HomeMy WebLinkAbout104 CUP 23 Ridgeline StorageLINCOLN COUNTY PLANNING & ZONING COMMISSION
STAFF REPORT
Conditional Use Permit
HEARING TIME AND DATE: 6:00 p.m., March 22, 2023
LOCATION:Lincoln County Courthouse, Commissioner Boardroom 3rd Floor, Kemmerer,
Wyoming & Afton Planning & Development Office, 61 E. 5th Ave., Afton, Wyoming
FILE # 104 CUP 23
APPLICANTS:Jenkins Storage, LLC / ℅ Vern & Kendall Jenkins
PROJECT NAME:Ridgeline Storage Expansion
COMMUNITY PLAN AREA:Thayne
ZONING:Rural
PLANNER:Emmett Mavy
PIN:3519-352-00-153
______________________________________________________________________________
PROPOSAL:A Conditional Use Permit Application for the expansion of six additional commercial
storage unit buildings in the Rural zone along HWY 89. Six new buildings 40’ wide by 189’ long by
18’ tall. Each new building will have 13 storage units with a total of 78 new units being requested.
Each building will be 7,560 sq. ft. with a total of 45,360 new sq. ft. proposed. Existing driveway
access will be utilized through Rural Address 103954 US HWY 89.
LOCATION:1.3 miles northeast of the Town of Star Valley Ranch, Wyoming, Section 35 T35N
R119W.
ATTACHMENTS:
1.Vicinity Map
2.Site Plan
3.Project Narrative and Request
4.Correspondence
______________________________________________________________________________
BACKGROUND:
This storage unit facility has been permitted in three previous stages. Stage I was permitted
PZC-96-113 for the first two buildings on June 26,1996. The second stage 107-PZ-05 was approved
on December 7, 2005. After the second stage, two additional buildings were built on the property. On
April 10, 2019, four additional storage buildings were permitted under Permit 104-PZ-19 and built
shortly after. In 2020, the property was split giving the two buildings to the north to Hal Heiner in a
one lot subdivision of 1.51 acres. The storage facility is now separated by ownership with Hal Heiner
owning the two buildings to the north and Vern & Kendall Jenkins owning the six buildings to the
south. For stage four 104-CUP-23 (This Proposal)Vern and Kendall Jenkins now wish to add an
additional six storage buildings bringing their total to twelve on their property and 14 total for the
combined project. The current Vern & Kendall property is 4.29 acres and would need to be expanded
1/4
to eight (8) acres to accommodate the six (6) additional buildings. This would be accomplished by a
boundary line adjustment as Kendall Jenkins owns the land to the north and east, and the land is
outside a subdivision.
SITE PLAN
2/4
PLANNING STAFF RECOMMENDATION:
Planning staff recommends that the Planning & Zoning Commission send a recommendation of
APPROVAL to the Board of County Commissioners for File #104 CUP 23, a proposal to establish
six new storage unit buildings, with the attached staff findings and conditions (Findings of Approval
A through D and Conditions of Approval 1 through 11):
FINDINGS OF APPROVAL:
A.The proposal is consistent with the provisions of Wyoming Statute 18- 5- 203 providing for
Board of County Commissioner authority for zoning regulation of buildings and uses of
land and 18- 5- 207 providing for the continuation of existing uses.
B.The proposed use, with conditions, is consistent with the goals and objectives of the Lincoln
County Comprehensive Plan, specifically:
a. Section II Housing, Objective 2. Promote the development of affordable housing and
infrastructure concentrating development in and around existing communities; b. Section III
Economic Development, Goal A. Promote and assist in the development of commercial,
recreational, and industrial activities.
C.The proposed use, with conditions, will not substantially impair the appropriate use of
neighboring property; and will serve the public need, convenience and welfare.
D.The proposed use is consistent with the provisions of the Lincoln County Land Use
Regulations, specifically: a. Chapter 3 Section 3. 1 Conditional Use Procedures; b. The
provisions for the Thayne Community Plan Overlay Zone;
CONDITIONS OF APPROVAL:
1.This permit is to operate the uses outlined in the project description. Significant alterations from
the uses described or a modification of structures from the original application shall require
additional permitting.
2.The Applicant shall have a Storm Water Pollution Prevention Plan onsite during construction
compliant with WDEQ.
3.WYDOT Wyoming Department of Transportation Access permits shall be confirmed in writing
to meet State Approval to expand the facility prior to the start of construction of new buildings.
4.A Wyoming State Fire Marshal Plan Review is Required on all commercial buildings in
Wyoming and must be approved prior to construction.
5.Any building not started within 2 years must obtain a Zoning & Development Permit prior to
construction.
6.A 6’ buffer fence is to be built on-site at the grade of the new buildings that blocks the
neighbors from seeing people load and unload their storage units.
3/4
7.Prior to the start of construction, a boundary line adjustment that extends the east property line
an additional 580’ to the East and with a matching north property line extending 279’ to the
North from the South Property Line. This boundary line adjustment must include moving the
property line that is currently north north of the Stage III units (104-PZ-19)an additional 112’ to
the north to make room for the road and snow storage. This will result in the property being
approximately eight (8) acres in total.
8.Drainage must be designed to not flow onto neighboring properties.
9.Prior to construction of new buildings, all existing lighting on the property including the six (6)
existing storage buildings must comply with the Lincoln County Lighting Standards as set out in
Chapter 6.10 Lighting (Includes Exterior Lighting and Glare). This includes all lighting
must be shielded and bulbs not visible from HWY 89.
10.25’ Agriculture Setback it maintained at all times.
11.No Outdoor Storage is being permitted.
4/4
UV239 £¤89
Star Valley
Ranch 30
31
19
36
21
25
3433
26
35
28
2422
27
23
35N
118W35N 119W
£¤89JENKINS,
KENDALL
JENKINS,
KENDALL
SILVER STAR
TELEPHONE
JENKINS
STORAGE, LLC
FREEDOM
HILLS, LLC
CALL, DEEW TRUSTEE
HEINERSTORAGE,
LLC
Maxar, Microsoft
Conditional Use Application
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US Highways
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Public Noticing
104 CUP 23
Ridgeline Storage
Jenkins Storage, LLC
c/o Vern and Kendall Jenkins
Prepared using available data by Katie Gipson on 24 Feb. 2023. Map is for informational purposes only and in no way represents an official survey of land.
BEFORE THE BOARD OF COUNTY COMMISSIONERS
LINCOLN COUNTY, WYOMING
In the Matter of
Additional Commercial Storage Units in Phases
Request for Conditional Use Permit Application File No. 104 PZ 19
FINAL DETERMINATION
THIS MATTER having come before the Board of County Commissioners on the 10th
day of April, 2019 for a Conditional Use Permit Application. The Board of County
Commissioners have reviewed the application, the Staff Report by the Planning Office, and
heard any relevant evidence from the applicant, neighbors, governmental agencies, and other
concerned citizens regarding the project. The Board of County Commissioners hereby make the
following:
FINDINGS OF FACT
This is a Conditional Use Permit Application for the development of 4 each Additional
Commercial Storage Units to be completed in phases on 3 +1- acres in the Rural Zone. The 4
each additional storage units are to be constructed by the existing storage units owned by H&K
Storage and utilize existing driveway access with a Rural Address of 103954 US89. The project
is in Township 35 North, Range 119 West, Section 35 in the 6th Principle Meridian, Lincoln
County, Wyoming.
BACKGROUND:
The H &K Storage Facility began 20 years ago on Kendall Jenkins' land across from the
Freedom Silver Star Communications Office along US 89 north of Thayne. Later it was
enlarged. Recently Kendall and his son Vern have purchased the three acre parcel south of the
complex that has a rental house, outbuildings and mature landscaping. The proposal would place
the shortest building behind the rental house and vegetation with later taller buildings east of the
first phase. Since there is an established storage business visible along the highway the new
addition does not necessarily need highway exposure.
CORRESPONDENCE:
Darin Kaufman, P.E., PTOE, Traffic Engineer with WYDOT,has commented that his
department will not require additional permitting for the existing approach into the existing
storage business.
PLANNING&ZONING COMMISSION RECOMMENDATION:
At the March 27, 2019 meeting, Planning and Zoning Commission sent a recommendation of
Approval to the Board of County Commissioners of file#104 PZ 19 with:
Findings of Approval A. through D.
Conditions of Approval 1. through 3.
FINDINGS OF APPROVAL:
A. The proposal is consistent with the provisions of Wyoming Statute 18-5-203 providing
for Board of County Commissioner authority for zoning regulation of buildings and uses
ofland.
B. The proposed use, with conditions, is consistent with the goals and objectives of the
Lincoln County Comprehensive Plan, specifically:
a. Comprehensive Plan, Section III Economic Development, Goal A. Promote and
assist in the development of commercial, recreational,and industrial activities
inasmuch as the project represents the logical expansion of a successful
commercial enterprise; and,
b. Land Use Regulations, Section 3.1 Conditional Use Permit Procedures inasmuch
as the applicant has followed required process for the proposed use and the county
provided the required notices for the project; and,
c. Land Use Regulations, Section 7.1 Definitions for Commercial Storage Units—
Any lot, parcel, or tract or portion of the lot, parcel, or tract which is used for the
sole purpose of storage of items in enclosed unit(s). This does not include large
amounts of hazardous material as per applicable state and federal laws.
C. The proposed use, with conditions,will not substantially impair the appropriate use of
neighboring property; and will serve the public need, convenience and welfare given that
the west side of the project is a rental house owned by the applicant,north side is
occupied by same use as proposed, east and south side border open agricultural land.
D. The proposed use, with conditions, is designed to be compatible with adjacent land uses
and the area of its location given that the rental house and mature landscaping are situated
between the project area and US Highway 89 and given the fact that the first phase
building, nearest to the highway,will be shorter in height than the other phases to lessen
the impact of bulky buildings near the highway.
CONDITIONS OF APPROVAL:
1. Any substantial modification to the project shall require additional permitting.
2. Any outdoor lighting shall comply with Section 6.10 Lighting in order to minimize
fugitive light, including the provision that the outdoor lights be hooded in design with not
light source extending below the hood.
3. Ifproperty is conveyed to a third party, a perpetual commercial access easement shall be
obtained and recorded prior to conveyance.
CONCLUSIONS OF LAW
This Conditional Use Applicati• L IS NOT CONSISTENT with the following required
findings of the Lincoln County La • Use Regulations and Comprehensive Plan:
The proposed Conditional Use IS IS NOT consistent with the standards of the Lincoln
ounty Land Use Regulations an IS IS NOT consistent with the goals and objectives
of the Lincoln County Comprehensive Plan.
The proposed Conditional Use WIL W L NO ubstantially impair the appropriate
use of neighboring property; and 40 r NOT serve the public need, convenience
and welfare.
The proposed Conditional Us IS NOT designed to be compatible with adjacent land
uses and the area of its locatio
Now, therefore, based on these findings, the Board of County Commissioners takes the following
action:
Approve the Conditional Use Permit application with the conditions and with required
findings, as noted;
0 Approve the Conditional Use Permit application subject to conditions and findings as the
Board deems necessary;
Deny the Conditional Use Permit application stating findings in support of the action; or
Table the Conditional Use Permit application and direct the Applicant / Planning Staff to
take specific steps to bring the application into conformance with the standards and the
policies of the Land Use Regulations, and the goals and objectives of the Comprehensive
Plan. The Chairman shall set a specific date when the application is to be heard again.
DETERMINED this 10th day of April, 2019.
Jerry TaZn, Vice-Chairman
CERTIFICATE OF MAILING
I,
CI
eye 72ber}s hereby certify that on the IC frh day of
Apr,1 2019, I caused a true and correct copy of the foregoing Final
Determination to be served by depositing the same in the United States mail, duly enveloped,
postage prepaid, addressed to:
Kendall Jenkins &Vern Jenkins
1227 HWY 239
Freedom, WY 83120
Corey Roberts