HomeMy WebLinkAbout107 PMA 23 Etna Ranch Staff Report
107 PMA 23 BCC
LINCOLN COUNTY BOARD OF COUNTY COMMISSIONERS STAFF REPORT Major Subdivision Preliminary Plat – Master Plan Application
HEARING TIME AND DATE: 10:00 a.m., November 13, 2024
LOCATION: Lincoln County Courthouse, Commissioner Boardroom 3rd Floor, 925 Sage Ave., Kemmerer, Wyoming & Via Video Conference Afton Branch Office Building Conference Room, 421 Jefferson St., Afton, Wyoming FILE # 107 PMA 23
APPLICANT: Earl J. Darway Family Trust / Greengate Farm Edna Valley, LLC PROJECT NAME: Etna Ranch Subdivision – Preliminary Plat Master Plan COMMUNITY PLAN AREA: Etna and Thayne ZONING: Rural REPRESENTATIVE: Surveyor Scherbel, Ltd.
PLANNER: Elizabeth Williams PARCEL ID: 3519-232-00-052, 3519-262-00-057, 3519-261-00-052 and 3519-252-00-053 ____________________________________________________________________________________
PROPOSAL: A Major Subdivision Preliminary Plat – Master Plan application to subdivide 480 +/-
acres into 74 residential lots and 22 residential/commercial lots, in 12 phases. The average lot size is five +/- acres in the Rural Zone. The subdivision proposes five access roads branching off Clark Lane County Road No. 12-115, with four roads branching off to the south, and one to the north. Each lot will have an individual well for water. Wyoming Department of Environmental Quality (DEQ) requires a Chapter 3 permit completed by a licensed engineer for septic systems for all lots except lots 72, 82, 84,
85, 87, and 88. LOCATION: Located west and adjacent to the town of Star Valley Ranch, Wyoming in T35N R119W
Sections 23, 25, and 26. ____________________________________________________________________________________
ATTACHMENTS: 1. Revised Preliminary Plat 2. Vicinity Map 3. Agency Correspondence
4. Traffic Impact Study Summary
5. Public Correspondence ____________________________________________________________________________________
PLANNING STAFF RECOMMENDATION: Planning staff recommends that the Board of County Commissioners APPROVE File # 107 PMA 23 Etna Ranch Subdivision – Preliminary Plat, with: ● Findings of Approval A. thru C.
● Conditions of Approval 1. thru 17.
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PLANNING AND ZONING COMMISSION RECOMMENDATION: The Planning and Zoning Commission recommended that the Board of County Commissioners APPROVE File # 107 PMA 23 Etna Ranch Subdivision – Preliminary Plat, with: ● Findings of Approval A. thru C.
● Conditions of Approval 1. thru 17, with Condition of Approval #3 modified to read, Condition 3. The developer may proceed with phases 2-5 consecutively, prior to entering into an
agreement with Wyoming Department of Transportation (WYDOT). Phases 1, 6, and thereafter
cannot be constructed until the turn lane required in the Traffic Impact Study on U.S. Highway 89 and Clark Lane County Road No. 12-115 is completed.
Planning & Zoning Commission recommended amending Condition of Approval #3 to allow Phases 2-5
to be developed before requiring mitigation for the intersection of State Highway 89 and Clark Lane County Road No. 115. The idea behind revising Condition of Approval #3 was that Phases 2-5 could use road access through CMR subdivision instead of Clark Lane, to lessen the impact to the intersection needing mitigation.
Upon further investigation, it appears that access to CMR Drive would be challenging to secure at this time. Therefore, planning staff recommends the original Condition of Approval #3. FINDINGS OF APPROVAL: A. With conditions, the proposed subdivision is consistent with the goals and objectives of the Lincoln County Comprehensive Plan. B. With conditions, the proposed subdivision is consistent with the standards and procedures of the Lincoln County Land Use Regulations.
C. With conditions, the proposed subdivision is consistent with the provisions W.S. 18-5-301
through W.S. 18-5-315. CONDITIONS OF APPROVAL:
1. Compliance with agency requirements: The developer/owner shall obtain any and all County,
State, and Federal permits, licenses, and other approvals for the construction and/or operation of the project. This may include: Local Fire District, Wyoming Department of Fire Prevention and Electrical Safety (State Fire Marshal), Wyoming State Engineer’s Office (SEO), Wyoming Department of Transportation (WYDOT), Wyoming Game and Fish, Wyoming Department of
Environmental Quality (WDEQ), Army Corps of Engineers, Bureau of Land Management
(BLM), and/or Environmental Protection Agency (EPA). 2. The developer shall construct an approved subdivision road with a minimum 26-foot roadway width and cul-de-sacs with a 70-foot radius right-of-way and 60-foot radius improved surface. 3. The developer shall provide evidence prior to Final Plat of each phase that they have entered
into an agreement with Wyoming Department of Transportation (WYDOT) specific to that
phase to mitigate impacts determined by the Traffic Impact Study. 4. The following Dedication of Roads and Easements shall be added to the plat:
107 PMA 23 BCC
The owners and proprietors have laid out and surveyed as Etna Ranch Subdivision, and with the specific intent to do so, do hereby dedicate and convey to and for the public use
forever the roads and road easements as are laid out and designated on this plat, and do
also reserve perpetual easements for the installation and maintenance of utilities and for
irrigation and drainage facilities as are laid out and designated on this plat. The undersigned hereby waives and releases all rights under and by virtue of the homestead exemption laws of the State of Wyoming. Offers of Dedication of the road or roads on this
plat in no way obligate the Lincoln County Commissioners to accept the offer and/or
maintain such roads nor does it relieve the developer of the obligation to construct such
road or roads according to the requirements of the Lincoln County Subdivision Regulations. Witness our hands and seals this day of____________, 20 . Lien holder, Owner(s), Mortgagee (Signature(s) shall be notarized)
5. The plat Certificate of Owners shall update road names to reflect roads on the plat. 6. The plat shall show roads connecting to the roads in the CMR Subdivision between Lots 36 and 34, and Lots 32 and 30. 7. The plat shall grant an easement between Lots 26 and 28 for a proposed future road.
8. The plat shall grant an easement between Lots 57 and 58 for a proposed future road.
9. The plat shall grant an easement between Lots 63 and 73 for East Etna South Road future development, as indicated in the Master Transportation Plan. 10. The developer shall provide three 13’ x 60’ parent parking areas for proposed bus stops on the southeast corner of Clark County Road and East Etna South Road, on the southeast corner of
Clark County Road and Yellow Star Road and on the northwest corner of Clark County Road
and Pinky Winky Drive. None of the park and ride spaces shall be in the right-of-way. 11. The developer shall provide a pedestrian pathway along one side of East Etna South Road. 12. A 50-foot setback on the down-slope side of the East Side Canal and a 20-foot set-back on the upslope side shall be added to the Plat and an easement for the East Side Canal Trail shall be
shown.
13. Each subdivision phase will require a meeting with planning staff, a phase plat to be reviewed by the Planning Office, other agencies, and the Board of County Commissioners to ensure there is not an impediment to emergency services or other health, safety and welfare concerns for Lincoln County citizens. Conditions of Approval may be added to each phase by the Planning Office
and/or Board of County Commissioners. The developer shall enter into a Development
Agreement with the County for each phase of the subdivision. The Development Agreement shall be signed by all parties and filed with the Lincoln County Clerk’s Office no later than 60 days after approval of the Preliminary Plat or the application and approval shall be voided. Lots are not buildable until the Final Plat is recorded for each lot.
14. The developer will obtain a review by the United States Postal Service (USPS) for mail
delivery. The developer may need a plan for Cluster Box Units and an agreement with USPS. The agreement may include turnout, installation placement, and snow removal. Cluster Box Units shall be placed outside of the County Right-of-Way. 15. The developer shall eliminate the line on the plat stating, “The developer has the right to adjust
the phasing schedule without further notice to or approval by the County.”
16. The following Plat Warning shall be added to the Final Plat as required by DEQ:
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A Chapter 3 Permit to Construct is required for construction of residential sewage systems (septic systems) on all lots within the Etna Ranch Subdivision except for lots 88, 90, 92, 93,
95 and 96. Since percolation rates for lots within the Etna Ranch Subdivision has been
shown to be less than 5 minutes per inch except for lots 88, 90, 92, 93, 95 and 96 a Chapter
3 Permit to Construct from the Wyoming Department of Environmental Quality is required for the construction of septic systems. It is the individual lot/ home owner's responsibility to obtain a Chapter 3 Permit to Construct from the Wyoming Department of Environmental
Quality Water Quality Division. A Professional Engineer Licensed with the State of
Wyoming must submit the Chapter 3 Permit to Construct Application. It is the individual
lot/ home owner's responsibility to obtain a Permit to Construct from Lincoln County to construct a sewage system (septic system) for lots 88, 90, 92, 93 and 96.
The developer has changed some lot numbers, affecting the recommended plat warning. The
Plat Warning will reflect the updated lot numbers. DEQ Recommendation New Lot Number Lot 88 Lot 72 Lot 90 Lot 82
Lot 92 Lot 84
Lot 93 Lot 85 Lot 95 Lot 87 Lot 96 Lot 88
17. The Plat shall have the following warning for soil restrictions:
Lots 7,8, 57-60, 62, 64,74,76,78,80,91-96 may have soils rated as Severe erosion hazard, and
rated Very Limited for basements. For roads and streets, soils in the subdivision are rated between Somewhat Limited to Very Limited.
BACKGROUND:
This project was tabled at the November 15, 2023 Planning & Zoning Commission Meeting for a Traffic Impact Study at the request of Planning Staff. The developer’s representative submitted the completed Traffic Impact Study on June 26, 2024. The project was termed a “Preliminary Plat—Master Plan” with
a proposed Phasing Schedule as follows:
Phase I Lots 1-10 (2023-2026) Phase II Lots 11-17 (2026-2029) Phase III Lots 18-22 (2029-2032)
Phase IV Lots 23-28 (2032-2035)
Phase V Lots 29-36 (2035-2038) Phase VI Lots 37-44 (2038-2041) Phase VII Lots 45-56 (2041-2044) Phase VIII Lots 57-64 (2044-2047)
Phase IX Lots 65-72 (2047-2050)
Phase X Lots 73-80 (2050-2053) Phase XI Lots 81-88 (2053-2056) Phase XII Lots 89-96 (2056-2059)
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The developer changed the lot numbering after submitting the plat to DEQ in May 2023. The phasing is
based on the new lot numbers, and the plat warnings will be based on the new lot numbers.
AGENCY CORRESPONDENCE: Wyoming Department of Transportation (WYDOT): this [CMR] proposed access connection would
require an update to the traffic study. And access via CMR would be considered a change in use and
require a new access permit, and access spacing with existing approaches must be evaluated and
consider access consolidation. Access/Traffic Impact Study: Condition approval that the applicant must enter into a cooperative
agreement with WYDOT for any full build-out mitigation measures within WYDOT right-of-ways (US
89) as identified in the traffic impact study.
The existing field access in the northwest corner of Lot 22 [re-numbered to be lot 14] must be removed. Obtain an access permit from WYDOT for the access removal.
Lincoln County Weed & Pest: At the time of inspection, Dyers Woad, and Hounds Tongue 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: The degree of limitations for dwellings with and without
basements in areas of Greyback gravelly loam (Gg), the rating is Not Limited. Areas of Greyback-
Rooset association, hilly (GRD), Robana silt loam 10-20 percent slopes (RoD), and Willow Creek- Bozeman association, hilly (WcD) are rated as Very Limited due to slope and shrink-swell. Areas of Robana silt loam 3 to 10 percent slopes (RoC), Robana-Turnerville association, undulating (RTC), Thayne gravelly loam 3 to 6 percent slope (ThB), and Willow Creek-Bozeman association, undulating
(WcC) are rated as Somewhat Limited due to shrink-swell.
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.
The degree of limitations for roads and streets for areas containing Greyback gravelly loam (Gg), are
rates as Somewhat Limited due to frost action. Greyback-Rooset association, hilly (GRD), and Willow Creek-Bozeman association, hilly (WcD) are listed as Very Limited due to frost action, slope, low strength, and shrink-swell. Robana silt loam 3 to 10 percent slopes (RoC) are listed as Very Limited due to frost action, low strength, and shrink-swell. Robana silt loam 10-20 percent slopes (RoD), Robana-
Turnerville association, undulating (RTC), and Willow Creek-Bozeman association, undulating (WcC)
are rated as Very Limited due to frost action, low strength, and shrink-swell. Areas of Thayne gravelly loam 3 to 6 percent slope (ThB) are listed as Very Limited due to frost action. The potential of erosion hazard for unsurfaced roads and trails and construction sites in areas
containing Greyback gravelly loam (Gg) are rated as Slight. Greyback-Rooset association, hilly (GRD),
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Robana silt loam 10-20 percent slopes (RoD), and Willow Creek-Bozeman association, hilly (WcD) are rated as Severe due to slope/erodibility. Robana silt loam 3 to 10 percent slopes (RoC), Robana-
Turnerville association, undulating (RTC), Thayne gravelly loam 3 to 6 percent slope (ThB), and Willow
Creek-Bozeman association, undulating (WcC) are rated as Moderate due to slope/erodibility.
State Engineer's Office: Our records indicate that there may be some irrigated acres associated with the subdivision lands under Permit P9114.0D, P9115.0D, P9216.0D, P5872.0E, P1266.0E, P7736.0E,
and P5331.0E. These acres need to be addressed per Statute
Wyoming Department of Environmental Quality (DEQ): A Chapter 3 Permit to Construct is required for construction of residential sewage systems (septic systems) on all lots within the Etna Ranch Subdivision except for lots 88,90,92,93,95 and 96. Since percolation rates for lots within the Etna
Ranch Subdivision has been shown to be less than 5 minutes per inch except for lots 88,90,92,93,95 and
96 a Chapter 3 Permit to Construct from the Wyoming Department of Environmental Quality is required
for the construction of septic systems. It is the individual lot/home owner's responsibility to obtain a Chapter 3 Permit to Construct from the Wyoming Department of Environmental Quality Water Quality Division. A Professional Engineer Licensed with the State of Wyoming must submit the Chapter 3
Permit to Construct Application. It is the individual lot/home owner's responsibility to obtain a Permit
to Construct from Lincoln County to construct a sewage system (septic system) for lots 88,90,92,93 and
96. Lincoln County School District #2: Under current school district policies and procedures bus stops
would be established at intersecting side roads with Clark Lane. East Etna South and Yellow Star Road
would be logical locations for bus stops with their central access to large plats.
For these reasons we propose three 13' x 60' pull outs at the intersection of Clark Lane and East Etna and Clark Lane and Yellow Star/Pinky Winky. We recommend that each be placed so that traffic approaching Clark Lane can pull off on their right-hand side to wait at a bus stop. For students without
the opportunity of a ride to the bus stop, we also propose walking paths along East Etna South.
Lincoln County Engineering Department: Roads Names & Easements: The Certificate of Owners needs to update the road names. Connectivity Between Developments: LUR 6.17 B – The arrangement of streets in new subdivisions are
encouraged to provide the continuation of streets in adjoining subdivisions and other areas. Sheet 2 of 4 – Between Lots 36 & 34 and Lots 32 & 30 should connect to the roads in the CMR
Subdivision that was platted in 1995. This impacts Highway 89 and typically the connectivity will need to be reviewed by WYDOT. Sheet 2 of 4 – Between Lots 26 & 28 a proposed future road. Sheet 4 of 4 – Between Lots 57 & 58 a
proposed future road. Language needs to be added to the Plat to assure connectivity in the future.
Traffic-Vehicle and Pedestrian: LUR 6.25 B – New development shall provide a safe and adequate
pedestrian circulations system with associated improvements. Designs which will separate pedestrian traffic from vehicle traffic are encouraged. What is the plan for pedestrians? Are there any trails planned within the development? In the
Comprehensive Plan Appendix 7 Star Valley Trails and Open Space identifies the East Side Canal Trail.
(Page 7-A-13)
107 PMA 23 BCC
Lincoln County Transportation Plan: As per the Transportation Plan, Figure 2-30 Identifies route as a proposed roadway for connectivity. Sheet 4 of 4 – Between Lots 63 & 73 East Etna South Road
continues South. Language needs to be added to the Plat to assure connectivity in the future.
Will each phase be reviewed by a preliminary plat process? This will allow the County and the State to
review the traffic impact and the mitigations that are necessary as per the Traffic Impact Study prepared by Sunrise Engineering. If not, will the developer be addressing ALL mitigations upfront? Each plat also should be reviewed to assure there is not an impediment for emergency services.
Mailboxes: There needs to be a review by the USPS for mail delivery. PUBLIC COMMENT: Public Comment is attached.
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Major Subdivision Application
Projects
Township & Range
Sections
Municipalities
Roads
Road_Type
US Highways
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Public Noticing
File No 107 PMA 23
Etna Ranch
Earl J. Darway Trustee, Greengate
Farm Edna Valley, LLC
Prepared using available data by Katie Gipson, on 29 Sept. 2023. Map is for informational purposes only and in no way represents an official survey of land.
Elizabeth Williams <elizabeth.williams@lincolncountywy.gov>
Etna Ranch additional access
Darin Kaufman <darin.kaufman@wyo.gov>Fri, Oct 25, 2024 at 2:28 PM
To: Elizabeth Williams <elizabeth.williams@lincolncountywy.gov>
Elizabeth,
taking a quick peak, this proposed access connection would require an update to the
traffic study.
And access via CMR would be considered a change in use and require a new access
permit, and access spacing with existing approaches must be evaluated and consider
access consolidation.
Thanks,
Darin Kaufman, P.E., PTOE
WYDOT District 3 Traffic Engineer
3200 Elk Street
Rock Springs, WY 82902
Office: 307.352.3034
Cell: 307.389.0235
[Quoted text hidden]
10/25/24, 3:17 PM LINCOLN COUNTY WYOMING Mail - Etna Ranch additional access
https://mail.google.com/mail/u/0/?ik=8e4afe6fc8&view=pt&search=all&permmsgid=msg-f:1813919200237836862&simpl=msg-f:1813919200237836862 1/1
Elizabeth Williams <elizabeth.williams@lincolncountywy.gov>
Public Notice for 107 MA 23 Etna Ranch Subdivision
Darin Kaufman <darin.kaufman@wyo.gov>Wed, Oct 9, 2024 at 9:42 AM
To: Elizabeth Williams <elizabeth.williams@lincolncountywy.gov>
Elizabeth,
Thank you for the opportunity to comment.
WYDOT has no objections for the proposed residential subdivision.
Previous WYDOT comments dated 11/2/2023 still apply.
Utilities:
For any new utility construction within WYDOT right-of-way, the utility companies/owner shall obtain the
necessary M-54 utility license via the new on-line permitting process, MainStar, located
at https://usa.maintstar.co/Wyoming/Logon.aspx. Currently WYDOT requires any utility company needing
access to the MainStar system to contact the local District Office for the license or permit, or to
email dot.utilities@wyo.gov to set up your login credentials.
An M-21 permit is necessary for new utility connections to existing permitted utilities within WYDOT R/W.
WYDOT Utilities Section can be found at the following link:
http://www.dot.state.wy.us/home/engineering_technical_programs/utilities_section.html
Access/Traffic Impact Study:
Condition approval that the applicant must enter into a cooperative agreement with
WYDOT for any full build-out mitigation measures within WYDOT right-of-ways (US 89)
as identified in the traffic impact study.
The existing field access in the northwest corner of Lot 22 must be removed. Obtain an
access permit from WYDOT for the access removal.
If you have any questions or concerns, please let me know.
Thank you.
Darin Kaufman, P.E., PTOE
WYDOT District 3 Traffic Engineer
3200 Elk Street
Rock Springs, WY 82902
Office: 307.352.3034
Cell: 307.389.0235
[Quoted text hidden]
E-Mail to and from me, in connection with the transaction
of public business, is subject to the Wyoming Public Records
Act and may be disclosed to third parties.
10/10/24, 8:16 AM LINCOLN COUNTY WYOMING Mail - Public Notice for 107 MA 23 Etna Ranch Subdivision
https://mail.google.com/mail/u/0/?ik=8e4afe6fc8&view=pt&search=all&permmsgid=msg-f:1812451627891664700&simpl=msg-f:1812451627891664700 1/1
June 8,2023
To Whom It May Concern,
An inspection of the proposed,Earl Darway Family Trust–Major Subdivision -within
Section 23,25 and 26,T35N R119W,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,Dyers Woad,and Hounds Tongue 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
Subdivision Review Earl J. Darway, Major Subdivision
Star Valley Ranch, Wyoming March 7, 2023 Location
The Earl J. Darway, major subdivision is in sections 23,26, and 27 T35N R119W, 2 miles south of
Star Valley Ranch, Wyoming. The proposed subdivision is +/- 480 acres and will be divided into 96 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 indicate the static water level is between 23 and 343 feet below ground surface. According to Surveyor Scherbel’s Office, owner’s agent, the 96 lots will each have individual
wells and septic systems. A Section 23 Water and Wastewater Study has been performed on this property. This Section 23 water study supersedes any recommendations regarding soil cuts and the high groundwater table in this report.
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 8 soil types identified as Greyback gravelly loam (Gg), Greyback-Rooset association, hilly (GRD), Robana silt loam 3 to 10 percent slopes (RoC), Robana silt loam 10-20 percent slopes (RoD), Robana-Turnerville association, undulating (RTC), Thayne gravelly loam 3 to 6 percent slope (ThB), Willow Creek-Bozeman association, undulating (WcC), and Willow
Creek-Bozeman association, hilly (WcD).
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), the rating is Not Limited. Areas of Greyback-Rooset association, hilly (GRD), Robana silt loam 10-20 percent slopes (RoD), and Willow Creek-Bozeman association, hilly (WcD) are rated as Very Limited due to slope and shrink-swell. Areas of
Robana silt loam 3 to 10 percent slopes (RoC), Robana-Turnerville association, undulating (RTC),
Thayne gravelly loam 3 to 6 percent slope (ThB), and Willow Creek-Bozeman association, undulating (WcC) are rated as Somewhat Limited due to shrink-swell.
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 Greyback gravelly loam (Gg) are rated as Very Limited due to seepage. Areas of Greyback-Rooset
association, hilly (GRD) are listed as Very Limited due to slope, slow water movement and seepage. Areas of Robana silt loam 3 to 10 percent slopes (RoC), Robana-Turnerville association, undulating (RTC), Thayne gravelly loam 3 to 6 percent slope (ThB), and Willow Creek-Bozeman association, undulating (WcC) are listed as Somewhat Limited due to slow water movement. Areas of Robana silt loam 10-20 percent slopes (RoD), and Willow Creek-Bozeman association, hilly (WcD) are listed as
Very Limited due to slope and slow water movement. 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. Greyback-Rooset association, hilly (GRD), and Willow Creek-Bozeman association, hilly (WcD) are listed as Very Limited due to
frost action, slope, low strength, and shrink-swell. Robana silt loam 3 to 10 percent slopes (RoC) are listed as Very Limited due to frost action, low strength, and shrink-swell. , Robana silt loam 10-20 percent slopes (RoD), Robana-Turnerville association, undulating (RTC), and Willow Creek-Bozeman association, undulating (WcC) are rated as Very Limited due to frost action, low strength, and shrink-swell. Areas of Thayne gravelly loam 3 to 6 percent slope (ThB) are listed as Very Limited due to frost
action. Shallow excavations: The degree of limitations for shallow excavations for areas containing Greyback gravelly loam (Gg), and Thayne gravelly loam 3 to 6 percent slope (ThB), are listed as Very
Limited due to cutbanks cave. Areas of Greyback-Rooset association, hilly (GRD), and Robana silt
loam 10-20 percent slopes (RoD) are rated as Very Limited due to slope and cutbanks cave. Areas of Robana silt loam 3 to 10 percent slopes (RoC), and Robana-Turnerville association, undulating (RTC), and Willow Creek-Bozeman association, undulating (WcC) are rated as Somewhat Limited due to cutbanks cave. Areas of Willow Creek-Bozeman association, hilly (WcD) are rated as Very Limited
due to slope and cutbanks cave.
Erosion Hazard: The potential of erosion hazard for unsurfaced roads and trails and construction sites in areas containing Greyback gravelly loam (Gg) are rated as Slight. Greyback-Rooset
association, hilly (GRD), Robana silt loam 10-20 percent slopes (RoD), and Willow Creek-Bozeman
association, hilly (WcD) are rated as Severe due to slope/erodibility. Robana silt loam 3 to 10 percent slopes (RoC), Robana-Turnerville association, undulating (RTC), Thayne gravelly loam 3 to 6 percent slope (ThB), and Willow Creek-Bozeman association, undulating (WcC) are rated as Moderate due to slope/erodibility.
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 separately in this 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
Soil Map—Star Valley Area, Wyoming-Idaho
(Earl J. Darway)
Natural Resources
Conservation Service
Web Soil Survey
National Cooperative Soil Survey
1/24/2023
Page 1 of 3475970047601004760500476090047613004761700475970047601004760500476090047613004761700498400498800499200499600500000500400500800501200501600502000
498400 498800 499200 499600 500000 500400 500800 501200 501600 502000
43° 0' 34'' N 111° 1' 14'' W43° 0' 34'' N110° 58' 28'' W42° 59' 15'' N
111° 1' 14'' W42° 59' 15'' N
110° 58' 28'' WN
Map projection: Web Mercator Corner coordinates: WGS84 Edge tics: UTM Zone 12N WGS84
0 500 1000 2000 3000
Feet
0 250 500 1000 1500
Meters
Map Scale: 1:17,200 if printed on A landscape (11" x 8.5") sheet.
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.
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 16, 2021—Aug 8,
2022
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
(Earl J. Darway)
Natural Resources
Conservation Service
Web Soil Survey
National Cooperative Soil Survey
1/24/2023
Page 2 of 3
Map Unit Legend
Map Unit Symbol Map Unit Name Acres in AOI Percent of AOI
Gg Greyback gravelly loam 101.6 21.3%
GRD Greyback-Rooset association,
hilly
0.8 0.2%
RoC Robana silt loam, 3 to 10
percent slopes
208.8 43.8%
RoD Robana silt loam, 10 to 20
percent slopes
48.4 10.2%
RTC Robana-Turnerville
association, undulating
1.1 0.2%
TeA Thayne loam, 0 to 3 percent
slopes
0.8 0.2%
ThB Thayne gravelly loam, 3 to 6
percent slopes
20.6 4.3%
WcC Willow Creek-Bozeman
association, undulating
78.8 16.5%
WcD Willow Creek-Bozeman
association, hilly
15.7 3.3%
Totals for Area of Interest 476.6 100.0%
Soil Map—Star Valley Area, Wyoming-Idaho Earl J. Darway
Natural Resources
Conservation Service
Web Soil Survey
National Cooperative Soil Survey
1/24/2023
Page 3 of 3
State Engineer’s Office
HERSCHLER BUILDING,2 WEST
CHEYENNE,WYOMING 82002
(307)777-6150
MARK GORDON
GOVERNOR
BRANDON GEBHART,P.E.
STATE ENGINEER
September 6,2023
Lincoln County Board of Commissioners
925 Sage Ave.,Suite 302
Kemmerer,WY 83101
planning@lincolncountywy.gov
RE:Etna Ranch Subdivision WDEQ 2023-183
Dear Commissioners:
The State Engineer’s Office Ground Water Division received application material related to the Etna
Ranch 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 NW ¼of Section 25,part of the N ½of Section 26,and part
of the W ½of section 23 of T35N,R119W,Lincoln County,Wyoming.The subdivision consists of 96
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 P9114.0D,P9115.0D,P9216.0D,P5872.0E,P1266.0E,P7736.0E,and P5331.0E .
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.
Surface Water Ground Water Board of Control
(307)777-6475 (307)777-6163 (307)777-6178
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.
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 2023-23-12”.
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
Elizabeth Williams <elizabeth.williams@lincolncountywy.gov>
Etna Ranch
Ryan Lyman <rylyman@lcsd2.org>Tue, Oct 15, 2024 at 7:19 AM
To: Elizabeth Williams <elizabeth.williams@lincolncountywy.gov>
To whom it may concern:
We have witnessed a significant decrease in the number of students who walk to the bus stop particularly in
neighborhoods with relatively large lot sizes and an incease in the number of students who wait for the bus inside of a
vehicle. Our understanding is that East Etna South may become a county road through master planning. We also
anticipate that it will become a traffic collector with a higher speed limit and higher volume of traffic. Under current school
district policies and procedures bus stops would be established at intersecting side roads with Clark Lane. East Etna
South and Yellow Star Road would be logical locations for bus stops with their central access to large plats.
For these reasons we propose three 13' x 60' pull outs at the intersection of Clark Lane and East Etna and Clark Lane
and Yellow Star/Pinky Winky. We recommend that each be placed so that traffic approaching Clark Lane can pull off on
their right hand side to wait at a bus stop. For students without the opportunity of a ride to the bus stop, we also propose
walking paths along East Etna South.
Thank you for your consideration of these school bus stop safety measures.
Ryan Lyman
Director of Transportation Lincoln County School District #2
307.885.7118 (office) Transportation Department
307.884.6677 (mobile) 222 E. 4th Ave. (mailing)
rylyman@lcsd2.org 596 Warrior Way (shipping)
Afton, WY 83110
[Quoted text hidden]
10/15/24, 8:25 AM LINCOLN COUNTY WYOMING Mail - Etna Ranch
https://mail.google.com/mail/u/0/?ik=8e4afe6fc8&view=pt&search=all&permmsgid=msg-f:1812986220057338958&simpl=msg-f:1812986220057338958 1/1
Engineering Department
Lincoln County, Wyoming
520 Topaz Street, Suite 110
Kemmerer, Wyoming 83101
(307) 877-2104
Agency Comment
To: Elizabeth Williams
From: Amy Butler
October 8, 2024
RE: 107 MA 23 Major Subdivision Preliminary Plat – Master Plan
Subdivision Roads
• Roads Names & Easements
The Certificate of Owners needs to update the road names
Bachelor’s Button Loop is not on the Plat
Forget-Me-Not Drive should be Forget-Me-Not Loop
Pinky Winky Road should be Pinky Winky Drive
The Certificate of Owners needs to update the easements it refers to the Painted Hills
Trail, Paulson Trail, Lupine Ridge Trail and Banded Hills Drive.
• Connectivity Between Developments:
LUR 6.17 B – The arrangement of streets in new subdivisions are encouraged to provide
the continuation of streets in adjoining subdivisions and other area.
Sheet 2 of 4 – Between Lots 36 & 34 and Lots 32 & 30 should connect to the roads in the
CMR Subdivision that was platted in 1995. This impacts Highway 89 and typically the
connectivity will need to be reviewed by WYDOT.
Sheet 2 of 4 – Between Lots 26 & 28 a proposed future road. Sheet 4 of 4 – Between Lots
57 & 58 a proposed future road. Language needs to be added to the Plat to assure
connectivity in the future.
• Traffic-Vehicle and Pedestrian:
LUR 6.25 B – New development shall provide a safe and adequate pedestrian
circulations system with associated improvements. Designs which will separate
pedestrian traffic from vehicle traffic are encouraged.
What is the plan for pedestrians? Are there any trails planned within the development? In
the Comprehensive Plan Appendix 7 Star Valley Trails and Open Space identifies the
East Side Canal Trail. (Page 7-A-13)
• Lincoln County Transportation Plan:
As per the Transportation Plan, Figure 2-30 Identifies route as a proposed roadway for
connectivity.
Sheet 4 of 4 – Between Lots 63 & 73 East Etna South Road continues South. Language
needs to be added to the Plat to assure connectivity in the future.
• Traffic Impact Study
Involves four developments, two of the four have been approved and Final Plat recorded
in the Lincoln County Clerk’s Office.
Will each phase be reviewed by a preliminary plat process? This will allow the County
and the State to review the traffic impact and the mitigations that are necessary as per the
Traffic Impact Study prepared by Sunrise Engineering. If not, will the developer be
addressing ALL mitigations upfront? Each plat also should be reviewed to assure there is
not an impediment for emergency services.
• Mailboxes
There needs to be a review by the USPS for mail delivery. The developer may need a
plan for Cluster Box Units and an agreement with the USPS. The agreement may include
turnout, install placement and snow removal. Cluster Box Units shall be placed outside of
the County Right-of-Way.
• Phasing
Concern with the Phasing Schedule statement: “The phasing schedule is only a general
guideline of the proposed timing of this development. The actual timing of each phase,
the number of lots per phase and the number of phases will be depended on market
conditions. The developer has the right to adjust the phasing schedule without further
notice to or approval by the County.”
Please verify what is being reviewed for preliminary plat. As per the LUR Chapter 1.7
Master Plan Projects, it states “Those phases that include subdivision, condominium or
other land use, that require the submission and approval of maps, plats and documents
by reviewing agencies, shall fully comply with those procedures.” Each phase will have a
plat and documents that are required to be reviewed by different agencies. The agencies
involved typically include a review of the roads to safeguard life, health, property and
welfare of the citizens of the County. If your procedure has changed in regards to Master
Plans please notify the Engineering Department.
Lincoln County Development TIS
JUNE 2024
PREPARED FOR: PREPARED BY:
LINCOLN COUNTY DEVELOPMENT
1180 North Mountain Springs Pkwy,
Springville, Utah 84663
TEL 801.704.5220
sunrise-eng.com
6/13/2024
i Lincoln County Development TIS
EXECUTIVE SUMMARY
The following Traffic Impact Study (TIS) addresses the impacts of four proposed
developments located in Lincoln County, Wyoming. The four proposed developments are
located as follows:
• Etna Ranch – Located north and south of Clark Ln east of US-89
• Prater Canyon – Located north of Prater Canyon Rd and east of US-89
• Vista Hills – Located south of Prater Canyon Rd and east of US-89
• Mountain Valley Estates – Located north of Prater Canyon Rd and East of Muddy
String Rd
The TIS updates previous results based on development site plan updates, construction
phasing changes, and additional information through the WYDOT database such as crash
data and AADT volumes as well as updates based on the WYDOT Traffic Studies Manual.
Traffic Analysis
A traffic analysis was performed by Sunrise Engineering according to the development
parameters provided by the client.
EXISTING (2024) BACKGROUND CONDITIONS
Sunrise Engineering collected weekday morning (7-9 AM) and afternoon (4-6 PM) peak hour
traffic counts for the following intersections:
• County Rd 115 (Clark Ln Rd) / County Rd 117 (Muddy String Rd)
• County Rd 116 (Prater Canyon Rd) / County Rd 117 (Muddy String Rd)
• US-89 / County Rd 115 (Clark Ln Rd)
• US-89 / County Rd 116 (Prater Canyon Rd)
The traffic counts were collected on April 11 and 12, 2023. Growth factors, based on
WYDOT historical AADT data, were applied to the existing counts to better represent existing
2024 conditions.
PROJECT CONDITIONS
The developments in this TIS include the following land uses:
ii Lincoln County Development TIS
• Etna Ranch – 96 detached single-family homes and 96 guest homes
• Prater Canyon – 21 detached single-family homes and 21 guest homes
• Vista Hills – 14 detached single-family homes and 14 guest homes
• Mountain Valley Estates – 68 detached single-family homes and 68 guest homes, 20
fourplexes (80 residential units), 4 commercial lots.
Each development was assigned trips based on a recommended 11.25 daily trip rate per
single family dwelling from Lincoln County. All other land use trips were assigned based on
ITE Trip Generation Manual 11th Edition: Low-rise multi-family (ITE code 220), Strip Retail Plaza
(ITE code 822).
Summary Results/Recommendations
CRASH HISTORY AND AUXILIARY LANE WARRANT
5-year crash data shows:
• US-89/CR-115 – 14 crashes between 2019-2022
o Recommend SB Left-Turn Pocket.
o Recommend NB Right-Turn Pocket
• US-89/CR-116 – 2 crashes in 2020
• CR-117 Roadway Segment – 2 crashes between 2018-2019
No significant safety concerns were identified at the intersection of US-89/CR-116 or along
the CR-117 roadway segment within the study area. However, there are significant safety
concerns at the intersection of US-89/CR-115 based on the trend of increasing angle and
rear-end crashes over the last 10 years. Based on crash history, the high speeds of US-89,
and WYDOT auxiliary lane warrants it is recommended to add NB and SB left-turn lanes and
a NB right-turn pocket at the intersection to remove left and right-turning vehicles from the
thru travel lane. Further details and warrants are provided in the report.
FAIR SHARE ANALYSIS SUMMARY
The fair share analysis summary shows a breakdown of the final proportion of new site trips
to future total volume, project scenario, and broken down by each development within the
study area for the US-89/CR-115 and US-89/CR-116 intersections (Refer to Table 38). Fair
share volumes for all other intersections are located within the PTV Vistro analysis reports
within Appendix B.
SIGNAL WARRANT ANALYSIS
Signal warrant reports for each Background scenario and study intersection are provided in
Appendix C. Signals are warranted at the US-89/CR-115 and the US-89/CR-116 intersections
iii Lincoln County Development TIS
by the Background 2050 and + Project 2035 scenarios. This should not be used as the sole
source of signal warranting and signal warrant studies should be performed in greater detail
as development and growth continue. Before signals are installed a cost benefit analysis
should be taken into account keeping in mind the high speeds along US-89 and the
increased occurrence of rear-end crashes with the installation of a signal. Further details are
provided within the report.
BACKGROUND SCENARIOS
• Existing (2024) – Mitigations
o US-89/CR-115 – SB Left-Turn Pocket
o US-89/CR-115 – NB Right-Turn Pocket
• Background 2026 – No additional mitigations
• Background 2029 – No additional mitigations
• Background 2035 – No additional mitigations
• Background 2050 – Mitigations
o US-89/CR-115 – Signal
o US-89/CR-116 - Signal
• Background 2059 – No additional mitigations
+ PROJECT SCENARIOS
• Background + Project 2026 – Mitigations
o US-89/CR-115 – SB Left-Turn Pockets
o US-89/CR-115 – NB Right-Turn Pocket
o US-89/CR-116 – NB Right Turn Pocket
• Background + Project 2029 – No additional mitigations
• Background + Project 2035 – Mitigations
o US-89/CR-115 – Signal (SB protected left)
o US-89/CR-116 – Signal (NB and SB protected left)
• Background + Project 2050 – No Additional mitigations
• Background + Project 2059 – Mitigations
o US-89/CR-115 – Additional NB and SB travel lane
o US-89/CR-116 – Additional NB and SB travel lane