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HomeMy WebLinkAboutPZC Staff Report 114-MA-23 North Star Ranches PPPreliminary PlatLINCOLNCOUNTYPLANNING&ZONING COMMISSION STAFF REPORT Major Subdivision Preliminary Plat HEARING TIME AND DATE:6:00 p.m.January 24,2024 LOCATION:Lincoln County Courthouse,Commissioner Boardroom 3rd Floor,Kemmerer, Wyoming &Afton Planning &Engineering Office,61 E.5th Ave.,Afton,Wyoming FILE #114-MA-23 APPLICANTS:Mark DeBoer /BANK OF JACKSON HOLE,CUSTODIAN OF THE DEBOER TRAD IRA PROJECT NAME:North Star Ranches –Preliminary Plat COMMUNITY PLAN AREA:Star Valley Ranch ZONING:Rural PIN:3418-063-00-389 SURVEYOR:Surveyor Scherbel,Ltd. PLANNER:Emmett Mavy _____________________________________________________________________________________ PROPOSAL:A Major Subdivision Preliminary Plat application proposal to subdivide 78.27 +/-acres into Fifteen (15)residential lots.The average lot size will be 5.22 +/-acres in the Rural Zone.The lots will share a private subdivision road (Polaris Road)off of Perkins CR 119.Each lot will have individual wells,and individual septic systems that meet Wyoming DEQ Standards. The site is surrounded by residential uses on the south and east sides.The Star Valley Ranch RV Park borders the project to the north,and farmland to the west.The new proposed subdivision road will be a dead end road just under ½mile with an approved bump out roughly halfway down the road.This road will require a 26’travelway and a 70’radius cul de sac and bump out built to county standards. LOCATION:0.25 miles west of the Town of Star Valley Ranch,Wyoming in Section 6,Township 34 North,Range 118 West. _____________________________________________________________________________________ PLANNING STAFF RECOMMENDATION: Planning staff recommends that the Planning and Zoning Commission send a recommendation of APPROVAL to the Board of County Commissioners for File #114-MA-23 a Major Subdivision Preliminary Plat,with: ●Findings of Approval A thru C. ●Conditions of Approval 1 thru 5. ●A Recommendation for the Board Chairman to sign the Development Agreement. 114-MA-23 PZC Preliminary Plat Jan 24,2024 Preliminary PlatFINDINGSOFAPPROVAL: A.The proposed subdivision,with conditions,is consistent with the provisions W.S.18-5-301 through W.S.18-5-315. B.The proposed subdivision is consistent with goals and objectives of the Lincoln County Comprehensive Plan,including Section IV Land Use Objective 1.Create Land Use Regulations that promote the responsible and orderly development of Lincoln County. C.The proposed subdivision,with conditions,is consistent with the standards and procedures of these Lincoln County Land Use Regulations,including: a.Residential Density Standards;Chapter 6 Table:6.1 for Major Subdivisions in the Rural Zone. CONDITIONS OF APPROVAL: 1.Significant alteration of the project shall require additional permitting. 2.A Weed Control Plan shall be developed in conjunction with Lincoln County Weed &Pest. 3.Developer and County shall enter into a Development Agreement to: a.Ensure installation of subdivision improvements and preparation of documents,including: i.Construct approved subdivision road with the minimum: 1.26’width travel lane from County Road 12-119 through the completed 70’ radius cul de sac. 2.A bump Out to be built as platted and built to the dimensions of the “Lincoln County Standard Drawings “Bump Out”Option 2,constructed to county road standards. ii.Install electrical power and communication lines; iii.Submittal of Water Distribution Plan to the State Engineer’s Office; iv.Survey monumentation;and v.Development of either,a HOA,CCRs,Road Maintenance Agreement,Special Improvement District,or Mutual Benefit Corporations that at a minimum: 1.Provide an entity for ongoing road maintenance including the collection of road maintenance fees;Plowing out of the bump out to be included in the road maintenance portion of the documents. 2.Provide an entity for ongoing snow removal including the collection of snow removal fees; 3.Ensure road maintenance and snow removal are maintained indefinitely; 4.The chosen document must be filed at the time of final plat filing,and bind all current and future owners to the agreement. 4.Prior to Final Plat Application the improvements shall be installed and inspected by County personnel. a.Provide for final plat approval upon satisfaction of Development Agreement terms; b.Developer Agreement shall be signed by all parties and filed with the Lincoln County Clerk’s Office no later than 30 days after approval of the Preliminary Plat or the application and approval shall be voided. 114-MA-23 PZC Preliminary Plat Jan 24,2024 Preliminary Plat5.A Plat Warning be included for Sewage Systems: Recommended Plat Warnings: For all 15 lots within the North Star Ranches Subdivision it is the individual lot/home owner's responsibility to obtain a Permit to Construct from Lincoln County to construct a sewage system (conventional septic system)provided that the soil percolation rates is at least 5 minutes per inch but not greater than 60 minutes pert inch.For those lots where the soil percolation rate is less than 5 minutes per inch and greater than 60 minutes per inch a Chapter 3 Permit to Construct must be obtained from the Wyoming Department of Environmental Quality for the construction of a septic system.A Wyoming Licensed Professional Engineer must design the septic system per WQR Chapter 25.A Permit to Construct Application for the septic system must be submitted to the Water Quality Division Southwest District Engineer in Lander. After domestic well installation and prior to use,the WDEQ WQD suggests that homeowners have their well sampled for the following constituents:The National Primary Drinking Water Regulations inorganic chemicals,microorganisms,radionuclides and the National Secondary Drinking Water Regulations contaminants.If maximum contaminant levels are exceeded for any of the primary or the secondary contaminants it is suggested to have a Wyoming Licensed Professional Engineer design a water treatment system to reduce the contaminant levels below the maximum contaminant levels.In addition,the WQD suggests homeowners have their well tested on a semi-regular schedule (see knowyourwell.org). _____________________________________________________________________________________ EXHIBITS: 1.Preliminary Plat 2.Vicinity Map 3.Draft Development Agreement 4.Agency Correspondence 5.Lincoln County Standard Drawings “Bump Out”Option 2 _____________________________________________________________________________________ CORRESPONDENCE: Lincoln County Weed &Pest:At the time of inspection,Black Henbane,Canada Thistle,Musk Thistle, and Common Mullen were present.These weeds are on the Wyoming State Noxious Weed list as well as the Lincoln County Noxious Weed List.These plants have proven to be very invasive and pernicious. According to Wyoming Statute it is illegal to allow any state or county noxious weed to propagate freely. The subdivision representative will need to contact Lincoln County Weed and Pest and explain their weed control strategy or work with us to devise one. Star Valley Conservation District:Due to a large variation of groundwater levels in this section,SVCD recommends soil cuts to determine groundwater levels.If groundwater is high,we recommend an enhanced septic system and no basements.We recommend that soil cuts be taken in the spring/early summer when groundwater is highest.If soil cuts are done at other times know that static water level can 114-MA-23 PZC Preliminary Plat Jan 24,2024 Preliminary Platfluctuateaccordingtotheamountofhigh-water runoff from year to year. State Engineer's Office:Our records indicate that there may be some irrigated acres associated with the subdivision lands under Permit P982.0D.These acres need to be addressed per Statute State Wyoming Office of State Lands &Investments:The subject application is located adjacent to 40-acres of state-owned lands.We note any organized activities,access across or work performed on state lands will require prior authorization from the state.Apart from that,we have no further comment as the lands under consideration are not owned by the state. Wyoming DEQ:Conventional septic and individual water wells are safe and adequate for the North Star Ranches Subdivision.DEQ Recommends a Plat Warning with the following text: Recommended Plat Warnings: For all 15 lots within the North Star Ranches Subdivision it is the individual lot/home owner's responsibility to obtain a Permit to Construct from Lincoln County to construct a sewage system (conventional septic system)provided that the soil percolation rates is at least 5 minutes per inch but not greater than 60 minutes pert inch.For those lots where the soil percolation rate is less than 5 minutes per inch and greater than 60 minutes per inch a Chapter 3 Permit to Construct must be obtained from the Wyoming Department of Environmental Quality for the construction of a septic system.A Wyoming Licensed Professional Engineer must design the septic system per WQR Chapter 25.A Permit to Construct Application for the septic system must be submitted to the Water Quality Division Southwest District Engineer in Lander. After domestic well installation and prior to use,the WDEQ WQD suggests that homeowners have their well sampled for the following constituents:The National Primary Drinking Water Regulations inorganic chemicals,microorganisms,radionuclides and the National Secondary Drinking Water Regulations contaminants.If maximum contaminant levels are exceeded for any of the primary or the secondary contaminants it is suggested to have a Wyoming Licensed Professional Engineer design a water treatment system to reduce the contaminant levels below the maximum contaminant levels.In addition,the WQD suggests homeowners have their well tested on a semi-regular schedule (see knowyourwell.org). Public Comments:N/A 114-MA-23 PZC Preliminary Plat Jan 24,2024 Star Valley Ranch 0807 06 05 31 3236 12 01 34N 119W 34N 118W 35N 118W35N 119W ³±118 ³±415s³±415s³±119³±117Cedar Springs Drive Star Valley Ranch HOBACK RANCHES, INC.COTTRELL, SAM & MARIAH JEFFERY TOMS,THOMAS R FIRRA, DAVID J & SUSAN E CASEY, JAMESF.& THERESA A.CO-TRUSTEESADEE, GREGORY L & LYNDAS, TRUSTEES FELDMAN, DAVID S TATAREK, STEVEN A &MARILYN K MOORE, MICHAEL P & RUTH CTRUSTEES COTTRELL, SAM NELSON,WADE TJOHN, STUART H & MEREDITH K OLIVAS, NICHOLAS L &LISA LVILLALUNA, PAGE & RHODA BUDGE, ALLEN A & SHARLENE,TRUSTEESKOLSTAD,MARVIN & CECILIAEGGENDORFER, RAMONA M SILVER LAKE STARVALLEY, LLC MCPHERSON,BARBARA BELLENOTCARPENTER,DANNIE & CHRISTINE ROBINSON, DAVID R & JULIE A DOVER, CHARLES EJR & KRISTINE K TRUSTEESDEE WCALL LIVING TRUST JACKSON,DIAN TRUSTEE HANICH, MARGARETD & CLIFFORD C TRUSTEES KANGAS, LARRY R & CAROL M UPTAIN, MARKT & SARAH J REES, STEPHEN W NIEMAN, KENNETH ESTRADER, AARON WIGNALL, FLORENCE ETAL MCFARLAND, ROBERT B & RENAE W TRUSTEES HENDERSON, JAMES M & NANCY WTRUSTEESFAGUNDES, GERALD & MARY JANE CO-TRUSTEES STAR VALLEY RANCH ASSOCIATION YATES, DAVIDL & CAROL J TOWN OFSTAR VALLEY RANCH TRIPLE HELIX, LLC SHRIVER,RAELENE TRUSTEE BATES,BRIAN S & KAREN A ETAL THOMPSON, KENNETH R VARELA, KARIANN & ALDO VARELABERRY, WILLIAM O III & COLEENA, TRUSTEES BLACKMAN, SHERRY ANNE& JORDAN E TRUSTEESBOERSMA,BRIAN & RHONDA TORRES, CESAR& VERONICA L PEREZSCHWAB, SCOTT A & NIKOLE JCHICHINSKY,JASON & EMILY GOMEZ LUSK, BYRON & GALEN B CRON, DENNIS L & CHERYLIE TRUSTEES SCOTT, ANDRIADENNEY, RD &KA TRUSTEES MORA, MINICA M STOCK, BARBARA H TRUSTEE BANK OF JACKSON HOLE, AS CUSTODIAN OF THE DEBOER TRAD IRA TAGGART, VERN FACTOR, PATRICIA L TRUSTEEFACTOR,PATRICIA L TRUSTEE STATE OF WYOMINGSIMPSON, STEVEN H & REBECCA J ETAL HYDE, GAYLE& GLEN W LEISURE VALLEY, INC LEISUREVALLEY, INC LEISURE VALLEY,INC LORENZO, GLORIA & DAVE LEISURE VALLEY,INC MCKEE, KAREN J & JOHN R RYAN WILLCOXON, ROBERT R &NANCY C TRUSTEESBEST, STEVEN G & VICKI F LEISURE VALLEY, INC BRANNON, DIANA SSEARLE, KIMBERLY A & RACHEL J THOMPSON, SUCCESSOR TRUSTEES LEISURE VALLEY, INC BATZER, JEFFREY C & KELLIE G BOURDON, JAMESR & JULI AVIOLLIS, ANTHONY & DEBORAH NICHOLAS, WILLIAM ABARRETT,WILLIAM R JR & RENE ANORTON, DANIEL & JENNIFER MACDONALD LEISURE VALLEY, INC SEIFRIED,ROBERT A & POLLYANNE LINDSAY JAYNE A TRUSTEE BURROUGHS, ADISON D III & LINDAH TRUSTEES KELLERSTRASS, GARY D & JOANNA G TRUSTEES DAVIES, WAYNE L SHUPE, TYLER T WHITSON, RONALD O & SUSAN D,TRUSTEES ISCHI, PETE &DEBRA WHITE BATES, BRIANS & KAREN A TRUSTEES TAGGART,SHAWN & KERRI HOVEY, LYNNA B & NATHAN MORTELLI, GORDON W & JACQUELYN C TRUSTEES OAKLEY, ROBERT C& CARLENE K VOERDING, TRUSTEES HITCHINGS, JEFFERY P & KIMBERLY S TRUSTEESHERNANDEZ,ALBERT E & JOANN M DAGGETT TRUSTEES FRY, GEOFFRY W CR GROUP, LLC HEBDONRANCH, LLC CASEY,HEATH M & TARA M CASEY, HEATHM & TARA M CR GROUP, LLC NILSON, JOSHUA T & ALISHA A TRUSTEES CR GROUP,LLC CR GROUP, LLC CR GROUP, LLCCR GROUP, LLC NELSON, EDWARD L & NAUNIES TRUSTEES CASSELL, NADEAN HUMPHERYS, MICHAEL & JULIE ROBERTS, TERESA,TRUSTEE LEGACY HOMES/ASSIST LIVING LL WILSON, STEPHEN A WILSON,STEPHEN A HOLIK,DENNIS D TRUSTEECRESS,JAMES R KEANE, ANTHONYJ & LAURA B TRUSTEES CANOSO, VICTORIA AKA VICKI A CANOSO NICHOLSON,ROBERT D & KITTIE L TRUSTEES JENSEN, STEPHEN E & KATHLEEN B TRUSTEES LEISURE VALLEY,INC. LEISURE VALLEY, INC. LEISURE VALLEY,INC. LEISURE VALLEY, INC. LEISUREVALLEY, INC. LEISURE VALLEY, INC. KUNZ, TREVOR WINES, KOLE MERRITT PROPERTY HOLDING LLC PENNY, ALISON A HUMPHERYS, MICHAEL& JULIE LEISURE VALLEY, INC. DOWNEY, KENNETH H & BONNIE GTRUSTEES BERRY, EDWIN W IV & NANCY L HOSAC, ROBERT & ANGELA G LEISURE VALLEY, INC SUTTON, TROY K & ANNE C WOODRUFF, JED R & JOAN E CO-TRUSTEES MUELLER,TOM SPUR STREET LLC LEISURE VALLEY, INC LEISURE VALLEY, INC PETERS, CARLW & BUELAH J TAXED ON 3418 STAR VALLEY RANCHASSOCIATION STATE OFWYOMING Maxar, Microsoft Major Subdivision Application US Highways WY Highways Township & Range Sections Municipalities Projects Public Noticing File No 114 MA 23 North Star Ranches Mark DeBoer Prepared using available data by Elizabeth Williams, on 19 Dec. 2023. Map is for informational purposes only and in no way represents an official survey of land. DEVELOPMENT AGREEMENT NORTH STAR RANCHES SUBDIVISION FILE NO.#114-MA-23 THIS AGREEMENT is made and entered into as of the ____day of ______________,2024 by and between Lincoln County,Wyoming,hereinafter referred to as “County”,whose address is 421 Jefferson St.,Suite 701,Afton,Wyoming,83110,specifically Lincoln County Planning and Development and Mark DeBoer.,hereinafter referred to as OWNER/DEVELOPER”,whose address is 840 Mountain Loop Rd.C5,Jackson,WY 83001. WHEREAS,it is the intent and purpose of the OWNER/DEVELOPER to meet the conditions of approval for File No.#114-MA-23 Subdivision to subdivide approximately 78.27 acres into 15 lots as set forth in the Preliminary Plat;and WHEREAS,the OWNER/DEVELOPER is the sole owner of the identified certain Property (see Exhibit A)located in the County;and WHEREAS,it is the intent and purpose of the OWNER/DEVELOPER and the County to enter into this Agreement that will guarantee the full and satisfactory completion of the required Improvements on the Property described in this Agreement and it is the intent of this Agreement and the parties to satisfy the Improvement requirements and to provide for the approval of the final plat application by the Lincoln County Board of County Commissioners and the final plat recordation in the Office of the Lincoln County Clerk of North Star Ranches Subdivision; NOW THEREFORE,in consideration of the mutual covenants and conditions contained herein, the parties agree: Section 1.Definitions 1.1 SUBDIVISION:The subject of this Agreement,which is designated and identified as File No.#114-MA-23 North Star Ranches Subdivision on the Property described in Exhibit A in the jurisdiction of Lincoln County,Wyoming.This definition shall include any and all future mention to the term SUBDIVISION. 1.2 IMPROVEMENT:Any alteration to the land or other physical construction located on or off the Property that is associated with this subdivision,building site,or development. 1.3 OWNER//DEVELOPER:means and refers to Mark DeBoer,whose address is 840 Mountain Loop Rd.C5 ,Jackson,WY 83001,the party that owns and is developing the Property and shall include and subsequent owner(s)or OWNER/DEVELOPER(s)of the Property. Page 1 of 10 1.4 PROPERTY:means and refers to the identified approximately 78.27+/-acres of a certain parcel(s)of Property located in Lincoln County,Wyoming,as described in Exhibit A. Section 2.Planned Improvements. The OWNER/DEVELOPER shall,at its sole cost and expense,properly install and complete the following required improvements: ●Subdivision Road: o 26’width travel lane from County Road 12-119 through the completed 70’radius cul de sac. o A bump Out to be built as platted and built to the dimensions of the “Lincoln County Standard Drawings “Bump Out”Option 2,constructed to county road standards. ●Submittal of Water Distribution Plan to the State Engineer’s Office ●Utilities: o Install Electrical Power to each identified lot. o Install Communication lines to each identified lot. ●Surveyor’s lot monuments as set forth in the Preliminary Plat attached hereto as Exhibit B. ●Disturbed areas shall be reseeded to avoid weed infestation and erosion. ●Road Signs:The Developer to purchase private road name signs and stop signs through Lincoln County,Wyoming Planning and Engineering Office to assure standardization throughout the County and said County Office will install after completion of improvements and subdivision final approval. OWNER/DEVELOPER agrees that these Improvements shall be installed in compliance with Lincoln County Land Use Regulations Chapter 6 adopted by the County or other agencies responsible for providing services to the Development. Section 3.Sales or building permits.No lot shall be sold prior to final plat approval by the Lincoln County Board of County Commissioners and recording by the Lincoln County Clerk. Also no building permits shall be issued by the County until final plat approval and recording. Section 4.Schedule for Commencement and Completion of the Improvements.The OWNER/DEVELOPER shall commence construction of the Improvements for SUBDIVISION within two (2)years after the SUBDIVISION Preliminary Plat approval by the Lincoln County Board of County Commissioners.The OWNER/DEVELOPER will complete construction of the Improvements within three (3)years after approval of the Preliminary Plat.If OWNER/DEVELOPER does not commence construction of the Improvements within two (2) years or complete Improvements within three (3)years of the date of SUBDIVISION Preliminary Plat approval by the Lincoln County Board of County Commissioners,the preliminary plat approval for SUBDIVISION will be automatically revoked.At such time,the OWNER/DEVELOPER must reapply for approval of SUBDIVISION under the then current County subdivision regulations.If OWNER/DEVELOPER timely completes the Improvements and meets all of the conditions of approval set out in the Final Determination approving the Page 2 of 10 Preliminary Plat and improvements as outlined in this SUBDIVISION Agreement,a Final Plat shall be signed and recorded. Section 5.Control of trash,weeds,dust,erosion,and sedimentation.The OWNER/DEVELOPER shall be fully responsible for all dust abatement,erosion,sedimentation, weed,and trash control on the Property required by any County,State or Federal regulations. OWNER/DEVELOPER shall use best management practices and industry standards for control. Trash shall be contained at all times.The responsibilities in this Section shall run with the land and shall therefore apply before,during,and until completion of Improvements. Section 6.Permits.The OWNER/DEVELOPER is responsible for obtaining all 60’ right-of-way,easements,access,excavation,and other permits and approvals required by local, State,or Federal regulations. Section 7.Inspections.The OWNER/DEVELOPER’s representatives shall make regular inspections and maintain control of SUBDIVISION while it is under construction. Representatives of the County shall have the right to enter upon the Property at any reasonable time to inspect and to determine whether the OWNER/DEVELOPER is in compliance with this Agreement.The OWNER/DEVELOPER shall permit the County and its representatives to enter upon and inspect the Property at reasonable times.The OWNER/DEVELOPER will not materially deviate from the Improvements required herein without the prior written approval of the County,which approval will not be unreasonably withheld. Section 8.Final Inspection and Approval of Improvements.The OWNER/DEVELOPER shall notify the County when it believes that the Improvements have been fully and properly completed and shall request final inspection and approval and acceptance of the Improvements by the County.At the time of such notification to the County,OWNER/DEVELOPER shall submit to County a set of “as built”plans and specifications,prepared by its engineer.The County will provide interim and final inspection of the Improvements within a reasonable time period after notification by the OWNER/DEVELOPER of completion and submission of “as built”plans and specifications.Upon inspection,the County shall give written acceptance of the Improvements or a written checklist of material deficiencies,such noted deficiencies shall be specific as to location and shall specify,in detail,the necessary corrective action to be taken by the OWNER/DEVELOPER.Upon approval of the final inspection,the County shall notify OWNER/DEVELOPER of its acceptance of the Improvements. Section 9.Warranty of the Improvements.The OWNER/DEVELOPER warrants the prompt and satisfactory correction of all defects and deficiencies,for both materials and workmanship, in the Improvements that occur or become evident within one year.If such defect or deficiency occurs or becomes evident during such period,then the OWNER/DEVELOPER shall,within thirty (30)days after written demand by the County to do so,correct it or cause it to be corrected. If the defect or deficiency cannot be reasonably corrected within thirty (30)days after written demand from the County,the OWNER/DEVELOPER shall commence the correction of the deficiency within the thirty (30)day period and proceed with reasonable diligence to correct the same or cause it to be corrected. Page 3 of 10 Section 10.Remedies.In the event the OWNER/DEVELOPER fails to perform any of the terms,conditions or obligations in this Agreement or has not resolved a defect or deficiency under this Agreement,the County,at its option,may exercise any rights and remedies it may have under law.Furthermore,the County reserves the right,in its absolute discretion,to revoke the OWNER/DEVELOPER’s approvals for SUBDIVISION.In the event of said revocation, OWNER/DEVELOPER must reapply for approval of SUBDIVISION under the then current County subdivision regulations. Section 11.Default.If the OWNER/DEVELOPER fails to fully perform any of its obligations in accordance with this Agreement,or fails or refuses to correct any defect or deficiency in the Improvements required by this Agreement,then the OWNER/DEVELOPER shall be in Default of this Agreement.Lincoln County shall notify the OWNER/DEVELOPER of the specific Default or failing.If Default occurs,then Lincoln County shall be entitled to use any of the Remedies in the preceding paragraph at its own discretion. Section 12.Maintenance of Lots.OWNER/DEVELOPER hereby agrees that all unsold lots shall be maintained by the OWNER/DEVELOPER at the OWNER/DEVELOPER’s sole expense. Section 13.Maintenance of Roads.OWNER/DEVELOPER hereby agrees that they will create a binding document either a HOA,CCRs,Road Maintenance Agreement,Special Improvement District,or Mutual Benefit Corporations that at a minimum: a)Provide an entity for ongoing road maintenance including the collection of road maintenance fees;Plowing out of the bump out to be included in the road maintenance portion of the documents. b)Provide an entity for ongoing snow removal including the collection of snow removal fees; c)Ensure road maintenance and snow removal are maintained indefinitely. d)The chosen document must be filed at the time of final plat filing,and bind all current and future owners to the agreement. Section 14.Binding Upon Successors.This Development Agreement shall be binding upon and inure to the benefit of the parties’respective heirs,successors,assigns and personal representatives. Section 15.Notices.Any written notices required herein shall be deemed delivered to the addressee when delivered in person on a business day at the address set forth below or on the third day after being deposited in the United States mail,for delivery by properly addressed, postage prepaid,certified or registered mail,return receipt requested,to the address set forth below. Notices to the County shall be addressed to,or delivered at,the following address: Lincoln County Board of County Commissioners Page 4 of 10 ATTN:Planning Director Planning and Development Office 421 Jefferson St.,Suite 701 Afton,Wyoming,83110 Notices to the OWNER/DEVELOPER shall be addressed to,or delivered at,the following address: Mark DeBoer 840 Mountain Loop Rd.C5 Jackson,WY 83001 Section 16.Indemnification. A.No Liability for County Approval or Denial.The OWNER/DEVELOPER acknowledges and agrees (1)that the County is not,and shall not be,in any way liable for any damages,loss or injuries whatsoever,including attorney fees,that may be sustained as the result of the County’s issuance or denial of any permits,inspections,approvals or acceptances of the Improvements or use of any portion of the Improvements,and (2)that the County’s issuance or denial of any permits,inspections,approvals or acceptances does not,and shall not,in any way be deemed to insure the OWNER/DEVELOPER,or any of its heirs,successors,assigns,tenants,or licensees or any third party,against damage or injury of any kind. B.Indemnification.Except as provided below,the OWNER/DEVELOPER agrees to,and does hereby,indemnify the County,and all of its elected and appointed officials,officers, employees,agents and representatives from any and all claims,costs and liability of every kind and nature that may be asserted at any time against any such parties for injury or damage received or sustained by any person or entity in connection with (1)the County’s review of, denial,or approval of any plans,including those for the Improvements,(2)the inspection or issuance of any approval or acceptance of Improvements,(3)the SUBDIVISION,construction, maintenance or use of any portion of the Improvements and (4)the performance by the OWNER/DEVELOPER of its obligations under this Agreement and all related Agreements.The indemnification required herein shall include,but not be limited to,any costs of defense incurred by the indemnified parties including attorney fees and expert witness fees. Section 17.Amendments or Alterations.Any changes,omissions,modifications,revisions, additions or amendments to this Development Agreement shall be incorporated by written instrument,executed and signed by all parties. Section 18.Severability.The invalidity or unenforceability of any provision of this Agreement shall not affect the other provisions hereof and this Agreement shall be construed in all respects as if such invalid or unenforceable provisions were omitted. Section 19.Filing.The County shall have this Agreement recorded in the Office of the Lincoln County Clerk. Page 5 of 10 Section 20.Authority to Execute.The County hereby warrants and represents to the OWNER/DEVELOPER that the persons executing this Agreement on its behalf have been properly authorized to do so by the Board of County Commissioners.The OWNER/DEVELOPER hereby warrants and represents to the County (1)that it is the owner of record of the Property or the owner’s authorized representative,(2)that it has the right,power, and authority to enter into this Agreement and to agree to the terms,provisions,and conditions set forth herein and to bind the subdivision as set forth herein,(3)that all legal action needed to authorize the execution,delivery,and performance of this Agreement have been taken,and (4) that neither the execution of this Agreement nor the performance of the obligations assumed by the OWNER/DEVELOPER hereunder will (i)result in a breach or default under any Agreement to which the OWNER/DEVELOPER is a party or to which it or the subdivision is bound or (ii) violate any statute,law restriction,court order,or Agreement to which the OWNER/DEVELOPER or the subdivision is subject. Section 21.Regulations.The OWNER/DEVELOPER agrees to abide by all regulations,laws and codes of Lincoln County,the State of Wyoming,and the Federal Government. Section 22.Applicable Law/Venue.The construction,interpretation,and enforcement of this Agreement shall be governed by the laws of the State of Wyoming.The Courts of the State of Wyoming shall have jurisdiction over this Agreement and the parties,and the venue shall be the Third Judicial District,Lincoln County,Wyoming. Section 23.Insurance.OWNER/DEVELOPER shall procure,and at all times maintain,general liability insurance to protect from claims for damages because of negligence or bodily injury, including but not limited to death and damages to property,all with coverage limits of no less than one million dollars ($1,000,000.00).Said insurance will also provide coverage to fulfill the OWNER/DEVELOPER’s indemnification requirements set forth herein and be obtained before beginning construction.Upon request,OWNER/DEVELOPER agrees to provide a certificate of liability insurance to County evidencing said limit. Section 24.Entirety of Agreement.This Agreement sets forth all promises,inducements, agreements,condition and understandings between OWNER/DEVELOPER and County relative to the subject matter hereof,and there are no promises,agreements,conditions or understanding, either oral or written,express or implied,between OWNER/DEVELOPER and County,other than as are stated herein.All Exhibits referenced herein are incorporated in this Agreement as if set forth in full including all text information in the Exhibits.In the event of any conflict of terms in this Agreement and any Exhibits,the terms of this Agreement shall control.Except as herein otherwise provided,no subsequent alteration,amendment,change or addition to this Agreement shall be binding upon the parties hereto unless reduced to writing and signed by them or their successors in interest or their assigns. Section 25.No Waiver of County Rights.No waiver of any provision of this Agreement will be deemed to constitute a waiver of any other provision nor will it be deemed to constitute a continuity waiver unless expressly provided for;nor will the waiver of any default under this Agreement be deemed a waiver of any subsequent default or defaults of the same type.The Page 6 of 10 County’s failure to exercise any obligation under this Agreement will not constitute the approval of any wrongful act by the OWNER/DEVELOPER or the acceptance of any Improvement. OWNER/DEVELOPER acknowledges that Lincoln County reserves the right to revoke all approvals for SUBDIVISION upon failure to comply with SUBDIVISION conditions of approval,upon any of the violations of Lincoln County Land Use Regulations,or for misrepresentations or material omissions made to the Lincoln County Planning and Engineering Office or Board of County Commissioners. Section 26.Sovereign Immunity.The County does not waive sovereign immunity by entering into this Agreement and specifically retains immunity and all defenses available to it pursuant to law,including government immunity. Section 27.Effective Date.This Agreement shall become valid and binding only upon its approval by the Lincoln County Board of County Commissioners and shall be effective on the date first written above. IN WITNESS WHEREOF,the parties to this Agreement through their duly authorized representatives have executed this Agreement on the days and dates set out below and certify that they have read,understood,and agreed to the terms and conditions of this Agreement. LINCOLN COUNTY ________________________________Date:______________________ Kent Connelly,Chair Board of Lincoln County Commissioners Attest: ________________________________ April Brunski Lincoln County Clerk Page 7 of 10 OWNER/DEVELOPER ________________________________Date:______________________ Mark DeBoer STATE OF WYOMING ) )ss COUNTY OF LINCOLN ) The foregoing instrument was acknowledged before me by Mark DeBoer,a Wyoming limited liability company this ____day of ______________2024. Witness my hand and official seal. (SEAL) _____________________________________ Notary Public My Commission expires:________________ Page 8 of 10 EXHIBIT A DESCRIPTION OF PROPERTY North Star Ranches Subdivision 78.27+/-acres within Section 6,Township 34 North,Range 118 West,in,Lincoln County, Wyoming. Page 9 of 10 EXHIBIT B APPROVED PRELIMINARY PLAT See Attached Page 10 of 10 July 19, 2023 Lincoln County Office of Planning and Development P. O. Box 468 Kemmerer, WY 83101 STAR VALLEY CONSERVATION DISTRICT Board of Supervisors has reviewed the proposed North Star Ranches, a major subdivision for Mark T. DeBoer near Star Valley Ranch, Wyoming. Due to a large variation of groundwater levels in this section, SVCD recommends soil cuts to determine groundwater levels. If ground water is high, we recommend an enhanced septic system and no basements. We recommend that soil cuts be taken in the spring/early summer when groundwater is highest. If soil cuts are done at other times know that static water level can fluctuate according to the amount of high-water runoff from year to year. This report satisfies the Conservation District Review as required by Wyoming State Statute 18-5-306. No other use is intended or implied. If there is any more information, we can provide for you, please let us know. Yours truly, STAR VALLEY CONSERVATION DISTRICT Rollin Gardner Chairman Subdivision Review North Star Ranches Major Subdivision Star Valley Ranch, Wyoming July 19, 2023 Location The North Star Ranches major subdivision is in the E1/2SW1/4 of section 6 T34N R118W, just south of plat 18 of Star Valley Ranch, Wyoming. The proposed subdivision is +/- 78acres and will be divided into 15 lots. Water Star Valley Conservation District (SVCD) personnel used the State Engineers Water Rights Data Base to obtain groundwater information for this property. Well logs from wells in the vicinity indicated the static water level is between 60 and 217 feet below ground surface. According to Surveyor Scherbel’s Office, the owner’s agent, the 15 lots will each have individual wells and septic systems. Please pay special attention to the Septic Tank Absorption Fields section of the attached soils report. Due to a large variation of groundwater levels in this section, SVCD recommends soil cuts to determine groundwater levels. If ground water is high, we recommend an enhanced septic system and no basements. We recommend that soil cuts be taken in the spring/early summer when groundwater is highest. If soil cuts are done at other times know that static water level can fluctuate according to the amount of high-water runoff from year to year. Salt River The Salt River is listed on Table C (Water Bodies with Water Quality Threats) of the Wyoming Department of Environmental Quality (WDEQ) 2020 Section 303(d) List. The Salt River does not support the designated use for contact recreation use due to elevated levels of fecal coliform bacteria. In response to this listing, the Star Valley Conservation District (SVCD) initiated watershed-planning activities for the Salt River Watershed in 2003. The Salt River Watershed Plan has been completed, was formally submitted to WDEQ and was accepted and signed by WDEQ in July 2005. SVCD completed a TMDL for the Salt River in 2016 which was submitted to WDEQ. SVCD continues to monitor the watershed. We have collaborated with landowners to implement fencing and off stream watering for livestock. We also provide a cost share to homeowners to pump septic systems after attending our septic workshops. The Salt River Watershed Plan identifies rural subdivisions as adversely affecting water quality in the Salt River Watershed. Storm water run-off from subdivisions should be managed using best management practices to ensure that pollutants such as storm water runoff, animal wastes, sediment, and fertilizers do not reach the irrigation ditches or other surface waters in the area. National Pollutant Discharge Elimination System (NPDES) The Wyoming Department of Environmental Quality (WYDEQ) requires all construction sites that disturb 1 acre or more to have a construction NPDES permit. The areas do not have to be contiguous. The permit requires construction site operators to implement appropriate erosion and sediment control best management practices, control waste such as discarded building materials, concrete truck wash-out, chemicals, litter, and sanitary wastes. Operators of construction activities must develop a Storm Water Pollution Prevention Plan (SWPPP) that describes the measures to be implemented at the construction site that will eliminate or minimize pollutants from the project from reaching surface waters. The terms and conditions of the permit must be implemented until the land disturbed by construction activities has been ‘finally stabilized.’ Finally stabilized is defined as “all soil disturbing activities at the site have been completed, and a uniform perennial vegetative cover with a density of 70% of the native background vegetative cover for the area has been established on all disturbed unpaved areas and areas not covered by permanent structures”. If construction will disturb 5 or more acres a stormwater permit from WYDEQ is required. For more information regarding the NPDES requirements please contact Katy Sprouse by phone or email at 307-777-7570 (katysprouse@wyo.gove)Anita Rehner, WYDEQ Program Coordinator at 307-777-5622 or (arehner@state.wy.us). Soils The following soils information provided by the Natural Resources Conservation Service (NRCS) Soil Survey of Star Valley Area, Wyoming – Idaho. This information does not eliminate the need for onsite investigation of the soils or for testing and analysis of these soils by a Wyoming Licensed Engineer experienced in the design and construction of engineering work. The proposed subdivision is comprised of 2 soil types, identified as Greyback gravelly loam (Gg) and Greyback and Hobacker soils, 0 to 30 percent slopes (GHE). Limitations: ‘not limited’ indicates that the soil has features that are favorable for the specified use, good performance and very low maintenance can be expected. ‘Somewhat limited’ indicates that the soil has features that are moderately favorable for the specified use. The limitations can be overcome or minimized by special planning, design, and installation. Fair performance and moderate maintenance can be expected. Soils with ‘very limited’ designations indicate that the soil has one or more features that are unfavorable for the specified use. The limitations generally cannot be overcome without major soil reclamation, special design, or expensive installation procedures, poor performance and high maintenance can be expected. Dwelling with and without basements: The degree of limitations for dwellings with and without basements in areas of Greyback gravelly loam (Gg) are Not Limited. Areas consisting of Greyback and Hobacker soils 0 to 30 percent slopes are rated as Very Limited due to slope. Soil cuts were not conducted as part of this review. Care should be taken not to locate buildings in the intermittent drainage or any drainage channel where overland flooding could occur during early spring snowmelt or heavy thunderstorms. Sewage Disposal: The degree of limitations for septic tank absorption fields for areas containing both the Greyback gravelly loam (Gg) and the Greyback and Hobacker soils 0 to 30 percent slopes (GHE) are rated as Very Limited due to seepage and slope. Paved Roads and streets: The degree of limitations for roads and streets for areas containing Greyback gravelly loam (Gg) are rates as Somewhat Limited due to frost action. Areas containing Greyback and Hobacker soils, 0 to 30 percent slopes (GHE) are rated as Very Limited due to slope and frost action. Unpaved Roads and Streets: The degree of limitations for unpaved roads and streets for areas containing Greyback gravelly loam (Gg) are rated as Somewhat Limited due to frost action and dusty. Areas containing Greyback and Hobacker soils, 0 to 30 percent slopes (GHE) are rated as Very Limited due to frost action, dusty, and slope. Shallow excavations: The degree of limitations for shallow excavations for areas containing Greyback gravelly loam (Gg) are rated as Somewhat Limited due to unstable excavation walls and dusty. Areas containing Greyback and Hobacker soils, 0 to 30 percent slopes (GHE) are rated as Very Limited due to slope, unstable excavation walls, and dusty. To avoid potential erosion or sedimentation problems all disturbed areas during subdivision construction, especially road banks, need to be mulched and seeded back to adapted grass/legumes and tress/shrubs as soon as possible. Topsoil should be stockpiled and saved during construction, so adequate seedbeds can be prepared in the disturbed areas. Appropriate erosion and sediment control best management practices should be installed and maintained for the duration of the project. Noxious Weeds Lincoln County Weed and Pest report is included in a separate report. Please note and follow the recommendations therein. Lincoln County Weed & Pest furnishes herbicides for noxious weed control at a discount to landowners. Check with Weed and Pest to see if you qualify. They also offer ATV sprayers and 25-gallon pickup sprayers for rent. All visits to the property as well as any consultations are at no charge. To contact Lincoln County Weed and Pest call 307-885-9333 (WEED). Small Acreage Grazing/Livestock Management Please be aware, grazing animals on small acreages can have a significant impact on the condition of soil, water, plants, and other natural resources. Care should be taken to ensure agricultural activities such as grazing, corrals, pastures, feedlots, animal waste storage or spreading does not take place within any wellhead protection zone. Best management practices should be implemented on these parcels to ensure animal wastes does not reach spring or Salt River during times of high water, snow melt, or storm run-off. This can be done by using berms, filters strips, grassed swales and catch ponds. The SVCD recommends the individual lot owners obtain a site-specific grazing and waste management conservation plan from the local Natural Resources Conservation Service office in Afton. The plans are provided free of charge. For mor information, please contact Adam Clark, 307-886-9001 ext.109, adam.p.clark@usda.gov. Wildfire and Landscaping: Wildfire is possible in this area. Well planned landscaping can reduce wildfire danger. The home should have a defensible space. SVCD recommends following the guidelines in the University of Wyoming Barnyards and Backyards Living with Wildfire in Wyoming publication. http://www.uwyo.edu/barnbackyard/_files/documents/resources/wildfire2013/wildfire_web.pdf Wildlife Friendly Fencing Fences cause the direct mortality of wildlife through entanglement and prohibition of movement to seasonal ranges. Fences constructed or currently in existence on the property should be designed to allow free and unrestricted movement of wildlife. Wyoming Game and Fish Department recommends fences be built to minimally restrict livestock and horses, while allowing free movement of wildlife (e.g. a smooth bottom wire 16-18 inches above ground, a 39- inch maximum height and at least 12 inches between the top two wires). Wildlife can benefit from any area of open space. For more information please see Fencing Guidelines for Wildlife Wyoming Game & Fish Habitat Extension Bulletin No. 53 at the Wyoming Game and Fish website http://gf.state.wy.us/downloads/pdf/habitat/Bulletin%20No.%2053.pdf. Homeowners should protect ornamental shrubs used for landscaping and future homeowners should know that, by state statute, the Wyoming Game and Fish Department is not liable for damage caused to ornamental plants by wildlife. The potential exists for wildlife conflicts, especially between wildlife and free-ranging domestic pets. The landowner should take precautions to minimize harassment of wildlife by dogs and cats. It is illegal to allow pets to chase or kill wildlife. Likewise, rural landowners should recognize that black bears, mountain lions, and other carnivores may come near their dwellings and may pose a threat to pets allowed to range freely. Sensitive Species and Historical Resources Sensitive, threatened, or endangered species were not evaluated as part of this review. STAR VALLEY CONSERVATION DISTRICT Kay Lynn Nield District Manager Subdivision Review Application Star Valley Conservation District 61 E. 5th Avenue / PO Box 216 Afton, Wyoming, 83110 Phone: 307-885-7823 www.starvalleycd.org Date: Name: Address: City/State/Zip Code Phone: Owners: Name: Address: City/State/Zip Code Phone: Total Acreage of Subdivision: Simple Subdivision Minor Subdivision Major Subdivision Owners: Number of Lots: Number of Lots: Number of Lots: Representative/Surveyor/Engineer: Project Location: 1/4 1/4 Section/Township/Range Application Attachments: Soils Map: Survey Map: Groundwater Study: (Major Subdivision) Sewer Study: (Major Subdivision) NPDES Storm Water Permit: (if disturbing 1-acre or more) Date Signing this review application authorized the Star Valley Conservation District personnel the right of ingress and egress from said lands for any and all inspection purposes necessary for the review process. Surveyor Scherbel, Ltd. P.O. Box 725 Afton, Wyoming 83110 307-885-9319 X Mark T. DeBoer 840 Moulton Loop Road c-5 Jackson, Wyoming 83001 949-637-5324 E1/2SW1/4 Section 6 T34N R118W 78± acres X 15 13 July 2023 7/13/2023 Soil Map—Star Valley Area, Wyoming-Idaho (Mark DeBoer) Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 5/1/2023 Page 1 of 347556004755700475580047559004756000475610047562004756300475640047565004755600475570047558004755900475600047561004756200475630047564004756500502500502600502700502800502900503000503100503200 502500 502600 502700 502800 502900 503000 503100 503200 42° 57' 41'' N 110° 58' 12'' W42° 57' 41'' N110° 57' 38'' W42° 57' 8'' N 110° 58' 12'' W42° 57' 8'' N 110° 57' 38'' WN Map projection: Web Mercator Corner coordinates: WGS84 Edge tics: UTM Zone 12N WGS84 0 200 400 800 1200 Feet 0 50 100 200 300 Meters Map Scale: 1:4,920 if printed on A portrait (8.5" x 11") sheet. Soil Map may not be valid at this scale. MAP LEGEND MAP INFORMATION Area of Interest (AOI) Area of Interest (AOI) Soils Soil Map Unit Polygons Soil Map Unit Lines Soil Map Unit Points Special Point Features Blowout Borrow Pit Clay Spot Closed Depression Gravel Pit Gravelly Spot Landfill Lava Flow Marsh or swamp Mine or Quarry Miscellaneous Water Perennial Water Rock Outcrop Saline Spot Sandy Spot Severely Eroded Spot Sinkhole Slide or Slip Sodic Spot Spoil Area Stony Spot Very Stony Spot Wet Spot Other Special Line Features Water Features Streams and Canals Transportation Rails Interstate Highways US Routes Major Roads Local Roads Background Aerial Photography The soil surveys that comprise your AOI were mapped at 1:20,000. Warning: Soil Map may not be valid at this scale. Enlargement of maps beyond the scale of mapping can cause misunderstanding of the detail of mapping and accuracy of soil line placement. The maps do not show the small areas of contrasting soils that could have been shown at a more detailed scale. Please rely on the bar scale on each map sheet for map measurements. Source of Map: Natural Resources Conservation Service Web Soil Survey URL: Coordinate System: Web Mercator (EPSG:3857) Maps from the Web Soil Survey are based on the Web Mercator projection, which preserves direction and shape but distorts distance and area. A projection that preserves area, such as the Albers equal-area conic projection, should be used if more accurate calculations of distance or area are required. This product is generated from the USDA-NRCS certified data as of the version date(s) listed below. Soil Survey Area: Star Valley Area, Wyoming-Idaho Survey Area Data: Version 18, Sep 9, 2022 Soil map units are labeled (as space allows) for map scales 1:50,000 or larger. Date(s) aerial images were photographed: Jun 14, 2021—Jun 15, 2021 The orthophoto or other base map on which the soil lines were compiled and digitized probably differs from the background imagery displayed on these maps. As a result, some minor shifting of map unit boundaries may be evident. Soil Map—Star Valley Area, Wyoming-Idaho (Mark DeBoer) Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 5/1/2023 Page 2 of 3 Map Unit Legend Map Unit Symbol Map Unit Name Acres in AOI Percent of AOI Gg Greyback gravelly loam 85.3 99.6% GHE Greyback and Hobacker soils, 0 to 30 percent slopes 0.4 0.4% Totals for Area of Interest 85.6 100.0% Soil Map—Star Valley Area, Wyoming-Idaho Mark DeBoer Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 5/1/2023 Page 3 of 3 Dwellings With Basements—Star Valley Area, Wyoming-Idaho Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 7/19/2023 Page 1 of 547556004755700475580047559004756000475610047562004756300475640047565004755600475570047558004755900475600047561004756200475630047564004756500502500502600502700502800502900503000503100 502500 502600 502700 502800 502900 503000 503100 42° 57' 41'' N 110° 58' 11'' W42° 57' 41'' N110° 57' 39'' W42° 57' 9'' N 110° 58' 11'' W42° 57' 9'' N 110° 57' 39'' WN Map projection: Web Mercator Corner coordinates: WGS84 Edge tics: UTM Zone 12N WGS84 0 200 400 800 1200 Feet 0 50 100 200 300 Meters Map Scale: 1:4,710 if printed on A portrait (8.5" x 11") sheet. Soil Map may not be valid at this scale. MAP LEGEND MAP INFORMATION Area of Interest (AOI) Area of Interest (AOI) Soils Soil Rating Polygons Very limited Somewhat limited Not limited Not rated or not available Soil Rating Lines Very limited Somewhat limited Not limited Not rated or not available Soil Rating Points Very limited Somewhat limited Not limited Not rated or not available Water Features Streams and Canals Transportation Rails Interstate Highways US Routes Major Roads Local Roads Background Aerial Photography The soil surveys that comprise your AOI were mapped at 1:20,000. Warning: Soil Map may not be valid at this scale. Enlargement of maps beyond the scale of mapping can cause misunderstanding of the detail of mapping and accuracy of soil line placement. The maps do not show the small areas of contrasting soils that could have been shown at a more detailed scale. Please rely on the bar scale on each map sheet for map measurements. Source of Map: Natural Resources Conservation Service Web Soil Survey URL: Coordinate System: Web Mercator (EPSG:3857) Maps from the Web Soil Survey are based on the Web Mercator projection, which preserves direction and shape but distorts distance and area. A projection that preserves area, such as the Albers equal-area conic projection, should be used if more accurate calculations of distance or area are required. This product is generated from the USDA-NRCS certified data as of the version date(s) listed below. Soil Survey Area: Star Valley Area, Wyoming-Idaho Survey Area Data: Version 18, Sep 9, 2022 Soil map units are labeled (as space allows) for map scales 1:50,000 or larger. Date(s) aerial images were photographed: Jun 14, 2021—Jun 15, 2021 The orthophoto or other base map on which the soil lines were compiled and digitized probably differs from the background imagery displayed on these maps. As a result, some minor shifting of map unit boundaries may be evident. Dwellings With Basements—Star Valley Area, Wyoming-Idaho Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 7/19/2023 Page 2 of 5 Dwellings With Basements Map unit symbol Map unit name Rating Component name (percent) Rating reasons (numeric values) Acres in AOI Percent of AOI Gg Greyback gravelly loam Not limited Greyback (85%)78.1 99.7% GHE Greyback and Hobacker soils, 0 to 30 percent slopes Very limited Greyback (30%)Slope (1.00)0.2 0.3% Hobacker (20%)Slope (1.00) Totals for Area of Interest 78.3 100.0% Rating Acres in AOI Percent of AOI Not limited 78.1 99.7% Very limited 0.2 0.3% Totals for Area of Interest 78.3 100.0% Dwellings With Basements—Star Valley Area, Wyoming-Idaho Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 7/19/2023 Page 3 of 5 Description ENG - Engineering Dwellings are single-family houses of three stories or less. For dwellings with basements, the foundation is assumed to consist of spread footings of reinforced concrete built on undisturbed soil at a depth of about 7 feet. The ratings for dwellings are based on the soil properties that affect the capacity of the soil to support a load without movement and on the properties that affect excavation and construction costs. The properties that affect the load-supporting capacity include depth to a water table, ponding, flooding, subsidence, linear extensibility (shrink-swell potential), and compressibility. Compressibility is inferred from the Unified classification of the soil. The properties that affect the ease and amount of excavation include depth to a water table, ponding, flooding, slope, depth to bedrock or a cemented pan, hardness of bedrock or a cemented pan, and the amount and size of rock fragments. The ratings are both verbal and numerical. Rating class terms indicate the extent to which the soils are limited by all of the soil features that affect the specified use. "Not limited" indicates that the soil has features that are very favorable for the specified use. Good performance and very low maintenance can be expected. "Somewhat limited" indicates that the soil has features that are moderately favorable for the specified use. The limitations can be overcome or minimized by special planning, design, or installation. Fair performance and moderate maintenance can be expected. "Very limited" indicates that the soil has one or more features that are unfavorable for the specified use. The limitations generally cannot be overcome without major soil reclamation, special design, or expensive installation procedures. Poor performance and high maintenance can be expected. Numerical ratings indicate the severity of individual limitations. The ratings are shown as decimal fractions ranging from 0.01 to 1.00. They indicate gradations between the point at which a soil feature has the greatest negative impact on the use (1.00) and the point at which the soil feature is not a limitation (0.00). The map unit components listed for each map unit in the accompanying Summary by Map Unit table in Web Soil Survey or the Aggregation Report in Soil Data Viewer are determined by the aggregation method chosen. An aggregated rating class is shown for each map unit. The components listed for each map unit are only those that have the same rating class as listed for the map unit. The percent composition of each component in a particular map unit is presented to help the user better understand the percentage of each map unit that has the rating presented. Other components with different ratings may be present in each map unit. The ratings for all components, regardless of the map unit aggregated rating, can be viewed by generating the equivalent report from the Soil Reports tab in Web Soil Survey or from the Soil Data Mart site. Onsite investigation may be needed to validate these interpretations and to confirm the identity of the soil on a given site. Dwellings With Basements—Star Valley Area, Wyoming-Idaho Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 7/19/2023 Page 4 of 5 Rating Options Aggregation Method: Dominant Condition Component Percent Cutoff: None Specified Tie-break Rule: Higher Dwellings With Basements—Star Valley Area, Wyoming-Idaho Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 7/19/2023 Page 5 of 5 Dwellings Without Basements—Star Valley Area, Wyoming-Idaho Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 7/19/2023 Page 1 of 547556004755700475580047559004756000475610047562004756300475640047565004755600475570047558004755900475600047561004756200475630047564004756500502500502600502700502800502900503000503100 502500 502600 502700 502800 502900 503000 503100 42° 57' 41'' N 110° 58' 11'' W42° 57' 41'' N110° 57' 39'' W42° 57' 9'' N 110° 58' 11'' W42° 57' 9'' N 110° 57' 39'' WN Map projection: Web Mercator Corner coordinates: WGS84 Edge tics: UTM Zone 12N WGS84 0 200 400 800 1200 Feet 0 50 100 200 300 Meters Map Scale: 1:4,710 if printed on A portrait (8.5" x 11") sheet. Soil Map may not be valid at this scale. MAP LEGEND MAP INFORMATION Area of Interest (AOI) Area of Interest (AOI) Soils Soil Rating Polygons Very limited Somewhat limited Not limited Not rated or not available Soil Rating Lines Very limited Somewhat limited Not limited Not rated or not available Soil Rating Points Very limited Somewhat limited Not limited Not rated or not available Water Features Streams and Canals Transportation Rails Interstate Highways US Routes Major Roads Local Roads Background Aerial Photography The soil surveys that comprise your AOI were mapped at 1:20,000. Warning: Soil Map may not be valid at this scale. Enlargement of maps beyond the scale of mapping can cause misunderstanding of the detail of mapping and accuracy of soil line placement. The maps do not show the small areas of contrasting soils that could have been shown at a more detailed scale. Please rely on the bar scale on each map sheet for map measurements. Source of Map: Natural Resources Conservation Service Web Soil Survey URL: Coordinate System: Web Mercator (EPSG:3857) Maps from the Web Soil Survey are based on the Web Mercator projection, which preserves direction and shape but distorts distance and area. A projection that preserves area, such as the Albers equal-area conic projection, should be used if more accurate calculations of distance or area are required. This product is generated from the USDA-NRCS certified data as of the version date(s) listed below. Soil Survey Area: Star Valley Area, Wyoming-Idaho Survey Area Data: Version 18, Sep 9, 2022 Soil map units are labeled (as space allows) for map scales 1:50,000 or larger. Date(s) aerial images were photographed: Jun 14, 2021—Jun 15, 2021 The orthophoto or other base map on which the soil lines were compiled and digitized probably differs from the background imagery displayed on these maps. As a result, some minor shifting of map unit boundaries may be evident. Dwellings Without Basements—Star Valley Area, Wyoming-Idaho Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 7/19/2023 Page 2 of 5 Dwellings Without Basements Map unit symbol Map unit name Rating Component name (percent) Rating reasons (numeric values) Acres in AOI Percent of AOI Gg Greyback gravelly loam Not limited Greyback (85%)78.1 99.7% GHE Greyback and Hobacker soils, 0 to 30 percent slopes Very limited Greyback (30%)Slope (1.00)0.2 0.3% Hobacker (20%)Slope (1.00) Totals for Area of Interest 78.3 100.0% Rating Acres in AOI Percent of AOI Not limited 78.1 99.7% Very limited 0.2 0.3% Totals for Area of Interest 78.3 100.0% Dwellings Without Basements—Star Valley Area, Wyoming-Idaho Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 7/19/2023 Page 3 of 5 Description ENG - Engineering Dwellings are single-family houses of three stories or less. For dwellings without basements, the foundation is assumed to consist of spread footings of reinforced concrete built on undisturbed soil at a depth of 2 feet or at the depth of maximum frost penetration, whichever is deeper. The ratings for dwellings are based on the soil properties that affect the capacity of the soil to support a load without movement and on the properties that affect excavation and construction costs. The properties that affect the load-supporting capacity include depth to a water table, ponding, flooding, subsidence, linear extensibility (shrink-swell potential), and compressibility. Compressibility is inferred from the Unified classification of the soil. The properties that affect the ease and amount of excavation include depth to a water table, ponding, flooding, slope, depth to bedrock or a cemented pan, hardness of bedrock or a cemented pan, and the amount and size of rock fragments. The ratings are both verbal and numerical. Rating class terms indicate the extent to which the soils are limited by all of the soil features that affect the specified use. "Not limited" indicates that the soil has features that are very favorable for the specified use. Good performance and very low maintenance can be expected. "Somewhat limited" indicates that the soil has features that are moderately favorable for the specified use. The limitations can be overcome or minimized by special planning, design, or installation. Fair performance and moderate maintenance can be expected. "Very limited" indicates that the soil has one or more features that are unfavorable for the specified use. The limitations generally cannot be overcome without major soil reclamation, special design, or expensive installation procedures. Poor performance and high maintenance can be expected. Numerical ratings indicate the severity of individual limitations. The ratings are shown as decimal fractions ranging from 0.01 to 1.00. They indicate gradations between the point at which a soil feature has the greatest negative impact on the use (1.00) and the point at which the soil feature is not a limitation (0.00). The map unit components listed for each map unit in the accompanying Summary by Map Unit table in Web Soil Survey or the Aggregation Report in Soil Data Viewer are determined by the aggregation method chosen. An aggregated rating class is shown for each map unit. The components listed for each map unit are only those that have the same rating class as listed for the map unit. The percent composition of each component in a particular map unit is presented to help the user better understand the percentage of each map unit that has the rating presented. Other components with different ratings may be present in each map unit. The ratings for all components, regardless of the map unit aggregated rating, can be viewed by generating the equivalent report from the Soil Reports tab in Web Soil Survey or from the Soil Data Mart site. Onsite investigation may be needed to Dwellings Without Basements—Star Valley Area, Wyoming-Idaho Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 7/19/2023 Page 4 of 5 validate these interpretations and to confirm the identity of the soil on a given site. Rating Options Aggregation Method: Dominant Condition Component Percent Cutoff: None Specified Tie-break Rule: Higher Dwellings Without Basements—Star Valley Area, Wyoming-Idaho Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 7/19/2023 Page 5 of 5 Septic Tank Absorption Fields—Star Valley Area, Wyoming-Idaho Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 7/19/2023 Page 1 of 547556004755700475580047559004756000475610047562004756300475640047565004755600475570047558004755900475600047561004756200475630047564004756500502500502600502700502800502900503000503100 502500 502600 502700 502800 502900 503000 503100 42° 57' 41'' N 110° 58' 11'' W42° 57' 41'' N110° 57' 39'' W42° 57' 9'' N 110° 58' 11'' W42° 57' 9'' N 110° 57' 39'' WN Map projection: Web Mercator Corner coordinates: WGS84 Edge tics: UTM Zone 12N WGS84 0 200 400 800 1200 Feet 0 50 100 200 300 Meters Map Scale: 1:4,710 if printed on A portrait (8.5" x 11") sheet. Soil Map may not be valid at this scale. MAP LEGEND MAP INFORMATION Area of Interest (AOI) Area of Interest (AOI) Soils Soil Rating Polygons Very limited Somewhat limited Not limited Not rated or not available Soil Rating Lines Very limited Somewhat limited Not limited Not rated or not available Soil Rating Points Very limited Somewhat limited Not limited Not rated or not available Water Features Streams and Canals Transportation Rails Interstate Highways US Routes Major Roads Local Roads Background Aerial Photography The soil surveys that comprise your AOI were mapped at 1:20,000. Warning: Soil Map may not be valid at this scale. Enlargement of maps beyond the scale of mapping can cause misunderstanding of the detail of mapping and accuracy of soil line placement. The maps do not show the small areas of contrasting soils that could have been shown at a more detailed scale. Please rely on the bar scale on each map sheet for map measurements. Source of Map: Natural Resources Conservation Service Web Soil Survey URL: Coordinate System: Web Mercator (EPSG:3857) Maps from the Web Soil Survey are based on the Web Mercator projection, which preserves direction and shape but distorts distance and area. A projection that preserves area, such as the Albers equal-area conic projection, should be used if more accurate calculations of distance or area are required. This product is generated from the USDA-NRCS certified data as of the version date(s) listed below. Soil Survey Area: Star Valley Area, Wyoming-Idaho Survey Area Data: Version 18, Sep 9, 2022 Soil map units are labeled (as space allows) for map scales 1:50,000 or larger. Date(s) aerial images were photographed: Jun 14, 2021—Jun 15, 2021 The orthophoto or other base map on which the soil lines were compiled and digitized probably differs from the background imagery displayed on these maps. As a result, some minor shifting of map unit boundaries may be evident. Septic Tank Absorption Fields—Star Valley Area, Wyoming-Idaho Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 7/19/2023 Page 2 of 5 Septic Tank Absorption Fields Map unit symbol Map unit name Rating Component name (percent) Rating reasons (numeric values) Acres in AOI Percent of AOI Gg Greyback gravelly loam Very limited Greyback (85%)Seepage, bottom layer (1.00) 78.1 99.7% GHE Greyback and Hobacker soils, 0 to 30 percent slopes Very limited Greyback (30%)Seepage, bottom layer (1.00) 0.2 0.3% Slope (1.00) Hobacker (20%)Seepage, bottom layer (1.00) Slope (1.00) Totals for Area of Interest 78.3 100.0% Rating Acres in AOI Percent of AOI Very limited 78.3 100.0% Totals for Area of Interest 78.3 100.0% Septic Tank Absorption Fields—Star Valley Area, Wyoming-Idaho Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 7/19/2023 Page 3 of 5 Description ENG - Engineering Septic tank absorption fields are areas in which effluent from a septic tank is distributed into the soil through subsurface tiles or perforated pipe. Only that part of the soil between depths of 24 and 60 inches is evaluated. The ratings are based on the soil properties that affect absorption of the effluent, construction and maintenance of the system, and public health. Saturated hydraulic conductivity (Ksat), depth to a water table, ponding, depth to bedrock or a cemented pan, and flooding affect absorption of the effluent. Stones and boulders, ice, and bedrock or a cemented pan interfere with installation. Subsidence interferes with installation and maintenance. Excessive slope may cause lateral seepage and surfacing of the effluent in downslope areas. Some soils are underlain by loose sand and gravel or fractured bedrock at a depth of less than 4 feet below the distribution lines. In these soils the absorption field may not adequately filter the effluent, particularly when the system is new. As a result, the ground water may become contaminated. The ratings are both verbal and numerical. Rating class terms indicate the extent to which the soils are limited by all of the soil features that affect the specified use. "Not limited" indicates that the soil has features that are very favorable for the specified use. Good performance and very low maintenance can be expected. "Somewhat limited" indicates that the soil has features that are moderately favorable for the specified use. The limitations can be overcome or minimized by special planning, design, or installation. Fair performance and moderate maintenance can be expected. "Very limited" indicates that the soil has one or more features that are unfavorable for the specified use. The limitations generally cannot be overcome without major soil reclamation, special design, or expensive installation procedures. Poor performance and high maintenance can be expected. Numerical ratings indicate the severity of individual limitations. The ratings are shown as decimal fractions ranging from 0.01 to 1.00. They indicate gradations between the point at which a soil feature has the greatest negative impact on the use (1.00) and the point at which the soil feature is not a limitation (0.00). The map unit components listed for each map unit in the accompanying Summary by Map Unit table in Web Soil Survey or the Aggregation Report in Soil Data Viewer are determined by the aggregation method chosen. An aggregated rating class is shown for each map unit. The components listed for each map unit are only those that have the same rating class as listed for the map unit. The percent composition of each component in a particular map unit is presented to help the user better understand the percentage of each map unit that has the rating presented. Other components with different ratings may be present in each map unit. The ratings for all components, regardless of the map unit aggregated rating, can be viewed by generating the equivalent report from the Soil Reports tab in Web Soil Survey or from the Soil Data Mart site. Onsite investigation may be needed to Septic Tank Absorption Fields—Star Valley Area, Wyoming-Idaho Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 7/19/2023 Page 4 of 5 validate these interpretations and to confirm the identity of the soil on a given site. Rating Options Aggregation Method: Dominant Condition Component Percent Cutoff: None Specified Tie-break Rule: Higher Septic Tank Absorption Fields—Star Valley Area, Wyoming-Idaho Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 7/19/2023 Page 5 of 5 Unpaved Local Roads and Streets—Star Valley Area, Wyoming-Idaho Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 7/19/2023 Page 1 of 447556004755700475580047559004756000475610047562004756300475640047565004755600475570047558004755900475600047561004756200475630047564004756500502500502600502700502800502900503000503100 502500 502600 502700 502800 502900 503000 503100 42° 57' 41'' N 110° 58' 11'' W42° 57' 41'' N110° 57' 39'' W42° 57' 9'' N 110° 58' 11'' W42° 57' 9'' N 110° 57' 39'' WN Map projection: Web Mercator Corner coordinates: WGS84 Edge tics: UTM Zone 12N WGS84 0 200 400 800 1200 Feet 0 50 100 200 300 Meters Map Scale: 1:4,710 if printed on A portrait (8.5" x 11") sheet. Soil Map may not be valid at this scale. MAP LEGEND MAP INFORMATION Area of Interest (AOI) Area of Interest (AOI) Soils Soil Rating Polygons Very limited Somewhat limited Not limited Not rated or not available Soil Rating Lines Very limited Somewhat limited Not limited Not rated or not available Soil Rating Points Very limited Somewhat limited Not limited Not rated or not available Water Features Streams and Canals Transportation Rails Interstate Highways US Routes Major Roads Local Roads Background Aerial Photography The soil surveys that comprise your AOI were mapped at 1:20,000. Warning: Soil Map may not be valid at this scale. Enlargement of maps beyond the scale of mapping can cause misunderstanding of the detail of mapping and accuracy of soil line placement. The maps do not show the small areas of contrasting soils that could have been shown at a more detailed scale. Please rely on the bar scale on each map sheet for map measurements. Source of Map: Natural Resources Conservation Service Web Soil Survey URL: Coordinate System: Web Mercator (EPSG:3857) Maps from the Web Soil Survey are based on the Web Mercator projection, which preserves direction and shape but distorts distance and area. A projection that preserves area, such as the Albers equal-area conic projection, should be used if more accurate calculations of distance or area are required. This product is generated from the USDA-NRCS certified data as of the version date(s) listed below. Soil Survey Area: Star Valley Area, Wyoming-Idaho Survey Area Data: Version 18, Sep 9, 2022 Soil map units are labeled (as space allows) for map scales 1:50,000 or larger. Date(s) aerial images were photographed: Jun 14, 2021—Jun 15, 2021 The orthophoto or other base map on which the soil lines were compiled and digitized probably differs from the background imagery displayed on these maps. As a result, some minor shifting of map unit boundaries may be evident. Unpaved Local Roads and Streets—Star Valley Area, Wyoming-Idaho Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 7/19/2023 Page 2 of 4 Unpaved Local Roads and Streets Map unit symbol Map unit name Rating Component name (percent) Rating reasons (numeric values) Acres in AOI Percent of AOI Gg Greyback gravelly loam Somewhat limited Greyback (85%)Frost action (0.50) 78.1 99.7% Dusty (0.00) GHE Greyback and Hobacker soils, 0 to 30 percent slopes Very limited Greyback (30%)Slope (1.00)0.2 0.3% Frost action (0.50) Dusty (0.00) Hobacker (20%)Slope (1.00) Frost action (0.50) Totals for Area of Interest 78.3 100.0% Rating Acres in AOI Percent of AOI Somewhat limited 78.1 99.7% Very limited 0.2 0.3% Totals for Area of Interest 78.3 100.0% Unpaved Local Roads and Streets—Star Valley Area, Wyoming-Idaho Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 7/19/2023 Page 3 of 4 Description ENG - Engineering Unpaved local roads and streets are those roads and streets that carry traffic year round but have a graded surface of local soil material or aggregate. Description: Unpaved local roads and streets are those roads and streets that carry traffic year round but have a graded surface of local soil material or aggregate. The roads and streets consist of (1) the underlying local soil material, either cut or fill, which is called "the sub- grade"; (2) the surface, which may be the same as the subgrade or may have aggrate such as crushed limestone added. They are graded to shed water, and conventional drainage measures are provided. These roads and streets are built mainly from the soil at the site. Soil interpretations for local roads and streets are used as a tool in evaluating soil suitability and identifying soil limitations for the practice. The rating is for soils in their present condition and does not consider present land use. Soil properties and qualities that affect local roads and streets are those that influence the ease of excavation and grading and the traffic-supporting capacity. The properties and qualities that affect the ease of excavation and grading are hardness of bedrock or a cemented pan, depth to bedrock or a cemented pan, depth to a water table, flooding, the amount of large stones, and slope. The properties that affect traffic- supporting capacity are soil strength as inferred from the AASHTO group index and the Unified classification, subsidence, shrink-swell behavior, potential frost action, and depth to the seasonal high water table. The dust generating tendacy of the soil is also considered. Rating Options Aggregation Method: Dominant Condition Component Percent Cutoff: None Specified Tie-break Rule: Higher Unpaved Local Roads and Streets—Star Valley Area, Wyoming-Idaho Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 7/19/2023 Page 4 of 4 Local Roads and Streets—Star Valley Area, Wyoming-Idaho Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 7/19/2023 Page 1 of 547556004755700475580047559004756000475610047562004756300475640047565004755600475570047558004755900475600047561004756200475630047564004756500502500502600502700502800502900503000503100 502500 502600 502700 502800 502900 503000 503100 42° 57' 41'' N 110° 58' 11'' W42° 57' 41'' N110° 57' 39'' W42° 57' 9'' N 110° 58' 11'' W42° 57' 9'' N 110° 57' 39'' WN Map projection: Web Mercator Corner coordinates: WGS84 Edge tics: UTM Zone 12N WGS84 0 200 400 800 1200 Feet 0 50 100 200 300 Meters Map Scale: 1:4,710 if printed on A portrait (8.5" x 11") sheet. Soil Map may not be valid at this scale. MAP LEGEND MAP INFORMATION Area of Interest (AOI) Area of Interest (AOI) Soils Soil Rating Polygons Very limited Somewhat limited Not limited Not rated or not available Soil Rating Lines Very limited Somewhat limited Not limited Not rated or not available Soil Rating Points Very limited Somewhat limited Not limited Not rated or not available Water Features Streams and Canals Transportation Rails Interstate Highways US Routes Major Roads Local Roads Background Aerial Photography The soil surveys that comprise your AOI were mapped at 1:20,000. Warning: Soil Map may not be valid at this scale. Enlargement of maps beyond the scale of mapping can cause misunderstanding of the detail of mapping and accuracy of soil line placement. The maps do not show the small areas of contrasting soils that could have been shown at a more detailed scale. Please rely on the bar scale on each map sheet for map measurements. Source of Map: Natural Resources Conservation Service Web Soil Survey URL: Coordinate System: Web Mercator (EPSG:3857) Maps from the Web Soil Survey are based on the Web Mercator projection, which preserves direction and shape but distorts distance and area. A projection that preserves area, such as the Albers equal-area conic projection, should be used if more accurate calculations of distance or area are required. This product is generated from the USDA-NRCS certified data as of the version date(s) listed below. Soil Survey Area: Star Valley Area, Wyoming-Idaho Survey Area Data: Version 18, Sep 9, 2022 Soil map units are labeled (as space allows) for map scales 1:50,000 or larger. Date(s) aerial images were photographed: Jun 14, 2021—Jun 15, 2021 The orthophoto or other base map on which the soil lines were compiled and digitized probably differs from the background imagery displayed on these maps. As a result, some minor shifting of map unit boundaries may be evident. Local Roads and Streets—Star Valley Area, Wyoming-Idaho Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 7/19/2023 Page 2 of 5 Local Roads and Streets Map unit symbol Map unit name Rating Component name (percent) Rating reasons (numeric values) Acres in AOI Percent of AOI Gg Greyback gravelly loam Somewhat limited Greyback (85%)Frost action (0.50) 78.1 99.7% GHE Greyback and Hobacker soils, 0 to 30 percent slopes Very limited Greyback (30%)Slope (1.00)0.2 0.3% Frost action (0.50) Hobacker (20%)Slope (1.00) Frost action (0.50) Totals for Area of Interest 78.3 100.0% Rating Acres in AOI Percent of AOI Somewhat limited 78.1 99.7% Very limited 0.2 0.3% Totals for Area of Interest 78.3 100.0% Local Roads and Streets—Star Valley Area, Wyoming-Idaho Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 7/19/2023 Page 3 of 5 Description ENG - Engineering Local roads and streets have an all-weather surface and carry automobile and light truck traffic all year. They have a subgrade of cut or fill soil material; a base of gravel, crushed rock, or soil material stabilized by lime or cement; and a surface of flexible material (asphalt), rigid material (concrete), or gravel with a binder. The ratings are based on the soil properties that affect the ease of excavation and grading and the traffic-supporting capacity. The properties that affect the ease of excavation and grading are depth to bedrock or a cemented pan, hardness of bedrock or a cemented pan, depth to a water table, ponding, flooding, the amount of large stones, and slope. The properties that affect the traffic-supporting capacity are soil strength (as inferred from the AASHTO group index number), subsidence, linear extensibility (shrink-swell potential), the potential for frost action, depth to a water table, and ponding. The ratings are both verbal and numerical. Rating class terms indicate the extent to which the soils are limited by all of the soil features that affect the specified use. "Not limited" indicates that the soil has features that are very favorable for the specified use. Good performance and very low maintenance can be expected. "Somewhat limited" indicates that the soil has features that are moderately favorable for the specified use. The limitations can be overcome or minimized by special planning, design, or installation. Fair performance and moderate maintenance can be expected. "Very limited" indicates that the soil has one or more features that are unfavorable for the specified use. The limitations generally cannot be overcome without major soil reclamation, special design, or expensive installation procedures. Poor performance and high maintenance can be expected. Numerical ratings indicate the severity of individual limitations. The ratings are shown as decimal fractions ranging from 0.01 to 1.00. They indicate gradations between the point at which a soil feature has the greatest negative impact on the use (1.00) and the point at which the soil feature is not a limitation (0.00). The map unit components listed for each map unit in the accompanying Summary by Map Unit table in Web Soil Survey or the Aggregation Report in Soil Data Viewer are determined by the aggregation method chosen. An aggregated rating class is shown for each map unit. The components listed for each map unit are only those that have the same rating class as listed for the map unit. The percent composition of each component in a particular map unit is presented to help the user better understand the percentage of each map unit that has the rating presented. Other components with different ratings may be present in each map unit. The ratings for all components, regardless of the map unit aggregated rating, can be viewed by generating the equivalent report from the Soil Reports tab in Web Soil Survey or from the Soil Data Mart site. Onsite investigation may be needed to validate these interpretations and to confirm the identity of the soil on a given site. Local Roads and Streets—Star Valley Area, Wyoming-Idaho Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 7/19/2023 Page 4 of 5 Rating Options Aggregation Method: Dominant Condition Component Percent Cutoff: None Specified Tie-break Rule: Higher Local Roads and Streets—Star Valley Area, Wyoming-Idaho Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 7/19/2023 Page 5 of 5 Shallow Excavations—Star Valley Area, Wyoming-Idaho Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 7/19/2023 Page 1 of 547556004755700475580047559004756000475610047562004756300475640047565004755600475570047558004755900475600047561004756200475630047564004756500502500502600502700502800502900503000503100 502500 502600 502700 502800 502900 503000 503100 42° 57' 41'' N 110° 58' 11'' W42° 57' 41'' N110° 57' 39'' W42° 57' 9'' N 110° 58' 11'' W42° 57' 9'' N 110° 57' 39'' WN Map projection: Web Mercator Corner coordinates: WGS84 Edge tics: UTM Zone 12N WGS84 0 200 400 800 1200 Feet 0 50 100 200 300 Meters Map Scale: 1:4,710 if printed on A portrait (8.5" x 11") sheet. Soil Map may not be valid at this scale. MAP LEGEND MAP INFORMATION Area of Interest (AOI) Area of Interest (AOI) Soils Soil Rating Polygons Very limited Somewhat limited Not limited Not rated or not available Soil Rating Lines Very limited Somewhat limited Not limited Not rated or not available Soil Rating Points Very limited Somewhat limited Not limited Not rated or not available Water Features Streams and Canals Transportation Rails Interstate Highways US Routes Major Roads Local Roads Background Aerial Photography The soil surveys that comprise your AOI were mapped at 1:20,000. Warning: Soil Map may not be valid at this scale. Enlargement of maps beyond the scale of mapping can cause misunderstanding of the detail of mapping and accuracy of soil line placement. The maps do not show the small areas of contrasting soils that could have been shown at a more detailed scale. Please rely on the bar scale on each map sheet for map measurements. Source of Map: Natural Resources Conservation Service Web Soil Survey URL: Coordinate System: Web Mercator (EPSG:3857) Maps from the Web Soil Survey are based on the Web Mercator projection, which preserves direction and shape but distorts distance and area. A projection that preserves area, such as the Albers equal-area conic projection, should be used if more accurate calculations of distance or area are required. This product is generated from the USDA-NRCS certified data as of the version date(s) listed below. Soil Survey Area: Star Valley Area, Wyoming-Idaho Survey Area Data: Version 18, Sep 9, 2022 Soil map units are labeled (as space allows) for map scales 1:50,000 or larger. Date(s) aerial images were photographed: Jun 14, 2021—Jun 15, 2021 The orthophoto or other base map on which the soil lines were compiled and digitized probably differs from the background imagery displayed on these maps. As a result, some minor shifting of map unit boundaries may be evident. Shallow Excavations—Star Valley Area, Wyoming-Idaho Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 7/19/2023 Page 2 of 5 Shallow Excavations Map unit symbol Map unit name Rating Component name (percent) Rating reasons (numeric values) Acres in AOI Percent of AOI Gg Greyback gravelly loam Somewhat limited Greyback (85%)Unstable excavation walls (0.01) 78.1 99.7% Dusty (0.00) GHE Greyback and Hobacker soils, 0 to 30 percent slopes Very limited Greyback (30%)Slope (1.00)0.2 0.3% Unstable excavation walls (0.01) Dusty (0.00) Hobacker (20%)Slope (1.00) Unstable excavation walls (0.01) Totals for Area of Interest 78.3 100.0% Rating Acres in AOI Percent of AOI Somewhat limited 78.1 99.7% Very limited 0.2 0.3% Totals for Area of Interest 78.3 100.0% Shallow Excavations—Star Valley Area, Wyoming-Idaho Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 7/19/2023 Page 3 of 5 Description ENG - Engineering Shallow excavations are trenches or holes dug to a maximum depth of 5 or 6 feet for graves, utility lines, open ditches, or other purposes. The ratings are based on the soil properties that influence the ease of digging and the resistance to sloughing. Depth to bedrock or a cemented pan, hardness of bedrock or a cemented pan, the amount of large stones, and dense layers influence the ease of digging, filling, and compacting. Depth to the seasonal high water table, flooding, and ponding may restrict the period when excavations can be made. Slope influences the ease of using machinery. Soil texture, depth to the water table, and linear extensibility (shrink-swell potential) influence the resistance to sloughing. The ratings are both verbal and numerical. Rating class terms indicate the extent to which the soils are limited by all of the soil features that affect the specified use. "Not limited" indicates that the soil has features that are very favorable for the specified use. Good performance and very low maintenance can be expected. "Somewhat limited" indicates that the soil has features that are moderately favorable for the specified use. The limitations can be overcome or minimized by special planning, design, or installation. Fair performance and moderate maintenance can be expected. "Very limited" indicates that the soil has one or more features that are unfavorable for the specified use. The limitations generally cannot be overcome without major soil reclamation, special design, or expensive installation procedures. Poor performance and high maintenance can be expected. Numerical ratings indicate the severity of individual limitations. The ratings are shown as decimal fractions ranging from 0.01 to 1.00. They indicate gradations between the point at which a soil feature has the greatest negative impact on the use (1.00) and the point at which the soil feature is not a limitation (0.00). The map unit components listed for each map unit in the accompanying Summary by Map Unit table in Web Soil Survey or the Aggregation Report in Soil Data Viewer are determined by the aggregation method chosen. An aggregated rating class is shown for each map unit. The components listed for each map unit are only those that have the same rating class as listed for the map unit. The percent composition of each component in a particular map unit is presented to help the user better understand the percentage of each map unit that has the rating presented. Other components with different ratings may be present in each map unit. The ratings for all components, regardless of the map unit aggregated rating, can be viewed by generating the equivalent report from the Soil Reports tab in Web Soil Survey or from the Soil Data Mart site. Onsite investigation may be needed to validate these interpretations and to confirm the identity of the soil on a given site. Shallow Excavations—Star Valley Area, Wyoming-Idaho Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 7/19/2023 Page 4 of 5 Rating Options Aggregation Method: Dominant Condition Component Percent Cutoff: None Specified Tie-break Rule: Higher Shallow Excavations—Star Valley Area, Wyoming-Idaho Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 7/19/2023 Page 5 of 5 Small Commercial Buildings—Star Valley Area, Wyoming-Idaho Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 7/19/2023 Page 1 of 547556004755700475580047559004756000475610047562004756300475640047565004755600475570047558004755900475600047561004756200475630047564004756500502500502600502700502800502900503000503100 502500 502600 502700 502800 502900 503000 503100 42° 57' 41'' N 110° 58' 11'' W42° 57' 41'' N110° 57' 39'' W42° 57' 9'' N 110° 58' 11'' W42° 57' 9'' N 110° 57' 39'' WN Map projection: Web Mercator Corner coordinates: WGS84 Edge tics: UTM Zone 12N WGS84 0 200 400 800 1200 Feet 0 50 100 200 300 Meters Map Scale: 1:4,710 if printed on A portrait (8.5" x 11") sheet. Soil Map may not be valid at this scale. MAP LEGEND MAP INFORMATION Area of Interest (AOI) Area of Interest (AOI) Soils Soil Rating Polygons Very limited Somewhat limited Not limited Not rated or not available Soil Rating Lines Very limited Somewhat limited Not limited Not rated or not available Soil Rating Points Very limited Somewhat limited Not limited Not rated or not available Water Features Streams and Canals Transportation Rails Interstate Highways US Routes Major Roads Local Roads Background Aerial Photography The soil surveys that comprise your AOI were mapped at 1:20,000. Warning: Soil Map may not be valid at this scale. Enlargement of maps beyond the scale of mapping can cause misunderstanding of the detail of mapping and accuracy of soil line placement. The maps do not show the small areas of contrasting soils that could have been shown at a more detailed scale. Please rely on the bar scale on each map sheet for map measurements. Source of Map: Natural Resources Conservation Service Web Soil Survey URL: Coordinate System: Web Mercator (EPSG:3857) Maps from the Web Soil Survey are based on the Web Mercator projection, which preserves direction and shape but distorts distance and area. A projection that preserves area, such as the Albers equal-area conic projection, should be used if more accurate calculations of distance or area are required. This product is generated from the USDA-NRCS certified data as of the version date(s) listed below. Soil Survey Area: Star Valley Area, Wyoming-Idaho Survey Area Data: Version 18, Sep 9, 2022 Soil map units are labeled (as space allows) for map scales 1:50,000 or larger. Date(s) aerial images were photographed: Jun 14, 2021—Jun 15, 2021 The orthophoto or other base map on which the soil lines were compiled and digitized probably differs from the background imagery displayed on these maps. As a result, some minor shifting of map unit boundaries may be evident. Small Commercial Buildings—Star Valley Area, Wyoming-Idaho Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 7/19/2023 Page 2 of 5 Small Commercial Buildings Map unit symbol Map unit name Rating Component name (percent) Rating reasons (numeric values) Acres in AOI Percent of AOI Gg Greyback gravelly loam Not limited Greyback (85%)78.1 99.7% GHE Greyback and Hobacker soils, 0 to 30 percent slopes Very limited Greyback (30%)Slope (1.00)0.2 0.3% Hobacker (20%)Slope (1.00) Totals for Area of Interest 78.3 100.0% Rating Acres in AOI Percent of AOI Not limited 78.1 99.7% Very limited 0.2 0.3% Totals for Area of Interest 78.3 100.0% Small Commercial Buildings—Star Valley Area, Wyoming-Idaho Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 7/19/2023 Page 3 of 5 Description ENG - Engineering Small commercial buildings are structures that are less than three stories high and do not have basements. The foundation is assumed to consist of spread footings of reinforced concrete built on undisturbed soil at a depth of 2 feet or at the depth of maximum frost penetration, whichever is deeper. The ratings are based on the soil properties that affect the capacity of the soil to support a load without movement and on the properties that affect excavation and construction costs. The properties that affect the load-supporting capacity include depth to a water table, ponding, flooding, subsidence, linear extensibility (shrink-swell potential), and compressibility (which is inferred from the Unified classification of the soil). The properties that affect the ease and amount of excavation include flooding, depth to a water table, ponding, slope, depth to bedrock or a cemented pan, hardness of bedrock or a cemented pan, and the amount and size of rock fragments. The ratings are both verbal and numerical. Rating class terms indicate the extent to which the soils are limited by all of the soil features that affect the specified use. "Not limited" indicates that the soil has features that are very favorable for the specified use. Good performance and very low maintenance can be expected. "Somewhat limited" indicates that the soil has features that are moderately favorable for the specified use. The limitations can be overcome or minimized by special planning, design, or installation. Fair performance and moderate maintenance can be expected. "Very limited" indicates that the soil has one or more features that are unfavorable for the specified use. The limitations generally cannot be overcome without major soil reclamation, special design, or expensive installation procedures. Poor performance and high maintenance can be expected. Numerical ratings indicate the severity of individual limitations. The ratings are shown as decimal fractions ranging from 0.01 to 1.00. They indicate gradations between the point at which a soil feature has the greatest negative impact on the use (1.00) and the point at which the soil feature is not a limitation (0.00). The map unit components listed for each map unit in the accompanying Summary by Map Unit table in Web Soil Survey or the Aggregation Report in Soil Data Viewer are determined by the aggregation method chosen. An aggregated rating class is shown for each map unit. The components listed for each map unit are only those that have the same rating class as listed for the map unit. The percent composition of each component in a particular map unit is presented to help the user better understand the percentage of each map unit that has the rating presented. Other components with different ratings may be present in each map unit. The ratings for all components, regardless of the map unit aggregated rating, can be viewed by generating the equivalent report from the Soil Reports tab in Web Soil Survey or from the Soil Data Mart site. Onsite investigation may be needed to validate these interpretations and to confirm the identity of the soil on a given site. Small Commercial Buildings—Star Valley Area, Wyoming-Idaho Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 7/19/2023 Page 4 of 5 Rating Options Aggregation Method: Dominant Condition Component Percent Cutoff: None Specified Tie-break Rule: Higher Small Commercial Buildings—Star Valley Area, Wyoming-Idaho Natural Resources Conservation Service Web Soil Survey National Cooperative Soil Survey 7/19/2023 Page 5 of 5 WYOMING OFFICE OF STATE LANDS AND INVESTMENTS 1/9/2024 Lincoln County Office of Planning and Development 421 Jefferson St.Ste 701 Afton,WY 83110 RE:File No.114-MA-23 North Star Ranches Subdivision Thank you for contacting the Office of State Lands and Investments (OSLI)regarding the proposed subdivision in Section 6,Township 34 North,Range 118 West. The subject application is located adjacent to 40-acres of state-owned lands.We note any organized activities,access across or work performed on state lands will require prior authorization from the state.Apart from that,we have no further comment as the lands under consideration are not owned by the state. As always,do not hesitate to contact me with further questions. Sincerely, Tyler Seno Commercial Leasing Manager 307-777-5762 Tyler.Seno@wyo.gov EFFECTIVELY MANAGING NATURAL RESOURCES AND FUNDS FOR CURRENT AND FUTURE GENERATIONS July 17,2023 To Whom It May Concern, An inspection of the proposed,Bank of Jackson Hole,as Custodian of the Mark T. DeBoer Traditional IRA –Major Subdivision –within the E1/2SW1/4 of Section 6,T34N R118W,Thayne,Lincoln County,Wyoming.The purpose of this inspection was to see if there are any of the noxious weeds as to W.S.11-5-102 (a)(xi).At the time of inspection,Black Henbane,Canada Thistle,Musk Thistle,and Common Mullen were present.These weeds are on the Wyoming State Noxious Weed list as well as the Lincoln County Noxious Weed List.These plants have proven to be very invasive and pernicious.According to Wyoming Statute it is illegal to allow any state or county noxious weed to propagate freely.The subdivision representative will need to contact Lincoln County Weed and Pest and explain their weed control strategy or work with us to devise one. Lincoln County Weed and Pest furnishes herbicides for noxious weed control at a reduced cost share discount to the landowner.We also offer ATV sprayers and 25-gallon pickup sprayers for rent. Please know that all visits to the above property as well as any consultations are at no charge,so feel free to call or stop by the office any time if you have any questions. Sincerely, Bryan Nichols Travis Osmond Private Lands Coordinator Supervisor Lincoln County Weed and Pest District Lincoln County Weed and Pest District State Engineer’s Office HERSCHLER BUILDING,2 WEST CHEYENNE,WYOMING 82002 (307)777-6150 MARK GORDON GOVERNOR BRANDON GEBHART,P.E. STATE ENGINEER November 28,2023 Lincoln County Board of Commissioners 925 Sage Ave.,Suite 302 Kemmerer,WY 83101 planning@lincolncountywy.gov RE:North Star Ranches Subdivision WDEQ 2023-296 Dear Commissioners: The State Engineer’s Office Ground Water Division received application material related to the Vista Hills Subdivision from the Wyoming Department of Environmental Quality,requesting information and advice to the Water Quality Division. The proposed subdivision is to be located in the NE¼SW1¼and SE¼SW1¼of Section 6 of T34N, R118W,Lincoln County,Wyoming.The subdivision consists of 15 lots.The proposed water system is individual on-lot wells.Based upon the review of both the subdivision application and a preliminary search of the agency’s water rights database,the State Engineer’s Office offers the following: Our office reviewed the referenced submittal in compliance with W.S.18-5-306.We find that in respect to W.S.18-5-306(a)(xi)the subdivider needs to address the following items: 1.Our records indicate that there may be some irrigated acres associated with the subdivision lands under Permit P982.0D.These acres need to be addressed per Statute (see item 6 for a summary of our findings and the processes to address these acres). Additional Comments: 2.An approved permit from the Wyoming State Engineer’s Office is required prior to the drilling of any water well.The procurement of the necessary and appropriate State Engineer water right permit allows the applicant to attempt to develop a water supply adequate to meet their proposed needs,and is no guarantee that any water will be physically available. 3.If any new wells are proposed,they must be constructed in accordance with the State Engineer’s Office Rules and Regulations,Part III,Water Well Minimum Construction Standards. 4.Any well not to be used must be properly plugged and abandoned as outlined in the above referenced rules and regulations. 5.Any wells developed for uses that do NOT fall within the definition of domestic or stock use require adjudication by the Board of Control. Surface Water Ground Water Board of Control (307)777-6475 (307)777-6163 (307)777-6178 6.The water right search revealed other existing water rights attached to the subdivision lands.Those water rights must be addressed as outlined in Wyoming Statute 18-5-306(a)(xi).To date,the State Engineer’s Office has not received any paperwork addressing the intended disposition of the water rights. Wyoming Statute 18-5-306(a)(xi): (xi)With respect to any water rights appurtenant to lands to be subdivided in accordance with this chapter and prior to final approval of the subdivision permit,the subdivider shall provide the following: (A)The intended disposition of the water rights,by: (I)Written documentation from the state engineer or the state board of control that the subdivider submitted to the state engineer or the state board of control all documents necessary to voluntarily abandon the water rights,cancel any unadjudicated permits or eliminate applicable lands from any unadjudicated permits.The subdivider shall notify any purchasers of this action; (II)Written documentation from the state board of control that the subdivider has submitted to the state board of control all documents necessary to change the use or place of use to provide for beneficial use of the water rights outside the subdivision; (III)A plan,accompanied by written documentation from the state engineer approving the plan,for the distribution of the water rights appurtenant to the land to be subdivided.The plan shall specify the distribution of the water to the lots within the subdivision and shall include written documentation from the state board of control that the subdivider submitted to the state board of control all documents necessary to change the use,place of use or point of diversion or means of conveyance in accordance with W.S.41-3-103,41-3-104 or 41-3-114;or (IV)Written documentation from the state board of control that it has accepted an authorization to detach water rights appurtenant to the lands to be subdivided in accordance with rules and regulations promulgated by the state board of control. (B)If the subdivision is located within lands served by or crossed by a ditch,irrigation works or other water conveyance system,evidence that the subdivider submitted the plan to the public entity, company,association or appropriators responsible for the ditch,irrigation works or other water conveyance system for review and recommendation at least sixty (60)days prior to the submittal of the application for the subdivision permit to the board.Upon receipt of the plan,the public entity, company,association or appropriators shall notify the subdivider if and how the subdivision will create a significant additional burden or risk of liability; (C)Evidence that the subdivider will specifically state on all offers and solicitations relative to the subdivision the subdivider's intent to comply with this paragraph and that the subdivider does not warrant to a purchaser that the purchaser shall have any rights to the natural flow of any stream within or adjacent to the proposed subdivision.The subdivider shall further state that Wyoming law does not recognize any riparian rights to the continued natural flow of a stream or river for persons living on the banks of the stream or river; (D)If the subdivision is located within the boundaries of an irrigation district that is subject to the provisions of title 41,chapter 7 of the Wyoming statutes,the application shall include recommendations from the irrigation district regarding any changes to the attached water rights and the irrigation district's easements.If there is a conflict with the irrigation district's recommendations, the subdivider shall certify that it met with and made a good faith effort to resolve any conflicts with the irrigation district;and (E)If the subdivision will create a significant additional burden or risk of liability to the public entity, company,association or appropriators responsible for the ditch,irrigation works or other water conveyance system,the subdivider shall provide an adequate and responsible plan to reduce or eliminate the additional burden or risk of liability and evidence that the subdivider submitted the plan to the public entity,company,association or appropriators for review and recommendation regarding the adequacy of the plan. In all correspondence regarding this application,please reference “State Engineer Subdivision Review Number 2023-31-12”. If you have any questions,please feel free to contact me at (307)777-2974,or if you prefer email,at wesley.frain1@wyo.gov.Thank you for the opportunity to comment on the subdivision application. Sincerely, Wesley Frain Natural Resources Analyst TRANSMITTED VIA EMAIL Cc:Lisa Lindemann,Administrator,Ground Water Division Jed Rockweiler,Administrator,Surface Water Division Cheryl Timm,Administrator,Board of Control Division Kevin Payne,Superintendent,Water Division IV Mike Johnson,Hydrographer/Commissioner,Water Division IV,District 12 Mark D.Baron,P.E.Southwest District Engineer,WDEQ WWQD