HomeMy WebLinkAbout109 MP 24 Mountain Estates Staff Report BCC Dec 17 Complete no 2
109 MP 24 BCC
LINCOLN COUNTY BOARD OF COUNTY COMMISSIONERS STAFF REPORT Major Subdivision Master Plan – Preliminary Plat Application
HEARING TIME AND DATE: 1:30 p.m., December 17, 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 # 109 MP 24
APPLICANT: Bucket List, LLC c/o Derk Izatt PROJECT NAME: Mountain Estates Master Plan – Preliminary Plat COMMUNITY PLAN AREA: Star Valley Ranch ZONING: Mixed REPRESENTATIVE: Surveyor Scherbel, Ltd.
PLANNER: Elizabeth Williams PARCEL ID: 3518-303-00-003, 3518-303-00-002 ____________________________________________________________________________________
PROPOSAL: A Major Subdivision Preliminary Plat – Amended Master Plan application to
subdivide 75.85 +/- acres into 65 lots, 52 town homes, four parks, and a utility tract. The average lot size is 1.04 +/- acres in the Mixed Zone. The applicant proposes to modify the approved Master Plan to reduce density from 80 townhouse units to 52 townhouse units, and to remove the commercial lots. The applicant proposes 68 Single Family
lots. LOCATION: The parcel is located adjacent to the Town of Star Valley Ranch, Wyoming in T35N, R118W, Section 30. ____________________________________________________________________________________ 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 # 109 MP 24 Mountain Estates Master Plan – Preliminary Plat, with:
● Findings of Approval A. thru C.
● Conditions of Approval 1. thru 12.
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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 paved 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 paved 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: The owners and proprietors have laid out and surveyed as Mountain Estates Subdivision, and with the specific intent to do so, do hereby dedicate and convey to and for the public
use forever, whether in the county or in a future municipality through annexation, 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) 5. The developer shall move the proposed central well site so that the entire water well protection area is within the proposed subdivision, or have an easement for a wellhead protection site with the property owner to the north.
6. The plat shall grant an easement between Lots 7 and 8 for a proposed future road.
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7. The developer shall provide a copy of the approved road access permit from Star Valley Ranch for Vista West Drive access prior to the final plat of any phase in the subdivision.
8. The developer shall provide fire hydrants with fire flows and spacing that meet requirements of
Appendix N of the Lincoln County Land Use Regulations. 9. The developer shall provide a 13’ x 60’ parent parking area on the northern end of Spy Glass Loop, on the north side of the road approaching Muddy String. The parent parking area shall not be located in the road right-of-way.
10. 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. 11. 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. The CC&R or Road Maintenance agreement shall specify how USPS fees for Cluster Box Units shall be paid for, and how the boxes shall be cleared of snow.
12. The following Plat Warning shall be added to the Final Plat as required by DEQ:
In order to meet requirements established in the Lincoln County Land Use Regulations
Chapter 6, Table 6.1 enhanced wastewater treatment septic systems are required to be construct for the Mountain Estates Subdivision. These enhanced wastewater treatment septic systems must achieve an effluent being discharged to the absorption surface or
native soil with five-day biochemical oxygen demand, BODS, and total suspended solids,
TSS, less than or equal to 30 mg/L and that carries the seal of testing and approval from
the National Science Foundation, NSF, for the NSF No. 40. For all 68 single family lots, the 1 multi-family lot and the 1 utility lot within the Mountain
Estates Subdivision it is the individual lot/home owner's responsibility to obtain a Chapter
3 Permit to Construct or an Underground Injection Control (UIC) Permit 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 Presby Enviro-Septic enhanced treatment septic systems the bottom of the leach field bed sand must be at least 4 feet above the seasonally high groundwater.
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
109 MP 24 BCC
suggests homeowners have their well tested on a semi-regular schedule (see knowyourwell.org).
13. An improvement service district will be formed to address utilities, septic maintenance
agreements, open space, roadways and recreational amenities. 14. Wildlife friendly fencing will be used within the subdivision. BACKGROUND:
The applicant proposes a third amendment to an approved Master Plan. The original Master Plan was approved in 2007 as File # 104 PZ 07 to subdivide 80 acres into 76 single family homes with a ½ acre average lot size, 20 Condo lots, and 4-7 Commercial lots, and a common lot reserved for a clubhouse/park area. The original Master Plan was to be built in three phases. It was first modified in
2017 as File # 106 PZ 17, with a revised layout with development being accessed via Vista West Road
and two accesses from Muddy String County Road No. 117. The second modification changed the condominiums to townhomes, and a removal of joint plat approval from Star Valley Ranch due to the change of Wyoming State Statute.
AGENCY CORRESPONDENCE: Wyoming Department of Transportation (WYDOT): WYDOT has no objections for the proposed residential development. Condition approval that the applicant must enter into a cooperative agreement with WYDOT for mitigation measures within WYDOT right-of-way (i.e. US 89 & CR 116) as identified
in the combined Lincoln County Development traffic impact study. Lincoln County Weed & Pest: Due to the snow during this time of year, we are unable to inspect the property. I know from being in that area it is likely there will be a Spotted Knapweed infestation. This letter will be adequate to fulfill the need for planning and zoning. The subdivision representative will
need to contact Lincoln County Weed & Pest in the spring of 2022.
Star Valley Conservation District: Well logs from wells in the vicinity indicated the static water level
is between 0 and 450 feet below ground surface. The site does not have any irrigation water rights.
SVCD recommends enhanced septic systems if there is high groundwater present. Soil cuts were not conducted on this property. Care needs to be taken not to locate buildings in drainage channels where overland flooding could occur during early spring snowmelt or heavy
thunderstorms. Runoff water from road and homes needs to be properly diverted to the buffers,
so as not to reach the surface waters directly. State Engineer's Office: The water right search revealed that there are no subject existing water rights of record that attach to the subdivision lands. Given this, further action on the part of the subdivider or
his agent in addressing Wyoming Statute 18-5-306 (a) (xi) is not required.
Wyoming Department of Environmental Quality (DEQ): In order to meet requirements established
in the Lincoln County Land Use Regulations Chapter 6, Table 6.1 enhanced wastewater treatment septic
systems are required to be construct for the Mountain Estates Subdivision. These enhanced wastewater treatment septic systems must achieve an effluent being discharged to the absorption surface or native
109 MP 24 BCC
soil with five-day biochemical oxygen demand, BODS, and total suspended solids, TSS, less than or equal to 30 mg/L and that carries the seal of testing and approval from the National Science
Foundation, NSF, for the NSF No. 40.
For all 68 single family lots, the 1 multi-family lot and the 1 utility lot within the Mountain Estates Subdivision it is the individual lot/home owner's responsibility to obtain a Chapter 3 Permit to Construct or an Underground Injection Control (UIC) Permit 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 Presby Enviro-Septic enhanced treatment septic systems the bottom of the leach
field bed sand must be at least 4 feet above the seasonally high groundwater.
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).
Lincoln County School District #2: We have witnessed a significant decrease in the number of students who walk to the bus stop 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. The intersection of the northern end of Spy Glass Loop and
Muddy String would be the preferred bus stop location for the bus to stop on the flattest area possible. For these reasons we propose 13' x 60' pull out at this intersection. We recommend that it be placed on
the north side of Spy Glass Loop so that traffic approaching Muddy String can pull off on their right
hand side to wait at a bus stop.
PUBLIC COMMENT: Public Comment is attached.
Star
Valley
Ranch
30
31 32
2019
29
36
25
24
35N 118W35N 119W³±116 ³±117Spy Glass LoopTorrey Pines Drive
Star Valley Ranch
ROSE,GUY C &
BETTY L
COWAN,
MICHAEL S &
SUSAN BROOKFIELD
KEENAN, DAVID P
& KRISTEN RHODGE, THOMAS A &
NANCY M TRUSTEES
AOYAGI HOLDINGS,LLCHYMAS,
JUSTIN C& CHRISTINE E
HALES, JOHN E JR
& SUSAN A
TRUSTEES
DAVIS,NANCY O
STALEYHIDEOUT,
LLC
STALEY
HIDEOUT,LLC
STALEY, LELANDV & DENISE M
TRUSTEES
STAR VALLEYRANCH ASSOCIATION
HODGE, THOMAS
A & NANCYM TRUSTEES
PUTT, RODNEY
K & EVALIN
R TRUSTEES
PODBORNY,
MICHAEL J& DIANE D GARNER, JEFFERY
& KERRIE
TUCKETT, TONIL & GREG W
GARNER,
KERRIE &
JEFFERY
HOLT, JEFFERY
W & CORI
ALBERTS, LSCOTT & WENDY L ANDERSON, JERRY
K & SKYE BHOLYFIELD
CSICSAI,
DAN & RICK
FOSTER TRUSTEES
KOCHA,MICHAEL R
& LINDA
UNGER, DAVID &
ALICIA
BURTNESS,
JEREMY PTRUSTEE
LUJAN, ROBERT H
& MOUSLEY, ROBERT
MILLS,BRADLEY &JHANNAH
WOHRMAN, FREDERICK R& SANDRA E, TRUSTEES
BATEN,
UBALDO V
& SANDRA VICENTEMCCORMICK,
BRIAN & MEGAN STUDER, STEVEN A
& SANDRA K TRUSTEES
STRINGER,PAUL D
& PATRICE ALIESS, STEVEN
& GAYL
WOHRMAN, FREDERICK R& SANDRA E, TRUSTEES HOLMER, RAYMOND C
& DEBARAH
ARRENDONDO, MARISOL T
BAUMAN, CHRISTOPHERJ TRUSTEE, ETAL HALE, GREGORY& LORI LEE
GABLER, ADAM
W & ERIN E TACHIKILIVING TRUST
ENDRES,CHARLES &
KRISTIN TRUSTEESTOWN OF STAR
VALLEY RANCH
STAR VALLEYRANCH
ASSOCIATION SPECHT,JOHN H
& KAY L
ROUSH, GBLAKE & TERRY
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M TRUSTEES
LYSAGER, HOWARD
L & EMILY A
TRUSTEES
BARNEY,JASON TRUSTEE
BROWN,DAVID
R & DEBORAH L
REEDER,DONA J
DIERKS, SCOTT A
LANG,CHARLES
E & LEZIE A
DULIN, MATTHEW KWHITMORE, BRADLEY R& BONNIE L TRUSTEESBLACKWELL, DAVID H
& ELIZABETH KROBERTSON, TREVLYN L
RITCHIE,
STEVE W
LANGEVIN, PAUL
& JENNIFER
MINER, BRADLEY D
LEFFELMAN, DANIEL
D & GINA M
MAXSON TRUSTEESJOHANSSON, JANI
JOHNSON,
RICHARDP & ELLEN J
RODGERS, LINDAY TRUSTEE
LEVIN, RUTHB & JOHN F
WATTERS, TRUSTEESBDB2 LLC RICE, JARED &
CARRIE
BDB2 LLC
HOPKINS,
BRENT &NANCY
BROWN,GREG &
DIANE ETALDRENNON,KAREN M.LIV.TRST.
KLIGORA, CHAD A
VANDEL, JR
& JI TRUSTEEST6 HOLDINGS LIMITEDLIABILITY COMPANY STONE, RICHARD A& JANIS P TRUSTEESSTAR
RIDGE PROPERTIES FAMILYLIMITED PARTNERSHIPSTAR RIDGE PROPERTIES
FAMILY LIMITED
PARTNERSHIP BARLOW,RULON J & SANDRA
A TRUSTEESMEHRA, TERRI
GALLAGHER, JE& LE TRUSTEESTLM ENTERPRISES, LLC
SWINYER, LEONARD
J & THALIAWELLS,ROBERT
& THOMAS J JRPAYNE, KYLEC & SARAH EKNIGHT, JOHN N
& GAIL E TRUSTEESPETERSON, ROGER C ECKERT,
MONICA DFUNK, LLOYD G &TRUDYLYNN A TRUSTEESLADD, DONALD L &
DONNA L, TRUSTEES
MORSE, BRENDA L
MENGER,EUGENE C &
BARBARA L
COTTON, CHESTER C &
EILEEN G TRUSTEES MWSW
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LLCMWSWRH 2 LLC SNYDER, DONALD L& LINDA W TRUSTEES
ROSENBAUM, JONATHAN &
NILUFER ATALAY
WAXWING
PROPERTIES OF SVR,LLC
LOGAN, ROBERT J
& KATHLEEN
J TRUSTEES
AUSTIN,
RANDALL J &ROBYN TRUSTEES
DUPUIS,AUSTIN A &
JULIE EARL,JEFFREY C
& DORIS A
COTTON, CC &
EG TRUSTEES
BEAL, MATTHEW W
WHITMORE, BRADLEYR & BONNIE L
TRUSTEES
PUTT, RODNEYK & EVALIN
R TRUSTEES
MILLEN,STEPHEN C
TRUSTEE
AHRENS, MARYANN TRUSTEE
BUCKETLIST LLC
BUCKET
LIST, LLC
ZACELAB,
LLC
ZACELAB, LLC
CK6RANCH,
LLC
WHITE, GORDON
C & DONNAS TRUSTEES
STATE OF
WYOMING
LUTHI,RANDI
A & MICHAEL D
LUTHI,
MICHAEL D
& RANDI A LUTHI,
MICHAEL D &
RANDI A
Maxar, Microsoft
Master Plan -- Preliminary Plat Application
Roads
Road_Type
US Highways
WY Highways
Projects
Township & Range
Sections
Municipalities
Public Noticing
File No 109 MP 24
Mountain Estates Master Plan
Preliminary Plat
Bucket List, LLC
Prepared using available data by Elizabeth Williams on 22 November 2024. Map is for informational purposes only and in no way represents an official survey of
land.
Elizabeth Williams <elizabeth.williams@lincolncountywy.gov>
Public Notice for 109 MP 24 Mountain Estates Master Plan
Darin Kaufman <darin.kaufman@wyo.gov>Mon, Dec 2, 2024 at 4:04 PM
To: Katie Gipson <katie.gipson@lincolncountywy.gov>
Cc: Elizabeth Williams <elizabeth.williams@lincolncountywy.gov>, Planning <planning@lincolncountywy.gov>
Katie,
Thank you for the opportunity to comment.
WYDOT has no objections for the proposed residential development.
Condition approval that the applicant must enter into a cooperative agreement with
WYDOT for mitigation measures within WYDOT right-of-way (i.e. US 89 & CR 116) as
identified in the combined Lincoln County Development traffic impact study.
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.
12/2/24, 4:36 PM LINCOLN COUNTY WYOMING Mail - Public Notice for 109 MP 24 Mountain Estates Master Plan
https://mail.google.com/mail/u/0/?ik=8e4afe6fc8&view=pt&search=all&permmsgid=msg-f:1817371711077256043&simpl=msg-f:1817371711077256043 1/1
\JNi'f WEED & PEST CONtr,. ... , cO l"'{OL, 0
CQ\,\"' -IN COOPERATION WITH THE -ifs.,.~
\. ~~ WYOMING DEPARTMENT OF AGRICULTURE 'T/c.,.
Y P.O. BOX 1117
AFTON, WYOMING 83110
(307) 885-(WEED) 9333 • (FAX) 307-886-5211
March 23, 2022
To whom it may concern,
I have received the proposal for the Bucket List, LLC -Major Subdivision located
within HES 62, T35N Rl 18W in Lincoln County, Wyoming. Due to the snow during
this time of year, we are unable to inspect the property. I know from being in that area it
is likely there will be a Spotted Knapweed infestation. This letter will be adequate to
fulfill the need for planning and zoning. The subdivision representative will need to
contact Lincoln County Weed & Pest in the spring of 2022. At that time, we will review
a map of the proposed subdivision as well as schedule an appointment to go onsite to
evaluate the noxious weeds in the area. The purpose of this visit is to ensure that a weed
management plan be in place on the above-mentioned property.
Lincoln County Weed & Pest furnishes herbicides fo r 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 Tr:«:::i~
Lincoln County Weed & Pest Control
307-885-9333 (WEED)
July 4, 2022
Lincoln County
Office of Planning and Development
P. O. Box 468
Kemmerer, WY 83101
STAR VALLEY CONSERVATION DISTRICT Board of Supervisors has reviewed the Bucket
List, LLC, major subdivision, in Star Valley Ranch, Wyoming.
SVCD recommends enhanced septic systems if there is high groundwater present. Soil cuts are
recommended to determine groundwater levels if an enhanced system is not considered.
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
Bucket List, LLC
Major Subdivision
Star Valley Ranch, Wyoming
July 4, 2022
Location
The proposed subdivision is located within S ½ , Section 30, T35N R118WStar Valley Ranch,
Wyoming. The proposed subdivision is approximately +/- 75 acres and will be divided into 82
lots. The site is hilly with drainage to the west and south.
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 0 and 450 feet below ground surface.
The site does not have any irrigation water rights.
SVCD recommends enhanced septic systems if there is high groundwater present. Soil cuts are
recommended to determine groundwater levels if an enhanced system is not considered.
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 this subdivision 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”.
For more information regarding the NPDES requirements please contact Barb Sahl, WYDEQ
Program Coordinator at 307-777-7570 or (bsahl@state.wy.us).
Soils
The following soils information provided by the Natural Resources Conservation Service
(NRCS) Soil Survey of Star Valley Area, Wyoming – Idaho. The lots are comprised of two soil
types: Robana-Turnerville association, undulating (RTC) and Robana-Turnerville association,
hilly (RTD).
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. A soil with ‘somewhat
limited’ designation 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 degrees of limitations for dwellings with and
without basements for Robana-Turnerville association, undulating (RTC) are somewhat limited
due to shrink-swell. The degrees of limitations for dwellings with and without basements for
Robana-Turnerville association, hilly (RTD) are very limited due to slope and shrink-swell.
Soil cuts were not conducted on this property. Care needs to be taken not to locate buildings in
drainage channels where overland flooding could occur during early spring snowmelt or heavy
thunderstorms. Runoff water from road and homes needs to be properly diverted to the buffers,
so as not to reach the surface waters directly.
Sewage Disposal: The degree of limitations for septic tank absorption fields for Robana-
Turnerville association, undulating (RTC) is somewhat limited due to slow water movement. The
degree of limitations for septic tank absorption fields for Robana-Turnerville association, hilly
(RTD) is very limited due to slope and slow water movement.
Roads and streets: The degree of limitations for roads and streets for Robana-Turnerville
association, undulating (RTC) is very limited due to frost action, low strength, and shrink-swell.
The degree of limitations for roads and streets for and Robana-Turnerville association, hilly
(RTD) is very limited due to frost action, low strength, slope, and shrink-swell.
Shallow excavations: The degree of limitations for shallow excavations for Robana-Turnerville
association, undulating (RTC) is somewhat limited due to cutbanks cave. The degree of
limitations for shallow excavations for and Robana-Turnerville association, hilly (RTD) is very
limited due to slope and cutbanks cave.
Erosion hazard: The erosion hazard of natural surface roads for Robana-Turnerville association,
undulating (RTC) is moderate due to slope/erodibility. The erosion hazard of construction sites
for Robana-Turnerville association, undulating (RTC) is slight. The erosion hazard of natural
surface roads for and Robana-Turnerville association, hilly (RTD) is severe due to slope . The
erosion hazard of construction sites for and Robana-Turnerville association, hilly (RTD) is
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.
Landscaping: When landscaping, the SVCD recommends selecting plants that have low
requirements for water, fertilizers, and pesticides. Cultivate plants that discourage pests and
minimize high maintenance grassed areas.
It is the policy of the Star Valley Conservation District to promote the conservation and efficient
use of water and to prevent the waste of this valuable resource. We encourage greater water
efficiency in landscape design, installation, and maintenance. The waters of the state are of
limited supply and are subject to ever increasing demands.
Soils information provided by the Natural Resources Conservation Service (NRCS) Star Valley
Soil Survey is attached. The information provided is not site specific and does not eliminate the
need for onsite investigation of the soils or for testing and analysis of these soils by personnel
experienced in the design and construction of engineering work. Local ordinances and
regulations should be followed in planning, site selection, and design.
Noxious Weeds
Lincoln County Weed and Pest submits a report on each subdivision regarding weeds on the
property. Representatives from the Lincoln County Weed and Pest were unable to inspect the
property for noxious weeds due to snow; however, there is likely to be Spotted Knapweed
infestations based on the location of the site. The subdivision representative will need to contact
Lincoln County Weed & Pest in the spring of 2022.
Lincoln County Weed & Pest furnishes herbicides for noxious weed control at a reduced cost
share discount to the landowner. 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
It is our understanding that no restriction will be placed on grazing animals. 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 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. SVCD can also help with
grazing management plans. The plans are provided free of charge.
Wildlife
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.
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 if it is not intensively used as horse pasture. For more information
please see Fencing Guidelines for Wildlife Wyoming Game & Fish Habitat Extension Bulletin
No. 53 at the Wyoming Game and Fish website
h ttp://gf.state.wy.us/downloads/pdf/habitat/Bulletin%20No.%2053.pdf.
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. Historical
resources were not evaluated as part of this review.
STAR VALLEY CONSERVATION DISTRICT
Kay Lynn Nield
District Manager
State Engineer’s Office
HERSCHLER BUILDING,2 WEST
CHEYENNE,WYOMING 82002
(307)777-6150
MARK GORDON
GOVERNOR
BRANDON GEBHART,P.E.
STATE ENGINEER
October 16,2024
Lincoln County Commissioners
925 Sage Ave Suite 302
Kemmerer,WY 83101
planning@lincolncountywy.gov
RE:Sweetwater Maverik Subdivision WDEQ 2024-0324
Dear Commissioners:
The State Engineer’s Office/Ground Water Division received application material related to the Mountain
Estates Subdivision WDEQ 2024-0350 from the Wyoming Department of Environmental Quality,
requesting information and advice to the Water Quality Division.
The proposed subdivision is to be located in HES 62 (S ½SW ¼)Section 30,T35N,R118W,Lincoln
County,Wyoming.The subdivision consists of 120 lots.The proposed water system is a shared water
supply within the subdivision.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:
The water right search revealed that there are no subject existing water rights of record that attach to the
subdivision lands.Given this,further action on the part of the subdivider or his agent in addressing
Wyoming Statute 18-5-306 (a)(xi)is not required.
Additional Comments:
1.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
groundwater 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.
2.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.
3.With few exceptions,new wells must be constructed by a Wyoming licensed water well drilling
contractor,and pumps must be installed by a Wyoming licensed pump installation contractor.
4.Any well not to be used must be properly plugged and abandoned as outlined in the above
referenced rules and regulations.
5.Any wells developed for uses that do NOT fall within the definition of domestic or stock use
require adjudication by the Board of Control.
Surface Water Ground Water Board of Control
(307)777-6475 (307)777-6163 (307)777-6178
In all correspondence regarding this application,please reference “State Engineer Subdivision Review
Number “2024-35-12”.
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:Markus Malessa,Assistant 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,Lead Hydrographer/Commissioner,Water Division IV,District 12
Mark Baron,P.E.,Southwest District Engineer,Water Quality Division
Department of Environmental Quality
Mark Gordon, Governor
November 22, 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 83101
RE: Non-Adverse Recommendation,
Mountain Estates Subdivision, Lincoln County
WDEQ-WQD Application # 2024-0349
Dear Commissioners:
Todd Parfitt, Director
The Wyoming Department of Environmental Quality -Water Quality Division (WDEQ-WQD) has completed the
review of the proposed Mountain Estates Subdivision located in S ½SW¼, Section 30, T35N, Rl 18W, 6th P.M., in
Lincoln County, Wyoming. The Mountain Estates Subdivision will create 68 single family lots, 1 multi-family lot
and 1 utility tract lot out of approximately 76 acres. The information was submitted by Ryan J. Erickson, P .E., with
Sunrise Engineering, and was signed by Ryan J. Erickson, P.E., a Wyoming Licensed Professional Engineer. The
information was also signed by Ben Jordan, P.G., a Wyoming Licensed Professional Geologist who was with Weston
Engineering at the time of the Chapter 23 study. 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 ofWDEQ 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 of 4
PROPOSED WATER SYSTEM REVIEW:
The subdivision's proposed water system will consist of a central water supply well and a water distribution
system to supply water to all lots within the Mountain Estates Subdivision. The proposed water system is
safe and adequate for the Mountain Estates Subdivision. Each well must be permitted by and the Wyoming
Department of Environmental Quality Water Quality Division and constructed to the Wyoming Water
Quality Division Chapters 3 and 12 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 the Lincoln County Land Use Regulations Chapter 6,
Table 6.1 enhanced wastewater treatment septic systems are required to be construct for the
Mountain Estates Subdivision. These enhanced wastewater treatment septic systems must achieve
an effluent being discharged to the absorption surface or native soil with five-day biochemical
oxygen demand, BODS, and total suspended solids, TSS, less than or equal to 30 mg/L and that
carries the seal of testing and approval from the National Science Foundation, NSF, for the NSF
No. 40.
For all 68 single family lots, the 1 multi-family lot and the 1 utility lot within the Mountain Estates
Subdivision it is the individual lot/home owner's responsibility to obtain a Chapter 3 Permit to
Construct or an Underground Injection Control (UIC) Permit 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 Presby Enviro-Septic enhanced treatment septic
systems the bottom of the leach field bed sand must be at least 4 feet above the seasonally high
groundwater.
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).
Page 2 of 4
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 Mountain Estates 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 Mountain Estates Subdivision. Any questions or concerns about the water rights
for the Mountain Estates Subdivision should be directed to the State Engineer's Office.
Nothing in Department of Environmental Quality recommendations or comments regarding the proposal
for the Mountain Estates Subdivision shall be construed to relieve Derk Izatt 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
copies:
Ben Jordan, P.G., Forsgren Associates, 849 Front Street, Suite 201, Evanston, WY 82930,
bj ordan@forsgren.com
Ryan Erickson, P.E., Sunrise Engineering, 770 Washington Ste. A, Afton, WY 83110,
rerickson@sunrise-eng.com
Ken Kuluski, Lincoln County Planning Office, 421 Jefferson St., Ste 701, Afton, WY 83110,
plaru1ing@lincolncountywy.gov
Keenan Hendon, P.E.,WDEQ/WQD, Cheyenne, WY, keenan.hendon2(a)wvo.go\
Wesley Frain, SEO, wesley.frainl@wyo.gov
Sue Kinsley, SEO, ue.kinslev@v a.gov
Markus Malessa, SEO, markus.malessa@wyo.gov
Page 3 of 4
Elizabeth Williams <elizabeth.williams@lincolncountywy.gov>
Mountain Estates Subdivision
Ryan Lyman <rylyman@lcsd2.org>Mon, Dec 9, 2024 at 7:37 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 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. The intersection of the northern end of Spy
Glass Loop and Muddy String would be the preferred bus stop location for the bus to stop on the flattest area possible.
For these reasons we propose 13' x 60' pull out at this intersections. We recommend that it be placed on the north side of
Spy Glass Loop 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]
12/9/24, 10:47 AM LINCOLN COUNTY WYOMING Mail - Mountain Estates Subdivision
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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
Elizabeth Williams <elizabeth.williams@lincolncountywy.gov>
subdivision
james buckley <jimbwy@gmail.com>Thu, Dec 5, 2024 at 11:47 AM
To: planning@lincolncountywy.gov
I received the notice about Mountain Estates Master Plan in the mail on or around Nov.28. I have several questions and
opinions about the subdivision. 1 what is the definition of a town home? 2 the question of sewage, individual septic tanks?
3water , individual wells? My opinions are 1 too many units! The new street St. Andrews Lane is in a horrible place. Too
many lots, new subdivisions just west of this proposed subdivision are all 5 acres, why should this place be different?
James Buckley
236 Sugar Loaf Drive
Star Valley Ranch,WY 83127
12/5/24, 11:51 AM LINCOLN COUNTY WYOMING Mail - subdivision
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Elizabeth Williams <elizabeth.williams@lincolncountywy.gov>
Mountain Estates
1 message
RICK DUNN <rldunn@cox.net>Sun, Dec 8, 2024 at 6:59 PM
To: planning@lincolncountywy.gov
To: Lincoln County Planning Commission
We realize these comment are late. We did not receive the notification until mid-week and were not able to respond until
now. Hopefully the comments/concerns can be included in the planning.
1. With the addition of 52 townhomes in the subdivision we are concerned that they will be primarily used as short term
rental properties. Short term rental properties unless they have very tightly controlled mandates can create many issues,
including increased traffic, noise, and potentially creating problems for existing residents.
2. We are also concerned with the overall development in light of the fact there are a number of “housing developments ”
in the areas surrounding Star Valley Ranch, many which have very limited houses, if any are being built. So do we need
another development that may not be more than a few homes and additional townhomes that may set empty?
3. When Prater Canyon Road (County Road 116) was paved in the summer of 2023, the increased traffic and the
increased noise levels were significant. This development will continue to increase the traffic and noise levels for current
residents making it difficult to enjoy the beauty of Star Valley Ranch.
Thank-you,
Rick and Leslie Dunn
338 Sugar Loaf Drive
Star Valley Ranch, Wyoming
602-697-8262
12/9/24, 8:51 AM LINCOLN COUNTY WYOMING Mail - Mountain Estates
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