HomeMy WebLinkAbout707 MA 24 Star Valley Springs Subdivision Staff Report Complete
707 MA 24 PZC
LINCOLN COUNTY PLANNING & ZONING COMMISSION
STAFF REPORT Major Subdivision Preliminary Plat HEARING TIME AND DATE: 6:00 p.m., November 20, 2024 LOCATION: Lincoln County Courthouse, Commissioner Boardroom 3rd Floor, 925 Sage Ave., Kemmerer, Wyoming & Afton Planning & Development Office, 61 E. 5th Ave., Afton, Wyoming FILE # 707 MA 24
APPLICANT: Star Valley Springs, LLC and Dino Cosma PROJECT NAME: Star Valley Springs Subdivision COMMUNITY PLAN AREA: Thayne
ZONING: Mixed, Rural
REPRESENTATIVE: Alpine Architectural Studio, LLC PLANNER: Elizabeth Williams PARCEL ID: 3419-124-00-206, 3419-124-00-222, 3419-124-00-206, 3419-124-00-206 ____________________________________________________________________________________
PROPOSAL: A Major Subdivision Preliminary Plat application proposal to subdivide 49.5 +/- acres into 22 lots, with six Commercial/Residential Lots in the Mixed Zone, ten Residential Lots in the Mixed Zone, and six Residential lots in the Rural Zone. The average lot size in the Mixed Zone is 1.1 +/- acre and the average lot size in the Rural Zone is 5.3 +/- acres. Lots 1-20 will have water provided through
the Bedford Water District. Lots 21-22 will have individual wells. Each lot will require an enhanced
septic system as determined by Wyoming Department of Environmental Quality (WDEQ).
LOCATION: Located one mile north of the Town of Thayne, Wyoming in T34N R119W Section 12.
____________________________________________________________________________________
ATTACHMENTS:
1. Preliminary Plat 2. Vicinity Map 3. Draft Development Agreement 4. Agency Correspondence
____________________________________________________________________________________
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 # 707 MA 24 Star Valley Springs Subdivision, a Major Subdivision Preliminary Plat, with:
● Findings of Approval A. thru C.
● Conditions of Approval 1. thru 8.
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FINDINGS OF APPROVAL:
A. The proposed subdivision with conditions is consistent with the goals and objectives of the
Lincoln County Comprehensive Plan. B. The proposed subdivision with conditions is consistent with the standards and procedures of the Lincoln County Land Use Regulations. C. The proposed subdivision with conditions 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 following Dedication of Roads and Easements shall be added to the plat:
The owners and proprietors have laid out and surveyed as Star Valley Springs 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.
They do also create 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.
Dedication of the road or roads on this plat in no way obligates the Lincoln County Commissioners to 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) 3. The following shall be added to the plat: a. Road names. b. Vicinity Map corrected to include major roads, town boundaries and identification of
property within 0.25 mile on each side.
c. Survey monuments. d. A ten-foot utility easement on two sides of each lot. e. Cross sections of the road (paved and gravel), detailing a minimum 26-foot roadway width and cul-de-sacs with a 70-foot radius right-of-way and 60-foot radius improved surface.
f. Dedication of streets, roads, parks, easements and open space.
g. Certificate of Owner, BCC Certificate of Approval, Certificate of Mortgagee, Certification of Recordation of County Clerk h. Correct depiction of the southern subdivision road replacing the existing gravel road.
707 MA 24 PZC
4. The developer shall provide two 13’ x 60’ parent parking areas for proposed school bus stops. These shall be on the right-hand side of the road, heading east approaching Muddy String
County Road No. 117 at the Starbuck Drive and Lost Creek intersections. They shall be placed
outside of the subdivision and County Road right-of-way. 5. The developer shall 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.
6. The developer shall install fire hydrants in the subdivision and provide a site plan or description of the location of the hydrants to the planning staff prior to Preliminary Plat approval. 7. The following Plat Warning shall be added to the Final Plat as required by DEQ: Individual septic systems for the Star Valley Springs Subdivision are required to be
enhanced treatment systems. For all 22 lots within the Star Valley Springs Subdivision it is
the individual lot/home owner's responsibility to obtain a Chapter 3 Permit to Construct
from the Wyoming Department of Environmental Quality for the construction and/or modification of an enhanced treatment septic system. 8. The Plat shall have the following warning for soil restrictions:
Lots 1-10, 14-18, and lots 21 and 22 may have soils rated as Very Limited for septic tank
absorption fields. For roads and streets, shallow excavations, and erosion hazard, soils
in the subdivision are rated between Somewhat Limited to Very Limited. AGENCY CORRESPONDENCE:
Lincoln County Weed & Pest: At the time of inspection there was Musk Thistle, Black Henbane and
Canada Thistle present on the property. My recommendation is to implement a weed management plan on the property. For these two species doing a mid to late June treatment with herbicide is optimal.
Star Valley Conservation District: Recommended Plat Warnings
• SVCD recommends enhanced septic systems and no basements due to the high groundwater levels
found across the entire section and the soils report findings regarding seepage, flooding, and slow water movement.
Dwelling with and without basements: The degree of limitations for dwellings with and
without basements in areas of Greyback gravelly loam (Gg), Thayne loam, 0 to 3 percent slopes
(TeA), Thayne gravelly loam 0 to 3 percent slopes (ThA) are rated as Not Limited. Areas consisting
of Turson silt loam 0 to 3 percent slopes (Tu) are rated as Very Limited due to flooding and depth to saturated zone. 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) and Turson silt loam 0 to 3 percent slopes (Tu) are rated as Very Limited due to seepage, bottom layer, flooding, depth to saturated zone and slow water movement. Areas consisting of Thayne loam, 0 to 3 percent slopes (TeA) and Thayne gravelly loam 0 to 3 percent
slopes (ThA) are rated as Somewhat Limited due to slow water movement.
Roads and Streets: The degree of limitations for roads and streets for areas containing Greyback
gravelly loam (Gg) are rated as Somewhat Limited due to frost action. Areas consisting of Thayne
707 MA 24 PZC
loam, 0 to 3 percent slopes (TeA), Thayne gravelly loam 0 to 3 percent slopes (ThA), are rated as Very Limited due to frost action. Areas consisting of Turson silt loam 0 to 3 percent slopes (Tu) are
rated as Very Limited due to flooding, frost action, and low strength.
Shallow excavations: The degree of limitations for shallow excavations for areas containing
Greyback gravelly loam (Gg), Thayne loam, 0 to 3 percent slopes (TeA), Thayne gravelly loam 0 to 3 percent slopes (ThA) are rated as Somewhat Limited due to unstable excavation walls. Areas consisting of Turson silt loam 0 to 3 percent slopes (Tu) are all rated as Somewhat Limited due to
flooding, depth to saturated zone, and unstable excavation walls.
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 Somewhat Limited due to frost action. Areas consisting of Thayne loam, 0 to 3 percent slopes (TeA), Thayne gravelly loam 0 to 3 percent slopes (ThA) are rated as Very Limited due to frost action. Areas consisting of
Turson silt loam 0 to 3 percent slopes (Tu) are rated as Very Limited due to flooding, frost action, and
low strength.
Wyoming Department of Environmental Quality (DEQ): In order to meet requirements established in Wyoming Water Quality Rules, Chapter 23, Section 7(d)(viii)(A) (I and II) and Chapter 23, Section 7
(d)(viii)(B) individual septic systems for the Star Valley Springs Subdivision are required to be enhanced
treatment systems per Chapter 23, Section 7 (d)(viii)(C)(I and II). These enhanced treatment systems
must have advanced nitrogen removal technology that is capable of achieving an effluent Total Kjeldahl Nitrogen concentration of less than 25 mg/L (maximum 30-day average) and advanced fecal removal technology that is capable of achieving an effluent Fecal Coliform count of less than 800 colonies/100
mL (maximum 30-day geometric mean).
For all 22 lots within the Star Valley Springs Subdivision it is the individual lot/home owner's responsibility to obtain a Chapter 3 Permit to Construct from the Wyoming Department of Environmental Quality for the construction and/or modification of an enhanced treatment septic system.
A Wyoming Registered Professional Engineer must design the enhanced treatment septic system per
WQR Chapter 23, Section 7(d)(viii)(E). A Permit to Construct Application for enhanced treatment septic
systems must be submitted to the Water Quality Division Northwest District Engineer in Lander. For the proposed advanced Enviro-Septic enhanced treatment septic systems the bottom of the leach field bed sand must be at least 6 feet above the seasonally high groundwater.
Lincoln County School District #2: 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 increase in the number of students who wait for the bus inside of a vehicle. Under current school district policies and procedures bus stops would be established at intersecting side roads with Muddy String.
Starbuck Drive and the Lost Creek intersections would be logical locations for bus stops.
For these reasons we propose 13' x 60' pull outs at these intersections. We recommend that each be
placed so that traffic approaching Muddy String can pull off on their right hand side to wait at a bus stop. Thank you for your consideration of these school bus stop safety measures.
Fire Chief Thayne Fire Department: I have had a couple of discussions with Mr. Bennett about
the Star Valley Springs subdivision off of Muddy String Road. As I look over the plot plan, I am
requesting the county ask for some fire hydrants in this subdivision. Most of this subdivision is
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accessible to the Bedford water system. I believe with the length of the roads in this subdivision meet the requirements for fire hydrants. This property is within the Mid-Valley Fire District boundary and there
is a hydrant about 600 feet up Lost Creek Road.
PUBLIC COMMENT: No public comment was received.
IIIIIIIIIIIIIIIRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRAAAAAAAAAAAAAAAIIIIIIIIIIIIIIIIIIIIIIIRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRR358.02'1276.55'IIIIIIIIIIIIIIIIIRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRAAAAAAAAAAAAAAAAA599.06'456.74'304.01'723.43'624.76'723.36'634.04'329.98'304.06'723.29'723.19'IIIIIIIIIIIIIIIIIRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRIIIIIIIIIIIIIIIIIRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRIIIIIIIIIIIIIIIIIRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRR146.19'
146.19'341.02'194.83'298.01'298.01'298.01'298.42'298.01'304.01'146.18'305.01'305.01'305.01'305.01'305.01'AAAAAAAIIIIIIIRRRRRRRRRRRRRR168.00'298.42'182.58'147.40'329.98'308.82'140.82'IRR302.67'305.01'306.47'305.01'Proposed Graveled 2-Way RoadExisting or Proposed Paved RoadExisting unimproved roadExisting gravel roadExisting ground contourBoundary Proposed 60' Access and Utility EasementBoundary Existing 30' Access Easement (Bk 998 Pg 462)Boundary Existing and Proposed Irrigation EasementsBoundary Proposed 25' Residential Non-building BufferBoundary Existing 60' Access and Utility Easement (Bk 1077 Pg 477)Karson & Kaitlyn WildeUnplattedAALEGENDIIRRRREmmet MavyLot 3, White Tail MeadowsSecond FilingJustin B. RothLot 2, White Tail MeadowsXL Storage, LLCLot 4, White Tail MeadowsSecond Filing[6BE][6BE]SCALE: 1 INCH = 100 FEETCONTOUR INTERVAL = 5'200150100500[6BE][6BE][6BE][6BE]Total area of Subdivision = 49.558 acres.Total number of lots - 22Current County zoning designations: Mixed Use, RuralNo proposed zoning designation changes.Proposed Use:Commercial / Residential (Mixed Use Zoning) - 6 lots (Lots 1 - 6)Average Lot Size: 1.083 acresMinimum Lot Size: 1.015 acresMaximum Lot Size: 1.364 acresResidential (Mixed Use Zoning) - 10 lots (Lots 7 - 16)Average Lot Size: 1.128 acresMinimum Lot Size: 0.998 acresMaximum Lot Size: 1.335 acresResidential (Rural Zoning) - 6 lots (Lots 17 - 22)Average Lot Size: 5.297 acresMinimum Lot Size: 5.049 acresMaximum Lot Size: 5.632 acresNo further division of lots.[10BE][10BE]Driveway EnvelopeMatthew D & Paige D. SperryUnplattedLand Use Table[10BE][10BE]Adam & Jennifer StembridgeUnplattedDriveway Envelope[10BE][10BE]DrivewayEnvelopeJeremie M MooreLot 1 Oz[6BE]Date: March 21, 2024 Job No. 22-126906 Main StreetEvanston, WY 82930(307) 789-4545Prepared by:Proposed McNinch SubdivisionScale: 1" = 1500'Location MapAdvance Platof theStar Valley SpringsSubdivisionOwners: Star Valley Springs, LLCP.O. Box 2911Alpine, WY 83128Dino & Noelle Cosma5400 Telephone RoadSanta Maria, CA 93455All of theTo the Moon SubdivisionTogether With Unplatted LandsLocated in theS1/2 SE1/4 of Section 12T34N, R119W, 6th P.M.Lincoln County, WyomingPlat WarningsThe seller does not warrant to a purchaser that the purchaser has any rights to the natural flow of any stream within or adjacent to the proposed subdivision. The State of Wyoming does not recognize any riparian rights to the continued natural flow of a stream or river for persons living on the banks of a stream or river (W.S. 18-5-306, 2023).No proposed centralized sewage system (W.S. 18-5-306, 2023). Lot owners shall be responsible for building their own small wastewater disposal systems which meet State and County standards. Culinary water for Lots 1 through 20 to be provided by the Bedford Community Water System. Lots 21 and 22 shall be responsible for developing their own wells which meet State standards.Warning: Lots may be located in areas of severe soil limitations. Site conditions may prevent the use of conventional septic systems and building techniques. Each lot will require an advanced septic system in accordance with the Wyoming D.E.Q. permit for the Subdivision.No public maintenance of the roads (W.S. 18-5-306, 2023). Plat acceptance does not constitute acceptance of roadways as County roads. Access may be difficult in winter months.Warning: the surface estate of the lands within this subdivision may be subject to full and effective development of the mineral estate.Solid waste haulage service not proposed. Lot owners shall be responsible for arranging service, or hauling their own waste.On-site Fire-fighting facilities are not proposed for lots 17 through 22.Warning: There are agricultural operations adjacent to this Subdivision and agricultural related nuisances may exist with the Subdivision. Should lands adjacent to this Subdivision be removed from agricultural use the 25 Foot Residential Non-building Buffer will no longer be in effect and normal setback standards shall be applied. The existing agricultural operations are protected by W.S. 11-44-103, 2023.Lots to be subject to Covenants, Conditions and Restrictions as filed with the Lincoln County Clerk, including architectural guidelines.Maximum number of allowable equivalent bedrooms - 195 (per Water & Wastewater System Adequacy Study).Maximum bedroom equivalent per lot: [XBE]Perkins/Extension (C.R. 12-119)R 1 1 9 WT34N12Perkins/Extension (C.R. 12-119)Muddy Spring Road (C.R. 12-117)To the MoonSubdivisionLittle PineFifth FilingHebdon HomesteadHebdon Homestead[7BE][7BE][7BE][6BE][6BE][7BE][7BE][7BE]Lost Creek Road (C.R. 12-120)[6BE]R = 60'6050Existing 20' Irrigation Easement(Bk 404PR Pg 383)Proposed 60' Accessand Utility Easement6025112.83'Proposed 25' ResidentialNon-building BufferExistingunimprovedroadExistinggravelroad60306025456.74'End Existing 30' AccessEasement (Bk 998 Pg 462)295.04'30'30'599.06'645.03'5.331 acres4.374 acres netLot 22304.01'6040603530'30'ProposedGraveled2-Way RoadExisting 30' Access Easement(Bk 998 Pg 462)624.76'End Existing 60' Access and UtilityEasement (Bk 1077 Pg 477)5.632 acres4.385 acres net1684.55'5.049 acres4.769 acres netLot 18Lot 17146.19'60451.000 acres0.865 acres net194.83'341.02'Existing Mixed Use ZoningExisting Rural Zoning1.333 acres0.800 acres netExisting 60' Access and Utility Easement (Bk 1077 Pg 477) andProposed 60' Access and UtilityEasement (this Subdivision)298.01'Lot 16146.18'304.01'60506045Lot 141.000 acres0.865 acres net1.036 acres0.900 acres net157.83'Lot 15Lot 13Proposed 25' Residential Non-building Buffer6040Scott A & Carolyn TitensorUnplatted30'30'5.201 acres4.400 acres netLot 21358.00'Proposed10' IrrigationEasement631.52'Jill W RobinsonUnplatted6025Gordon C and Donna S WhiteUnplatted603060356030ProposedGraveled2-Way Road329.98'Proposed 60' Accessand Utility Easement723.29'5.479 acres4.681 acres netLot 19Proposed10' IrrigationEasement604060351124.40'Jill W RobinsonUnplatted723.19'5.088 acres4.116 acres netLot 201.220 acres0.832 acres netProposed10' IrrigationEasementProposed10' IrrigationEasement147.40'329.98'182.58'Proposed 60' Accessand Utility Easement308.17'1.008 acres0.873 acres net1.052 acres0.723 acres netLot 12Lot 11308.82'168.00'140.82'298.01'Existing Mixed Use ZoningExisting Rural Zoning1.137 acres0.860 acres net6045Stone Creek Lane (Private)Lot 10Lot 91284.49'146.19'146.19'1.024 acres0.787 acres netProposed10' IrrigationEasement194.83'1.364 acres0.729 acres net305.01'60556050ExistinggravelroadProposed Paved 2-Way Road60'Lot 1194.83'Joshua A & Jennifer RakerUnplattedPalisades Land & Home LLCLot 5, Hesson Commercial Park AmendedMuddy144.96'146.18'60551.024 acres0.788 acres net1.015 acres0.783 acres netProposed60' Accessand UtilityEasement30'30'Lot 3305.01'Lot 4Lot 2144.96'RoadSpring146.18'Proposed Paved 2-Way Road1.040 acres0.639 acres net1.032 acres0.795 acres net147.40'148.46'305.01'Lot 6Lot 5RoadCounty147.40'148.46'Starbuck Drive6055305.01'191.27'165.00'1.224 acres0.842 acres netR = 70'1.271 acres0.768 acres net559.82'Right-of-wayboundaryLot 7Lot 8158.47'198.00'12-117Jason E & Tracy H WolfleyLot 3 Oz Second Filing30'30'Proposed Star Valley Springs Subdivision
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HEBDON,RICK V
DAVIDSON,STEPHEN M
DAVIDSON, LINDSEY &
STEPHEN M DAVIDSON
TITENSOR,
SAMUEL R &SHAWNA R TRUSTEES
CLARK, NEIL
L TRUSTEE
WOLFLEY, JASONE & TRACY
H TRUSTEES
TITENSOR,
SCOTT A &
CAROLYN
KINSLOW,
TRAVIS M
SHANNON, WALTERR & BARBARA
H, TRUSTEES
TSCS, LLC
ELKHORN
STORAGE,LLC
J & J
SPECIALIZEDLLC, ETAL
J & J
SPECIALIZED
LLC, ETAL
TITENSOR,
SCOTT A &
CAROLYN
RAKER,JOSHUA A
& JENNIFER SMITH,
ROGER K& LEORA L
STEMBRIDGE, ADAM
& JENNIFER
PALISADESLAND & HOME LLC
PALISADESLAND & HOME LLC
KRAMER,
VINCE A
KRAMER,
VINCE A
J & JSPECIALIZED
LLC, ETAL
J & J SPECIALIZEDLLC, ETAL J & JSPECIALIZED
LLC, ETAL J & JSPECIALIZED
LLC
JULSON, COLE
E & JANESSA C
TITENSOR,
DEBRA
MOORE,
JEREMIE M
FACTOR, PATRICIA
L TRUSTEE
SMITH,ROGER K
& LEORA L
WOLFLEY,JAYCE & KAYLA
BARBER
WOLFLEY,JASON E &
TRACY H TRUSTEES
WOLFLEY, JASON
E & TRACYH TRUSTEES
HEBDON, RICK
WHITE, GORDONC & DONNA
S TRUSTEES
MARTIN,
CHARLES W ETAL
TITENSOR,
SR & SRTRUSTEES MOUNTAINMEADOW, LLC
TITENSOR,SCOTT A &
CAROLYN
ROBINSON,
JILL W STAR VALLEYSPRINGS, LLC
TITENSORMEADOW,
LLC
WILDE,
KARSON& KAITLYN
XL STORAGE,
LLC HARMAN,
GEORGETTE A
GODFREY,RICHARD M & K
DIANE TRUSTEES
DANA,
TRAVISETAL
ERICKSON,
RONNIE & ANNA
SPERRY,
MATTHEW B &
PAIGE D
FORESHADOW,LLC
TITENSOR,
JOHN H &DEBRA C
TITENSOR,
JOHN N
TITENSOR,
JOHN R
ROTH,
JUSTIN B WYOTEXPROPERTIES,
LLC
ROBINSON,
JILL W
ROBINSON,
JILL W
STAR VALLEYSPRINGS,
LLC
MAVY,
EMMETT
STAR VALLEYSPRINGS,
LLC
COSMA, DINO& NOELLE
Maxar, Microsoft
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707 MA 24
Star Valley Springs Major
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Star Valley Springs, LLC
Dino Cosma
Prepared using available data by Elizabeth Williams, on 1 Nov. 2024. Map is for informational purposes only and in no way represents an official survey of land.
707 MA 24
Page 1 of 12
DEVELOPMENT AGREEMENT
FOR STAR VALLEY SPRINGS SUBDIVISION FILE NO. 707 MA 24 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 925 Sage Ave Suite 301, Kemmerer, Wyoming, 83101 and Star Valley Springs, LLC and Dino Cosma and Noelle Cosma hereinafter referred to as OWNER/DEVELOPER”, whose address is Star Valley Springs, LLC, P.O. Box 2911, Alpine, WY 83128 and Dino Cosma and Noelle Cosma, 5400 Telephone Road, Santa Maria, CA 93455. WHEREAS, it is the intent and purpose of the OWNER/DEVELOPER to meet the conditions of
approval for File No. 707 MA 24 Star Valley Springs Subdivision to subdivide approximately 49.5 +/- acres into 22 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 Star Valley Springs 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. 707 MA 24 Star Valley Springs 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 Star Valley Springs, LLC, whose address is P.O. Box 2911, Alpine, WY 83128 and Dino Cosma and Noelle Cosma, whose address is 5400 Telephone Road, Santa Maria, CA 93455, the party that owns and is developing the Property and shall include and subsequent owner(s) or OWNER/DEVELOPER(s) of the Property.
1.4 PROPERTY: means and refers to the identified approximately 49.5 +/- acres of a certain parcel(s) of Property located in Lincoln County, Wyoming, as described in Exhibit A.
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Page 2 of 12
Section 2. Planned Improvements.
The OWNER/DEVELOPER shall, at its sole cost and expense, properly install and complete the following required improvements: 1. Construct an approved subdivision road with a minimum 26’ roadway width and 70’
radius cul-de-sac. The subdivision roads shall meet all Lincoln County Road Standards.
2. Submit a Water Distribution Plan to the State Engineer’s Office if water rights exist on the property.
3. Install electrical power and communication lines to each identified lot.
4. Surveyor’s lot monuments as set forth in the Preliminary Plat attached hereto as Exhibit B. 5. Reseed disturbed areas to avoid weed infestation and erosion.
6. Purchase private road name signs and stop signs through Lincoln County, Wyoming Planning and Development Office. 7. Install road and stop signs after completion of improvements and prior to final
subdivision approval (see Lincoln County Land Use Regulations 6.18).
8. Meet subdivision fencing laws per Wyoming Statute 18-5-319. 9. “No Parking--Fire Lane” signs shall be posted on at least one side of the subdivision
road.
10. The developer shall provide two 13’ x 60’ parent parking areas for proposed school bus stops. These shall be on the right-hand side of the road, heading east approaching Muddy String County Road No. 117 at the Starbuck Drive and Lost Creek intersections. They
shall be placed outside of the subdivision and County Road right-of-way.
11. The developer shall 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.
12. The developer shall install fire hydrants in the subdivision. 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.
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Page 3 of 12
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 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.
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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.
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; 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,
707 MA 24
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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
ATTN: Planning Director Planning and Development Office 925 Sage Ave., Ste 201 Kemmerer, WY 83101
Notices to the OWNER/DEVELOPER shall be addressed to, or delivered at, the following addresses: Star Valley Springs, LLC,
P.O. Box 2911
Alpine, WY 83128 Dino Cosma and Noelle Cosma 5400 Telephone Road
Santa Maria, CA 93455
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.
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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.
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.
707 MA 24
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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 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.
707 MA 24
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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, Chairman Board of Lincoln County Commissioners
Attest: ________________________________
April Brunski
Lincoln County Clerk
707 MA 24
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OWNER/DEVELOPER
________________________________ Date: ______________________
Manager, Star Valley Springs, LLC, a Wyoming Limited Liability Company
STATE OF WYOMING )
) ss COUNTY OF LINCOLN )
The foregoing instrument was acknowledged before me by, ______________________, Manager of Star Valley Springs, LLC, A Wyoming limited liability company, this ____ day of ______________ 2024.
Witness my hand and official seal.
(SEAL)
_____________________________________
Notary Public My Commission expires: ________________
707 MA 24
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OWNER/DEVELOPER
________________________________ Date: ______________________ Noelle Cosma
________________________________ Date: ______________________ Dino Cosma
STATE OF WYOMING ) ) ss COUNTY OF LINCOLN )
The foregoing instrument was acknowledged before me by, Noelle and Dino Cosma, this ____ day of ______________ 2024.
Witness my hand and official seal. (SEAL)
_____________________________________ Notary Public My Commission expires: ________________
707 MA 24
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EXHIBIT A
DESCRIPTION OF PROPERTY
Star Valley Springs Subdivision 49.5 +/- acres within Section 12, Township 34 North, Range 119 West, in, Lincoln County, Wyoming.
707 MA 24
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EXHIBIT B
APPROVED PRELIMINARY PLAT See Attached
IIIIIIIIIIIIIIIRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRAAAAAAAAAAAAAAAIIIIIIIIIIIIIIIIIIIIIIIRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRR358.02'1276.55'IIIIIIIIIIIIIIIIIRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRAAAAAAAAAAAAAAAAA599.06'456.74'304.01'723.43'624.76'723.36'634.04'329.98'304.06'723.29'723.19'IIIIIIIIIIIIIIIIIRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRIIIIIIIIIIIIIIIIIRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRIIIIIIIIIIIIIIIIIRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRRR146.19'
146.19'341.02'194.83'298.01'298.01'298.01'298.42'298.01'304.01'146.18'305.01'305.01'305.01'305.01'305.01'AAAAAAAIIIIIIIRRRRRRRRRRRRRR168.00'298.42'182.58'147.40'329.98'308.82'140.82'IRR302.67'305.01'306.47'305.01'Proposed Graveled 2-Way RoadExisting or Proposed Paved RoadExisting unimproved roadExisting gravel roadExisting ground contourBoundary Proposed 60' Access and Utility EasementBoundary Existing 30' Access Easement (Bk 998 Pg 462)Boundary Existing and Proposed Irrigation EasementsBoundary Proposed 25' Residential Non-building BufferBoundary Existing 60' Access and Utility Easement (Bk 1077 Pg 477)Karson & Kaitlyn WildeUnplattedAALEGENDIIRRRREmmet MavyLot 3, White Tail MeadowsSecond FilingJustin B. RothLot 2, White Tail MeadowsXL Storage, LLCLot 4, White Tail MeadowsSecond Filing[6BE][6BE]SCALE: 1 INCH = 100 FEETCONTOUR INTERVAL = 5'200150100500[6BE][6BE][6BE][6BE]Total area of Subdivision = 49.558 acres.Total number of lots - 22Current County zoning designations: Mixed Use, RuralNo proposed zoning designation changes.Proposed Use:Commercial / Residential (Mixed Use Zoning) - 6 lots (Lots 1 - 6)Average Lot Size: 1.083 acresMinimum Lot Size: 1.015 acresMaximum Lot Size: 1.364 acresResidential (Mixed Use Zoning) - 10 lots (Lots 7 - 16)Average Lot Size: 1.128 acresMinimum Lot Size: 0.998 acresMaximum Lot Size: 1.335 acresResidential (Rural Zoning) - 6 lots (Lots 17 - 22)Average Lot Size: 5.297 acresMinimum Lot Size: 5.049 acresMaximum Lot Size: 5.632 acresNo further division of lots.[10BE][10BE]Driveway EnvelopeMatthew D & Paige D. SperryUnplattedLand Use Table[10BE][10BE]Adam & Jennifer StembridgeUnplattedDriveway Envelope[10BE][10BE]DrivewayEnvelopeJeremie M MooreLot 1 Oz[6BE]Date: March 21, 2024 Job No. 22-126906 Main StreetEvanston, WY 82930(307) 789-4545Prepared by:Proposed McNinch SubdivisionScale: 1" = 1500'Location MapAdvance Platof theStar Valley SpringsSubdivisionOwners: Star Valley Springs, LLCP.O. Box 2911Alpine, WY 83128Dino & Noelle Cosma5400 Telephone RoadSanta Maria, CA 93455All of theTo the Moon SubdivisionTogether With Unplatted LandsLocated in theS1/2 SE1/4 of Section 12T34N, R119W, 6th P.M.Lincoln County, WyomingPlat WarningsThe seller does not warrant to a purchaser that the purchaser has any rights to the natural flow of any stream within or adjacent to the proposed subdivision. The State of Wyoming does not recognize any riparian rights to the continued natural flow of a stream or river for persons living on the banks of a stream or river (W.S. 18-5-306, 2023).No proposed centralized sewage system (W.S. 18-5-306, 2023). Lot owners shall be responsible for building their own small wastewater disposal systems which meet State and County standards. Culinary water for Lots 1 through 20 to be provided by the Bedford Community Water System. Lots 21 and 22 shall be responsible for developing their own wells which meet State standards.Warning: Lots may be located in areas of severe soil limitations. Site conditions may prevent the use of conventional septic systems and building techniques. Each lot will require an advanced septic system in accordance with the Wyoming D.E.Q. permit for the Subdivision.No public maintenance of the roads (W.S. 18-5-306, 2023). Plat acceptance does not constitute acceptance of roadways as County roads. Access may be difficult in winter months.Warning: the surface estate of the lands within this subdivision may be subject to full and effective development of the mineral estate.Solid waste haulage service not proposed. Lot owners shall be responsible for arranging service, or hauling their own waste.On-site Fire-fighting facilities are not proposed for lots 17 through 22.Warning: There are agricultural operations adjacent to this Subdivision and agricultural related nuisances may exist with the Subdivision. Should lands adjacent to this Subdivision be removed from agricultural use the 25 Foot Residential Non-building Buffer will no longer be in effect and normal setback standards shall be applied. The existing agricultural operations are protected by W.S. 11-44-103, 2023.Lots to be subject to Covenants, Conditions and Restrictions as filed with the Lincoln County Clerk, including architectural guidelines.Maximum number of allowable equivalent bedrooms - 195 (per Water & Wastewater System Adequacy Study).Maximum bedroom equivalent per lot: [XBE]Perkins/Extension (C.R. 12-119)R 1 1 9 WT34N12Perkins/Extension (C.R. 12-119)Muddy Spring Road (C.R. 12-117)To the MoonSubdivisionLittle PineFifth FilingHebdon HomesteadHebdon Homestead[7BE][7BE][7BE][6BE][6BE][7BE][7BE][7BE]Lost Creek Road (C.R. 12-120)[6BE]R = 60'6050Existing 20' Irrigation Easement(Bk 404PR Pg 383)Proposed 60' Accessand Utility Easement6025112.83'Proposed 25' ResidentialNon-building BufferExistingunimprovedroadExistinggravelroad60306025456.74'End Existing 30' AccessEasement (Bk 998 Pg 462)295.04'30'30'599.06'645.03'5.331 acres4.374 acres netLot 22304.01'6040603530'30'ProposedGraveled2-Way RoadExisting 30' Access Easement(Bk 998 Pg 462)624.76'End Existing 60' Access and UtilityEasement (Bk 1077 Pg 477)5.632 acres4.385 acres net1684.55'5.049 acres4.769 acres netLot 18Lot 17146.19'60451.000 acres0.865 acres net194.83'341.02'Existing Mixed Use ZoningExisting Rural Zoning1.333 acres0.800 acres netExisting 60' Access and Utility Easement (Bk 1077 Pg 477) andProposed 60' Access and UtilityEasement (this Subdivision)298.01'Lot 16146.18'304.01'60506045Lot 141.000 acres0.865 acres net1.036 acres0.900 acres net157.83'Lot 15Lot 13Proposed 25' Residential Non-building Buffer6040Scott A & Carolyn TitensorUnplatted30'30'5.201 acres4.400 acres netLot 21358.00'Proposed10' IrrigationEasement631.52'Jill W RobinsonUnplatted6025Gordon C and Donna S WhiteUnplatted603060356030ProposedGraveled2-Way Road329.98'Proposed 60' Accessand Utility Easement723.29'5.479 acres4.681 acres netLot 19Proposed10' IrrigationEasement604060351124.40'Jill W RobinsonUnplatted723.19'5.088 acres4.116 acres netLot 201.220 acres0.832 acres netProposed10' IrrigationEasementProposed10' IrrigationEasement147.40'329.98'182.58'Proposed 60' Accessand Utility Easement308.17'1.008 acres0.873 acres net1.052 acres0.723 acres netLot 12Lot 11308.82'168.00'140.82'298.01'Existing Mixed Use ZoningExisting Rural Zoning1.137 acres0.860 acres net6045Stone Creek Lane (Private)Lot 10Lot 91284.49'146.19'146.19'1.024 acres0.787 acres netProposed10' IrrigationEasement194.83'1.364 acres0.729 acres net305.01'60556050ExistinggravelroadProposed Paved 2-Way Road60'Lot 1194.83'Joshua A & Jennifer RakerUnplattedPalisades Land & Home LLCLot 5, Hesson Commercial Park AmendedMuddy144.96'146.18'60551.024 acres0.788 acres net1.015 acres0.783 acres netProposed60' Accessand UtilityEasement30'30'Lot 3305.01'Lot 4Lot 2144.96'RoadSpring146.18'Proposed Paved 2-Way Road1.040 acres0.639 acres net1.032 acres0.795 acres net147.40'148.46'305.01'Lot 6Lot 5RoadCounty147.40'148.46'Starbuck Drive6055305.01'191.27'165.00'1.224 acres0.842 acres netR = 70'1.271 acres0.768 acres net559.82'Right-of-wayboundaryLot 7Lot 8158.47'198.00'12-117Jason E & Tracy H WolfleyLot 3 Oz Second Filing30'30'Proposed Star Valley Springs Subdivision
1 1t-t-r< WEED & PEST CON,.,,. cOu ~oL.o
Go\..N _ IN COOPERATION WITH THE _ 'Is.,./!,>
, '\~ WYOMING DEPARTMENT OF AGRICULTURE 'T/c.,.
"" P.O. BOX 1117
AFTON, WYOMING 83110
(307) 885-(WEED) 9333 • (FAX) 307-886-5211
September 13, 2023
Dear Kay Lynn Neild,
I have received the proposal for the Star Valley Springs LLC -Major Subdivision -
within Sl/2 SEl/4 of Section 12, T34N RI 19W, Lincoln County, Wyoming. At the time
of inspection there was Musk Thistle, Black Henbane and Canada Thistle present on the
property. My recommendation is to implement a weed management plan on the property.
For these two species doing a mid to late June treatment with herbicide is optimal. I
suggest using a Broadleaf control herbicide like Weed Master, 24d or Milestone to treat
these weeds. The Canadian Thistle can be treated in the fall after the first hard freeze of
the year using Milestone.
Lincoln County Weed & Pest furnishes herbicides for noxious weed control at a 40% cost
share discount to the landowner. We also offer ATV sprayers and 25-gallon pickup
sprayers for rent.
Please know that all of my visits to the above property as well as any consultations are at
no charge, so feel free to call me or stop by the office any time if you have any questions.
Sincerely,
Jason t::om -Asfilsran, Snp=ism
Lincoln County Weed & Pest Control
307-885-9333 (WEED)
Elizabeth Williams <elizabeth.williams@lincolncountywy.gov>
Star Valley Springs soil approval letter
3 messages
Kay Lynn Nield <knield@starvalleycd.org>Tue, Apr 23, 2024 at 11:49 AM
To: Elizabeth Williams <elizabeth.williams@lincolncountywy.gov>, Brett Bennett <bbennett@alpinearchstudio.com>
Liz
We are good to use the previous soils report from Star Valley Springs.
Thanks
Kay Lynn
Kay Lynn Nield
District Manager
Star Valley Conservation District
61 E. 5th Ave.
PO Box 216
Afton, Wyoming 83110
307-885-7823
knield@starvalleycd.org
Star Valley Springs soils notice to proceed_20240423_114852.pdf
217K
Elizabeth Williams <elizabeth.williams@lincolncountywy.gov>Tue, Apr 23, 2024 at 11:53 AM
To: Kay Lynn Nield <knield@starvalleycd.org>
Cc: Brett Bennett <bbennett@alpinearchstudio.com>
Thanks Kay Lynn. I'll get that from Brett.
Elizabeth Williams
Planner II
Lincoln County Planning Office
(307) 877-2100
[Quoted text hidden]
Brett Bennett <bbennett@alpinearchstudio.com>Tue, Apr 23, 2024 at 1:44 PM
To: Kay Lynn Nield <knield@starvalleycd.org>, Elizabeth Williams <elizabeth.williams@lincolncountywy.gov>
Thank you Kay Lynn,
Brett
Brett Bennett | Alpine Architectural Studio | PO Box 3975 Alpine, WY 83128 | 307-880-4280 |
bbennett@alpinearchstudio.com
[Quoted text hidden]
11/1/24, 10:51 AM LINCOLN COUNTY WYOMING Mail - Star Valley Springs soil approval letter
https://mail.google.com/mail/u/0/?ik=8e4afe6fc8&view=pt&search=all&permthid=thread-f:1797148738766151494&simpl=msg-f:179714873876615149…1/1
September 13, 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 Star Valley Springs, major subdivision located between Star Valley Ranch and Thayne, Wyoming.
A Chapter 23 Water and Wastewater Study has been completed on this proposed project. Any recommendations in the study supersede any recommendations found in the following report.
Recommended Plat Warnings
• SVCD recommends enhanced septic systems and no basements due to the high groundwater levels found across the entire section and the soils report findings regarding seepage, flooding, and slow water movement.
Please take note of the general high groundwater table in section 12 T34N R119W. The Star Valley area is known to experience large fluctuations in groundwater levels depending
on the time of year. Due to this fluctuation, SVCD always recommends that soil cuts be taken in the spring/early summer when groundwater is highest. If soil cuts are done at other times, please note that the static water levels can fluctuate according to the amount of high 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 Star Valley Springs Major Subdivision
Thayne, Wyoming September 13, 2023 Location
The Star Valley Springs, major subdivision is in the S1/2SE1/4 of section 12 T34N R119W,
approximately 5 miles east of Thayne, Wyoming. The proposed subdivision is +/- 49.5 acres and will be divided into 38 lots and a park. 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 6ft and 40 feet below ground surface. According to Surveyor Scherbel’s Office, owner’s agent, the 38 lots will each have individual
wells and septic systems. The Star Valley area is known to experience large fluctuations in groundwater levels depending on the time of year. Due to this fluctuation, SVCD always recommends that soil cuts be taken in the spring/early summer when groundwater is highest. If soil cuts are done at other times,
please note that the static water levels can fluctuate according to the amount of high 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 4 soil types, identified as Greyback gravelly loam (Gg), Thayne loam, 0 to 3 percent slopes (TeA), Thayne gravelly loam 0 to 3 percent slopes (ThA), and Turson silt loam 0 to 3 percent slopes (Tu).
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), Thayne loam, 0 to 3 percent slopes (TeA), Thayne gravelly loam 0 to 3 percent slopes (ThA) are rated as Not Limited. Areas consisting of Turson silt loam 0 to 3 percent slopes (Tu) are rated as Very Limited due to flooding and depth to saturated zone.
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) and Turson silt loam 0 to 3 percent slopes (Tu) are rated as Very Limited
due to seepage, bottom layer, flooding, depth to saturated zone and slow water movement. Areas
consisting of Thayne loam, 0 to 3 percent slopes (TeA) and Thayne gravelly loam 0 to 3 percent slopes (ThA) are rated as Somewhat Limited due to slow water movement. Roads and Streets: The degree of limitations for roads and streets for areas containing Greyback
gravelly loam (Gg) are rated as Somewhat Limited due to frost action. Areas consisting of Thayne
loam, 0 to 3 percent slopes (TeA), Thayne gravelly loam 0 to 3 percent slopes (ThA), are rated as Very Limited due to frost action. Areas consisting of Turson silt loam 0 to 3 percent slopes (Tu) are rated as Very Limited due to flooding, frost action, and low strength.
Shallow excavations: The degree of limitations for shallow excavations for areas containing
Greyback gravelly loam (Gg), Thayne loam, 0 to 3 percent slopes (TeA), Thayne gravelly loam 0 to 3 percent slopes (ThA) are rated as Somewhat Limited due to unstable excavation walls. Areas consisting of Turson silt loam 0 to 3 percent slopes (Tu) are all rated as Somewhat Limited due to flooding, depth to saturated zone, and unstable excavation walls.
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 Somewhat Limited due to frost action. Areas consisting of Thayne loam, 0 to 3 percent slopes (TeA), Thayne gravelly loam 0 to 3 percent slopes (ThA) are rated as Very Limited due to frost action. Areas consisting of
Turson silt loam 0 to 3 percent slopes (Tu) are rated as Very Limited due to flooding, frost action, and
low strength. Picnic Areas: The degree of limitations for Picnic areas in areas containing Greyback gravelly loam (Gg), Thayne loam, 0 to 3 percent slopes (TeA) and Thayne gravelly loam 0 to 3 percent slopes
(ThA), are rated as Somewhat Limited due to gravel content and dusty. Areas consisting of Turson
silt loam 0 to 3 percent slopes (Tu) are rated as Somewhat Limited due to flooding and dusty. Playgrounds: The degree of limitations for Playgrounds in areas containing Greyback gravelly loam (Gg) are rated as Very Limited due to gravel content, slope, and dusty. Areas consisting of ,
Thayne loam, 0 to 3 percent slopes (TeA) are rated as Somewhat Limited due to dust. Areas
consisting of Thayne gravelly loam 0 to 3 percent slopes (ThA) are rated as Very Limited due to gravel content and dust. Areas consisting of Turson silt loam 0 to 3 percent slopes (Tu) are rated as Very Limited due to flooding, gravel content, and dust.
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 more information, please contact Janessa Juleson, 307-886-9001 ext.109.
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
Natural Resources
Conservation Service
Web Soil Survey
National Cooperative Soil Survey
9/13/2023
Page 1 of 347539804754060475414047542204754300475438047544604753980475406047541404754220475430047543804754460501460501540501620501700501780501860501940502020502100502180502260
501460 501540 501620 501700 501780 501860 501940 502020 502100 502180 502260
42° 56' 34'' N 110° 58' 56'' W42° 56' 34'' N110° 58' 19'' W42° 56' 17'' N
110° 58' 56'' W42° 56' 17'' N
110° 58' 19'' WN
Map projection: Web Mercator Corner coordinates: WGS84 Edge tics: UTM Zone 12N WGS84
0 150 300 600 900
Feet
0 50 100 200 300
Meters
Map Scale: 1:3,780 if printed on A landscape (11" x 8.5") 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
Natural Resources
Conservation Service
Web Soil Survey
National Cooperative Soil Survey
9/13/2023
Page 2 of 3
Department of Environmental Quality
Mark Gordon, Governor
October 25, 2024
To protect, conserve and enhance the quality of Wyoming's
environment for the benefit of current and future generations.
Lincoln County Board of Commissioners
925 Sage Avenue, Suite 302
Kemmerer, WY 83 101
RE: Non-Adverse Recommendation,
Star Valley Springs Subdivision, Lincoln County
WDEQ-WQD Application# 2024-0312
Dear Commissioners:
Todd Parfitt, Director
The Wyoming Department of Environmental Quality -Water Quality Division (WDEQ-WQD) has
completed the review of the proposed Star Valley Springs Subdivision located in SE 1/4 SE 1/4, Sections 12,
T34N, RI 18W, 6th P.M., in Lincoln County, Wyoming. The Star Valley Springs Subdivision will create
22 lots out of approximately 49.56 acres. The information was submitted by David Kennington, P.E., with
Sunrise Engineering, and was signed by David Kennington, P.E., a Wyoming Licensed Professional
Engineer. The information was also signed by Christopher G. McDowell, P.G., a Wyoming Licensed
Professional Geologist with WWC Engineering, Inc., This letter represents the recommendations of the
Wyoming Department of Environmental Quality as required by W.S. 18-5-306(c).
The subdivision review will consist of (i) review of the proposed sewage system, (ii) review of the proposed
water system, and (iii) groundwater review of the proposed sewage system. The conclusion of WDEQ-
WQD's subdivision review will result in either a "Non-Adverse" or "Adverse" recommendation.
• Non-Adverse --the proposed subdivision meets the safety and adequacy requirements of
WDEQ Chapter 23 Rules
• Adverse --the proposed subdivision does not meet the safety and adequacy requirements of
WDEQ Chapter 23 Rules
• Notes Required to be Added to the Final Plat --an Adverse recommendation will result in
comments to address water or wastewater concerns with specific "Notes Required to be Added
to the Final Plat."
PROPOSED SEWAGE SYSTEM REVIEW:
The proposed sewage systems are the use of individual on-site septic tanks and advanced enhanced
treatment enviro-septic leach fields constructed to standards established in WDEQ Water Quality Rules
(WQR) and standards established by the Lincoln County Office of Planning and Development.
• The information submitted addresses the safety and adequacy of the proposed sewage system.
• The information submitted addresses the safety and adequacy of the proposed sewage systems,
provided the statements indicated in the "Notes Required to be Added to the Final Plat" are
adhered to.
Page 1 ofS
PROPOSED WATER SYSTEM REVIEW:
The subdivision's proposed water system(s) will consist of drinking water supplied primarily by the
Bedford Water and Sewer District (Public Water System Number WY560006). The lots 21 and 22 on
the west side of the subdivision might have on-site water wells to supply drinking water if these lots
are not annexed into the Bedford Water and Sewer District. The proposed water system(s) are safe and
adequate with treatment for the Star Valley Springs Subdivision. Each well must be permitted by and
constructed to the Wyoming State Engineer's Office standards.
• The information submitted addresses the safety and adequacy of the proposed water system.
• The information submitted addresses the safety and adequacy of the proposed water system,
provided compliance with the statements indicated in the "Notes Required to be Added to
the Final Plat" are adhered to.
PROPOSED SEWAGE SYSTEM GROUNDWATER REVIEW:
The proposed sewage systems are the use of individual on-site septic tanks and enhanced treatment
advanced enviro-septic leach fields constructed to standards established in WQR and standards
established by the Lincoln County Office of Planning and Development. The sub-division does overly an
unconfined Class I groundwater as defined by WQR Chapter 8 Rules.
• The information submitted addresses the safety and adequacy of the proposed sewage system.
• The information submitted addresses the safety and adequacy of the proposed sewage system,
provided the statements indicated in the "Notes required to be added to the final plat" are
adhered to.
Please refer to Appendix A, Groundwater Loading Model analysis located at the end of this letter for
additional information.
NOTES REQUIRED TO BE ADDED TO THE FINAL PLAT:
In order to meet requirements established in Wyoming Water Quality Rules, Chapter 23, Section
7(d)(viii)(A) (I and II) and Chapter 23, Section 7 (d)(viii)(B) individual septic systems for the Star Valley
Springs Subdivision are required to be enhanced treatment systems per Chapter 23, Section 7 (d)(viii)(C)(I
and II). These enhanced treatment systems must have advanced nitrogen removal technology that is
capable of achieving an effluent Total Kjeldahl Nitrogen concentration of less than 25 mg/L (maximum
30-day average) and advanced fecal removal technology that is capable of achieving an effluent Fecal
Coliform count of less than 800 colonies/100 mL (maximum 30-day geometric mean).
For all 22 lots within the Star Valley Springs Subdivision it is the individual lot/home owner's
responsibility to obtain a Chapter 3 Permit to Construct from the Wyoming Department of Environmental
Quality for the construction and/or modification of an enhanced treatment septic system. A Wyoming
Registered Professional Engineer must design the enhanced treatment septic system per WQR Chapter 23,
Section 7(d)(viii)(E). A Permit to Construct Application for enhanced treatment septic systems must be
submitted to the Water Quality Division Northwest District Engineer in Lander. For the proposed
advanced Enviro-Septic enhanced treatment septic systems the bottom of the leach field bed sand must be
at least 6 feet above the seasonally high groundwater.
Page 2 of 5
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 . In addition, the WQD suggests homeowners have their well tested on a
semi-regular schedule (see knowyourwell.org).
CONCLUSIONS:
Based on the materials and information presently submitted for this Chapter 23 subdivision application, the
WDEQ is issuing an "Non-Adverse" recommendation applicable to the Star Valley Springs Subdivision.
Please refer to Appendix A, Groundwater Loading Model analysis located at the end of
this letter for additional information.
Disclaimer:
The Non-Adverse recommendation provided above has nothing to do with, nor has any bearing on the water
rights associated with the Star Valley Springs Subdivision. Any questions or concerns about the water
rights for the Star Valley Springs Subdivision should be directed to the State Engineer's Office.
Nothing in Department of Environmental Quality recommendations or comments regarding the proposal
for the Star Valley Springs Subdivision shall be construed to relieve Matt Burtness of the obligation to
obtain any permits or additional approval from any local, state or federal agencies as required by law, rules,
regulations, or ordinances. Nothing in these recommendations commits the Department of Environmental
Quality or Lincoln County to the issuance of required permits for construction, operation, or modification
of water supply or sewage systems.
Mark D. Baron, P.E.
Southwest District Engineer
Water & Wastewater Section, Water Quality Division
Steven Loose, P.G.
WDEQ Groundwater Geology Supervisor
Groundwater Section, Water Quality Division
Emailed copies:
Matt Burtness, P.O. Box 2911, Alpine, WY 83128 davet'@s nowpeakwy.com
David Kennington, P.E., Sunrise Engineering, 770 Washington Ste. A, Afton, WY
83110, d kenn in gton@ sunrise-eng.com
Ken Kuluski, Lincoln County Planning Office, 421 Jefferson St., Ste 701, Afton, WY
83110, planning@lin ·oln ount w .gov
Keenan Hendon, P.E., WDEQ WQD, Cheyenne, keenan.hendon2@wyo.gov
Wesley Frain, State Engineers Office, Cheyenne,wesley.frain@wyo.gov
Sue Kinsley, State Engineers Office, Cheyenne,sue.kinsley@wyo.gov
Markus Malessa, State Engineers Office, Cheyenne,markus.malessa@wyo.gov
Page 3 of 5
Appendix A
Ground Water Loading Analysis
Wastewater System Discharges to same aquifer that supplies a public water supply and are located within
Zone 1 or Zone 2
• Determination = No.
Chapter 23 ppendix A
Nitrate Loading Analysis -Co
The final configuration of development in the subdivision is unknown. If the subdivision only
consists of single-family homes the following 3, 4-and 5-bedroom analysis would apply.
Number of Bedrooms
3 Bedrooms
4 Bedrooms
5 Bedrooms
Consultant Analvsis
3.19 mg/L
3.84 rng/L
.8 1 mg/L
DEO Analysis
3.40 mg/L
4.1 1 mg/L
4.80 mg/L
If the subdivision consists of mixed-use, rural lots and commercial lots the following analysis would
apply.
For the Consultant Analysis using IO mixed-use lots, 6 rural lots and 6 commercial lots using a
total subdivision sewage flow of 26,600 gpd the estimated nitrate level is 9.84 mg/I.
For the DEQ Analysis using 10 mixed-use lots, 6 rural lots and 6 commercial lots using a total
subdivision sewage flow of 26,400 gpd the estimated nitrate level is 8.11 mg/I.
Chapter 23 Appendix B
Minimum Isolation Distance Analysis (average vertical depth to alluvial groundwater is 35 feet) -t1
If the time for the septic effluent to reach groundwater exceeds the two-year time of travel the
minimum horizontal isolation distance is not applicable.
The final configuration of development in the subdivision is unknown. If the subdivision only
consists of single-family homes the following 3, 4-and 5-bedroom analysis would apply.
Number of Bedrooms
3 Bedrooms
4 Bedrooms
5 Bedrooms
onsultant Analysis
0.96 years
0.87 y ars
0.81 years
DEQ Analysis
0.71 years
0.64 years
0.60 years
If the subdivision consists of mixed-use, rural lots and commercial lots the following analysis
would apply.
For the Consultant Analysis using l O mixed-use lots, 6 rural lots and 6 commercial lots the
estimated vertical time of travel is ti= 1.12 years.
For the DEQ Analysis using IO mixed-use lots, 6 rural lots and 6 commercial lots estimated vertical
time of travel is ti=0.70 years.
Page 4 of 5
Minimum Isolation Distance Analysis to a water well (horizontal direction) -t2
lf tbe calculated minimum horizontal isolation distance is less than 100 feet the default minimum
isolation distance of 100 feet between a septic system leach field and water well must be used.
The final configuration of development in the subdivision is unknown. If the subdivision only
consists of single-family homes the fol lowing 3, 4-and 5-bedroom analysis would apply.
Number of Bedrooms
3 Bedrooms
4 Bedrooms
5 Bedrooms
Consultant Analysis
1,320 feet
1,437 feet
1,507feet
DEO Analvsis
1 518 feet
1 594 feet
1,639 feet
If the subdivision only consists of mixed-use, rural lots and commercial lots the following analysis
would apply.
For the Consultant Analysis using 10 mixed-use lots, 6 rural lots and 6 commercial lots the
estimated horizontal travel distance is ti= 1,034 feet.
For the DEQ Analysis using IO mixed-use lots, 6 rural lots and 6 commercial lots the estimated
horizontal travel distance is t2= 1,521 feet.
Comments to Analysis:
None.
Page 5 of 5
Elizabeth Williams <elizabeth.williams@lincolncountywy.gov>
Public Notice for 707 MA 24 Star Valley Springs Subdivision
Ryan Lyman <rylyman@lcsd2.org>Mon, Nov 4, 2024 at 8:20 AM
To: Katie Gipson <katie.gipson@lincolncountywy.gov>, 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 increase in the number of students who wait for the bus inside of a
vehicle. Under current school district policies and procedures bus stops would be established at intersecting side roads
with Muddy String. Starbuck Drive and the Lost Creek intersections would be logical locations for bus stops.
For these reasons we propose 13' x 60' pull outs at these intersections. We recommend that each be placed so that traffic
approaching Muddy String can pull off on their right hand side to wait at a bus stop.
Thank you for your consideration of these school bus stop safety measures.
[Quoted text hidden]
11/5/24, 8:36 AM LINCOLN COUNTY WYOMING Mail - Public Notice for 707 MA 24 Star Valley Springs Subdivision
https://mail.google.com/mail/u/0/?ik=8e4afe6fc8&view=pt&search=all&permmsgid=msg-f:1814805783127086396&simpl=msg-f:1814805783127086396 1/1
Elizabeth Williams <elizabeth.williams@lincolncountywy.gov>
FW: Star Valley Springs: Fire Review
1 message
Brett Bennett <bbennett@alpinearchstudio.com>Wed, Apr 17, 2024 at 5:08 PM
To: Elizabeth Williams <elizabeth.williams@lincolncountywy.gov>
Hello Liz,
RE Star Valley Springs: Please see comments below from Tedd Jenkins.
Brett Bennett | Alpine Architectural Studio | PO Box 3975 Alpine, WY 83128 | 307-880-4280 |
bbennett@alpinearchstudio.com
From: Jenkins Hun ng Camp <ctjenkins@silverstar.com>
Sent: Wednesday, April 17, 2024 4:58 PM
To: Bre Benne <bbennett@alpinearchstudio.com>
Subject: Re: Star Valley Springs: Fire Review
Hello, sorry for the delay on this email my April has been crazy busy! I have had a couple of discussions with Mr. Bennett
about the Star Valley Springs subdivision off of Muddy String Rd. As I look over the plot plan I am requesting the county
ask for some Fire hydrants in this subdivision. Most of this subdivision is accessible to the Bedford water system. I believe
with the length of the roads in this subdivision meet the requirements for fire hydrants.
This property is with in the Mid Valley Fire District boundary’s and there is a hydrant about 600 feet up lost creek road. It is
the right thing to do for the future homeowners in the Star Valley Springs subdivision. Thank you for your time and
consideration on this manner.
Tedd Jenkins
Fire Chief Thayne Fire Department
307-880-1034
Sent from my iPhone
On Mar 21, 2024, at 2:42 PM, Brett Bennett <bbennett@alpinearchstudio.com> wrote:
Apologies Tedd....for some reason I thought it was Tadd.
11/1/24, 10:53 AM LINCOLN COUNTY WYOMING Mail - FW: Star Valley Springs: Fire Review
https://mail.google.com/mail/u/0/?ik=8e4afe6fc8&view=pt&search=all&permthid=thread-f:1796625180356708133&simpl=msg-f:1796625180356708133 1/2