Discussion about Amendment to Change Office Space to Residential Market Value Units at Basecamp Center
Norris Designs presented on behalf of Brynn Grey requesting an amendment to the Real Covenant and Agreement associated with the Basecamp Development. The amendment is for a modification to the previously approved Wellness Building uses to allow for a partial building remodel to convert office spaces to residential units. The Wellness Building is located on the east side of the Basecamp Center, to the north of the existing Basecamp Shops and Residences, and west of the Frisco Transfer Center.
The Wellness Building is divided into eight suites, and the Steadman Clinic, Eye Tech, and Brynn Grey occupy 12,360 sf of the building’s office space. The remaining 8,160 sf of the building are currently vacant. Following the Covid pandemic, brick and mortar office and commercial uses have struggled to recover, and the office space has remained vacant for five years.
The vision for this proposed project is to remodel a portion of existing, vacant commercial and office space into market rate for-sale residential units within Frisco’s Gateway Zone District. The vacant space was previously leased by Kaiser Permanente, who closed their mountain offices in 2019. The space is owned by Ten Mile Holdings, LLC, a Colorado limited liability company whose members are Steadman Sports Medicine & Orthopedic doctors.
Specifically, the proposal is to take 8,160 sf of vacant commercial and office space and remodel it into ten residential units averaging approximately 350 sf each plus storage. The units will be studios much like the Basecamp Shops and Residences to the south of this building. The medical / office / retail condos would be approximately 600 sf each. To accomplish this modification, the following building changes would need to occur.
Interior:
- Remodel the second story into eight studio apartments
- Remodel a portion of the first story into two studio apartments
Exterior:
- Balconies / porches with access doors would be added to the east and west elevations
- Existing doors on the south elevation would be relocated.
Council Discussion
The majority of Council was skeptical of converting commercial space into residential space on this land sold by the Town to the developer for purposes of economic development, and this agreement has already been amended once to allow residential uses not in the original agreement. Council gave direction to the applicant that they would like the applicant to return with a proposal that preserves this commercial space and shows more creative proposals for this space.
Some Council Members also voiced a desire to see workforce housing, rather than market value housing if there were still a proposal to use some of this commercial space for residential units. Council Members noted that this would provide more vitality to the area with residents who live there year-round and are part of the workforce.
Capital Projects Recap
In 2025, the Town of Frisco developed 22 projects ranging from maintenance of Town facilities, design of future projects, and closing out multi-year projects. While the projects for 2025 ranged in size and scope, each of them was unique in their planning and execution to meet the Council’s strategic goals, while providing the best projects and experiences for the community. The staff report outlined the projects, including any rolled over from 2024 and 2025. For 2026, there is an updated and vetted capital program, based upon the Council-adopted 5-year Capital Improvement Plan.
2025 Highlights
- Old Town Hall (Visitor Information Center) and Old Town Hall Park remodel
- Solarizing Main Street lights
- Installing solar lights on Highway 9 from Main Street south
- Marina beach sand refresh (needed every three to four years)
- Storm system repair- largely Miner’s Creek culvert repair
- Water storage tank rehab and improvements
- 602 Galena workforce housing infrastructure
2026 Highlights
- Fiber and broadband infrastructure
- Town Hall council chambers AV upgrade
- Marina restrooms
- Pioneer Park improvements
- Solarization of north Highway 9 lights
- Trail building and improvements
- Water infrastructure improvements
Iron Springs Trail Construction and Maintenance Agreement with Summit County
Town Council approved an agreement between the Town of Frisco and Summit County to construct and maintain trails in the “Iron Springs” land parcel between Highway 9 and the recreational pathway. These two proposed trails are:
1) The Ruby Nordic trail would add looped, winter connectivity to the High School and Frisco Peninsula Recreation Area (PRA) via the recreational pathway. The trail would be 1.4 miles (2.25km) in length and 18 feet wide. Ruby Nordic trail would be closed to all access outside of the winter Nordic season with buck and rail fencing at both ends. As the trail is partially on County land and accessed from the recreational pathway in winter, a trail pass is not required. The trail would be groomed on the current three day a week recreational pathway grooming schedule.
2) The Tin Box summer trail would connect the Perimeter Trail/PRA trail network with the High School and eastern “Frisco Backyard” trails. In winter, Tin Box would be drag groomed to provide looped, multisport connectivity between the recreational pathway and “Frisco Backyard” trails. Tin Box would be 1.3 miles in length, with a final summer tread of 24” and bench corridor of six feet to allow for winter drag grooming.
Town staff are planning for construction to begin in the summer of 2026, provided all agreements and NEPA reviews are completed.
Pioneer Park Design Update
Pioneer Park is located at the intersection of 6th Avenue and Galena Street and currently includes two public tennis courts but lacks other amenities such as restrooms, play features, signage, or more formal pathways. The purpose of this Pioneer Park Town Council discussion was to provide an update on the recent public engagement and input around the Pioneer Park design process and to provide Council two conceptual designs that came out of that feedback in order for Town Council to discuss and provide direction to staff and SCJ Alliance regarding how to move forward into a final design for Pioneer Park.
Background
In 2024, the Town of Frisco was awarded a Department of Local Affairs (“DOLA”) Strong Communities Grant to support infrastructure for the 54-unit, workforce housing project located at 602 Galena Street. A portion of this funding was allocated to Pioneer Park improvements, as Pioneer Park is in close proximity to this new housing development, and with these 54 new units of housing being completed in 2026, the demands on and uses of Pioneer Park are expected to change.
In 2019, the Town Council adopted the Neighborhood Parks Master Plan to guide future investment in parks, open space, and recreational facilities. The plan identified a need to revitalize Pioneer Park and proposed a conceptual vision for improvements. Community feedback gathered as part of the 2019 Neighborhood Parks Master Plan process identified the following existing concerns with Pioneer Park:
- Lack of public visibility and signage
- Unclear status of tennis courts (public vs. private perception)
- General lack of maintenance and defined purpose
Feedback from the 2019 Neighborhood Parks Master Plan was considered as a starting point for the design in 2025. However, master plans are typically updated every 5-10 years, and given the evolving needs of the community and the new workforce housing development at 602 Galena Street, a new community engagement process was needed to update the findings from 2019.
In August 2025, Council approved a contract with SCJ Alliance for the design of Pioneer Park. As stated in the August 2025 memo to Town Council, the primary goal of the project is to improve and revitalize Pioneer Park to better serve the entire community through additional uses, features for a variety of ages, restrooms, and improved connectivity to Town. Other goals include:
- Serve residents of 602 Galena Street and other developments within the downtown core
- Improve drainage, infrastructure, and parking
- Add signage and wayfinding to connect to Main Street and beyond
- Provide educational/interpretive features
- Provide play features for children
- Evaluate a basketball court or sport court addition to the park
- Add restrooms
- Maintain and protect the existing wetlands
- Maintain and enhance the natural environment of the park
- Define winter uses and evaluate snow storage options for the site
- Evaluate tennis court usage and provide recommendations for future considerations
Pioneer Park Agenda Topics for January 13 Meeting
- Project progress update, focused on community engagement results, which included open houses and a survey with over 300 responses. There was also a recorded online open house, which provides a glimpse into the presented materials and public feedback.
- Reviewing two conceptual plans for Council for discussion and direction.
- Identifying specific park features/designs requiring further refinement and prioritization.
- Establishing direction for a final design of Pioneer Park. Council did not need to choose either concept 1 or 2; staff and SCJ Alliance were looking for guidance on what features are supported and should be included in the final design. Discussion topics:
- Preferences on parking alignments being on-street or within the alley.
- Court layouts- The options presented show two tennis courts or one tennis court, plus a multi-use court. Staff and SCJ Alliance sought Council’s direction on the future court layouts.
- Wetlands and associated setback impacts. Council was asked to provide feedback on how much wetland disturbance is acceptable for boardwalks and pathways.
- Council was asked to provide direction on any design features that the Council heard the public wanted and believes should be added, as well as Council providing feedback on any design features that they believe should not be included.
Council Discussion and Direction
Council voiced appreciation for all the public input; there was significant public comment during the January 13 Council meeting, as this meeting was moved from the work session to the regular meeting to allow for public comment. Council had a significant discussion about how to accommodate tennis needs, while still finding a way to broaden the appeal of the park with a multi-use court. Council directed staff and the consultant team to look at options for making one tennis court more multi-use. Council also discussed sound mitigation for neighbors through fencing, plants, and berms. Council indicated that they wanted to use the next two weeks to think through the proposals and seek more feedback, but with the understanding that they need to provide clear direction to the design team during the January 27 Town Council meeting to meet project and grant deadlines.
Frisco Town Council Meetings: Ways to Participate
Frisco Town Council meetings are available to view via Civic Plus Resident Portal, Zoom, and YouTube, and are also held in person to make Town Council meetings easier to access for everyone.
The public can provide comment during meetings via Zoom or in person (not YouTube), and a public comment period will be available at 7:00pm; during the consideration of ordinances; and at the discretion of Town Council during work session items, which are discussions that don’t require a formal vote by Town Council and do not require public comment. Again, this hybrid approach is intended to make Town Council meetings more accessible, and meeting recordings will typically also be made available the day after a meeting in the meeting archive with agenda topics bookmarked to the discussions in the video.