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HomeMy WebLinkAboutStaff Report for 102-RZ-23 Refuge West RezoneLINCOLN COUNTY PLANNING &ZONING COMMISSION STAFF REPORT REZONE PERMIT APPLICATION HEARING TIME AND DATE:6:00 p.m.,January 24,2024 LOCATION:Lincoln County Courthouse,Commissioner Boardroom 3rd Floor,Kemmerer, Wyoming &Afton Planning &Development Office,61 E.5th Ave.,Afton,Wyoming FILE #102-RZ-23 APPLICANTS:Palisades Investments,LLC,Alpine Airpark Refuge,Inc,Sean Pierce and Sirin Sezer, Mark and Jennifer Schouten,Christopher McGrath. PROJECT NAME:Refuge West Fourth Filing -Rezone COMMUNITY PLAN AREA:Alpine ZONING:Rural PLANNER:Emmett Mavy PIN:3718-191-05-003 &3718-191-05-004 &3718-191-05-005 &3718-191-05-044 &3718-191-05-05 &3718-194-01-001 FILE #:Rezone:102-RZ-23 ASSOCIATED FILES:Master Plan:104-MP-23,Preliminary Plat:113-MA-23 ____________________________________________________________________________ PLANNING STAFF RECOMMENDATION: Planning Staff recommends that the Planning &Zoning Commission send a recommendation of APPROVAL for File #102-RZ-23 a Rezone for Refuge West Fourth Filing with: ●Findings of Approval A.through E. ●Resolution of Approval. FINDINGS OF APPROVAL: A.The proposal is consistent with the provisions of W.S.18-5-201 et seq.authorizing counties to regulate construction of buildings and the use of land through comprehensive planning including zoning. B.The proposal is consistent with goals and objectives of the Lincoln County Comprehensive Plan. C.The rezoning proposal will not overburden existing road,utility and service infrastructure. D.The rezoning proposal does not adversely affect the rate of infill development of the requested zone by not unnecessarily extending road and utilities or leapfrogging significant tracts of vacant land. E.The rezoning proposal will not increase the cost to the public for providing services. __________________________________________________________________________ 102-RZ-23 Refuge West Rezoning PZC Jan 24,2024 PROPOSAL:This is a request to rezone 18.65 Acres from Rural to Mixed Use in order to accommodate smaller lot sizes than currently allowed in the Rural Zone.This rezoning proposal involves Lots 1-6 of the Refuge West 1st,2nd and 3rd Filings.This application is concurrent with a Conditional Use Permit -Master Plan (File #104-MP-23)for Master Plan to split lots 1,2 &6 to create three (3)new lots for a total of nine (9)lots ranging in size from 1.5 acres to 2.14 acres in all four phases.The rezoning of the subject parcels will align the mixed use subdivisions to the east and west.The subject properties will have Town of Alpine Water,and septic will be determined by Wyoming DEQ and a Chapter 23 Study.Located in Township 37 North,Range 118 West,Section 19 a quarter of a mile from the Town of Alpine, Wyoming. EXHIBITS: ●Applicant’s Rezone Application ●Vicinity Map ●Correspondence ____________________________________________________________________________ BACKGROUND: The vacant subject parcel abuts Mixed zoning to the east and west. There is a considerable amount of Mixed zoned land in the area.The site is surrounded by single family uses ranging in size from 1.0 to 5.0 acres. 102-RZ-23 Refuge West Rezoning PZC Jan 24,2024 The subject area does not contain hazardous areas,prime forest use land or highly vulnerable natural systems.There are small areas of agricultural land.Highway 89 runs a quarter of a mile to the east. Merits of the rezone are that subject property abuts Mixed zoning and would therefore be an expansion of the district.The proposed rezoning would allow for higher densities and potential connectivity to Alpine public water and perhaps sewer.The rezoning proposal is consistent with master plan findings of increasing density around established central services.As such,the proposal is well aligned with the public interest of accommodating orderly growth and changes in the character of the area can be supported by infrastructure improvements. The existing road geometrics will be able to safely accommodate any projected increase in traffic in the area.The lots will have access from the private Alpine Village Circle and Funk Fairway both of which will connect to Old Alpine Co.Rd.12-100 to the south.Alpine Village Circle has a 60-foot right-of-way and Funk Fairway has a 70-foot-wide right-of-way.Funk Fairway connects to Alpine Village Circle by crossing the Common Area through an easement agreement.The Airpark covenants allow for roads and taxiways to be used by both aircraft and vehicles.There is a north-south taxiway running between 102-RZ-23 Refuge West Fourth Filing -Rezone,PZC Jan 24,2024 proposed Lots 5,9 and 10 and Lots 7,8 and 3 is used for both airplanes and vehicles and with an 80 foot right-of -way,provides access to proposed Lots 9,10 and 5. The proposed development should not adversely affect the rate of infill development or create sprawl as there is adjacent development in the area.The development should not disproportionately increase the cost to the public for providing services as it will not overwhelm existing infrastructure systems.The applicant will reach out to the Town of Alpine for their water and sewer information prior to Preliminary Plat. It does not appear that the proposal would overburden utility and service infrastructure which would be finally determined by the Town of Alpine.The proposed development will add three (3)lots to the area. This should have a minimal effect on the school district. History The property was purchased as Alpine Village I Lots 34,35 and 36.The subject site,therefore,consisted of three (3)five plus acre parent tracts with the Alpine Village I Subdivision.In 2001,each of those lots were divided into two lots. ●The First Filing consisted of the creation of Lots 1 and 2 only.The First Filing was a Simple Subdivision in its own parent tract. ●The Second Filing was for Lots 3 &4 where Lot 3 was 2.02 acres and Lot 4 was 2.01 acres. This filing was a Simple Subdivision in its own parent tract. ●The Third Filing was for Lots 5 &6 where Lot 5 was 2.05 acres and Lot 6 was 4.06 acres. This was also another Simple Subdivision in its own parent tract. 102-RZ-23 Refuge West Fourth Filing -Rezone,PZC Jan 24,2024 £¤89 £¤26 Alpine 29 20 30 19 37N 118W Alpine V illa g e L o o p V illag e L n AirportDrOld Alpine Rd FunkFawyAl pi neVi l l ageCi rSouth Refuge Pkwy 26 Columbine St³±100 Lake Cabin DriveWiemann Way Rutan Road Branson Boulevard Buck LaneVillage Lane Diamandis DriveSouth Refuge Parkway A lpin e V illa g e L o o p Alpine Village LoopAirport DriveFunk FairwayAlp ine V i l lage C i rc le £¤2 6 Alpine PRIVATE ROAD PALISADESINVESTMENTS, LLC U.S. HIGHWAY 744 LLC PALISADES INVESTMENTS, LLC ALPINE VILLAGE WYOMINGPROPERTY, LLC STATE OFWYOMING GAME & FISHWERNER,DAVID GK & JANE ALPINE INVESTMENTS, LLC ALPINE INVESTMENTS,LLCBEERY, COLLINS & PAMELA SIMONS BURMINGHAM, DON & SUSANL TRUSTEES PALISADESINVESTMENTS, LLC SCHOUTEN, MARKW & JENNIFER L TRUSTEESBROOKS, ANDREW ALPINE AIRPARK ASSOCIATION, INC. BERMAN, JON PIERCE, SEAN R& SIRIN SEZER, TRUSTEES MCGRATH,CHRISTOPHER W TRUSTEEJALADO HOLDINGSLLCPRIVATE ROAD WERNER, DAVID GK& JANE M NEON BLUEDEVELOPMENT, INC FGILLC PRIVATE ROAD TARGHEENATIONAL FOREST BOLDUC,ROBERT J & DENISE M U.S. HIGHWAY HILL, DON & MARY ANNHILL, GLAYDE A &KAYLEEN S TRUSTEESMILLER, ZACHARY L& KRISTIN M STATE OF WYOMINGGAME & FISH GUTIERREZ,RAUL JH3,LLC MILLER, STEVEN M ETAL SHOCKEY, ROBERT J & JACLYNTRUSTEES PRIVATE ROAD WESTERN LAND & HOMESLLCRENTAL PROPERTY #3, LLC SOSA, ALEJANDRO F JALADO HOLDINGS LLC HAMMER, LAUREL & CHRISTOPHER J BISSENER DOERR,KARI R LAMERE, MICHAELH ETAL ALPINE TOWNHOMES, LLC RACZAK, JANE L & JOSEPH SCO-TRUSTEES COPE, EDWARD & KRYSTAL BRADFORD, JAMES H.& PATRICIA A.TOOLSON, JEFF C & HEIDI EKEIPERT,SAMANTHA L VAUGHN, GARLAND LYNN ADAMS, JOHNB & CHERYL A SCHMIDT, PAUL W & KATHLEEN A MORGAN CTGX HOLDINGS, LLC IRBY,AUSTIN JBOWLDS, DREW& STEPHANIE BANK OF NEW YORK MELLON FKA THE BANKOF NEW YORKHARRIE, DANIEL A & MILDRED HBUREAU OF RECLAMATIONBAER, MARGARET JANEWORTHINGTON, JEREMY JONAS, CHARLES K LEBLANC,CHARLES C & JANNA M SIMON, ZACHARY D &PRUDENCE P GLOVER, JOHN WESTERN PRODUCTION &PUMPING RETIREMENT TRUST ANDERSON, MICHAEL D TRUSTEE U.S. HIGHWAY WYOMINGHIGHWAY DEPARTMENT BARNES, DAVID& LISA ALPINE AIRSPACE LLC MILLER, ZACHARY L & KRISTIN A DOUGLAS, CAROLYN MTRUSTEE BEDFORDPROPERTIES, LLC GILL, SHARON M. LOCKHART,CODY LOCKHART, CODY BILLINGS, DARYL WALLASCH, CHARLES E & MARIANNAK TRUSTEES CMW LANDINGS,LLC PRIVATE ROAD LUTZ,JACLYN MADSEN, TIMOTHY C & PIPER C ROSS-FRYE, ALECK &JESSICA BARNHOUSE MCCLELLAN,CHARLES THOMAS EWING, ANDREW A & BARBARA A STRANGRET,JODIE K PHOENIXINVESTMENT PROPERTIES LLC ALPINE WYOMING HANGAR, LLC JACOBS, BRENTA & RACHAEL L ALPINE FLATS, LLC LAW, SHANE A 744, LLC 744, LLC TOMKINSON,JOSEPH R & IRENE F DARDIS, STANLEY K & SHARON A SCOTT, JONATHAN A FOUR SIX ULLC DELANE, DANIEL L& LORI TRUSTEES SCHULTE, JACK & MARION TRUSTEES ROWAN, JAMES W TRUSTEE FLEISCHHACKER, JOSEPH FTRUSTEEJMS TETON CROSSINGS, LLC FLOWER, RICHARD AKIMBLE, ROSEMARY & STEPHEN GOFF, SEAN K & KELLY J CO-TRUSTEES WERNER, DAVID & JANE HERMEL, DAVID E & DARCY R PRIVATE ROAD ALPINE AIRPARK REFUGE, INC COCCIMIGLIO, NICHOLAS J & SHANNON M TRUSTEES CALLAGHAN, JONATHAN D & CHRISTI B TRUSTEES AERO CONDO, LLC AERO CONDO, LLC JALADOHOLDINGS LLC PALISADESINVESTMENTS, LLC YANKEE SIERRA, LLC KLH & JLAND LLC REFUGE 525, LLC WALLIN, TROYA TRUSTEE WALLIN, TROYA TRUSTEE ALPINE AIRPARK REFUGE, INC C/O RJB BUILDING FAMILY PARTNERS LTD JONES,ADAM & APRIL ALPINE INVESTMENTSLLC ALPINEINVESTMENTS LLC SMITH, GORDON L K SMITH, GORDON L K SIGFRIED, RAND & ANDREA LCUNNINGHAM ALPINEINVESTMENTS, LLC ALPINE INVESTMENTS LLC ALPINE OF MIAMI, LLC CALLAGHAN, JONATHAN D & CHRISTI B TRUSTEES ALPINE OF MIAMI, LLC TWR 46U LLC WALLIN, TROYA TRUSTEE WALLIN, TROY A TRUSTEE AEROCONDO, LLC WESTAR, LLC MAESTRO FLIGHT, LLC 744 LLC KLH & J LAND LLC MAZZIA, KENT W &MISTI L TRUSTEES GRAVE, CRAIG A TRUSTEE WALLASCH, CHARLES E & MARIANNA K TRUSTEES AERO CONDO, LLC NEON BLUE DEVELOPMENT,INC CONGER, DEE LAMAR JR TRUSTEE TOBUL, JAMES R TRUSTEE SGI REALTY, LP GENZLINGER, LYNN PTRUSTEE DORMAN, BENJAMIN & ANGELIQUE TRUSTEES PALISADES INVESTMENTS, LLC STERN, ROBERT J & HELEN S ALPINE VILLAGE WYOMING PROPERTY, LLC JENKINS, DAVIDTRUSTEE PALISADES INVESTMENTS,LLC PALISADES INVESTMENTS,LLC PALISADES INVESTMENTS, LLC Esri Community Maps Contributors, Lincoln County, WY, © OpenStreetMap, Microsoft, Esri, HERE, Garmin, SafeGraph, GeoTechnologies, Inc, METI/ NASA, USGS, Bureau of Land Management, EPA, NPS, US Census Bureau, USDA, Maxar Rezone, Master Plan and Preliminary Plat Projects Public Noticing Roads Road_Type US Highways WY Highways Township & Range Sections Municipalities 102 RZ 23, 104 MP 23, 113 MA 23 Refuge West Rezone, Master Plan, and Preliminary Plat Palisades Investment, LLC Prepared using available data by Elizabeth Williams on 26 December 2023. Map is for informational purposes only and in no way represents an official survey of land. STATEMENT TO ACCOMPANY REZONE APPLICATION Project: Refuge West Subdivision Owners: Palisades Investment, LLC P.O Box 3930 Alpine, Wyoming 83128 Alpine Airpark Refuge, inc. P.O. Box 3930 Alpine, Wyoming 83128 Mark and Jennifer Schouten 10002 N. 61 St. PL Paradise, Arizona 85253 Sean Pierce and Sirin Sezer 9829 North Canyon View Lane Fountain Hills, AZ 85268 Christopher McGrath 2020 N. Randall Rd. Elgin, Illinois 60123 It is the desire of the owners of this project to rezone its land consisting of 18.65± acres from Rural to Mixed Zoning. The current use is residential. The property is part of the Refuge West Subdivision as depicted on the First, Second and Third Filings. The lots range from 2± acres to 4± acres. The purpose of the rezone is to allow the larger lots - Lots 1, 2 and 6 - to be further divided into smaller lots, similar to the surrounding lots. The purpose of this statement is to show: a. The proposed amendment is appropriate for the area concerned: The lands to the east and west of the Refuge West Subdivision are currently zoned as mixed. The Refuge Subdivision lies to the east and is platted as a residential subdivision with an average lot size of 2.0 acres. The lands lying to the east of the subject property have been platted as various filings of Alpine Village Subdivision No. 1 Plat 2 with an average lot size of 2.0 acres. b. Adequate public services & facilities exist or can be created. Electrical and telecommunication lines exist along Alpine Village Circle. Utilities are existing on all the lots within Refuge West Subdivision. c. In accordance with existing or proposed plans for water supply and sanitary sewers. The existing lots within Refuge West Subdivision are supplied culinary water from the Town of Alpine. The future division of Lots 1, 2 and 6 have been provided a “will serve” letter from the Town of Alpine. In accordance with Lincoln County regulations, each lot will be required to have an enhanced septic system. d. The effects on residential capacity and the cost of services. This development will increase residential capacity but should have no increase for cost of services. e. Infill level of requested zone (see section 1.4.B.1) This area has already filled in with lots and the surrounding area has similar zoning so no leapfrogging of vacant property is occurring. f. The development rate of land in the area; proposed use. This area of land has a high development rate. g. The effects on the growth rate of existing neighborhoods. There will be minimal effects on the existing neighborhoods. h. The effects on other areas of similar development; public. There will be minimal effects. i. Economic impact (see section 1.4.B.1) This development will boost the local economy during construction and add valve to the tax base. j. Consistency with the goals and objectives uniformed and established of the Lincoln County Comprehensive Plan. This development is consistent with the Lincoln County Master Plan in that it: Promotes the orderly and responsible development of Lincoln County. This proposal supports and promotes the development of infrastructure in and around towns, as evidenced by the “will serve” letter received from the Town of Alpine. This development provides for the efficient use and delivery of public services since it is using existing roads and infrastructure.