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HomeMy WebLinkAboutFull Staff Report SVS 101 RZ 23101 RZ 23 BCC LINCOLN COUNTY PLANNING AND ZONING COMMISSION STAFF REPORT Rezone Petition Conditional Use Application HEARING TIME AND DATE: 7:00 p.m. April 25, 2007 LOCATION: Cokeville, Wyoming FILE #: 603 PZ 07 and 108 PZ 07 APPLICANT: Star Valley Springs, LLC PROJECT NAME: Star Valley Springs Rezone Appeal COMMUNITY PLAN AREA: Thayne ZONING: Rural REPRESENTATIVE: Brett Bennett PLANNING STAFF: Elizabeth Williams PROPOSAL: A request to Rezone approximately 20.9 acres from Rural to Mixed Zoning. This request is in conjunction with a Conditional Use Permit Application File 108 MP 23 to subdivide and master plan 49.5 acres into 31 lots with 15 multi-family lots, three (3) duplex lots, nine (9) single family lots, four (4) commercial lots and one 1.52-acre park/community area connected by a .59-acre pedestrian pathway. The project site is located on the northwest corner of the Muddy String Co. Rd. 117 and Lost Creek Co. Rd. 120 intersection. The approximately 19.3 acres of existing Mixed Zoning is to remain. The Master Plan will be presented to the Planning and Zoning Commission pending the outcome of the Rezone appeal. Approval of the Master Plan is contingent upon the approval of the rezoning application. LOCATION: One mile north of the town of Thayne, Wyoming, T34N R119W Section 12. ATTACHMENTS: 1.Vicinity Map 2.Rezone Map 3.Appeal Letter 4.New Public Response 5.October 18, 2023 Staff Report, public responses, and agency correspondence. LINCOLN COUNTY BOARD OF COUNTY COMMISSIONERS STAFF REPORT REZONE APPEAL HEARING TIME AND DATE: 10:00 A.M. DECEMBER 6, 2023 HEARING LOCATIONS: COUNTY COURTHOUSE COMMISSIONER BOARDROOM 3RD FLOOR, KEMMERER, WY & VIA VIDEO CONFERENCE AFTON BRANCH OFFICE BUILDING CONFERENCE ROOM, 421 JEFFERSON ST., AFTON, WY FILE # 101 RZ 23 101 RZ 23 BCC PLANNING AND ZONING RECOMMENDATIONS: At the October 18, 2023 meeting, the Planning and Zoning Commission sent a recommendation of DENIAL to the Board of County Commissioners for File #101 RZ 23. The Planning and Zoning Commission stated that the rezone was not consistent with the goals and objectives of the Lincoln County Comprehensive Plan, it does not follow the essential rural character, and does not promote the conservation of open space in Lincoln County. Star Valley Ranch 18 08 04 07 06 17 09 16 05 11 14 02 12 01 13 34N 119W 34N 118W ³±120³±117Starbuck Drive Commercial Park Lane Meadow Springs LaneFawn Lane KJ LaneStone Creek Lane TITENSOR,SAMUEL R & SHAWNA R TRUSTEES CLARK, NEIL L TRUSTEE WOLFLEY, JASON E & TRACYH TRUSTEES TITENSOR, SCOTT A & CAROLYN ELKHORN STORAGE,LLC J & J SPECIALIZEDLLC, ETAL J & J SPECIALIZEDLLC, ETAL TITENSOR, SCOTT A &CAROLYN RAKER, JOSHUA A &JENNIFER SMITH,ROGER K & LEORA L STEMBRIDGE, ADAM &JENNIFER PALISADESLAND & HOME LLCPALISADESLAND & HOME LLC KRAMER, VINCE A KRAMER,VINCE A J & J SPECIALIZED LLC, ETAL J & J SPECIALIZED LLC,ETAL J & J SPECIALIZED LLC,ETAL J & J SPECIALIZED LLC JULSON, COLE E & JANESSA C MOORE, JEREMIE M SMITH, ROGER K & LEORA L WOLFLEY, JASON E & TRACY H TRUSTEES WOLFLEY, JASON E & TRACYH TRUSTEESWOLFLEY, JASON E &TRACY H TRUSTEES WHITE, GORDON C & DONNA S TRUSTEES TITENSOR, SR & SR TRUSTEES MOUNTAINMEADOW, LLC TITENSOR, SCOTT A &CAROLYN ROBINSON,JILL W STAR VALLEY SPRINGS, LLC TITENSOR MEADOW, LLC WILDE, KARSON & KAITLYN XL STORAGE, LLC HARMAN, GEORGETTE A GODFREY, RICHARD M & K DIANE TRUSTEES DEGARMO,TELL ETAL FORESHADOW, LLC TITENSOR, JOHN N & MEGHANN TITENSOR, JOHN R CLYDE, RICHARD Z & STACEY M HUGHES, STEPHENW ETAL ROBINSON, JILL W ROBINSON, JILL W STAR VALLEYSPRINGS, LLC MAVY, EMMETT STAR VALLEY SPRINGS, LLC COSMA, DINO & NOELLE Maxar, Microsoft Rezone Application Projects US Highways WY Highways Township & Range Sections Municipalities Public Noticing 101 RZ 23 Star Valley Springs Star Valley Springs, LLC Prepared using available data by Katie Gipson, on 28 Mar. 2023. Map is for informational purposes only and in no way represents an official survey of land. Alpine Architectural Studio PO Box 3975 Alpine, WY 83128 Contact: Brett Bennett (bbennett@alpinearchstudio.com) November 6th, 2023 Mr. Stephen Allen, Interim Planning Director Lincoln County Planning Department: Afton Office 61 E 5th Ave. (Mailing: 421 Jefferson St. Suite 701) Afton, WY 83110 Subject: Star Valley Springs Rezone: 101-RZ-23 Star Valley Springs Master Plan: 108-MP-23 Request to Appeal Planning and Zoning Determination: October 18th, 2023 Dear Mr. Allen, Star Valley Springs, LLC has requested to appeal the Lincoln County Planning and Zoning Commission determination related to File Nos. 101-RZ-23 & 108-MP-23. The Planning and Zoning commission voted to deny the application on October 18th, 2023 and due to the amount of information presented, Star Valley Springs, LLC, feels that it is important for the Board of County Commissioners to evaluate the concerns listed below: 1) The proposal presented on October 18th, 2023 was developed with and guided by the Lincoln County Planning Staff. 2) A zoning map amendment is not required for the 49.5 acre project area however, a zoning map amendment allows to better distribute the proposed density. 3) Land-Use Table 6.1 allows for subdivision applications to be submitted with potentially higher overall densities than what was proposed on October 18th. 4) A collaborative effort with Planning Staff was developed to not increase project densities with a zoning map amendment, but to create a more attractive development including a park, paved roads, pedestrian walkways, bus parking areas, buffering, and a use-plan that transitions from commercial to single family uses. 5) The project is located in the Bedford Water District with the exception of a park and two 5-acre single-family lots. Developer agreements are based on engineering solutions for property located within the district. 6) A traffic impact analysis was completed with the following results/recommendations. a. No mitigations / No significant queueing / No traffic signals recommended. 7) Septic is regulated by WY DEQ based on findings provided in the Water & Wastewater System Adequacy Study (CH23). Thank you for your consideration. Sincerely, Brett Bennett Owner / Architect 1 LINCOLN COUNTY PLANNING & ZONING COMMISSION STAFF REPORT Rezoning and Master Plan HEARING TIME AND DATE: 6:00 p.m., October 18, 2023 LOCATION: Lincoln County Courthouse, Commissioner Boardroom 3rd Floor, Kemmerer, Wyoming & Afton Planning & Development Office, 61 E. 5th Ave., Afton, Wyoming FILES #101-RZ-23 & 108-MP-23 APPLICANTS: Star Valley Springs, LLC PROJECT NAME: Star Valley Springs Rezoning and Master Plan COMMUNITY PLAN AREA: Thayne ZONING: Rural PLANNER: Robert C. Davis ____________________________________________________________________________ PLANNING STAFF RECOMMENDATION: Because of time constraints, Planning Staff recommends preliminary approval of the rezoning from Rural to Mixed from the proposed 19 acres to 3 acres to allow for multiple family development on Lots 5, 6 and 7 as per the proposed master plan. Staff will provide a final recommendation at the October 18 Planning and Zoning Commission Meeting after review of the traffic study, water and wastewater issues and public comments received on October 9 with: Preliminary Findings of Approval A through E. Conditions of Approval 1 through 7. PRELIMINARY FINDINGS OF APPROVAL: A.The proposal is consistent with the provisions of W.S. 18-5- 201 et seq. authorizing counties to regulate construction of buildings and the use of land through comprehensive planning including zoning. B.The proposal is consistent with goals and objectives of the Lincoln County Comprehensive Plan, including: 1.Section II. Housing Objective 2. Promote the development of affordable housing and infrastructure concentrating development in and around communities. 2.Section III. Economic Development Goal A. promote and assist in the development of commercial, recreational and industrial activities. 3.Section IV Land Use Objective 1. Create Land Use Regulations that promote the responsible and orderly development of Lincoln County; 4.Section IV Land Use Objective 2. Promote the conservation of open space in Lincoln County. 5.Chapter 1.2 Provisions of Thayne Community Plan Overlay Zone which envisions commercial development along Muddy String County Road 117. 2 C. The rezoning proposal will not overburden existing road, utility and service infrastructure. D. The rezoning proposal does not adversely affect the rate of infill development of the requested zone by not unnecessarily extending road and utilities or leapfrogging significant tracts of vacant land. E. The rezoning proposal will not disproportionately increase the cost to the public for providing services. CONDITIONS OF APPROVAL: 1. Alteration of the project shall require additional permitting. 2. Revise the master plan to illustrate buffering between commercial uses and multiple family uses for Lots 1, 2, 9, 10, 16, 17, 23 and 24. 3. The Master Plan and plat shall note that some commercial uses may need additional buffering and or design requirements in order to mitigate against undesirable impacts to the residential area. 4. Identify the park as an open space easement on the project master plan and plat. 5. The Master Plan shall provide a design guideline narrative with graphics to ensure each individual building include predominant characteristics shared by all buildings in the development so that the development forms a cohesive sense of place. 6. Exterior lighting shall comply with Lincoln County Land Use Regulations Section 6.10 Lighting in order to minimize fugitive light, including the provision that the outdoor/exterior lights be hooded in design with no light source extending below the hood. 7. Commercial buildings fall under the jurisdiction of the Wyoming Dept. of Fire Prevention & Electrical Safety and will require a plan review. __________________________________________________________________________ PROPOSAL: A Rezone request of approximately 19.7 acres from Rural to Mixed zoning. This rezone request is in conjunction with a Conditional Use Permit Application File # 108-MP-23 to master plan a 49.5-acre property into 31 lots with 15 multi-family lots, three (3) duplex lots, nine (9) single family lots, four (4) commercial lots and one 1.52-acre park/community area connected by a .59-acre pedestrian pathway for property located at the northwest corner of Muddy String Road and Lost Creek Road approximately one (1) mile north of the Town of Thayne, Wyoming. Approximately 18.4 acres of existing Mixed zoning is to remain. Approval of the Master Plan is contingent upon the approval of the rezoning application. EXHIBITS: A. Applicants’ application and master plan B. Vicinity Maps C. Public Notice D. Letters of Opposition E. Traffic Study F. Water and Wastewater Study G. Bedford Water and Sewer District Letter of Intent BACKGROUND: The rezoning of the subject property is necessary to allow for multiple family dwellings and commercial uses. Although there are commercial uses allowed in the Rural zone, multi-family uses are not. 3 The 49.56-acre subject property is currently split with the first roughly 560 feet west of Muddy String Road being zoned Mixed use with the remainder roughly 1,067 feet west of the Mixed zone area being in the Rural zone. A master plan or a development concept is proposed with this petition for a zone change. The specifics of the master plan will provide insights as to the impact the proposed rezoning will have on the community. Concerns such as whether there is overburden on the existing road, utility and service infrastructure, determinations of the rate of infill development, ‘leapfrogging’ and any disproportionate increase in the cost to the public for providing services are examined. The proposal has been modified since the August 23rd Planning and Zoning meeting: Area to Rezone Number of Lots Proposed Multi-Family Duplex Single Family Commercial Total Old Proposal 31 Acres 34 4 38 New Proposal 19 Acres 15 3 9 4 31 4 The Area The subject property is bordered by agricultural uses to the west and north. A single-family use and vacant residential land exist to the south. Directly east across Muddy String Road exist a mix of commercial storage and residential uses. The area has been planned to accommodate Mixed zone uses. These uses have a large impact on the transportation network as high density residential and most commercial applications generate larger amounts of traffic. Centrally located between Star Valley Ranch and the town of Thayne, the area can be characterized as a transition area where services such as water and sewer for a more populated area can be located and extended economically. This would also include the potential for extending the road capacities and acknowledging the topography is not extreme. There are several developed subdivisions in the area depicted in the light blue color on the map on the previous page. The subject property generally does not contain hazardous areas, prime forest use land or highly vulnerable natural systems. Although it has been noted that a wetland area exists to the west of the subject property. There does also appear to be vast acreages of agricultural land in the area. Two major north-south arterials i.e., Muddy String and Hwy 89 serve the area. Findings of Fact This is not a review of a preliminary plat or a request for a subdivision permit and as such, does not have to yet meet the requirements of State Statute 18-5-306 requiring a survey plat, a WDEQ approved water and wastewater study demonstrating the safety and adequacy of the proposed sewage system. The applicant, however, has prepared a study addressing this to be submitted to WDEQ. The rezoning and project master plan actually determines the suitability for the proposed use. This can be demonstrated in the finding of evidence for the project. Evidence that the proposal is consistent with the goals and objectives of the Lincoln County Comprehensive Plan. Section II. Housing Objective 2. Promote the development of affordable housing and infrastructure concentrating development in and around communities (arguable in that the term ‘affordable housing’ is used while this is not a traditional affordable housing project. The phrase ‘in and around communities is debated because the site is not directly adjacent to the Town of Star Valley or the Town of Thayne although 18 acres of the 49.5 acre of the proposed project exists within a Mixed zoning district and another 19 acres directly abutting the Mixed district are being proposed to be rezoned from Rural to Mixed. The project, however, promotes the provision of more attainable housing that is to be located along an arterial deemed to be a major road in the Transportation Plan. Section III. Economic Development Goal A. promote and assist in the development of commercial, recreational and industrial activities. The Comprehensive Plan promotes the development of 5 commercial activities but has designated those activities largely in Mixed areas which currently comprises 18 acres of the subject property. Commercial uses are proposed in the Mixed area of the subject property. The proposed commercial lots located along Muddy String Road will provide business frontage and is intended to buffer residential uses from Muddy String Road. Within the Mixed zoning district, a number of uses will be allowed as a matter of right. The developer has defined the intended commercial uses to include: • Small Business, retail under or over 5,000 sq. ft., • restaurant, • church, • group care facility, • nursing homes, • parks, • professional activities over or under 5,000 sq. ft., • public facilities, • recreational and related business over or under 5,000 sq. ft., • public or private schools and • veterinary animal hospital or clinic Section IV Land Use Objective 1. Create Land Use Regulations that promote the responsible and orderly development of Lincoln County and Chapter 1.2 Provisions of Thayne Community Plan Overlay Zone which envisions commercial development along Muddy String County Road 117. The phrase ‘orderly development’ can be translated to mean a separation of denser development from sparsely developed areas. It could also mean a transect type of development pattern characterized as a series of zones from sparse rural farmland to dense urban core areas. Given that the zoning patterns of Mixed have already been established along Muddy String, it seems that the county has chosen to allow for higher densities along Muddy String as outlined in the Comprehensive Plan’s Thayne Community Plan Overlay Zone. Given the latter, the proposed development’s modification to transition density and 6 intensity of commercial uses and high density from Muddy String to the west to large lot single family to the east provides for orderly development as provided through the existing zoning framework. A zoning plan is not a land use plan as zoning is more interchangeable. A zoning map should follow a land use map as a future the land use map is the tool to implement the land use plan. Because of a lack of a future land use map that would provide a clearer definition of future land classification for each parcel in the county, there is not clear general guidance for density, character and location of land uses. The best guide currently, therefore, is the Mixed-use designations of the existing zoning map and the Overlay Zones. Merits of the rezone are that subject property abuts Mixed zoning and would therefore be an expansion of the district. The recommended rezoning would allow for higher densities and connectivity to public water and perhaps sewer. The rezoning proposal is consistent with master plan findings of increasing density around established central services. As such, the proposal is well aligned with the public interest of accommodating orderly growth and changes in the character of the area can be supported by infrastructure improvements. What is being proposed is an extension of density and higher intensity of land uses from Muddy String Road eastward. The higher density would abut what is now agricultural land containing large residential lots. The final layout of the subdivision should provide an adequate buffer to existing agricultural uses along the western edge of the subdivision thus protecting rural areas. Although the Land Use Regulations 7 provide for a 25-foot non-building buffer along any project boundary adjoining existing agricultural operation(s), the single-family density provides a buffer on Lots 37 and 38 allowing for more of a transitional from high density to very low density. For better unity of design, staff prefers to see a master plan illustrating the conceptual layout of the subdivision and depicting building footprints, parking configurations, landscaping and pedestrian/bike trail connectivity. This type of illustrative master plan also helps to define commercial uses intended to serve the development or local area and to show how those commercial uses are connected to adjacent residential. The 15 multi-family lots will accommodate 2-4 units on lot sizes ranging from 1.01 to 1.12 acres with larger single family lots located on the western edge of the site. The applicant will produce a preliminary plat of the subdivision and if approved, eventually sell off the lots for the development of single family, duplexes to fourplexes. In the proposed multiple building development, each multiple family building shall include predominant characteristics shared by all buildings in the development so that the development forms a cohesive sense of place. Ideally, building massing is proposed along the road to create a consistently developed edge, to also provide an optimum travel experience for the pedestrian as opposed to venturing past parking lot after parking lot while traveling to the common open space area. In order to reduce the scale of parking areas, particularly along the loop road, parking is encouraged in the rear or with a small percentage provided in the front so as to not dominate the frontage. Connecting walkways are provided for internal pedestrian circulation within the site to connect to street and to connect parking spaces with main building entrances. The open space area will provide a green space for picnic tables and a playground. Evidence the rezoning proposal does not adversely affect the rate of infill development of the requested zone by not unnecessarily extending road and utilities or leapfrogging significant tracts of vacant land. There is no ‘leapfrogging’ as there is already considerable development adjacent to the subject property. Leapfrog development is defined as when developers skip over land to obtain cheaper land further away from cities/towns, thus, leaving huge areas empty between the city/town and the new development. The subject property, however is not surrounded by vacant land but has a number of residential and commercial uses in its vicinity between it and the Towns of Thayne and Star Valley Ranch. The subject property is also within the Bedford Water District which presupposes a more densely populated area. Evidence the rezoning proposal will not disproportionately (pay more than expected) increase the cost to the public for providing services. There is very little evidence globally about the average effects 8 of population growth on public sector spending except that it is commonly known that uncontrolled growth results in environmental degradation and increased traffic congestion. Without doing a fiscal impact analysis, the evidence is the proposition that there is a rational belief that increased tax revenues of the proposed project will help offset any increased cost of public services. Concerned residents often contend increased development has adverse fiscal effects because it raises cost of providing services and thereby raises taxes. There is also the concern that the increase of development stretches existing resources thin and thereby reduces the quality of public services. One could argue this stretching thin of resources could apply to many public services such as law enforcement or the improvement of transportation facilities, but it is debatable on whether there are disproportionate effects on tax rates or public service provision related to health care, waste removal, education, telecommunications, urban planning, emergency, water, recreation, etc. Any additional transportation infrastructure improvement costs shall be borne by the developer and any additional public service costs could be mitigated from additional tax revenues of the development, i.e., education, emergency and law enforcement. Other public service cost increases will be paid directly to the provider by the residents of the proposed development in the remaining cases. Evidence the rezoning proposal will not overburden existing road, utility and service infrastructure. All lots currently fall within Bedford Water District except for Lots 33, 34 and the park along the western boundary. Bedford Water has provided a Will-Serve Letter providing water to the development. Sunrise Engineering is currently providing a Chapter 23 Study for future septic systems for a 195-bedroom development and commercial uses. 9 A Water and Wastewater System Adequacy Study was performed for this project and requires the use of Presby Advanced Enviro Septic Systems. Presby Advanced Enviro-Septic Systems have been authorized by the WYDEQ and are able to reduce BOD (Biochemical Oxygen Demand), TSS (Total Suspended Solids), and fecal coliforms by 95%. These are the systems likely to be employed at the site. It has been acknowledged that there are perhaps dozens of different types of these systems that are effective and a contractor from the August 23 PZC meeting verified this. The Advanced Enviro Septic can treat wastewater at a shallower depth of about 2.5 feet compared to 4 feet for a traditional septic system. A future Preliminary Plat application process will require WYDEQ to determine if the proposed project can provide safe and adequate wastewater systems for its size and location. If the project is not determined to be safe by WYDEQ, then a revised proposal would need to be submitted to meet the requirements. Based on a 95% reduction of BOD, TSS, and fecal coliforms, 32 advanced septic systems (Star Valley Springs Lots + Park) equal 1.6 standard septic systems. One traditional septic system equals about 20 advanced septic systems or a 10-lot subdivision on standard septic systems equals about 200 advanced septic systems. According to Sunrise Engineering, contaminated surface water is common and they find that it would be surprising if surface water was not contaminated because of the fact that often surface water is impacted by swampy areas surrounded by agricultural uses -which are a common source of contaminants. They find that the addition of the septic effluent from the proposed Star Valley Springs development is small in relation to the natural underground water volume and will not measurably affect the water levels in the adjacent wetland beyond the range of historical fluctuations. There are major roads that serve the area of the subject property including Muddy String CO Road 117, Cedar Creek CO Road 118, Thayne Bedford CO Road 122 and Lost Creek CO Road 120. There has been a traffic study completed which shows no mitigations needed and no significant queuing issues identified for the Year 2030. Staff has not, however, completed its review of the traffic study at the time of this writing. There is preliminary evidence that the rezoning as recommended will not overburden the transportation network. Staff is recommending a rezoning of approximately three (3) acres and not the requested 19 acres. Traffic impacts from the existing Mixed zoning should have been factored in at the time of the rezoning. As such, Staff does not find the additional 3 acres of Mixed zoning to be detrimental than what is already allowed. Section IV Land Use Objective 2. Promote the conservation of open space in Lincoln County. The objective is to conserve open space and it can be argued that with the transitioning from higher density to lower density the proposal does that. In addition, an open space lot accessible to all the lots in the development is provided. The conservation of open space does not necessarily translate into prohibiting the development of vacant land. More tools are needed that specifically define how open space is to be conserved and where that should occur. 10 Agency and Public Comments Staff has received 38 letters of opposition and comment. REVISIONS 051015202530 051015202530 A F K P U A F K P U 10/3/2023 5:48:12 PM GROUNDWATER G202MASTER PLAN: STAR VALLEY SPRINGSMUDDY STRING RD & LOST CREEK RD10.3.2023 © 2023 | ALL RIGHTS RESERVEDLINCOLN COUNTY, WY | AAS # STAR VALLEY SPRINGS SUBDIVISION |HWY 89HWY 89THAYNE ETNA AFTON PROJECT LOCATION PROJECT LOCATION WY STATE GEOLOGICAL SURVEY: GROUNDWATER ATLAS OF WY NORTH 122 117HWY 89120 THAYNEVICINITY MAP: NTS PROJECT LOCATION: EXISTING MIXED USE TO REMAIN REZONE EXISTNG RURAL TO MIXED LOT 30 5.00 ACRES LOT 31 5.00 ACRES 1124.40' 559.82' 30.00' 1,684.55'1276.55'EXISTING 20' IRRIGATION EASEMENT EXISTING PROPERTY LINE PROPOSED PROPERTY LINE EXISTING ROW PROPOSED 60' UTILITY AND ROAD EASEMENT PROPOSED 60' UTILITY AND ROAD EASEMENT LOT 1 1.50 ACRES EXISTING 60' ROAD EASEMENT60'-0"20'-0"LOT 2 1.05 ACRES LOT 3 1.05 ACRES LOT 4 1.05 ACRES LOT 5 1.05 ACRES LOT 6 1.05 ACRES LOT 9 1.52 ACRES LOT 10 1.05 ACRES LOT 11 1.05 ACRES LOT 12 1.05 ACRES LOT 13 1.05 ACRES 1284.49'MUDDY STRING ROAD 117PROPOSED 60' ACCESS EASEMENT LOT 7 1.05 ACRES LOT 8 1.56 ACRES LOT 14 2.10 ACRES LOT 16 1.11 ACRES LOT 17 1.01 ACRES LOT 18 1.03 ACRES LOT 19 1.05 ACRES LOT 20 1.05 ACRES LOT 23 1.58 ACRES LOT 25 1.01 ACRES LOT 26 1.01 ACRES LOT 27 1.01 ACRES LOT 28 2.01 ACRES LOT 21 2.10 ACRES LOT 29 1.49 ACRES 30'30'40'PAVED ROAD 2-WAY PAVED ROAD 2-WAY [APPROX/GIS] 590' EXISTING MIXED USE TO REMAIN REZONE EXISTNG RURAL TO MIXED R 6 0'-0" PAVED ACCESS STONE CREEK LANE (PRIVATE) 30'30' MONUMENT SIGNAGE PER COUNTY LANDUSE REGULATIONS PARK 1.52 ACRES PEDESTRIAN PATHWAY PEDESTRIAN PATHWAY EXISTING PROPERTY LINE PROPOSED 60' UTILITY AND ROAD EASEMENT R 100'-0"R 60'-0"40'30'30'R 100'-0"LOT 15 2.07 ACRES LOT 22 2.09 ACRES LOT 24 1.12 ACRES 357.8'REZONE EXISTNG RURAL TO MIXED EXISTNG RURAL TO REMAIN REZONE EXISTNG RURAL TO MIXED EXISTNG RURAL TO REMAIN FUTURE WELL MONUMENT SIGNAGE PER COUNTY LANDUSE REGULATIONS PARKING AREA PARKING AREA 30'30' REVISIONS 051015202530 051015202530 A F K P U A F K P U 9/25/2023 2:52:40 PM PROPOSED USE SP105MASTER PLAN: STAR VALLEY SPRINGSMUDDY STRING RD & LOST CREEK RD9.25.2023 CHECKED BY | BENNETT © 2023 | ALL RIGHTS RESERVEDLINCOLN COUNTY, WYDRAWN BY | BENNETT | AAS # STAR VALLEY SPRINGS SUBDIVISION | 1" = 80'-0"SP105 1 PROPOSED USE - TRUE NORTH NORTH NORTH COMMERCIAL: DUPLEX RESIDENTIAL: TOTAL AREA: +/- 49.56 ACRES LEGEND & NOTES PARK / OPEN SPACE: APPROX 5.8 ACRES NOTES 1. ZONING MAP AMENDMENT REQUIRED 2. CONDITIONAL USE PERMIT REQUIRED 3. GROSS ACREAGE PROVIDED APPROX 3.1 ACRES APPROX 1.5 ACRES LAND USE TABLE PROPOSED USE LOT NO. COMMERCIAL 1, 10, 19, 28 (SMALL BUSINESS, RETAIL UNDER OR OVER 5,000 SQFT, RESTAURANT, CHURCH, GROUP CARE FACILITY/SMALL, NURSING HOME, PARKS, PROFESSIONAL ACTIVITIES OVER OR UNDER 5,000 SQFT, PUBLIC FACILITIES, RECREATIONAL AND RELATED BUSINESS OVER OR UNDER 5,000 SQFT, SCHOOL PUBLIC OR PRIVATE, VETERINARY ANIMAL HOSPITAL OR CLINIC ) COMMERCIAL 9, 23 COMMERCIAL 1, 16 MULTI-FAMILY RESIDENTIAL 2 - 7, 10 - 12, 17 - 19, 24 - 26 DUPLEX RESIDENTIAL 13, 20, 27 SINGLE-FAMILY RESIDENTIAL 8, 14, 15, 21, 22, 28, 29 SINGLE-FAMILY RESIDENTIAL 30, 31 MULTI-FAMILY RESIDENTIAL UP TO 4-UNITS:APPROX 15.7 ACRES BEDROOM EQUIVALENT TABLE PROPOSED USE LOT NO. COMMERCIAL 9, 23 COMMERCIAL 1, 16 MULTI-FAMILY RESIDENTIAL 2 - 7, 10 - 12, 17 - 19, 24 - 26 DUPLEX RESIDENTIAL 13, 20, 27 SINGLE-FAMILY RESIDENTIAL 8, 14, 15, 21, 22, 28, 29 SINGLE-FAMILY RESIDENTIAL 30, 31 PARK / OPEN SPACE ROAD AGREEMENT MAXIMUM BEDROOM EQUIVALENT PER LOT 6 5 8 4 4 6 1 TOTAL BEDROOM EQUIVALENT PER LOT AND USE 12 10 120 12 28 12 1 1951: BEDROOM EQUIVALENT FIGURES REQUIRED TO BE RECORED AS FUTURE PLAT WARNING INDICATING MAXIMUM BEDROOM EQUIVALENT PER LOT. 2: STAR VALLEY SPRINGS SUBDIVISION: WATER & WASTEWATER SYSTEM ADEQUACY STUDY SUNRISE ENGINEERING, MAY 2023 3: VALUES INDICATED ON SITE PLAN 1/SP105 AS [_BE] TOTAL ALLOWABLE 1 2 TOTAL AREA:49.5 ACRES 3 [5BE] [6BE] [6BE] [5BE] [8BE][8BE] [8BE][8BE] [8BE][8BE] [8BE][8BE] [1BE] [8BE][8BE][8BE][4BE][8BE] [4BE][4BE][4BE][8BE] [8BE][4BE][4BE][4BE] [4BE][4BE][4BE][8BE] [6BE] [6BE] SINGLE-FAMILY RESIDENTIAL:APPROX 23.4 ACRES 1235626422363132333435253029282712724202111231318171615148910BENCH NORTH ROAD BEDFORD TURNERVILLE ROAD MUDDY STRING ROADLINCOLN RD.19R118W THAYNE BEDFORD ROADR119W STRAWBERRY CREEK ROADT33NT34NBEDFORD CEMETERYLOST CREEK ROADwww.sunrise-eng.comAFTON, WYOMING 8311047 EAST 4TH AVENUETEL 307.885.8500 Z FAX 307.885.8501ENGINEERINGMAP OF BEDFORD WYOMINGWATER AND SEWER DISTRICTLEGENDDISTRICT BOUNDARY (REVISED 8-30-2019)DISTRICT BOUNDARY (REVISED 7-9-2020)CORNER #3*CORNER #4*CORNER #2**H.E.S. NO. 170BEDFORD WATER AND SEWER DISTRICT BOUNDARY(Revised 7-6-2018)Beginning at the Southwest corner of the SE 1/4 SE 1/4 of Section 12 T34N, R119W; thence Northalong the 40 acre line to the center of the Southeast Quarter of Section 12; thence East along the40 acre line 890.47 feet; thence S 00° 04' 43" W, 977.73 feet; thence N 89° 42' 49" E, 685.19 feet;thence N 00° 16' 53" E, 541.75 feet; thence N 00° 26' 56" W, 104.48 feet; thence N 00° 29' 56" W,268.38 feet; thence running along a curve to the left with a 50' radius and central angle of 65° 52'43' and an arc distance of 57.49 feet (with a bearing and distance of N 23° 50' 50' E, 50 feet, fromlast point to center of curve); thence N 00° 16' 27" E to 40 Acre Line; thence East along the 40 acreline to the center of the Southwest Quarter of Section 9, T34N, Rl18W; thence South along the 40acre line to the Southeast corner SW 1/4 SW 1/4 of Section 9; thence West along the section line tothe Southwest corner of Section 9; thence South along the section line to the Southwest corner ofSection 16; thence East along the section line to the Southeast corner of the SE 1/4 SW 1/4 ofSection 16; thence South along the 40 acre line 703 Feet; N89 50' 55" W, 1326.95 feet to thequarter section line; thence south along the 40 acre line to the center of the Northwest Quarter ofSection 21; thence East along the 40 acre line to the Southeast corner of the NE 1/4 NW 1/4 ofSection 21; thence South along the quarter section line to the Southeast corner of the NE 1/4 SW1/4 of Section 21; thence West along the 40 acre line to the center of the Southwest quarter ofSection 21; thence South along the 40 acre line to the center of the Northwest Quarter of Section28; thence West along the 40 acre line to the center of the Northeast Quarter of Section 29; thenceSouth along the 40 acre line to the quarter section line of Section 29; thence East along the quartersection line to the center of Section 27; thence South along the quarter section line to a point, saidpoint being corner #2 of said H.E.S. 170 and the Northwest corner of said H.E.S. 170; thence S 89°58' 25" E to the North line of H.E.S. 170, 1003.72 feet to a Brass Cap Monument found markingcorner #3 of said H.E.S.; thence S 00° 09' 03" W, along one of the East lines of said H.E.S., 924.41feet to a Brass Cap Monument found marking corner #4 of said H.E.S., thence S 89° 09' W along asouth line of said H.E.S., 526.02 feet to an iron pipe set for corner #5 of said H.E.S.; thencecontinuing S 89° 09' W, 472.09 feet to a point on the quarter section line of section 27; thencesouth along the quarter section line to the Southeast corner of the NE 1/4 NE 1/4 NW 1/4 of Section34; thence West along the 10 acre line to the center of the NW 1/4 NW 1/4 of Section 34; thenceSouth along the 10 acre line to the Southeast corner of the SW 1/4 NW 1/4 SW 1/4 of Section 34;thence West to the Southeast corner of the SW 1/4 NE 1/4 SE 1/4 of Section 33; thence North alongthe 10 acre line 1320 feet more or less to a point on the north line of the SE 1/4 of Section 33;thence west 1980 feet more or less to the center of Section 33; thence north along the 1/4 sectionline 1320 feet to the northwest corner of the SW 1/4 NE 1/4 of Section 33; thence East 660 feet,thence north 660 feet; thence West along the 10 acre line to the Southeast corner of the NE 1/4 NE1/4 NW 1/4 of Section 33; thence South along the quarter section line to the Southeast corner of NE1/4 NW 1/4 of Section 33; thence West along the 40 acre line to the center of the NW 1/4 ofSection 33; thence South along the 40 acre line to the Northeast corner of the SE 1/4 SW 1/4 SW1/4 of Section 33; thence East along the 10 acre line to the Southwest corner of the NW 1/4 SE 1/4SE 1/4 of Section 33; thence South along the 40 acre line to the South section line of Section 33;thence West along the section line to the Northwest corner of the NW 1/4 NW 1/4 NE 1/4 ofSection 4; thence South 20.33 chains along the quarter section line; thence East 200 feet; thenceSouth 400 feet; thence N 89 55'E, 790 feet; thence North 17 rods; thence N 89 55' E 25 chains;thence North along the section line to the Southwest corner of the NW 1/4 NW 1/4 of Section 3;thence East along the 40 acre line to the center of the NW 1/4 of Section 3; thence North along the40 acre line to the North boundary of Section 3; thence East along the section line to the North 1/4corner of Section 3; thence South along the quarter section line to a point N 00° 22' 01" W, 326.74feet from the center of Section 3; thence N 89° 26' 20" E, 133.06 feet; thence S 21° 31' E, 327.68feet to a point on the quarter section line of Section 3; thence east along the quarter section line tothe Northwest corner of NE 1/4 SE 1/4 of Section 3; thence south along the 40 acre line to thecenter of the SE 1/4 of Section 3; thence West along the 40 acre line to the center of the SW 1/4 ofSection 3; thence North along the 40 acre line to the quarter section line of Section 3; thence Westalong the quarter section line to the West quarter corner of Section 3; thence South along thesection line to the Southeast corner of the NE 1/4 NE 1/4 SE 1/4 of Section 4; thence West along the10 acre line 862.42 feet, thence southwesterly S 0°17' 03" W 120.73 feet; and S 27°55' 46" W368.16 feet to a point in the centerline of County Road 12-123 Right-of-Way, thence along thecenterline of said Right-of-Way N 61°49' 43" W 340.25 feet to the beginning of a 572.96 feet radiuscurve to the right, along said curve through an arc distance of 404.60 feet, said curve having a cordof N 41°35' 53" W 396.25 feet, to a point on the South line of the NW 14 NW 14 SE 14 of Section 4,thence West along the 10 acre line to the Southwest corner of the NE 1/4 NE 1/4 SW 1/4 of Section4; thence North along the 10 acre line to the Southwest corner of the NE 1/4 NE 1/4 NW 1/4 ofSection 4; thence West along the 10 acre line to the Southwest corner of the NE 1/4 NW 1/4 NW1/4 of Section 4; thence South along the 10 acre line to the Southeast corner of the NW 1/4 SW 1/4NW 1/4 of Section 4; thence West along the 10 acre line to the Southwest corner of the NE 1/4 SE1/4 NE 1/4 of Section 5; thence North along the 40 acre line to the North section line of Section 5;thence West along the section line to the Southwest corner SE 1/4 SE 1/4 of Section 32; thenceNorth along the 40 acre line to the Southeast corner NE 1/4 NW 1/4 NE 1/4 of Section 32; thenceWest along 10 acre line to the Northeast corner of the SW 1/4 NE 1/4 NW 1/4 of Section 32; thenceNorth along the 10 acre line to the North section line of Section 32; thence West along the sectionline to the Northeast corner of Section 31; thence South 300 feet; thence West 1320 feet to the 40acre line; thence North along the 40 acre line to the center of the Southeast Quarter of Section 30;thence East along the 40 acre line to the quarter section line of Section 29; thence North along thequarter section line to the Northwest corner of the SW 1/4 NE 1/4 of Section 29; thence West alongthe 40 acre line to the center of the Northeast Quarter of Section 30; thence North along the 40acre line to the center of the Northeast Quarter of Section 19; thence East along the 40 acre line tothe center of the Northwest Quarter of Section 20; thence South along the 40 acre line to thecenter of the Southwest Quarter of Section 20; thence East along the 40 acre line to the center ofthe Southeast Quarter of Section 20; thence North along the 40 acre line to the center of theNortheast Quarter of Section 17; thence West along the 40 acre line to the quarter section line;thence North along the quarter section line to the Southeast corner NE 1/4 NE 1/4 NW 1/4 ofSection 17; thence West along the 10 acre line to the Southwest corner NE1/4 NE 1/4 NW 1/4 ofSection 18; thence North along the 10 acre line to the North section line of Section 18; thence Westalong the North section line of Section 18 to a point being 30 rods East of the Northwest corner ofthe NE 1/4 NW 1/4 of Section 18; thence South 16 rods; thence West 30 rods; thence south alongthe 40 acre line to the center of the Northwest Quarter of Section 18; thence West along the 40acre line to the center of the Northeast Quarter of Section 13; thence North along the 40 acre lineto the Point of Beginning.Along with the following described parcels to wit:Lots 18 and 55 of the Bridger Forest Ranches Subdivision, Section 27, T34N, R118W, 6th p.m.,Lincoln County, Wyoming, the official plat of said subdivision, as amended, being on file with theLincoln County Recorder as plat Number 116; more particularly described to wit:Commencing at a point N89° 44' 30" E, 1318.47 feet, and S0° 22' 04" E, 562.99 feet from theNorth 1/4 comer of Section 24, T34N, R118W 6th P.M. , which point is the Northwest cornerof Lot 18 of the Bridger Forest Ranches Subdivision; And running thence East 487.11 feet;Thence S 28° E 150 feet to the Northwest Corner of Lot 55 of the said Bridge Front Ranches;Thence N 73° E 430.57 feet;Thence S 0°12' 18" E 325.85 feet;Thence West 416.82 feet;Thence S 1° 7' W, 97.61 feet to the Southeast comer of said Lot 18;Thence West 527.94 feet;Thence N 0° 22' 04" W, 436.63 feet to the point of beginning.ANDLots 16, 17, and 25 of the Bridger Forest Ranches Subdivision, Section 27, T34N, R118W, 6th p.m.,Lincoln County, Wyoming, the official plat of said subdivision, as amended, being on file with theLincoln County Recorder as plat Number 116; more particularly described to wit:Commencing at a point N89° 44' 30" E, 1318.47 feet, and S0° 22' 04" E, 1209.04 feet fromthe North 1/4 corner of Section 24, T34N, R118W 6th P.M. , which point is the Northwestcorner of Lot 17 of the Bridger Forest Ranches Subdivision; And running thence East 523.37feet;Thence N 1° 7' E, 43.93 feet to the northwest corner of Lot 25; Thence East 269.38 feet;Thence S 10° E, 371.35 feet;Thence West 350.0 feet to the southwest corner of said Lot 25; Thence S 12° 18' W, 290.0feet;Thence S 8° 48' E, 86.47 feet;Thence West 462.17 feet;Thence N 0° 22' 04" W 665.17 feet to the point of beginning.ANDLot 29 and the east 318 feet of Lot 51 of the Bridger Forest Ranches Subdivision, Section 27, T34N,R118W, 6th p.m., Lincoln County, Wyoming, the official plat of said subdivision, as amended, beingon file with the Lincoln County Recorder as plat Number 116; more particularly described to wit:Commencing at a point S 0° 27' 13" E, 2707.70 feet from the North 1/4 corner of Section 24,T34N, R118W 6th P.M. , which point is the southeast corner of Lot 29 of the Bridger ForestRanches Subdivision;Thence N80° W, 751.43 feet;Thence N 10° 48' W, 250.0 feet;Thence East 465.88 feet;Thence N 0° 27' 13" W, 273.57 feet;Thence East 318 feet;Thence S 0° 27' 13" E, 665.64 feet to the point of beginning.ANDLots 1& 2 of the Fertile Acres subdivision, Section 3, T33N, R118W, 6th p.m., Lincoln County,Wyoming more particularly described to wit:Commencing at a point S_88° 11' 36" E, 669.29 feet, and South 306.305 feet, and East 30.0feet from the West 1/4 Comer of Section 3, T33N, R118W, 6th P.M., which point is theSouthwest Comer of Lot 1 of the Fertile Acres Subdivision as recorded in the office of theLincoln county Recorder as Plat #274;And running thence East 399.900 feet to the Southeast Corner of Lot 2 of said Fertile AcresSubdivision; Thence North 264.623 feet to the Northeast corner of said Lot 2;Thence N 88° 11' 36" W, 319.429 feet;Thence along a curve to the left having a radius of 20 feet, 32.05 feet; Thence South 242.7 feetmore or less to the point of beginning.ANDThe South 150 feet of the East 150 feet of the SW 1/4 of Section 32, T34N, R118W, 6th p.m.,Lincoln, WyomingANDThe North 230 feet of the West 150 feet of the NW 1/4 SW 1/4 Section 3, T33N, R118W, 6th p.m.,Lincoln County,Wyoming.ANDLot 25 of the Suter's Canyon Subdivision Phase Two Second Filing within the NE ¼ N1/2 SE ¼ GLOLot 1 and GLO Lot 2 of Section 3, T33N,R118W, 6th p.m., Lincoln County, Wyoming more particularly described to wit:BEGINNING at a point N 0° 22' 0l"W, 326.74 feet from the center of said Section 3; Thence N0° 22' 01" W, 300.42 feet;Thence S 89° 41' 37" E, 720.63 feet;Thence N 69° 46' 09" E, 30.0 feet;Thence S 20° 13' 51" E, 88.05 feet;Thence 205.62 feet along a 120 foot radius curve having a chord bearing of S 28°51' 26" W;Thence 50.90 feet along a 120 foot radius curve having a chord bearing of S 65° 47' 35" W;Thence S 53° 38' 28" W, 154.01 feet;Thence S 64° 32' 26" W, 111.34 feet;Thence 121.52 feet along a 330 foot radius curve having a chord bearing of S 53°59' 29” W;Thence S 43° 26' 33" W, 81.81 feet;Thence S 42° 27' 57" W, 83.82 feet;Thence S 61° 32' 42" W, 83.30 feet;Thence N 0° 21' 31"W, 327.68 feet;Thence S 89° 26' 20" W, 133.06 feet more or less to the POINT OF BEGINNINGANDTwo lots within Section 19, T34N, R118W, 6th p.m., Lincoln County, Wyoming more particularlydescribed to wit:Commencing at the Southwest Corner of the ¼ SW ¼ SE¼ NW of Section 19, T34N, R118W, 6thP.M., which point is the Southwest Corner of Open Space Lot (Future Development) of the All StarSubdivision Second Filing as recorded in the office of the Lincoln County Recorder as the ALL STARSUBDIVISION SECOND FILING, receiving #947936 on 6/23/2009;And running thence N 89° 56' 41" W, 573.10 feet;Thence N 03°19' 00" E, 281.39 feet;Thence N 89° 56' 41" W, 341.69 feet;Thence S 00° 00' 00" E, 107.39 feet;Thence N 89° 56' 41" W, 137.31 feet;Thence S 00° 00' 00" E, 24.00 feet;Thence N 89° 56' 41" W, 225.00feet;Thence N 00° 00' 00" E, 702.00 feet;Thence N 90° 00' 00" E, 120.00 feet;Thence N 00° 00' 00" E, 363.00feet;Thence N 90° 00' 00" W, 120.00 feet;Thence N 00° 00' 00" E, 108.58 feet;Thence N 89° 40' 23" E, 1400.34 feet;Thence S 00° 17' 03" W, 322.27 feet;Thence S 89° 41' 00" W, 119.64 feet;Thence S 00° 07' 42" W, 1009.87 feet more or less to the point of beginning.ANDOne lot within section 18, township 34 North range 118 West of the 6th P.M. Lincoln countyWyoming more particularly described to wit: Beginning at the P.K. nail marking the Marlowe AScherbel PLS 5368, 1990 location for the Northwest Comer of said North Half of the SouthwestQuarter of the Northwest Quarter (Nl/16 Sl3, Rl19W-S18, Rl 18W); Thence North 89°56'32" East,along the North line of said Southwest Quarter of the Northwest Quarter 1300.04 feet to the BLMtype Monument marking the Marlowe A. Scherbel PLS 5368, 1990 location for the NorthwestComer of the West Half of the Southeast Quarter of the Northwest Quarter (NWI/16 S18); ThenceNorth 89°56'32 " East, along the North line of said West Half of the Southeast Quarter of theNorthwest Quarter, 657.17 feet to the BLM type Monument marking the Marlowe A. Scherbel PLS5368, 1990 location for the Northeast Comer of said West Half of the Southeast Quarter of theNorthwest Quarter; Thence South 0°50' 57" West, along the East line of said West Half of theSoutheast Quarter of the Northwest Quarter, 66I.34 feet to the midpoint of said East line; ThenceSouth 89°56'44" West 1486.66 feet; Thence North 0°28'07" East 171.56 feet to a portion of anEast-West fence; Thence Westerly along said fence and its Westerly prolongation the following:South 87°24'04 " West 232.06 feet; North 0°24'57" East, 30.94 feet; South 87°22' 51" West 90.77feet; South 1°59'55" East, 12.88 feet; and South 84°17' 22" West, 145.13 feet to a point in the Westline of said North Half of the Southwest Quarter of the Northwest Quarter; Thence North 0°28'07"East, along said West line, 500.21 feet, to the Point of Beginning.ANDLots 12, 13, & 14 (4th filing) of Bear Creek Estates Subdivision more particularly described; the N 14,SE14, NE14, and the S12, NW14, SE14, NE14, Section 18, T34N, R118W.Note: Red text indicates the modification to the description on this revision.PROJECT LOCATION 122 117HWY 89120 THAYNEVICINITY MAP: NTS PROJECT LOCATION: EXISTING MIXED USE TO REMAIN REZONE EXISTNG RURAL TO MIXED LOT 30 5.00 ACRES LOT 31 5.00 ACRES 1124.40' 559.82' 1,684.55'1276.55'EXISTING 20' IRRIGATION EASEMENT EXISTING PROPERTY LINE PROPOSED PROPERTY LINE EXISTING ROW PROPOSED 60' UTILITY AND ROAD EASEMENT LOT 1 1.50 ACRES EXISTING 60' ROAD EASEMENT LOT 2 1.05 ACRES LOT 3 1.05 ACRES LOT 4 1.05 ACRES LOT 5 1.05 ACRES LOT 6 1.05 ACRES LOT 9 1.52 ACRES LOT 10 1.05 ACRES LOT 11 1.05 ACRES LOT 12 1.05 ACRES LOT 13 1.05 ACRES MUDDY STRING ROAD 117LOT 7 1.05 ACRES LOT 8 1.56 ACRES LOT 14 2.10 ACRES LOT 16 1.11 ACRES LOT 17 1.01 ACRES LOT 18 1.03 ACRES LOT 19 1.05 ACRES LOT 20 1.05 ACRES LOT 23 1.58 ACRES LOT 25 1.01 ACRES LOT 26 1.01 ACRES LOT 27 1.01 ACRES LOT 28 2.01 ACRES LOT 21 2.10 ACRES LOT 29 1.49 ACRES PAVED ROAD 2-WAY [APPROX/GIS] 590' EXISTING MIXED USE TO REMAIN REZONE EXISTNG RURAL TO MIXED PAVED ACCESS STONE CREEK LANE (PRIVATE) 30'30' PARK 1.52 ACRES PEDESTRIAN PATHWAY PEDESTRIAN PATHWAY EXISTING PROPERTY LINE PROPOSED 60' UTILITY AND ROAD EASEMENT LOT 15 2.07 ACRES LOT 22 2.09 ACRES LOT 24 1.12 ACRES REZONE EXISTNG RURAL TO MIXED EXISTNG RURAL TO REMAIN REZONE EXISTNG RURAL TO MIXED EXISTNG RURAL TO REMAIN PARKING AREA COMMERCIAL BUILDING EXAMPLE MULTI-FAMILY EXAMPLE DUPLEX EXAMPLE SINGLE FAMILY DWELLING EXAMPLE GUEST HOUSE EXAMPLE PARK BENCH AND BIKE RACK PAVILION PARKING AREA SHRUB/TREEPARKING AREALANDSCAPE BERM: 8' MAX HEIGHT / MAX RISE 1'-6":5'-0" FUTURE IRRIGATION EASEMENT FUTURE IRRIGATION EASEMENT BENCH/ BIKE RACK REVISIONS 051015202530 051015202530 A F K P U A F K P U 9/27/2023 1:52:21 PM SITE PLAN EXAMPLE SP106MASTER PLAN: STAR VALLEY SPRINGSMUDDY STRING RD & LOST CREEK RD9.25.2023 CHECKED BY | BENNETT © 2023 | ALL RIGHTS RESERVEDLINCOLN COUNTY, WYDRAWN BY | BENNETT | AAS # STAR VALLEY SPRINGS SUBDIVISION | NORTH NORTH 1" = 80'-0"SP106 1 SITE PLAN EXAMPLE 160800 SCALE IN FEET SCALE: 1" = 80' GRAPHIC LEGEND 9.27.23: ADD'L COMMENTS 2.10 acres 1.05 acres 2.10 acres 2.01 acres 5.00 acres 1.52 acres 1.05 acres1.72 acres 2.05 acres 5.00 acres 2.07 acres 1.49 acres 1.05 acres 1.05 acres 1.05 acres1.05 acres 1.05 acres 1.05 acres1.05 acres 1.05 acres 1.50 acres 1.52 acres 1.12 acres 1.01 acres 1.01 acres 1.05 acres1.05 acres 1.03 acres 1.01 acres 1.01 acres 1.11 acres 1.58 acres Adam & Jennifer StembridgeUnplatted Jeremie M MooreLot 1 Oz Scott A & Carolyn TitensorUnplatted Lot 31 1.05 acres Lot 8 Lot 7 Lot 6 Lot 15 Lot 14 Lot 22 Gordon C and Donna S WhiteUnplatted Jill W RobinsonUnplatted Park Lot 30 Lot 21 Lot 29 Lot 28 Jill W RobinsonUnplatted Joshua A & Jennifer RakerUnplatted Lot 11 Lot 3 1.05 acres Lot 5 Lot 4 1.05 acres Lot 13 Lot 12 Lot 2 Lot 1 Lot 10 Lot 9 1.01 acres Lot 20 Lot 19 Lot 18 Lot 27 Lot 26 Lot 25 1.01 acres Lot 17 Lot 16 1.58 acres Lot 24 Lot 23 Jill W RobinsonUnplatted Alpine Architectural Studio PO Box 3975 Alpine, WY 83128 Contact: Brett Bennett (bbennett@alpinearchstudio.com) October 6, 2023 Mr. Robert Davis, Planning Director Lincoln County Planning Department: Afton Office 61 E 5th Ave. (Mailing: 421 Jefferson St. Suite 701) Afton, WY 83110 Subject: Star Valley Springs Master Plan Addressing Concerns from Public Hearing on August 23rd, 2023 Dear Mr. Davis and Lincoln County Planning Department, In response to public comments expressed during the August 23rd Planning Commission meeting, members of Star Valley Springs, LLC (SVS) feel that it is important to review these concerns in detail. A great deal of effort has been made to address each concern based on current land use regulations and a number of scientific studies performed for this project. SVS would like to respectfully emphasize that there is more than one approach for this development including solutions that increase density beyond what we are proposing in mixed zone areas and without applying for a zoning map amendment. The proposed zoning map amendment and masterplan concept represents a more favorable outcome due to the level of planning and studies involved. Concern 1: Zoning Members of the public may or may not be aware that Chapter 1 of the Land Use Regulations and the official zoning map specifically identify 3+ miles of commercial and high-density land uses (Mixed Zone Areas) along Muddy String Road. About 18 acres of the 49.5 acre project are in the existing mixed zone area along Muddy String Road. Without a zoning map amendment, up to (36) 1/2 acre lots (Land Use Table 6.1) could be proposed within mixed-use plus 6 rural lots outside the mixed-use area for a total of (42) lots. With our zoning map amendment, we are proposing 31 lots plus a park. This includes 4 commercial lots and 12 multi-family lots primarily within the existing mixed-use area, plus 15 additional lots. This concept allows us to transition from commercial, to multi-family, to single family use throughout the overall project area. In summary, a number of scenarios could be presented for this property, including higher density lots and potentially more impactful alternatives without a zoning map amendment. In collaboration with the Lincoln County Planning staff, we are incorporating best planning practices for a well thought-out mixed-use development. Concern 2: Water and Location During the August 23rd meeting, a surface water sample was presented that tested positive for e-coli. According to Sunrise Engineering (Refer to Exhibit E) contaminated surface water is common and it would be surprising if surface water was not contaminated. The sample appears to have been taken from a swampy area surrounded by agricultural uses which are a common source of contaminants. The addition of the septic effluent from the proposed Star Valley Springs development is small in relation to the natural underground water volume and will not measurably affect the water levels in the wetland beyond the range of historical fluctuations (Refer to Exhibit E). These points are important to clarify since they created a significant discussion. The project area is located in a unique overlay of zoning and water district boundaries (Exhibit A & Exhibit B). Although there is a great deal of mixed-use zoning along Muddy String Road, only a small mixed-use portion is served by the Bedford Water District. This unique condition provides an opportunity to serve the housing needs of the area while utilizing existing infrastructure. The Town of Star Valley Ranch has almost no commercial zoning for businesses. A well thought out master plan should include multiple uses to serve both residents and surrounding landowners. Providing additional business use along Muddy String Road helps address the lack of business use in the immediate area and can help reduce longer trips along Muddy String Road. Concern 3: Septic Systems and WYDEQ Septic systems are regulated by the Wyoming Department of Environmental Quality (WYDEQ). Presby Advanced Enviro-Septic Systems have been authorized by the WYDEQ and are able to reduce BOD (Biochemical Oxygen Demand), TSS (Total Suspended Solids), and fecal coliforms by 95%. In addition, the Advanced Enviro Septic can treat wastewater at a shallower depth of about 2.5 feet compared to 4 feet for a traditional septic system. A Water and Wastewater System Adequacy Study was performed for this project and requires the use of Presby Advanced Enviro Septic Systems. A future Preliminary Plat application process will require WYDEQ to determine if the proposed project can provide safe and adequate wastewater systems for its size and location. If the project is not determined to be safe by WYDEQ then a revised proposal would need to be submitted to meet the requirements. Based on a 95% reduction of BOD, TSS, and fecal coliforms, 32 advanced septic systems (Star Valley Springs Lots + Park) equal 1.6 standard septic systems. One traditional septic system equals about 20 advanced septic systems or a 10-lot subdivision on standard septic systems equals about 200 advanced septic systems. It can be argued that our proposal has a lower impact than other projects in the Valley because of our use of these advanced septic systems. In addition, lots will require a licensed engineer to design each system specifically to each lot condition. Concern 4: Traffic and Bus Stops To address traffic concerns, a Traffic Impact Study has been completed. Traffic Impact Study Summary: No mitigations and no significant queuing identified in any existing, future background, or + project scenarios. Similar to the zoning, water, and septic concerns addressed, the Traffic Impact Study demonstrates that this development produces less impact than what was expressed in public comment. Approximately 950 RV sites have been approved at the intersection of County Road 118 and Muddy String Road 117. It appears that the only traffic mitigation provided is a 4-Way Stop. Star Valley Springs subdivision at full buildout equals about 5% of the RV Park alone and this is reflected in the traffic study results. A full buildout for SVS will take years to complete with its impacts spread out over a significant period. It is understood that school buses will generally not enter developments resulting in multiple stops along county roads and state highways. To address this concern, parking areas have been provided at each development entrance allowing for parents to park and wait for school buses. Plans have been submitted to Lincoln County School District No. 2 with no response to date. Additional Master Plan Comments: As most of us know, there are few places in Lincoln County that would welcome a multi-family project with open arms. It takes leadership to make decisions that are unpopular but contribute to the greater good. In this case, there is an unquestionable need for housing in the community and an underserved population. Because this development is designed to address current housing demands, local residents will have the opportunity to buy or rent properties. To best address public comments, septic, and water studies, the proposed number of lots have been reduced to 31 plus a park which is less than what would be allowable without a zoning map amendment. In addition, a portion of rural-use buffering will remain towards the western development boundary. A use plan has been submitted to outline a progression from commercial use, to multi-family, to single-family use (Refer to Exhibits C & D). Specific commercial uses have also been selected to avoid businesses that may not be appropriate for this location. A pedestrian pathway and a 1.5-acre park have also been included. To achieve a better master plan concept, we are asking for the Planning Commission and the Board of County Commissioners to review the facts presented. There are few master plans in Lincoln County that address the needs of working families, provide a comprehensive zoning use plan, and are located in and around existing infrastructure. Sincerely, Brett Bennett Owner / Architect Exhibit E: Star Valley Wastewater Exhibit E: Star Valley Wastewater 10/9/23, 11:58 AM LINCOLN COUNTY WYOMING Mail - Star Valley Springs https://mail.google.com/mail/u/0/?ik=f1e3f38f9b&view=pt&search=all&permthid=thread-f:1779299657483402801&simpl=msg-f:1779299657483402801 1/1 Robert Davis <robert.davis@lincolncountywy.gov> Star Valley Springs 1 message 'Bill Kelley' via Planning <planning@lincolncountywy.gov>Mon, Oct 9, 2023 at 11:26 AM Reply-To: Bill Kelley <worldstallest@aol.com> To: planning@lincolncountywy.gov To Whom it may Concern: This is in regards to the Star Valley Springs proposed subdivision near Muddy String and Lost Creeks Roads. I would strongly urge the commission to vote no on this plan, and here is why. As I understand it, the houses to be built here are intended to be “affordable” housing. I am guessing it is targeting people who commute to Jackson for work each day. My main concern is that Lincoln County (Star Valley) is seen as the answer to Jackson’s problems. Why should it be up to Star Valley to solve a problem that Teton County created? Officials in Teton County have known for decades that workforce housing would eventually be a problem, but they have continually kicked the can down the road. Ask yourself this: would Teton County approve a subdivision like this? I think we all know the answer to that. Please do the right thing and reject this application. Sincerely, Bill Kelley 250 Bluebird Lane Thayne, WY Sent from my iPad 10/10/23, 11:22 AM LINCOLN COUNTY WYOMING Mail - Lost Creek & Muddy String SV Springs Subdivision https://mail.google.com/mail/u/0/?ik=f1e3f38f9b&view=pt&search=all&permthid=thread-f:1779309321178922427&simpl=msg-f:1779309321178922427 1/1 Robert Davis <robert.davis@lincolncountywy.gov> Lost Creek & Muddy String SV Springs Subdivision 1 message Brian & Karen Bates <brian.karenbates@gmail.com>Mon, Oct 9, 2023 at 1:59 PM To: planning@lcwy.org While the valley is in need of all the items that are planned for this subdivision, we feel it needs to be in the Town of Thayne, not on Muddy String & Lost Creek. 10/9/23, 4:10 PM LINCOLN COUNTY WYOMING Mail - Opposed to zoning change https://mail.google.com/mail/u/0/?ik=f1e3f38f9b&view=pt&search=all&permthid=thread-f:1779314916470105327&simpl=msg-f:1779314916470105327 1/1 Robert Davis <robert.davis@lincolncountywy.gov> Opposed to zoning change 1 message Dave <alocksmith@silverstar.com>Mon, Oct 9, 2023 at 3:28 PM To: planning@lcwy.org RE: corner muddy string and lost creek. I am opposed to the zoning change. I live about a quarter mile from this area. It is fairly peaceful now. I don’t think it would be good to strain the roadway with so much more traffic. Summertime snowbirds already clog it up. There is no shoulder on the road. No sidewalks. It would be unsafe. I also don’t think it would be good for the Bedford water system or the concentrated sewer. Please deny the mixed zoning. Sent from my iPhone Dave Jenkins Star Valley Glass and Lock Emilie and Isaiah Ceccarelli 170 Bingham Drive, SVR (building address) PO Box 1493, Thayne, WY 83127 307-226-4769 Lincoln County Planning Department ARon Office 421 Jefferson St. Suite 701 ARon, WY 83110 planning@lincolncountywy.gov Sir, Madam: We are wri[ng you today to ask you to not approve the rezoning requested for the master- planned development Star Valley Springs at Muddy String Road and Lost Creek Road in Thayne. As proud new Wyoming residents who have recently acquired land in Star Valley Ranch and as concerned ci[zens in love with our new home, we believe this rezoning request and subsequent construc[on do not fit the region’s character and will not serve the ci[zens of Lincoln County. We are concerned about the problems that will stem from this proposed rezoning in the form of traffic, overuse of local services, and, most importantly, the disrup[on that densified mul[- family homes and commercial development will cause to the layout and character of Star Valley. We believe that, as conserva[ves living in a conserva[ve area, we should work to not only conserve our way of life (“The way America used to be”), but conserve what makes the area most unique. We don’t believe we will be more unique, have a more beau[ful valley, or be more welcoming to visitors and residents by adding more traffic, a densified popula[on center, and commercial retail space to a rural area. Do we really need another gas sta[on in town or a fast-food restaurant on Muddy String Road? More importantly, we are concerned that this development will not serve local ci[zens and residents of Thayne or the surrounding area. It appears that the developers want to capitalize on the overpriced living situa[on in Jackson and Teton County in the same way Alpine is— “urbanizing” and building up so that people can commute from farther and farther away to Jackson. We can only see this as a further way of impor[ng Teton County’s prices, overgrowth problems, and poli[cs to Lincoln County. In short, please do not approve this development as proposed. Thank you for taking the [me to consider our point of view, Emilie Ceccarelli Isaiah Ceccarelli Eric and Jill Robinson 1717 Muddy String Road Thayne, WY 83127 Via Email Office of Planning and Development Lincoln County, Wyoming Re: Applicant: Star Valley Springs, LLC File No.: 101-RZ-23 Community Plan Area: Thayne Project Name: Star Valley Springs Rezoning and Master Plan County Staff: Robert C. Davis PIN#s: 3419-124-00-206-01, 3419-124-00-206-00, 3419-124-00-221-00, 3419- 124-00-222-00 To Whom It May Concern: We received notice of a planning and zoning commission meeting to be held on August 23, 2023 and a second meeting on October 18, 2023. We OBJECT to the proposed rezoning and to the proposed subdivision into the multifamily lots. Our objections include, but are not limited to, the following: 1. Land Use Regulation (“LUR”) 1.1 A. provides, in part, that “[t]he purpose of the Rural Zone is to maintain the essential rural character of the great majority of the private lands in the county.” The 31.1 acres that are the subject of the proposed rezone (the “Subject Property”) is surrounded by Rural Zoned property on the North, South and West. We use our property to the West to raise cattle, grow alfalfa and other animal feed. The property on the North is used to grow hay and other animal feed. The construction of some of the highest density housing in the valley contiguous to agriculture activities will result in conflicting uses of these properties, is not appropriate and conflicts with the zoning plan set for in the LUR. In addition, property owners surrounding the Subject Property have purchased and/or held property based upon existing zoning classifications. The proposed rezone will have a significant negative impact on the use and valuation of the surrounding properties. In other words, the rezone is inequitable in that it benefits the Subject Property owner who acquired the Subject Property with full knowledge of the zoning classification while detrimentally affecting the surrounding property owners. As a result, the rezoning application should be denied. 2. LUR 1.2 states, in part, that the “Overlay Districts are used in combination with zones to establish and maintain the heritage and character of the unique areas of the country and protect the critical resources of the county.” LUR 1.2 T. (the Thayne Community Plan Overlay Zone) identifies specific locations in and around Thayne will are mixed zoning areas. “The area outside of the mixed development areas will contain agricultural, low density residential and recreational facilities.” The rezoning and new proposed use changes the area from agricultural use to high density housing. It will result in an extreme change (agricultural/low density housing to ultra high density housing). The proposed rezone does not “maintain the heritage and character of the unique areas” where agricultural use has existed for many decades. It is not appropriate or fair to surrounding property owners who have relied on existing zoning classification to make such a change. The existing agricultural and low density residential uses should be maintained. Had we know such a reclassification may occur we would not have purchased the seventy acres that we own that are contiguous to the Subject Property. 3. LUR 1.4 B. states that in reviewing an amendment and rezone application “[p]articular consideration shall be given to the effects any zone change will have upon the delivery of services by any political subdivision providing public services, including the school districts within the county.” The new proposed use of the Subject Property will likely result in the population of the Subject Property and surrounding area increasing by many fold. This will put additional strain on local resources including the roads, schools, water, and sewage, which infrastructure demands are not addressed in the materials that were provided. LUR 1.4 B.3. requires notice and delivery of “relevant information.” Surely this is relevant information that should be included as part of the required notice. The surrounding property owners and the community will suffer as a result of the proposed rezoning and change of use. Further, the proposed rezone and the proposed subdivision of the subject property into the multifamily lots is not consistent with the goals and objectives of the Lincoln County Comprehensive Plan as required by LUR 1.4 B and does not comply with the amendment and rezone requirements and consideration as set forth in LUR 1.4. As a result, we respectfully request that the application be denied. Very truly yours, Eric and Jill Robinson Eric and Jill Robinson 1717 Muddy String Road Thayne, WY 83127 Via Email Office of Planning and Development Lincoln County, Wyoming Re: Applicant: Star Valley Springs, LLC File No.: 101-RZ-23 Community Plan Area: Thayne Project Name: Star Valley Springs Rezoning and Master Plan County Staff: Robert C. Davis PIN#s: 3419-124-00-206-01, 3419-124-00-206-00, 3419-124-00-221-00, 3419- 124-00-222-00 To Whom It May Concern: We OBJECT to the proposed rezoning and to the proposed subdivision into the multifamily lots. Our objections include, but are not limited to, the items set forth in our letter relating to the August 23, 2023 meeting (copy attached) and the following: 1. Section 4.1.B.1.a. of the Lincoln County Land Use Regulation (the “LUR”) requires “[e]vidence that the proposal is consistent with the goals and objectives of the Lincoln County Comprehensive Plan.” Section 1.2.T. of the LUR contains the Thayne Community Plan Overlay Zone (the “Thayne Plan”). The Thayne Plan provides for specific areas for commercial and high density land use. “The area outside of the mixed development areas will contain agricultural, low density residential and recreational facilities.” In this case the developer is asking to change Rural zoned low density land to high density land use contrary to the Thayne Plan and the Lincoln County Comprehensive Plan. Further, this is being proposed over the objection of many of the local residence who spoke at the August 23rd meeting. As a result, the proposal should be denied for failure to satisfy the requirements of Section 4.1.B.1.a. of the LUR. 2. Section 4.1.B.1.b. of the LUR requires “evidence that the proposal will not overburden existing road, utility and service infrastructure or that impacts will be adequately mitigated.” a. After speaking with members of the Bedford Water District (the “District”) board, it is my understanding that the rezone will adversely affect the District. I was told that to the extent the development is in the District boundaries the District is required to provide water service. I was told this will burden the infrastructure in several ways. First, it will require the sourcing of additional water through a high volume well. One 2 of the board members told me that the well may cost $500,000, but that they didn’t have any exact numbers or even a location for the possible well because the development requirements are unknown. Second, I was told that the water pressure in parts of the District is already low and that the additional water requirements for the development will exacerbate the existing water pressure issues. Next, I was told that there are questions about whether the current infrastructure can carry the volume of water that will be required should the development be added to the District. The full extent of these problems is unknown because the District has not retained an engineering firm to study the issues. Instead, the District has opted not to spend funds until they see if and what kind of development is approved. If there development is approved the District will then investigate if/how the District can address the issues caused by the increased water usage. Clearly the proposal should be denied for failure to satisfy the requirements of Section 4.1.B.1.b. of the LUR because (i) the existing District system will be overburden by the development and (ii) the District does not have a course of action to mitigate the problems that the development will introduce. b. At the August 23 meeting the developer was asked about a traffic study. I was told by neighbors that equipment to measure traffic on Muddy String was placed after Labor Day. It is easily observable to residents that the traffic volume is much greater in the summer months and that after Labor Day the volume of traffic decreases significantly as a result of seasonal residents leaving the valley. If the traffic study does not address traffic volumes in the summer months then the proposal should also be rejected under Section 4.1.B.1.b. because it does not address road usage during the busy summer months. 3. Section 4.1.B.1.d. of the LUR requires evidence “that the proposal will not disproportionately increase the cost to the public for providing services.” As noted in 2.a. above, the cost of improvements to the District and the method(s) of mitigation are currently unknown. As a result, there is not evidence that proposal will not disproportionately increase the cost to the District members requiring that the proposal be rejected under Section 4.1.B.1.d. The surrounding property owners and the community will suffer as a result of the proposed rezoning and change of use. This point was made clear by many residents at the August 23rd meeting. Further, the proposed rezone and the proposed subdivision do not meet the requirements of Sections 4.1.B.1.a., b. or d of the LUR. As a result, we respectfully request that the application be denied. Very truly yours, Eric and Jill Robinson ATTACHMENT Eric and Jill Robinson 1717 Muddy String Road Thayne, WY 83127 Via Email Office of Planning and Development Lincoln County, Wyoming Re: Applicant: Star Valley Springs, LLC File No.: 101-RZ-23 Community Plan Area: Thayne Project Name: Star Valley Springs Rezoning and Master Plan County Staff: Robert C. Davis PIN#s: 3419-124-00-206-01, 3419-124-00-206-00, 3419-124-00-221-00, 3419- 124-00-222-00 To Whom It May Concern: We received notice of a planning and zoning commission meeting to be held on August 23, 2023 and a second meeting on October 18, 2023. We OBJECT to the proposed rezoning and to the proposed subdivision into the multifamily lots. Our objections include, but are not limited to, the following: 1. Land Use Regulation (“LUR”) 1.1 A. provides, in part, that “[t]he purpose of the Rural Zone is to maintain the essential rural character of the great majority of the private lands in the county.” The 31.1 acres that are the subject of the proposed rezone (the “Subject Property”) is surrounded by Rural Zoned property on the North, South and West. We use our property to the West to raise cattle, grow alfalfa and other animal feed. The property on the North is used to grow hay and other animal feed. The construction of some of the highest density housing in the valley contiguous to agriculture activities will result in conflicting uses of these properties, is not appropriate and conflicts with the zoning plan set for in the LUR. In addition, property owners surrounding the Subject Property have purchased and/or held property based upon existing zoning classifications. The proposed rezone will have a significant negative impact on the use and valuation of the surrounding properties. In other words, the rezone is inequitable in that it benefits the Subject Property owner who acquired the Subject Property with full knowledge of the zoning classification while detrimentally affecting the surrounding property owners. As a result, the rezoning application should be denied. 2. LUR 1.2 states, in part, that the “Overlay Districts are used in combination with zones to establish and maintain the heritage and character of the unique areas of the country and protect the critical resources of the county.” LUR 1.2 T. (the ATTACHMENT Thayne Community Plan Overlay Zone) identifies specific locations in and around Thayne will are mixed zoning areas. “The area outside of the mixed development areas will contain agricultural, low density residential and recreational facilities.” The rezoning and new proposed use changes the area from agricultural use to high density housing. It will result in an extreme change (agricultural/low density housing to ultra high density housing). The proposed rezone does not “maintain the heritage and character of the unique areas” where agricultural use has existed for many decades. It is not appropriate or fair to surrounding property owners who have relied on existing zoning classification to make such a change. The existing agricultural and low density residential uses should be maintained. Had we know such a reclassification may occur we would not have purchased the seventy acres that we own that are contiguous to the Subject Property. 3. LUR 1.4 B. states that in reviewing an amendment and rezone application “[p]articular consideration shall be given to the effects any zone change will have upon the delivery of services by any political subdivision providing public services, including the school districts within the county.” The new proposed use of the Subject Property will likely result in the population of the Subject Property and surrounding area increasing by many fold. This will put additional strain on local resources including the roads, schools, water, and sewage, which infrastructure demands are not addressed in the materials that were provided. LUR 1.4 B.3. requires notice and delivery of “relevant information.” Surely this is relevant information that should be included as part of the required notice. The surrounding property owners and the community will suffer as a result of the proposed rezoning and change of use. Further, the proposed rezone and the proposed subdivision of the subject property into the multifamily lots is not consistent with the goals and objectives of the Lincoln County Comprehensive Plan as required by LUR 1.4 B and does not comply with the amendment and rezone requirements and consideration as set forth in LUR 1.4. As a result, we respectfully request that the application be denied. Very truly yours, Eric and Jill Robinson September 16, 2023 Lincoln County Planning and Zoning Commissioners 925 Sage Avenue Kemmerer, WY 83101 RE: 101 RZ 23 Star Valley Springs Rezoning and Master Plan Dear Planning and Zoning Commissioners, My husband and I aOended the Planning and Zoning meePng in AQon on August 23, 2023 and would like to express our OPPOSITION to the proposed Star Valley Springs, LLC subdivision for the following reasons: 1)With so such available and undeveloped land already zoned for this type development, is there a need for this especially considering the site challenges? Why is it necessary to change 31.1 ac from Rural to Mixed Use? We think this is the wrong locaPon for this type development considering all of the exisPng properPes that are currently available and properly zoned for this type use. Rural should stay Rural unless there is a significant need and there doesn’t appear to be at this point in Pme. 2)As menPoned previously, the site challenges: A traffic study was to be conducted regarding the potenPal impact this development would have on Muddy String Road (Co Rd 117). Since we live on Lost Creek Road (Co Rd 120) and, therefore, drive on Muddy String Road daily on our way to Thayne, we are worried about increased traffic for current residents as well as for the safety of the residents and their children currently living along Muddy String. Our personal observaPon aQer being rouPnely passed while driving the speed limit on Muddy String, having cars pass us in the middle of the intersecPon as we’re slowing to turn on Lost Creek, people rouPnely exceed the posted speed limit and don’t follow traffic rules. There is exisPng heavy traffic on this road from May-October anyway with all of the seasonal residents at the Star Valley RV resort, in addiPon to the traffic generated by all the homes to the east/west of Muddy String. AddiPonally, when all of the other currently approved subdivisions, SVR and the SVRV park hit maximum buildout, how will that look? Muddy String Road doesn’t seem to have a lot of room for expansion without significantly altering the lives of all the people who currently have homes along Muddy String. I feel for the generaPons of families that have lived on this road who could end up having heavy traffic only a few feet away from their front door as the setbacks from the road are not significant. 3)The ground water level and enhanced sepPc requirements are also of interest. With each of the lots in the proposed development having a sepPc/leach field combined with water test results presented by Sam Titensor showing E. Coli currently present in the waters below the proposed subdivision, along with the homeowner to the east of the development staPng that he has to have pipes around his house to carry water away from his home, will this type development be creaPng a health/safety hazard? 4)Should this development be approved, we would also like to know in greater depth what type of mulP-use structures will be permiOed (sPck built/modular). The developer states, “In the proposed mulPple building development, each individual building shall include predominant characterisPcs shared by all buildings in the development so that the development forms a cohesive sense of place.” We’re trying hard to imagine that all of the individual lot developers whether building a 4-plex, duplex or single family plus guest house will have the same vision and appearance. These seem like large lots for some of the properPes and the quesPon of how will the landscaping, maintenance, exterior storage, etc. be coordinated to form this cohesiveness once the lots are sold. With individual owners, who will ensure that this development adheres to these condiPons? 5)Lastly, there are four commercial lots proposed as part of this development. The increased traffic alone is of concern. It also raises quesPons of do we need these businesses on Muddy String or would they be beOer suited closer to the downtown core to help create a more vibrant downtown area in Thayne? We understand that you have a difficult job to do and appreciate your efforts. Sincerely, Jerry and Suzanna Hazen PO Box 1075 1561 Lost Creek Rd. Thayne, WY 83127 September 16, 2023 Lincoln County Planning and Zoning Commissioners 925 Sage Avenue Kemmerer, WY 83101 RE: 101 RZ 23 Star Valley Springs Rezoning and Master Plan Dear Planning and Zoning Commissioners, My husband and I aOended the Planning and Zoning meePng in AQon on August 23, 2023 and would like to express our OPPOSITION to the proposed Star Valley Springs, LLC subdivision for the following reasons: 1)With so such available and undeveloped land already zoned for this type development, is there a need for this especially considering the site challenges? Why is it necessary to change 31.1 ac from Rural to Mixed Use? We think this is the wrong locaPon for this type development considering all of the exisPng properPes that are currently available and properly zoned for this type use. Rural should stay Rural unless there is a significant need and there doesn’t appear to be at this point in Pme. 2)As menPoned previously, the site challenges: A traffic study was to be conducted regarding the potenPal impact this development would have on Muddy String Road (Co Rd 117). Since we live on Lost Creek Road (Co Rd 120) and, therefore, drive on Muddy String Road daily on our way to Thayne, we are worried about increased traffic for current residents as well as for the safety of the residents and their children currently living along Muddy String. Our personal observaPon aQer being rouPnely passed while driving the speed limit on Muddy String, having cars pass us in the middle of the intersecPon as we’re slowing to turn on Lost Creek, people rouPnely exceed the posted speed limit and don’t follow traffic rules. There is exisPng heavy traffic on this road from May-October anyway with all of the seasonal residents at the Star Valley RV resort, in addiPon to the traffic generated by all the homes to the east/west of Muddy String. AddiPonally, when all of the other currently approved subdivisions, SVR and the SVRV park hit maximum buildout, how will that look? Muddy String Road doesn’t seem to have a lot of room for expansion without significantly altering the lives of all the people who currently have homes along Muddy String. I feel for the generaPons of families that have lived on this road who could end up having heavy traffic only a few feet away from their front door as the setbacks from the road are not significant. 3)The ground water level and enhanced sepPc requirements are also of interest. With each of the lots in the proposed development having a sepPc/leach field combined with water test results presented by Sam Titensor showing E. Coli currently present in the waters below the proposed subdivision, along with the homeowner to the east of the development staPng that he has to have pipes around his house to carry water away from his home, will this type development be creaPng a health/safety hazard? 4)Should this development be approved, we would also like to know in greater depth what type of mulP-use structures will be permiOed (sPck built/modular). The developer states, “In the proposed mulPple building development, each individual building shall include predominant characterisPcs shared by all buildings in the development so that the development forms a cohesive sense of place.” We’re trying hard to imagine that all of the individual lot developers whether building a 4-plex, duplex or single family plus guest house will have the same vision and appearance. These seem like large lots for some of the properPes and the quesPon of how will the landscaping, maintenance, exterior storage, etc. be coordinated to form this cohesiveness once the lots are sold. With individual owners, who will ensure that this development adheres to these condiPons? 5)Lastly, there are four commercial lots proposed as part of this development. The increased traffic alone is of concern. It also raises quesPons of do we need these businesses on Muddy String or would they be beOer suited closer to the downtown core to help create a more vibrant downtown area in Thayne? We understand that you have a difficult job to do and appreciate your efforts. Sincerely, Jerry and Suzanna Hazen PO Box 1075 1561 Lost Creek Rd. Thayne, WY 83127 Lincoln County Commissioners Sept. 14, 2023 Lincoln County Planning and Zoning 925 Sage Avenue Kemmerer, WY 83101 County Commissioners & Planning and Zoning We are writing this letter to express our concern over the proposed Star Valley Springs LLC subdivision We were present at the August 23, 2023 Planning and Zoning meeting in Afton. The presentation of this subdivision raised some concerns, namely the density and type of the subdivision, increased traffic on County Road 117, Muddy String and the sewer proposal. One concern is the proposed density of the subdivision. As it was presented the subdivision could have 34 lots with anything from single family dwellings with guesthouse to fourplex multifamily buildings. In addition, there are 4 commercial lots proposed, which could be as wide ranging as a gas station with convenience store, a fast-food restaurant or a car wash. The vagueness of the proposal makes planning for potential impacts difficult. If all the housing lots are fourplexes and each unit had a family of 3, that is 12 people per lot, 8 cars per lot. That would be a total of 408 people and 272 vehicles. There are already multi-family subdivisions, Meadows at Star Valley and Bear Hollow Twin homes, located on Dana Street that have not be fully developed. In the case of the Meadows at Star Valley the development itself is up for sale. This seems to indicate a lack of interest in this type of housing plan. Should the Star Valley Springs subdivision be built out to capacity there is no question that traffic along Muddy String would increase. In addition, there are all the other already approved subdivisions, such as Star Valley Ranch, Star Valley Ranch RV Park, Lost Creek Meadows, that are not yet built out to capacity which will add more traffic to Muddy String and more impacts on law enforcement and our public schools. Another concern is that each of the units in Star Valley Spring Subdivision will have a septic and leach field. At the meeting on Aug. 23, Sam Titensor presented a water quality test that already indicated the presence of E. coli in the waters below the proposed subdivision. It raises grave concerns when just considering the residential lots, but even more should there be a fast-food restaurant or car wash located on the commercial lots. We strongly feel that this type of a dense subdivision needs to be located closer to a municipal center and not out in an agricultural area. Sincerely, John and Pat Factor PO Box 737 633 Bluebird Lane Thayne, WY 83127 10/9/23, 4:57 PM LINCOLN COUNTY WYOMING Mail - Star valley springs subdivision https://mail.google.com/mail/u/0/?ik=f1e3f38f9b&view=pt&search=all&permthid=thread-f:1778790774659238319&simpl=msg-f:1778790774659238319 1/1 Robert Davis <robert.davis@lincolncountywy.gov> Star valley springs subdivision 1 message happy_harpist@juno.com <happy_harpist@juno.com>Tue, Oct 3, 2023 at 8:35 PM To: Planning@lcwy.org I am writing to voice firm opposition to this subdivision in any form. First of all you can't put this many lots in a subdivision without contaminating groundwater. There is a serious underground water flow that daylights out less than 40 acres to the west. When val d pendelton built his house on the adjoning property. He had to install linner in the basement before he could pour his concrete floor. The concrete guy paul jenkins told me about 10 to 12in of flowing water in the excavated hole when they poured the concrete. This house is 300ft west of this subdivision. Second this valley has no local industry if you continue to destroy the last of the farming. There is no dairies left, there will be less than 2500 head of cattle fed this winter. This ground is exceptional farm ground. These developers are real estate exploiters. They care not about acrers and acres of weedy lots. This valley has lots of empty lots owned by speculators due to our light taxes. My subdivision were i live has just over half the lots built on and it was put in back in 1981. 3. traffic. During the summer months at mid day muddy string is as busy as the federal highway. Who is going to pay to 4 lane muddystring?????? Its coming very soon if we keep subdiving every feild that comes up for sale. 4 hi density housing does need built, but it needs city water, sewar, rules, and police. We need .25 to .5 lots. As a builder i know $375 a sf equals a million dollar home on each of these lots. Not working class housing... all my employees under the age of 30 quit with in 6 months and leave the valley. Most people i can higher are older than me. No more subdivisions on irrigated lands would be the first step toward fixing this valleys screwed up economy. Keep the farms and we keep why we live here. JR Munger 10/10/23, 10:02 AM LINCOLN COUNTY WYOMING Mail - Star Valley Springs Rezoning https://mail.google.com/mail/u/0/?ik=f1e3f38f9b&view=pt&search=all&permthid=thread-f:1779333645707869352&simpl=msg-f:1779333645707869352 1/1 Robert Davis <robert.davis@lincolncountywy.gov> Star Valley Springs Rezoning 1 message Kaitlyn Wilde <kaitlynwildern@gmail.com>Mon, Oct 9, 2023 at 8:26 PM To: planning@lcwy.org To whom it may concern, I am writing to express my strong opposition of Star Valley Springs Rezoning and Master Plan permit application file # 108-MP-23. This will be detrimental to the area and all surrounding neighbors are completely opposed to the addition of multi-family housing that will cause an increase in traffic and safety problems, have a huge impact on our public services (Sheriff's Department, Fire & EMS, School System/Busing), destroy local wildlife habitat, and potentially lower property values of the existing community as well as raising taxes. Traffic and safety of pedestrians are of major areas of concern as Muddy String Road/CR-117 is already extremely busy and accidents have been on the rise of this small county road with the influx of people moving into the valley. Property values are likely to go down in the area if multi-family apartments or condominiums are built. Multifamily dwellings are inconsistent with the surrounding community. I urge you to disapprove the proposed rezoning, and from recent meetings and discussions with my neighbors, I know my opinions are shared by many who have not managed to attend meetings or write letters and emails. Thank you for your service and support of our community. Sincerely, Kaitlyn Wilde 1505 CR-117 Thayne, WY 83127 (307) 920-0772 10/9/23, 12:16 PM LINCOLN COUNTY WYOMING Mail - Muddy string proposed resoning https://mail.google.com/mail/u/0/?ik=f1e3f38f9b&view=pt&search=all&permthid=thread-f:1779291652237152873&simpl=msg-f:1779291652237152873 1/1 Robert Davis <robert.davis@lincolncountywy.gov> Muddy string proposed resoning 1 message Larry Johnson <ljohnson451@gmail.com>Mon, Oct 9, 2023 at 9:18 AM To: planning@lcwy.org I write to vehemently protest any rezoning of the proposed land on Muddy String and CR 117. Since moving here one year ago full time as our retirement home, we have become alarmed by the building taking place. We oppose mixed use development because it drains already strained water, fire, schools, law enforcement, and other infrastructure issues and LC has failed to provide detailed information on the effect of this on tax base and especially water supply. We did not settle here as full time residents to have this type of development occur literally in our backyard. The impact on the neighborhood seems as outlined in proposed rezoning to be significant. We urge the refusal of this proposal. Lawrence D Johnson 10/9/23, 4:05 PM LINCOLN COUNTY WYOMING Mail - Rezoning on Muddy String https://mail.google.com/mail/u/0/?ik=f1e3f38f9b&view=pt&search=all&permthid=thread-f:1779316523734935864&simpl=msg-f:1779316523734935864 1/1 Robert Davis <robert.davis@lincolncountywy.gov> Rezoning on Muddy String 1 message Ramona Eggendorfer <egg76@hotmail.com>Mon, Oct 9, 2023 at 3:54 PM To: "planning@lcwy.org" <planning@lcwy.org> Cc: "planning@lincolncountywy.gov" <planning@lincolncountywy.gov> Hi, My name is Ramona I oppose the rezoning on Muddy String for a very large complex that a millionaire would like to build without looking at all the consequences. Water issue with a Bedford water, which is not capability to keep up with the 300+ people that would live in complex. What about all the crap in the ground of 300+ that would pollute the ground side streams of any residents down stream, pollute the ground killing the ground around it or filling up with nowhere to go. Talk to the neighbor in Etna behind the store, they put in to many houses sepc could not keep up, no wells and had to go on city water which also doesn't have the resources to keep up. Also, when the lawyers put in Low Income house is to get your aenon and scare you into thinking we need low-income house and get bleeding hearts thinking. Its never stays low income look at Alpine low- income houses for 400,000 not low. See they only said 2-3 units low-income and they can't say how much or how long they will stay low income because that is only a scare/bleeding heart tacc. Long term its not a good thing to change zoning on Muddy String all the current residents like the wide open, peace and quite that we all enjoy and purchased here. Once you start this crap on Muddy String where will it end, when the whole valley is build so there is light, car, and people noise. Thank You for your me and I will see you at the meeng and you will have standing room only Permanant resident of Lincoln County. Ramona Eggendorfer 155 Hoback Dr. Thayne, Wy 83127 10/9/23, 4:25 PM IMG_20231008_190303988.jpg https://mail.google.com/mail/u/0/#inbox/FMfcgzGtxdSVQCQDBRLwXrbkRLgMcHQf?projector=1&messagePartId=0.1 1/1 October 09, 2023 Robert C. Davis Office of Planning and Development Lincoln County, Wyoming Afton Wyoming 83110 Dear Robert, I am writing in objection to the proposed Star Valley Springs Rezoning request intended to convert agricultural land into 30 multi-family lots. I received notification of the application by mail from your office under file number 101-RZ-23 back in April 2023. We share a nearby border along a quarter mile long fence line with the applicants, Star Valley Springs LLC. I am 67 years old and grew up here along with 5 siblings in an agricultural community where individuals respected neighbor’s property rights and tried their best to help each other. The land next door under development, was until recently, a lush, well cared for, hay field with number one priority water rights dating back to 1890. The 11.45 acre parcel located north of the proposed development was acquired by my grandparents and transferred to my parents following my father’s return from WW II. Dad served in the South Pacific and fought at Iwo Jima, Okinawa and received a commendation as being among the first land contingent to enter Tokyo Bay prior to Japan’s Surrender. After the war, all he wanted to do is come home to the ranch, start a dairy farm and raise a family in peace. My wife and I are fortunate to have been able to continue the farm and built a new house here in 2001 with a panoramic view of the Salt River Range. The proposed development runs adjacent to one of our fields. Our property taxes have recently been rising at an unsustainable rate as we approach retirement. But that is not my largest concern. Contamination of the ground water is. Another 156 acre parcel we own is situated North-East of the proposed development area and includes an agricultural water well located within a few feet of the rezoning area. This water well is relevant to your consideration because it provides recorded evidence to the nature of the aquifer profile near the proposed rezoning area. The well was completed in 1989 by Thomas Drilling, Afton Wyoming and was recorded by the State Engineer’s Office in Cheyenne as Titensor #2 Well. The well is cased down to 105 foot depth using 8 inch diameter steel casing and was perforated at 2feet intervals starting at 40 foot depth to bottom. The State Engineer tested the well for flow rate as part of the formal adjudication process in late summer, 1989 and established a flow rate of 1200 gallons of water per minute at pump startup. We have upgraded the pump to a 75 horsepower vertical turbine which pulls approximately 2000 gallons of water at startup. We are authorized to operate up to 4 quarter mile laterals to irrigate the 156 acre parcel. The water well driller was astonished at the quantity of water the well was producing, only 105 feet in depth. Located within 3/8 mile west of the proposed development is a wetland containing ponds, emergent springs, all types of wildlife and flora associated with a Wetland. The hay fields located at the proposed site were irrigated using flooding through a network of ditches starting around 1890, when the first water rights were granted by the State, and continuing until 1997 when a gravity irrigation system was installed. The intermittent flooding activity that was used to irrigate crops created or enhanced a near surface aquifer that transferred surface water to sub water in the meadows located 5/8 mile west. I know this having cared for my father’s meadow during the summers growing up. Leo Pendleton would start flood irrigating and within a few hours our 40 acre meadow and hay field was partially flooded. The impact from the development’s sewage disposal will be measureable. Ironic that the developers chose the name “Star Valley Springs”. Sam and Shawna Titensor currently own that 40 acre meadow parcel located west of the development proposal. How little consideration has been given to the impact from this change in rezoning? The existence of the nearby Wetlands should justify a thorough environmental impact assessment. Whatever level of development occurs, we will continue testing water quality on the 40 acre meadow using a qualified testing laboratory. We will not stand idly by and watch our Grandfathers Meadow be transformed into a sewage leach field. Traffic volume along Muddy String Road is already too crowded by Star Valley Ranch summer traffic. This road has been designated among the busiest secondary roads in the state. How can the road support any more significant development? Widening this road would impact existing residents and degrade their quality of life. Several homes built following WWII and still occupied were located within a few feet of the center of Muddy String Road. Surely, part of the county planning board’s role is to protect heritage values? Please feel free to contact me if you have further questions. Respectfully Submitted, Scott A Titensor PO Box 826 County Road 117, House 1802, 1820 Thayne WY 83127 307 883 2857 Carolyn Titensor 307 883 2857 October 09, 2023 Robert C. Davis Office of Planning and Development Lincoln County, Wyoming Afton Wyoming 83110 Dear Robert, I am writing in objection to the proposed Star Valley Springs Rezoning request intended to convert agricultural land into 30 multi-family lots. I received notification of the application by mail from your office under file number 101-RZ-23 back in April 2023. We share a nearby border along a quarter mile long fence line with the applicants, Star Valley Springs LLC. I am 67 years old and grew up here along with 5 siblings in an agricultural community where individuals respected neighbor’s property rights and tried their best to help each other. The land next door under development, was until recently, a lush, well cared for, hay field with number one priority water rights dating back to 1890. The 11.45 acre parcel located north of the proposed development was acquired by my grandparents and transferred to my parents following my father’s return from WW II. Dad served in the South Pacific and fought at Iwo Jima, Okinawa and received a commendation as being among the first land contingent to enter Tokyo Bay prior to Japan’s Surrender. After the war, all he wanted to do is come home to the ranch, start a dairy farm and raise a family in peace. My wife and I are fortunate to have been able to continue the farm and built a new house here in 2001 with a panoramic view of the Salt River Range. The proposed development runs adjacent to one of our fields. Our property taxes have recently been rising at an unsustainable rate as we approach retirement. But that is not my largest concern. Contamination of the ground water is. Another 156 acre parcel we own is situated North-East of the proposed development area and includes an agricultural water well located within a few feet of the rezoning area. This water well is relevant to your consideration because it provides recorded evidence to the nature of the aquifer profile near the proposed rezoning area. The well was completed in 1989 by Thomas Drilling, Afton Wyoming and was recorded by the State Engineer’s Office in Cheyenne as Titensor #2 Well. The well is cased down to 105 foot depth using 8 inch diameter steel casing and was perforated at 2feet intervals starting at 40 foot depth to bottom. The State Engineer tested the well for flow rate as part of the formal adjudication process in late summer, 1989 and established a flow rate of 1200 gallons of water per minute at pump startup. We have upgraded the pump to a 75 horsepower vertical turbine which pulls approximately 2000 gallons of water at startup. We are authorized to operate up to 4 quarter mile laterals to irrigate the 156 acre parcel. The water well driller was astonished at the quantity of water the well was producing, only 105 feet in depth. Located within 3/8 mile west of the proposed development is a wetland containing ponds, emergent springs, all types of wildlife and flora associated with a Wetland. The hay fields located at the proposed site were irrigated using flooding through a network of ditches starting around 1890, when the first water rights were granted by the State, and continuing until 1997 when a gravity irrigation system was installed. The intermittent flooding activity that was used to irrigate crops created or enhanced a near surface aquifer that transferred surface water to sub water in the meadows located 5/8 mile west. I know this having cared for my father’s meadow during the summers growing up. Leo Pendleton would start flood irrigating and within a few hours our 40 acre meadow and hay field was partially flooded. The impact from the development’s sewage disposal will be measureable. Ironic that the developers chose the name “Star Valley Springs”. Sam and Shawna Titensor currently own that 40 acre meadow parcel located west of the development proposal. How little consideration has been given to the impact from this change in rezoning? The existence of the nearby Wetlands should justify a thorough environmental impact assessment. Whatever level of development occurs, we will continue testing water quality on the 40 acre meadow using a qualified testing laboratory. We will not stand idly by and watch our Grandfathers Meadow be transformed into a sewage leach field. Traffic volume along Muddy String Road is already too crowded by Star Valley Ranch summer traffic. This road has been designated among the busiest secondary roads in the state. How can the road support any more significant development? Widening this road would impact existing residents and degrade their quality of life. Several homes built following WWII and still occupied were located within a few feet of the center of Muddy String Road. Surely, part of the county planning board’s role is to protect heritage values? Please feel free to contact me if you have further questions. Respectfully Submitted, Scott A Titensor PO Box 826 County Road 117, House 1802, 1820 Thayne WY 83127 307 883 2857 Carolyn Titensor 307 883 2857 i Star Valley Springs TIS EXECUTIVE SUMMARY The following Traffic Impact Study (TIS) addresses the impacts of a proposed development located at the Northwest corner of the intersection at Lost Creek (CR-120) and Muddy String (CR-117) in Lincoln County, Wyoming. The proposed 49.54-acre development will consist of 28 residential lots with a mix of four plex, duplex and single-family lots (195 bedrooms) and 4 commercial lots with 4,000 square foot buildings. Traffic Analysis A traffic analysis was performed by Sunrise Engineering as outlined by WYDOT for a traffic impact study. EXISTING (2023) CONDITIONS Sunrise Engineering coordinated traffic data collection during the weekday morning (7-9 AM) and afternoon (4-6 PM) peak hours for the following intersections: • CR-117/CR-118 • CR-117/CR-119 • CR-117/CR-120 • CR-117/CR-122 The traffic counts were collected Wednesday, September 7, and Thursday, September 7, 2023, by tally sheets for 15-minute intervals. The tallied traffic counts were then checked for accuracy before being entered into the PTV Vistro traffic modeling software. PROJECT CONDITIONS The development in this TIS includes the following land uses: • Small Office Building (ITE Code 712) – (16,000 Square Feet of Gross Floor Space (GFA)) • Low-Rise Multifamily (ITE Code 220) – four plex (112 Dwelling Units) Two additional accesses are proposed onto CR-117 With a new road being proposed running E/W that will horseshoe from CR-117 back to CR-117. Access 2(Southern) is approximately 325 feet north of CR-120 ii Star Valley Springs TIS measured center to center. Access 1 is approximately 600 feet North of access 2. These accesses can be seen in the proposed site plan. Summary Results/Recommendations CRASH HISTORY 5-year crash data shows: • CR-117 & CR-118 – 1 crash in 2021 and 2022. • CR-117 & CR-119 – 1 crash in 2019, (2) crashes in 2022 • CR-117 & CR-120 – 1 crash in 2019 and 2022. • CR-117 & CR-122 – 1 crash in 2019, (2) crashes in 2020, and 1 crash in 2022. No significant safety concerns were identified at the study intersections. BACKGROUND SCENARIOS • Existing (2023) – No mitigations • Background (2025) – No Mitigations • Background (2030) – No mitigations + PROJECT SCENARIOS • Background + Project 2025 – No Mitigations • Background + Project 2030 – No Mitigations QUEUING ANALYSIS SUMMARY There is no significant queuing identified in any existing, future background, or + project scenarios. SIGNAL WARRANT ANALYSIS Signal warrants for each scenario and study intersection are provided in Appendix B. No signals are warranted according to trips generated by this development. This should not be used as the sole source of signal warranting and signal warrant studies should be performed in greater detail as development and growth continue. SUNRISE ENGINEERING • STAR VALLEY SPRINGS SUBDIVISION WATER & WW SYSTEM ADEQUACY STUDY 17 4.0 WATER SYSTEM ADEQUACY 4.1 Water Quantity The Star Valley Springs subdivision will have a build-out of 38 lots for single-family residences, mixed-use and commercial lots. Drinking water demands for the subdivision are anticipated to be served by the Bedford Water and Sewer District. Details for the estimated drinking water usage are found in Table 6 and Table 7. There are existing water rights for irrigation of the property from the Porto Irrigation District shown in Appendix D. The water rights could be used for outdoor use and irrigation of the properties provided piped connections to the irrigation system are provided. Otherwise, the lots will use the Bedford water system. The rural lots on the west side of the development will fall just outside of the Bedford Water and Sewer District boundaries. These lots can be annexed into the water District or utilize individual on-site wells and are omitted from the tables. Table 6. Lot Sizes and Water-use estimations Multi Family (1 and 2-bed) Number of Lots 32 Average Bedrooms per Lot 4.5 People Per Bedroom 1 Average Daily Water Demand (Per Capita Indoor) 125 Total Daily Indoor Demand(gallons) 18,000 Outdoor Usage 0.11 in/day x 0.05 acres per Lot 4,800 Total Demand 22,800 Commercial Lots Number of Single Family and Commercial Lots 4 Average Daily Water Demand 250 Total Daily Indoor Demand All Lots(gallons) 1,000 Outdoor Usage 0.11 in/day x 0.05 acres per Lot 600 Total Demand (gpd) 1,600 Table 7. On-Lot Water Requirements Lot #’s Type Water System Average Day Use (gpd) Peak Day Use (gpd) 1-4 Commercial Units Bedford Water and Sewer District 1,600 (≥1 gpm) 3,200 (2.2 gpm) SUNRISE ENGINEERING • STAR VALLEY SPRINGS SUBDIVISION WATER & WW SYSTEM ADEQUACY STUDY 18 5-36 Multi-Family Apartments Bedford Water and Sewer District 22,800 (15.5 gpm) 56,000 (31 gpm) Total 24,400 (16.5 gpm) 48,800 (33 gpm) The current system users consume about 1 gallon per minute (gpm) per connection. Assuming the Star Valley Springs Subdivision consumes water at a similar rate to that of the existing users, it will require 140 gpm. Currently, the Bedford Water and Sewer District has an excess source capacity of 180 gpm on the system with its main source (Big spring) out of service. This shows that the Bedford system can easily supply the addition of the Star Valley Springs Subdivision. Existing fire flows at the system nearest the subdivision are estimated at 1,000 gpm with Well #1 running and 500 gpm without assistance from Well #1. There are no existing wells located within the proposed subdivision area. However, as listed in Table 1 and compiled in Appendix E, domestic-supply wells in the immediate area are commonly permitted for flows in excess of 10 gpm. Reported yields for the Table 1 wells less than 200 feet deep (i.e. presumably completed in the alluvial aquifer) average 79 gpm. The highest reported yield is 450 gpm. (The peak-day demand listed in Table 7 is approximately 33 gpm.) 4.2 Water Quality Assessments of the water quality from the Bedford Water and Sewer District are based on samples collected from their spring sources and groundwater source. Historic spring water quality data was collected on Big Spring and Spring No. 1 during a WWDC level II project (Forsgren-Perkins, 1987) and the overall water quality was excellent with low TDS and other dissolved constituent concentrations. Water quality samples were collected by Tri-Hydro (1989) during the well pump test. The water from the well is excellent and the samples indicate the groundwater type is consistent with the aquifer type. An assessment of the water quality from the aquifer is based on samples from an individual domestic well located on the east side of the proposed subdivision. This well’s test results are “good” (which is the highest ranking available on the reporting form). Specific water quality data are provided for this 2021 sample in Appendix A. Both the laboratory analysis and the widespread use of the alluvial aquifer for area drinking water demonstrate its suitability. Potential hazards to the spring sources include the potential that the springs may be influenced from surface water. Microscopic particle analysis (MPA) testing indicated low potential for surface water influence, further analysis of the spring will be performed. Sources of contamination of the aquifer consist of on-site septic systems and the inherent exposure to SUNRISE ENGINEERING • STAR VALLEY SPRINGS SUBDIVISION WATER & WW SYSTEM ADEQUACY STUDY 19 surface application and accidental release of the various chemicals associated with residential living. In addition, the area is in the midst of agricultural lands, exposing the shallow aquifer to recharge potentially including agricultural chemicals. The potential impact of local wastewater disposal facilities with respect to nitrate concentrations is evaluated above in section 3.7. 4.3 Water System Conclusions and Recommendations The proposed subdivision consists of Thirty-two (32) mixed-use lots, 2 rural lots, 4 commercial lots, and one park totaling approximately 49.56 acres. Rural parcels will range from 4.35 to 4.50 acres, mixed use residential lots will range from 1.00 to 1.48 acres, commercial lots 1.11 to 1.58 acres and the park will be approximately 1.52 acres.. Drinking water will be provided by Bedford Water and Sewer District. Irrigation rights will be utilized for outdoor use where feasible. Lincoln County regulations for minimum lot sizes for subdivisions will be met. Water quality testing indicates that the water is safe for domestic purposes. Data from area wells indicate that adequate water will likely be available from the Bedford Water and Sewer District. The results of this study also indicate that the use of individual on-lot wells to serve the rural lots of the Star Valley Springs Subdivision is appropriate. Permit Number WR Number Priority Date Summary WR Status Last Name Facility Name Uses Twn Rng Sec Qtr-Qtr Total Flow (CFS)/ Appropriati on (GPM) Total depth (Ft) Static Water Level (Ft) Well Log (Y/N) Depth Of Pump Principal Water Bearing Formation Depth Top Principal Water Bearing Formation Depth Bottom Latitude Longitude 3407 P3407.0P 08/31/1915 Complete PENDLETON PENDLETON #2 DOM_GW; STK 034N 118W 7 SW1/4SW1/4 10 60 25 - - 42.94070 -110.97037 50169 P50169.0W 09/25/1979 Complete WARD WARD #1 DOM_GW 034N 118W 7 SW1/4SW1/4 10 125 100 100 120 42.9407 -110.97037 52144 P52144.0W 05/09/1980 Complete PENDLETON PENDLETON #4 DOM_GW; STK 034N 118W 7 SW1/4SW1/4 20 67 25 50 66 42.9407 -110.97037 56157 P56157.0W 03/20/1981 Complete TITENSOR TITENSOR #1 DOM_GW 034N 118W 7 NW1/4SW1/4 18 70 45 65 73 42.94432 -110.97036 68110 P68110.0W 08/03/1984 Complete ROOT ROOT #1 DOM_GW 034N 118W 7 NW1/4SW1/4 8 52 23 36 52 42.94432 -110.97036 79356 P79356.0W 04/03/1989 Complete ROOT ROOT #1 DOM_GW 034N 118W 7 NW1/4SW1/4 20 55 20 20 55 42.94432 -110.97036 76748 P76748.0W 03/28/1988 Fully Adjudicated TITENSOR TITENSOR #2 IRR_GW 034N 118W 7 NW1/4SW1/4 450 105 22 55 105 42.94432 -110.97036 83400 P83400.0W 09/04/1990 Fully Adjudicated TITENSOR ENL TITENSOR #2 IRR_GW 034N 118W 7 NW1/4SW1/4 250 105 22 55 105 42.94432 -110.97036 CR UW07/218 CR UW07/218 03/28/1988 Fully Adjudicated TITENSOR TITENSOR NO. 2 WELL IRR_GW 034N 118W 7 NW1/4SW1/4 450 105 22 N 90 30 55 42.94285 -110.97167 157196 P157196.0W 03/22/2004 Complete PENDELTON PENDLETION #1 DOM_GW 034N 119W 12 SW1/4SE1/4 25 80 8 60 80 42.94075 -110.98017 39714 P39714.0W 08/12/1977 Complete HUNSAKER HUNSAKER #1 DOM_GW 034N 119W 12 NE1/4SE1/4 25 65 30 30 65 42.94432 -110.97525 133392 P133392.0W 03/30/2001 Complete ERICKSON RON ERICKSON WELL # 2 DOM_GW 034N 119W 13 SE1/4NE1/4 - 60 35 - - 42.93345 -110.97524 206971 P206971.0W 03/28/2017 Complete TITENSOR TITENSOR MEADOW DOM_GW;STK 034N 119W 13 NW1/4NE1/4 15 160 0 N 130 148 156 42.93683 -110.98065 61651 P61651.0W 08/19/1982 Complete JORDAN JORDAN #1 DOM_GW 034N 119W 13 NE1/4NE1/4 20 74 50 55 70 42.93708 -110.97524 8762 P8762.0P 08/05/1937 Complete HENRY OLD WILFORD DANA WELL #1 DOM_GW 034N 119W 13 NE1/4NE1/4 20 50 35 - - 42.93708 -110.97524 152192 P152192.0W 07/02/2003 Complete MARTINEZ Shelbel DOM_GW 034N 118W 18 NE1/4NW1/4 15 125 70 120 125 42.93710 -110.96552 170580 P170580.0W 11/09/2005 Complete SHANNONS WAY DOM_GW 034N 118W 18 NE1/4NW1/4 25 120 90 N 105 100 120 42.93788 -110.96347 170810 P170810.0W 11/16/2005 Complete DANA DANA #1 DOM_GW 034N 118W 18 SW1/4NW1/4 25 70 30 N 60 30 70 42.93343 -110.97037 51085 P51085.0W 12/21/1979 Complete DANA DANA #1 DOM_GW 034N 118W 18 NW1/4NW1/4 12 80 20 - - 42.93707 -110.97037