEIGHBORHOOD “A” EXAMPLE PLAN
This drawing depicts one approach to site planning for Neighborhood A. The town square located in the center of the neighborhood could serve as a place for farmers markets or other community gatherings. Retail, live-work, or community services spaces with housing above line the main east-west street, creating a vibrant corridor through the neighborhood. The larger buildings are focused in the center of the neighborhood and the scale tapers to fourplex and eightplex single-family attacched homes as it approaches the edge of the Overlook neighborhood.
The large park is located immediately at the entry to the neighborhood, both to serve the neighboring communities, and to align with the district stormwater approach that uses lowland park space as overflow during storm surges.
The plan assumes that one level of structured parking below the mixed-use buildings will provide one parking space per unit. These garages could be partially below grade with retail uses and stoops lining the edge of the garages to be more cost effective. Additional parking is provided in clustered surface lots which could be developed for housing at a future date. Carports covered with photovoltaic panels can support the sustainable energy goals for Brown Ranch.
Entering Brown Ranch
Aerial view of Neighborhood A. A mix of roof forms and approaches to building layout provide a rich texture and pedestrian scale to the neighborhood.
VIBRANT, ACTIVE STREETS
The four neighborhoods of Brown Ranch are linked together by open space, trails, and a mobility system that encourages pedestrian connectivity. Each neighborhood includes a “Mixed-Use Village Core” that serves as the heart of the community. The goal of these Neighborhood Core Streets is to support a vibrant, safe, healthy, and equitable community life.
The Mixed-Use Village Core provides a diversity of housing types and creates a central location for neighborhood services.
Active uses along the Village Core street encourage interaction between pedestrians and the uses within the building.
Active uses include – but are not limited to – retail, restaurants, bars and pubs, post offices, banks, personal services, offices, residential lobbies, and the work portion of a work/live unit. It also includes leasing offices and amenities provided in connection with residential uses, such as fitness rooms and amenity areas.
4.3 Mobility
GUIDING PRINCIPLES
PEOPLE FIRST
Design for people before cars by prioritizing safe and comfortable pedestrian, bike, and transit infrastructure.
- Locate a transit stop or hub within a 1/2 mile of all homes
- Implement a gridded street network to reduce street widths and improve walkability.
- Provide designated bike lanes throughout the neighborhoods, connected to the multimodal trail.
- Provide a network of pedestrian-focused spaces (greenways) that connect to the multimodal trail.
ACCESS
Ensure safe and clear access throughout the neighborhood for people with a range of physical, visual, and auditory abilities.
- Minimize street slopes where possible to accommodate a range of physical abilities.
- Prioritize 5% maximum slope in neighborhood centers, especially areas adjacent to transit stops.
- Provide accessible pedestrian signals at intersections within neighborhood centers.
- Provide a multi-modal trail that is a maximum of 5% slope and provide wayfinding maps to identify routes through the community that are 5% or less, to the greatest extent possible.
CONNECTIVITY
Provide easy and intuitive connections from all homes to the neighborhood centers, school site, transit stops, multi-modal trail, and parks and open spaces.
- Use a grid network to facilitate easy connections from all homes, and create multiple options for routes.
- Distribute neighborhood centers, transit stops, and parks to allow access within 1/4 mile from all homes.
- Create shared streets, or woonerfs,* along key edges that front community park space.
*woonerf: a Dutch term which means a circulation area shared by pedestrians, wheeled users, and vehicles, and accessible to surrounding uses.
EDGES
Create a trail network along the perimeter of development areas to navigate wildlandurban interfaces.
- Provide a fire-break between undeveloped areas and housing for fire fighting management.
- Create a space for people to visually connect to nature while protecting wildlife habitat.
- Provide a gradual, flexible transition from the grid of the developed portion of the site to the undeveloped, natural portion of the site.
BIKE & PEDESTRIAN CIRCULATION NETWORK
A well-connected walking and biking network reduces the distances people have to travel to reach their destinations and increases the options for routes of travel, reducing reliance on vehicles.
The bike and pedestrian network for Brown Ranch is robust and is intended to prioritize safe, convenient, and well-maintained biking and walking opportunities for all ages and ability levels. A primary component of the network is the multi-modal trail that will connect to the existing Yampa River Core Trail. The trail should be maintained year round to maximize its role in offsetting vehicle use. The secondary trails include pedestrian paths in a series of greenways running north-south through the site, as well as trails at the edges of the site and through portions of the open space. Dedicated bike lanes are provided on the primary roadways through the site, while the neighborhood streets are designed as slow streets to allow bikes and cars to share the space safely.
STREET HIERARCHY
The Brown Ranch street network is designed to prioritize safe pedestrian and bicycle circulation over vehicle speeds through the site. Multiple smaller streets with slower speeds are provided in lieu of arterials that prioritize car speed.
Prioritizing pedestrian, bicycle, and transit circulation requires a shift in thinking about vehicle movement through neighborhoods. The measure of success should not be the speed that the vehicles can pass through the space, but rather the number of residents that choose to walk, bike or take transit for daily trips, as well as the elimination of vehicle collisions with pedestrians and cyclists.
The proposed street hierarchy relies on multiple smaller streets to accommodate traffic rather than arterials that allow for fast vehicle movement. This grid of smaller streets creates redundancy in the system, providing multiple options for emergency vehicles while limiting traffic volumes on any one street. The street hierarchy is informed by traffic studies provided by McDowell Engineering. It includes trip reduction assumptions mentioned in the Transportation Demand Management Plan (TDM), made possible by the inclusion of nonresidential uses as part of Brown Ranch.
The primary community concern tied to vehicle circulation is the potential for increased traffic volume on Highway 40. Early traffic models suggest that a four lane roadway from the main entry into the site will alleviate any traffic impacts to Highway 40. However, a four lane road through the site would be larger than any single road that currently exists in Steamboat Springs, and threatens to compromise the vision for a pedestrian-, bike-, and transit focused development. The Development Plan suggests providing four lanes from Highway 40 to the Overlook connector, then tapering to two lanes, reserving space to add lanes up to Neighborhood “B” if required. The construction phasing will allow for studies to test the success of the TDM measures and evaluate need for additional lanes prior to full build-out when additional lanes would be needed.
4.4 Open Space
BROWN RANCH LANDSCAPE
GUIDING PRINCIPLES
ECOSYSTEM BALANCE
Restore and protect the most important ecological habitats.
- Provide vegetative buffers between habitat areas and developed areas.
- Consider seasonal closures of trails within open spaces to minimize disturbance and protect habitat areas and migration corridors.
- Retain natural habitats in open space to the greatest extent possible.
- Manage runoff to aid in restoration of riparian areas.
- Design dark sky and bird friendly environments by avoiding light pollution.
- Consider migration corridors on the north side of the site, if the Urban Growth Boundary changes in the future.
PARKS FOR THE COMMUNITY
Enhance and increase access to parks and open spaces so that Brown Ranch residents can enjoy a variety of outdoor experiences as part of their everyday lives.
- Provide a variety of park programs and activities for people of all ages, abilities, and backgrounds.
- Integrate culture and art into the parks and public realm.
- Incorporate inclusive and adaptable elements into parks and trails for people with a range of physical, auditory, and visual abilities.
- Provide outdoor spaces that increase health, wellness, and recreation opportunities.
- Consider permaculture and community gardens within community spaces.
- Provide activities within the parks for all seasons of the year.
ACCESS TO NATURE
Prioritize walkability and ensure safe and easy connections to parks and trails from every home within Brown Ranch.
- Ensure that all homes are within three blocks of a neighborhood green space.
- Prioritize convenient connections to the multimodal trail as the primary regional trail.
- Provide safe connections to secondary trails within Brown Ranch that link key destinations such as schools, retail, restaurants and parks.
- Clearly define trails for use within open space areas to minimize impact on the ecosystem.
- Streets, alleys and all public realm should prioritize people and be considered as part of the larger parks and open space system.
LIVING INFRASTRUCTURE
Maximize opportunities to integrate stormwater features within the larger parks and open spaces.
- Utilize existing drainage corridors to incorporate stormwater detention.
- Incorporate stormwater quality strategies into street design, parks, and open spaces.
- Ensure that all features are thoughtfully designed and aesthetically pleasing.
- Minimize impervious surfaces.
- Where possible, create features that can serve dual purposes, such as stormwater detention within recreation fields.
WATER CONSERVATION
Minimize potable water use within landscape areas throughout Brown Ranch.
- Focus irrigation in common spaces that are highly utilized such as greenways, neighborhood parks, and community parks.
- Limit use of irrigated areas on private parcels.
- Use native and low-water use trees and plants.
- Consider reducing the frequency of plantings to limit water use.
- Minimize spray irrigation, and use drip irrigation to the greatest extent possible.
NATURE & COMMUNITY INTERFACE
Create strong connections and clear edges between the built form and open space areas.
- Create public edges along all open space and park areas.
- Provide a fire management buffer zone along development edges that integrates into the overall open space.
- Orient buildings to open space and park areas such that they create “eyes on the park” to help activate the space.
- Consider solar access, views, habitat, and slopes when designing the interface between buildings and landscape to ensure comfortable outdoor spaces for the community.
LANDSCAPE CONCEPT
The landscape concept builds from the natural characteristics of the site to provide outdoor places for both residents and native habitats to thrive.
The landscape within Brown Ranch provides parks for recreation and activation, open spaces that retain the natural character of the land with a focus on wildlife and native plantings, and spaces for water collection and conveyance. The land with the steepest slopes, more challenging access, and wildlife migration areas have been reserved for open space. Parks are intentionally located within the neighborhoods to provide equitable and easy access for all. Greenways, which orient north-south, are designed for gathering and movement of people within the community to the trails. The east-west streets are designed to collect, treat, and convey stormwater to the natural site drainages.
TRAIL NETWORK
A robust trail network provides connectivity within the community and beyond while also providing recreational opportunities and experiences for all ages and abilities.
The multimodal trail within Brown Ranch provides regional connectivity by linking to the Core Trail through a new underpass at Highway 40. A new underpass will be built under Highway 40, connecting downtown Steamboat to Brown Ranch, and through to the Silver Spur neighborhood in the westv. Secondary trails are provided throughout the site with larger recreational loops within the open spaces, drainage corridors, and along the edges of the development areas. Tertiary trails are provided within parks themselves and are shown in greater conceptual detail in the community and neighborhood park typologies. Exact trail alignments should be studied further and confirmed during future design phases. Additionally, lookout points have been identified within the open space areas as places to pause, gather, and enjoy the views.
LANDSCAPE TYPOLOGIES
OPEN SPACE
Brown Ranch’s variety of open spaces and parks is intended to create a rich and layered experience for community members while also protecting natural areas and minimizing impacts to the ecosystem.
The parks and open space system is characterized by a variety of spaces with differing levels of programming, water use, habitat, landscape, and activation. More
natural open spaces prioritize wildlife, native plants, and no irrigation. Parks spaces are designed for greater use by the community and provide programming, activities, irrigation, and places to gather.
UPLAND OPEN SPACE
Open space with emphasis on wildlife habitats and ecology. Human access limited to trails and key points of gathering or significance. Human access may be seasonal.
RIPARIAN CORRIDOR
Landscape with focus on riparian ecology. Limited human access to designated trails and gathering areas.
FIRE RESISTANT EDGE
Landscape managed to support fire suppression tactics while providing a publicly oriented edge for connectivity within the community.
- Native trees & plants
- Wildlife
- Ecological zones
- Native trees & plants
- Wildlife
- Water quality and infiltration, stormwater detention
- Native trees & plants
- Wildlife
- Firebreak edges such as trail, woonerf or road
PARKS & PUBLIC REALM
COMMUNITY PARKS
RECREATION AND ACTIVITY NODES
Large parks designed to serve recreation needs, provide community activities and programs, address stormwater, and enhance the landscape with native and low-water use plants.
NEIGHBORHOOD PARKS
GATHERING AND PLAY NODES
Parks designed for play and community gathering with greater amounts of manicured landscape.
GREENWAYS & PLAZAS
SOCIAL CENTERS FOR GATHERING
Small green spaces designed for social activities, play, and smaller gatherings.
- Recreational areas
- Playgrounds
- Trails and paths
- Community event space
- Picnic and gathering
- Native trees and plants
- Water quality and infiltration
- Stormwater detention
- Flexible recreational areas
- Playgrounds
- Seasonal activities
- Picnic and gathering
- Community gardens
- Low-water use trees and plants
- Flexible multi-use lawn
- Playgrounds
- Trails and paths
- Picnic and gathering
- Community gardens
- Low-water use trees and plants
STREETSCAPE
LIFE WITHIN THE PUBLIC REALM
Streets designed to function as places to walk and meet neighbors.
PRIVATE LANDSCAPE
RESIDENTIAL LIFE
Spaces designed for private and semi-private gathering.
- Water quality and infiltration
- Low-water use trees and plants
- Low-water use trees and plants
LANDSCAPE TYPOLOGY
FRAMEWORK
The landscape framework utilizes natural drainages and ridges to create an interconnected network of parks and open space that integrates with future development areas.
The multimodal trail runs along the southern edge of the site to minimize street crossings, acting as a green corridor to move people and provide an open space buffer to the uses south of the property. The hillside landscape punctuates the eastern edge of the property forming small neighborhoods. Larger community parks integrate into the drainage corridors connecting people to the trail systems that run along the drainages. Neighborhood parks, plazas, and greenways provide active spaces that are near every resident in Brown Ranch.
UPLAND OPEN SPACE
Upland open space is the land that is not developed for residential or commercial uses. This land is intended to be preserved as natural open space with a primary focus on ecological health and wildlife.
Brown Ranch has a significant amount of open space within the property, including some steep sloped areas that are undevelopable. Open space preservation is a key component of this plan and of the character of Brown Ranch. While people can utilize the open space through marked trails, these spaces are intended for wildlife, and trails may be closed seasonally to accommodate wildlife migration. A number of lookout points have been located along the trails, providing places for people to stop, pause, and enjoy the great views.
CHARACTER IMAGES
RIPARIAN LANDSCAPE
Riparian landscapes are those bordering streams, rivers, and bodies of water. Riparian landscapes form an inseparable unit from the drainage corridor or waterway such that it functions as one ecological system.
Brown Ranch has two riparian landscapes – the Slate Creek corridor and the drainage corridor to the west. Both of these are seasonal in nature but need to accommodate flows during the spring and early summer during snow melt. Community parks are designed to be integrated into both riparian corridors, connecting to trails and providing varied experiences within the open space. Both stream and drainage corridors will need to be carefully studied and designed in future phases to address concerns related to riparian habitat, erosion, ecological health, and stormwater flows.
CHARACTER IMAGES
FIRE RESISTANT EDGE
A fire resistant edge is the edge between landscape and development with a landscape buffers that is managed to support fire suppression tactics. This edge should have a path to delineate the space that allows for fire management vehicles if needed.
Along all development edges of Brown Ranch, a buffer for fire management is needed. Within this zone, plants should not be planted in large masses, but rather in small and irregular clusters. Tall grasses should be avoided, and dense ground cover plants or low-grow wildflower mixes should be used instead. The exact locations of the fire resistant edge will be determined as the development plan is designed in greater detail.
Refer to the full wildfire report in the appendix for more specific recommendations regarding fire resistant management.
CHARACTER IMAGES
COMMUNITY PARK
RECREATION AND ACTIVITY NODES
Community parks should be located within 1.5 miles of all residents. These larger parks, ideally 8-40 acres, are places for community-wide activities and should connect to regional trails.
The community parks in Brown Ranch are located along the multimodal trail and are intended as destinations for community wide use and programs. Events, festivals, and markets can be held in the community park along Slate Creek. The recreation focused park to the west should have a variety of recreation and outdoor adventure programs such as a bike progression course, nature play, and fields. Consideration should be given to activities during all seasons of the year. Stormwater detention and water quality features will likely need to be integrated into these spaces in an aesthetically pleasing way while providing dual-use, to the greatest extent possible.
Estimated total Brown Ranch population: 6,895 – 7,590
Community park area required (based on 6 acres per 1,000 population) = Approx. 41.4 – 45.5 acres
Approx. Community park area proposed: 45.0 acres
CHARACTER IMAGES
CONCEPT IDEAS
The following concept ideas were developed to test the size and potential uses within each park. Further design and engagement will be needed to confirm the park design concepts.
Slate Creek Community Park
Slate Creek Community Park is a large community park that connects the community to Slate Creek with the existing log barn as a central element set in its current ranch landscape. Park uses are family-oriented with playgrounds, gardens, and space for gatherings. Cultural programs and activities could be organized within the park.
POTENTIAL PROGRAMS:
ENTRY PLAZA & EVENT SPACE
DESTINATION PLAYGROUND
AMPHITHEATER LAWN FOR EVENTS
STAGE AREA
NATIVE PLANT EDUCATIONAL GARDEN
DESTINATION DOG PARK
PICNIC & GATHERING AREAS
NATURE PLAY
Recreation Park
Recreation Park is a large activity focused community park. The natural drainages become exploratory elements within the park, although modifications will need to be made to incorporate these uses. Active uses flank the eastern edge, possibly located near the school.
POTENTIAL PROGRAMS:
U11 SOCCER FIELDS X 2
SKATE PARK
FLEXIBLE COURT AREA
BIKE PROGRESSION COURSE
GATHERING AREAS
NATURE PLAY
NEIGHBORHOOD PARK
GATHERING AND PLAY NODES
Parks designed for play and community gathering with greater amounts of manicured landscape.
Neighborhood parks should be located within a 1/2 mile of all residents. These spaces are intended for play, recreation, and community gathering with greater amounts of manicured landscape. The parks should be approximately 1.5-8 acres in size.
The neighborhood parks are located to provide access for both Brown Ranch residents and the neighbors immediately adjacent to the site such as those in the Sleepy Bear Mobile Home Park. As important common green spaces, neighborhood parks will utilize irrigation to provide flexible turf areas and planting beds with low-water use vegetation. Activities should be provided for all seasons and include spaces for sledding and other winter activities.
Estimated total Brown Ranch population: 6,895 – 7,590
Neighborhood park area required (based on 2 acres per 1,000 population): Approx. 13.5 – 15.5 acres
Approx. Neighborhood parks area proposed: 14.20 acres
CHARACTER IMAGES
CONCEPT IDEAS
The following concept ideas were developed to test the size and potential uses within each park. Further design and engagement will be needed to confirm the park design concepts.
Sleeping Giant Park
This park serves as the terminus to the commercial corridor in west Brown Ranch. Small events, gatherings, play, flexible turf space, and connections to the multimodal trail could be provided. This neighborhood park serves the western portion of the community.
POTENTIAL PROGRAMS:
GATHERING AREA
PLAYGROUND
FLEXIBLE TURF SPACE
DOG PARK
Hillside Park
Hillside Park is a recreation-focused neighborhood park situated to take advantage of natural slopes for sledding and winter activities. Courts and gathering space could activate the park during other times of the year.
POTENTIAL PROGRAMS:
PICNIC & GATHERING AREAS
SLEDDING HILL
MULTISPORT COURTS
Brown Ranch Park
The Brown Ranch Park is a community-oriented entry park along Highway 40. The intent is to provide a larger park within Phase 1A that also serves the Sleepy Bear Mobile Home Park community. Located along the multimodal trail, the space provides a place to stop whether your destination is Town Center or traveling along the multimodal trail.
POTENTIAL PROGRAMS:
PICNIC & GATHERING AREAS
PLAYGROUND
FLEXIBLE TURF AREA
GREENWAYS & PLAZA
SOCIAL CENTERS FOR GATHERING
Greenways and plazas are small green spaces designed for social activities, play, and small gatherings.
The greenways are oriented north-south to connect people to the multimodal trail to the south. These spaces are located between neighborhood streets to provide better access to green space such that all residents are within three blocks of green space. The greenways are designed to support gatherings, play spaces, and community gardens. Plazas should be located in places with greater housing density and accommodate small community events.
CHARACTER IMAGES
STREETSCAPE
LIFE WITHIN THE PUBLIC REALM
Streetscapes are places for people to walk and connect with their neighbors.
Brown Ranch’s streets are intentionally designed to move people through the community to their homes and key destinations. These spaces are essential for public life, with a focus on promoting human connection, socialization, and access to fresh air and sunlight all while activating our streets and making the community safe. The streets are shared public spaces where residents of a block can gather and spend time together.
CHARACTER IMAGES
PRIVATE LANDSCAPE
RESIDENTIAL LIFE
Landscape zones around private properties cool the surrounding environment and provide an aesthetically pleasing backdrop to the private and semi-private areas.
Due to limited water supply and the need to minimize irrigation use, private landscapes must be thoughtfully designed to incorporate low-water use and native vegetation with very limited irrigation. Plants need to be planted in moderate density. Hardscape areas should be designed to provide places for private and semi- private gathering. Activities such as outdoor dining, gathering, and playing within small spaces should be accommodated.
CHARACTER IMAGES
4.5 Project Economics & Stewardship
ECONOMIC MODEL ASSUMPTIONS
Initial assumptions were made to inform project economics, but maintaining flexibility in future planning and researching innovative subsidy strategies will be critical ongoing work to make Brown Ranch feasible.
The gap between what is affordable to residents and what it costs to build homes will need to be covered through subsidies. The subsidy required for single family homes in particular is significant, especially as the income level served decreases.
THE PLAN
Several strategies are built into the Development Plan to help manage the subsidy required, while maintaining focus on key goals such as affordability, sustainability, and community connections. The team laid out several components that will influence project economics: • Minimizing the number of single-family homes that are provided, especially for the lowest income groups.
- Leaning more heavily on the “Single-Family Attached” product types that can provide benefits similar to Single-Family Detached (direct yard access, multiple floor levels, etc).
- Continuing to focus on the demand-driven need, which means providing housing for a range of incomes while on average, serving households at roughly 100% AMI and focusing on Entry-Level households.
- Creating ownership opportunities by planning for a significant number of ownership units for the Entry-Level and Move-Up households throughout each phase.
- Focusing on compact development strategies to minimize infrastructure costs including grading, drainage, and utilities.
- Mitigating infrastructure cost burdens per unit and addressing the housing needs of the lowest-income and heavily cost burdened populations by delivering over 1,000 units in Phase I, a large share of which will serve Low-Income households.
FUTURE CONSIDERATIONS & NEXT STEPS
There are a range of subsidy types that can make Brown Ranch feasible. Early in the process, there may be opportunities for subsidies such as state grants and bonding against infrastructure costs. Throughout the process, federal programs such as LIHTC can also help reduce costs. At the tail end of the development process, down payment assistance programs can help get workforce households into critically needed housing.
More than anything, it is important to maintain flexibility in the Brown Ranch plan. Changing economic conditions and shifting demand can influence future phases. Next steps include building a structured yet adaptable economic model as the development plan takes shape, continuing to apply for grand funding, and refining the plan to infuse necessary subsidies into the project.
STEWARDSHIP FOR COMMUNITY ACCESS & AFFORDABILITY SUMMARY
YVHA aspires for Brown Ranch to embody long-term stewardship in all aspects of the development. Stewardship models that support long-term affordability for a broad spectrum of our local working community are essential to the success of Brown Ranch.
STEWARDSHIP DEFINITION
Brown Ranch seeks to be exemplary in the responsible planning and management of resources and the creation of a lasting, diverse community. The YVHA believes that we can create long-term value for Routt County residents, the local economy, and the environment through the housing opportunities we create at Brown Ranch. YVHA and the Brown Ranch Planning Team apply the concept of stewardship across all aspects of this master plan. Historically, systemic barriers such as lending and eligibility requirements have created unjust outcomes regarding who can access quality, attainable housing. Design of stewardship practices at Brown Ranch seeks to recognize and correct these practices.
This section outlines a stewardship plan for long-term affordability and access to Brown Ranch housing so that community members can thrive.
STEWARDSHIP IN MANY CONTEXTS
Each decision at the early stages of planning and implementation impacts how residents at Brown Ranch will experience their housing costs over time.
- Who will carry the upfront costs of land improvements, and how will those impact housing costs?
- How will rents and for-sale prices be set, and how will we ensure they do not climb beyond the reach of our local working community?
- How will we responsibly maintain the open spaces, trails, streets, and other amenities that make this a great neighborhood?
- How will the choices we make about building materials, mechanical systems, and construction strategy impact long-term maintenance costs, utility bills, and overall durability?
A range of stewardship options are being considered for Brown Ranch. There is a tension between setting clear expectations and providing too much specificity in a plan that spans several decades and will be subject to changing markets and evolving best practices. This chapter seeks to make general recommendations about current best practices, while keeping long-term affordability for a diverse group of renters and owners at the forefront.
STEWARDSHIP COMPONENTS
CITY-OWNED SPACES
Park spaces and roadways throughout Steamboat Springs are currently owned, managed and maintained by the City. Brown Ranch is envisioned to be a new great neighborhood that follows the traditional patterns of the City of Steamboat and specifically supports the community members in the middle and lower income demographics who are no longer able to access housing in the Steamboat market. The public infrastructure and amenities that make this neighborhood possible should be supported by a broad tax base. In turn, Brown Ranch strengthens the entire community and Steamboat Springs’ local economy by ensuring a stable workforce. The project team recommends that parks, trails, open space, and roadways within Brown Ranch be owned and maintained by the City.
DEVELOPMENT AGREEMENTS
As a way to manage long-term affordability, the YVHA will enter into development agreements with development partners. These agreements will include stewardship provisions that provide long-term accountability regarding how rental and ownership properties remain affordable to the community in perpetuity.
RENTAL PROPERTIES
YVHA has the opportunity to use several different instruments to ensure stewardship of new rental properties. These include Land Use Regulatory Agreements, Right of First Refusal, Option Agreements, Special Limited Partnership Agreements, Management Agreements, and Rental Housing Restrictive Covenants. YVHA may decide to directly own or manage some rentals within Brown Ranch, which will present opportunities for specific control and increased stewardship. Some funding sources, such as LIHTC, will introduce their own instruments and documents to ensure affordability. Generally, YVHA will craft agreements that align with but extend beyond those funder-imposed requirements.
FOR-SALE PROPERTIES
YVHA can ensure long-term affordability of for sale housing through a land-lease instrument (community land trust) or a restriction that is legally attached to the home to provide certain rights and restrictions about who occupies it and how it can be bought and sold (community affordability agreement). Sometimes the two approaches are combined.
During the master planning process, a focus team did an in-depth review of the strengths and weaknesses of the two approaches and their effectiveness as stewardship tools in other high-cost communities. Out of that process, the focus team is recommending that community affordability agreements be the primary tool for maintaining long-term affordability at Brown Ranch. This is because community affordability agreements are better understood by the consumer, simpler to create, monitor and enforce, and currently offer homeowners better access to competitive mortgage financing a cornerstone of long-term affordability. Specific recommendations for the Brown Ranch Community Affordability Agreement are included on the following pages.
ACCESSORY DWELLING UNITS
ADUs are recommended as part of the neighborhood design. There is room for flexibility in how accessory dwelling units are owned and managed in Brown Ranch. Generally, the ADUs should be legally described separately from the primary dwelling unit, to support affordability and stewardship of both homes. The ADUs could be owner occupied, owned by YVHA or a local employer and rented to a workforce household, or owned by the primary homeowner and rented to a workforce household with support from YVHA. Depending on the ownership structure, it is generally recommended that ADUs are supported by a Community Affordability Agreement to ensure long-term affordability.
HOMEOWNERS ASSOCIATIONS (HOA) / PROPERTY OWNERS ASSOCIATIONS (POA)
HOAs and POAs will likely be a necessary component of some parts of the Brown Ranch development. HOA dues can rapidly erode affordability for homeowners (and renters, when that cost is passed to them). When creating HOAs and POAs, YVHA will model the long-term costs of the organization for renters and owners, and ensure they are as simple and cost-effective as possible.
METRO DISTRICTS
Metro districts are sometimes used in Colorado to raise the upfront capital to build roads and utilities for new neighborhoods. Because they bond against future property tax revenue within the new neighborhood, they tend to place a heavy cost burden on future owners and renters, and are not a recommended tool for Brown Ranch.
COMMUNITY AFFORDABILITY AGREEMENT RECOMMENDATIONS
Initial recommendations were developed by the project team based on the principles established by the Steering Committee, Focus Team discussions, and lessons learned from peer communities with similar high housing costs, stewardship and affordability goals.
COMMUNITY AFFORDABILITY AGREEMENT BEST PRACTICES
Community Affordability Agreements are currently considered to be the best tool for maintaining long-term affordability at Brown Ranch.
The following best practices were identified by the project team, based on peer community interviews, Focus Team conversations, and health equity considerations:
- Build stewardship tools to respond to local conditions with long-term market dynamics in mind.
- Keep fairness and transparency at the forefront- all decisions need to be defensible.
- Center these four keys to maintaining affordability:
- Resale price formula
- Capital improvements formula
- Re-sale transaction
- HOA dues
SETTING PRICES
Initial sale price will be based on what the target AMI household can afford, assuming 5% down payment, and 20% for HOA, PMI, and taxes. Assume 30-yr fixed loans at 50-100 basis points above an agreed upon interest rate index. Update initial sale prices annually when new AMIs are released (definitive list will be published by YVHA).
For resale, the seller may charge a maximum of 2% per year, simple interest plus approved capital improvements and a transaction fee of 2%. This is not a guaranteed sale price- if the market only supports a lower price, that will be the sale price. The team explored other indexes and formulas for setting prices, particularly in light of current inflation. The proposed approach is open to refinement, but reflects alignment with the project’s guiding principles and current guidance from peer communities who have been stewards of below market housing for several decades.
CAPITAL IMPROVEMENTS
Permitted capital improvements less deprecation may be added to the re-sale price. The allowance for capital improvements is up to 1% of the most recent purchase price for each year of ownership. The sale price will reflect capital improvements depreciated using the Valley Home Store deprecation schedule.
YVHA will also develop a penalty structure for deferred maintenance, which will be deducted from the sale price.
BUYER SELECTION & SALES TRANSACTIONS
Lotteries for new homes and resales will be conducted by YVHA. If no one enters the lottery, first qualified buyer with an offer acceptable to the seller will proceed to contracting.
Transactions will be facilitated by YVHA. A 2% transaction fee will be added to the home sale price. Per Valley Home Store 0.5% is charged at listing and 1.5% is charged at closing. Sale process includes a listing inspection, paid for by the seller.
QUALIFICATIONS
- Income test: Income is based on year round earnings for the whole household. Documentation varies depending on employment status (self-employed, employed by others, newly employed or no tax return), but generally includes some combination of the following: most recent complete personal income tax return, three consecutive pay stubs, employer verification letter, evidence of income to be earned, and recent bank statements. USDA lending underwriting may be a helpful reference for required documentation.
- Asset test: Applicants must demonstrate that they have no improved residential property, and that they have no cash or investments greater than 3x annual income limit for household size and AMI (excluding retirement accounts and down payment assistance from YVHA, CHFA, and/or USDA). Applicants will sign an affidavit and provide investment account statements.
- Inheritance: Property may be passed on, but must be occupied by qualified resident, or sold within 1 year. YVHA will develop a schedule for violations of the Community Affordability Agreement. Homes under the Community Affordability Agreement will be occupied year-round. Owners may rent out a room to a long-term roommate, but may not short-term any part of the structure.
LOCAL WORK DEFINITIONS
The following definitions will serve as the basis for qualification of Deed Restricted units:
- Workforce: Working for an employer physically located in Routt County.
- One person in household must qualify (minimum of 30 hours per week)
- Retired Routt County workforce (worked for a qualified employer for five of the last six years prior to retirement)
- A reasonable accommodation may be requested.
OTHER CONSIDERATIONS
- All stewardship documents should be reviewed from a legal and cultural lens to ensure that they are in alignment with Fair Housing Law and best practices with regard to health equity and correcting historic systemic inequity.
- The legal document of the Community Affordability Agreement should be concise, and refer to a housing guidelines document that contains the specifics about processes, and rules. Indexes and lists that change annually should be housed in the guidelines.
- Community governance was a strength of Community Land Trusts that could be incorporated in YVHA’s governance as well as any homeowners associations that are needed.
- Generally, the Valley Home Store is a useful reference for policies and documents. However, the YVHA wants to look at a process for qualifying that is different from Valley Home Store’s income qualification and lottery.
4.6 Next Steps
NEXT STEPS
The Development Plan for Brown Ranch outlines a vision for a healthy, equitable, sustainable and resilient community. Next steps will be critical to bring this vision into reality.
ROAD MAP FOR MOVING FORWARD
The next steps for the Brown Ranch will be led by the Yampa Valley Housing Authority, and include many of the consultants, community members, and local partners that were involved in shaping this Development Plan. It will also include new partners, brought in to refine, document, and develop various aspects of the plan. The following list captures some of the pieces critical to keep the project moving, but this will evolve alongside the Development Plan.
2022
Begin Annexation Process:
YVHA submitted the Brown Ranch Petition for Annexation on October 18, 2022, officially beginning the annexation process. YVHA and the City are currently working on a Memorandum of Understanding that will outline the process for annexation, the topics to be discussed as part of the annexation (such as water, traffic, cost of services, and equity) and a joint commitment to conduct a timely and transparent process that delivers the housing our community needs.
Zoning Revisions:
The City of Steamboat Springs has engaged a consultant to help amend the City’s zoning codes to match the Brown Ranch vision. This City-led process will include adjustments to the Traditional Neighborhood Design Zoning Code, update to subdivision regulations, and review of processes. The code updates are expected to be completed prior to annexation.
Health Equity Baseline Indicators:
In recognition that Brown Ranch is a once in-a generation investment in housing to strengthen community wellbeing, the Health Equity Team will develop a process to identify and track the baseline health equity indicators and outcomes. This data will help YVHA measure the impact of Brown Ranch in reducing housing insecurity, housing cost burden, etc. and will help identify where adjustments may be needed at Brown Ranch to support ongoing quality of life and community well-being.
ULI Implementation Panel:
An Urban Land Institute technical advisory panel made up of nationally recognized development experts will review the Brown Ranch Community Development Plan and suggest tools and techniques for implementation of the Plan. The panel will review the Plan, interview local stakeholders, and present their suggestions and findings to the community during the week of December 5th.
2023
Detailed Infrastructure Design for Neighborhood A:
YVHA will hire an engineering firm to design the on- and off-site infrastructure necessary to support development of Neighborhood A. This includes water, sewer, electric, roads, sidewalks, trails, parks, streetscapes, and sustainability infrastructure.
HESR Guidebook:
The YVHA team will work with a consultant to develop a document that will guide implementation of the Health Equity, Sustainability and Resiliency objectives found in the Plan.
Annexation Agreement:
Upon completion of the annexation process, the City and YVHA will enter into an annexation agreement that will permit the Brown Ranch into the City and will include mitigations for impacts discussed during the annexation process.
Construction Documents and Platting:
YVHA will work with an engineering firm to develop bid-ready construction plans for Neighborhood A, as well as the legal subdivision of the land into developable parcels.
Vertical Developer RFP:
YVHA will issue a Request for Proposals to solicit development partners to build the residential and non-residential uses planned in Neighborhood A. This process will help YVHA minimize risk and boost development capabilities to meet the urgent housing need of the community.
2024
Construction Start:
Begin earthwork and utilities construction for Neighborhood A.
Vertical Development:
Final building design and City zoning approvals for the first few blocks of housing and supportive services in Neighborhood A.
PROJECT TIMELINE
Addressing the critical housing need in a timely way will require collaboration between multiple agencies and innovative approaches to approvals processes to allow various elements of the plan to be reviewed simultaneously. This schedule outlines an approach that would allow the Housing Authority to deliver the first units as early as late 2026.
EXAMPLE PHASING
Detailed phasing will depend upon a range of factors, including development partners, funding, and site conditions.
The plan as shown distributes density and unit types flexibly throughout the site in order to accommodate a range of potential phasing strategies. The example scenario shown below illustrates one geographic approach that hits the basic number of units outlined per phase in the demand study and program. Detailed Phasing will be determined by YVHA upon further study.
