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Home My WebLink About109 MP 24 Mountain Estates Staff Report PZC Jan 22 2025 Complete 109 MP 24 PZC LINCOLN COUNTY PLANNING & ZONING COMMISSION STAFF REPORT Major Subdivision Master Plan – Preliminary Plat Application HEARING TIME AND DATE: 6:00 p.m., January 22, 2025 LOCATION: Lincoln County Courthouse, Commissioner Boardroom 3rd Floor, 925 Sage Ave., Kemmerer, Wyoming & Afton Planning & Development Office, 61 E. 5th Ave., 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 75.8 +/- acres into 68 lots, 52 townhouses, three parks, and a utility tract. The average lot size is 0.63 +/- 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: 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 6. Staff Reports for 2007 Rezone, 2007 Master Plan, 2016 Conditional Use Permit, 2017 Amended Master Plan, and 2018 Amended Master Plan ____________________________________________________________________________________ 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 # 109 MP 24 Mountain Estates Master Plan – Preliminary Plat, with: ● Findings of Approval A. thru C. ● Conditions of Approval 1. thru 14. 109 MP 24 PZC 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___. 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 depict an easement between Lots 7 and 8 for a proposed future road. 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. 109 MP 24 PZC 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 County Road 117. 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 suggests homeowners have their well tested on a semi-regular schedule (see knowyourwell.org). 109 MP 24 PZC 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 property was rezoned from Rural to Mixed Zone in 2007, File # 602 PZ 07, in conjunction with the original Master Plan which was approved in 2007. This original Master Plan, File # 104 PZ 07, proposed to subdivide 80 acres into 76 single family homes with a 0.5 acre average lot size, 20 Condominium 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. In 2016, five acres of the southwest corner of the property were approved for Storage Units with a Conditional Use Permit as File # 102 PZ 16. The Master Plan was modified in 2017, File # 106 PZ 17, revising the layout to add a second access point on Muddy String County Road No. 117. and a new access point on Vista West Drive, removing the clubhouse, and changing the location of multi-family units. The Master Plan was modified again in 2018, File # 105 PZ 18, and changed the condominiums to townhouses, and removed the requirement for joint plat approval from the Town of Star Valley Ranch due to the change of Wyoming State Statute. The 2018 Master Plan also added a second access to Vista West Drive. Additionally, they added five storm water detention ponds to the Master Plan Map. 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: At the time of inspection, Musk Thistle, Canada Thistle and Hounds Tongue were present. These weeds are on the Wyoming State Noxious Weed list as well as the Lincoln County Noxious Weed List. These plants have proven to be very invasive and pernicious. According to Wyoming Statute it is illegal to allow any state or county noxious weed to propagate freely. The subdivision representative will need to contact Lincoln County Weed and Pest and explain their weed control strategy or work with us to devise one. Star Valley Conservation District: 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 109 MP 24 PZC 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 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. Ruzena Rok, Town of Star Valley Ranch Council Member: While I understand this is the applicant’s third amendment to a previously approved Master Plan, this development continues to pose significant concerns to the Town of Star Valley Ranch and particularly to our residents who are adjacent to the planned Mountain Estates subdivision. 109 MP 24 PZC U.S. Army Corps of Engineers: Based on the information you have provided our agency has no concerns with the proposed project. This determination does not eliminate requirements to obtain any other applicable federal, state, tribal, or local permits. 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 M TRUSTEESROUSH, G BLAKE& TERRY 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 RH 2 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 September 18, 2024 Kay Lynn Nield, An inspection of the proposed, Bucket List, LLC - Major Subdivision located within HES 62, T35N R118W in Lincoln County , Wyoming . The purpose of this inspection was to see if there are any of the noxious weeds as to W.S. 11-5-102 (a) (xi) . At the time of inspection, Musk Thistle, Canada Thistle and Hounds Tongue were present. These weeds are on the Wyoming State Noxious Weed list as well as the Lincoln County Noxious Weed List. These plants have proven to be very invasive and pernicious. According to Wyoming Statute it is illegal to allow any state or county noxious weed to propagate freely. The subdivision representative will need to contact Lincoln County Weed and Pest and explain their weed control strategy or work with us to devise one. Lincoln County Weed and Pest furnishes herbicides for noxious weed control at a reduced cost share discount to the landowner. We also offer ATV sprayers and 25-gallon pickup sprayers for rent. Please know that all visits to the above property as well as any consultations are at no charge, so feel free to call or stop by the office any time if you have any questions. Sincerely, Bryan Nichols Travis Osmond Assistant Supervisor Supervisor Lincoln County Weed and Pest District Lincoln County Weed and Pest District 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 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 Appendix A Nitrate Loading Analysis -Co Number of Bedrooms 3 Bedrooms 4 Bedrooms 5 Bedrooms Chapter 23 Appendix B Consultant Analysis 5.73 mg/L 7.10 mg/L 8.31 mg/L DEO Analysis 4.36 mg/L 5.56 mg/L 6.69mg/L Minimum Isolation Distance Analysis (average vertical depth to alluvial groundwater is 120 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. Number of Bedrooms 3 Bedrooms 4 Bedrooms 5 Bedrooms Consultant Analysis 5.21 years 4.77 years 4.50 years Minimum Isolation Distance Analysis to a water well (horizontal direction)-t2 DEO Analysi_s 5.23 years 4.79 years 4.52 years If the 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. Number of Bedrooms 3 Bedrooms 4 Bedrooms 5 Bedrooms Comments to Analysis: Consultant Analysis 100 feet 100 feet 100 feet DEO Analysis 100 feet 100 feet 100 feet For the Chapter 23 Appendix A Nitrate Model WDEQ used a nitrate level of 40 mg/L for septic effluent and the Consultant use a nitrate level of 27 mg/L for septic effluent. Page 4 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 https://mail.google.com/mail/u/0/?ik=8e4afe6fc8&view=pt&search=all&permmsgid=msg-f:1817973967001712065&simpl=msg-f:1817973967001712065 1/1 Elizabeth Williams <elizabeth.williams@lincolncountywy.gov> Bucket List, LLC’s File #109 MP 24, Mountain Estates Master Plan rrok@starvalleyranchwy.org <rrok@starvalleyranchwy.org>Sat, Dec 14, 2024 at 1:43 PM To: "kent.connelly@lincolncountywy.gov" <kent.connelly@lincolncountywy.gov>, "jerry.hansen@lincolncountywy.gov" <jerry.hansen@lincolncountywy.gov>, "teri.bowers@lincolncountywy.gov" <teri.bowers@lincolncountywy.gov> Cc: "planning@lincolncountywy.gov" <planning@lincolncountywy.gov>, Stephen Allen <stephen.allen@lincolncountywy.gov>, "mayor@starvalleyranchwy.org" <mayor@starvalleyranchwy.org>, "admin@starvalleyranchwy.org" <admin@starvalleyranchwy.org> Commissioners Connelly, Hansen, and Bowers, My apologies for the late submial of this email, however, as a Star Valley Ranch Town Councilman I have a number of concerns regarding Bucket List, LLC’s File #109 MP 24, Mountain Estates Master Plan, which is on your meeng agenda for December 17th, 2024. While I understand this is the applicant’s third amendment to a previously approved Master Plan, this development connues to pose significant concerns to the Town of Star Valley Ranch and parcularly to our residents who are adjacent to the planned Mountain Estates subdivision. I respecully request your careful consideraon of the following quesons and concerns with respect to File #109 MP 24: 1) The Mountain Estates Master Plan denotes a single well as the shared water supply for the 52 townhome units and 68 Single Family lots in this proposed amendment. Comments/Quesons: We note the Lincoln County Planning Staff has included under Condions of Approval Item 5 “The developer shall move the proposed central well site so that the enre water well protecon area is within the proposed subdivision, or have an easement for a wellhead protecon site with the property owner to the north.” A well-house appears to have already been constructed on the property, which would seem to indicate a well has already been drilled. Beyond the need to obtain an easement for wellhead protecon, I would like inquire about the well flow and if it is sufficient to support the enre community to include providing adequate response for fire suppression? The laer is of direct concern to Star Valley Ranch given the proximity of Mountain Estates to our town boundary and to the Bridger-Teton Naonal Forest. 2) The Mountain Estates Master Plan amendment indicates an exit from the subdivision onto Vista West Drive within the Town of Star Valley Ranch. Comments/Quesons: We note the Lincoln County Planning Staff has included under Condions of Approval Item 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.” To date, the developer has not made any such permit applicaon to the Town of Star Valley Ranch nor has any road access onto Vista West Drive been approved by the Star Valley Ranch Town Council. In addion, the currently proposed locaon of the Mountain Estates access onto Vista West Drive may be problemac given it is sited near the top of a rise in the road and near a curve. 3) The Mountain Estates Master Plan amendment appears to be in conflict with porons of the Lincoln County Land Use Regulaons and Lincoln County Comprehensive Plan. Comments/Quesons: Zoning for Mountain Estates per the Lincoln County zoning map is designated as “Mixed”. The laer designaon is quesonable given all other zoning designaons in this poron of the Star Valley Ranch Community Plan area are either zoned “Rural” or “Recreaonal”. The following excerpt is from the Lincoln County Land Use Regulaons (Chapter 1, page 1): 1/9/25, 1:41 PM LINCOLN COUNTY WYOMING Mail - Bucket List, LLC’s File #109 MP 24, Mountain Estates Master Plan https://mail.google.com/mail/u/0/?ik=8e4afe6fc8&view=pt&search=all&permmsgid=msg-f:1818449940814117381&simpl=msg-f:1818449940814117381 1/3 “Areas zoned Mixed are generally grouped around areas historically recognized as community centers, including incorporated towns. This zone makes it more feasible to provide needed ulity and transportaon facilies to support growth, while maintaining the rural areas relavely free from traffic, noise, lights, etc., which tend to distract from the rural atmosphere.” Note Star Valley Ranch is an anomaly within the valley given our origins as a second-home/summer-retreat development prior to becoming a town. The Town of Star Valley Ranch cannot be considered as a typical “community center”, nor do we have an established commercial business corridor (such as those found in the other incorporated municipalies within the valley). We also offer no transportaon facilies. We are a rural community that values its peaceful atmosphere and proximity to the Naonal Forest. The following excerpts are from the Lincoln County Comprehensive Plan (page 2): “Regulaon of land use is a balancing act between the rights of the individual to develop a lot or parcel of land and the rights of the community to protect itself from the negave effects of poor development.” And, these regulaons further “Assume the private property holder has the primary responsibility to provide quality land use development which will not adversely affect the community or neighbors.” Unfortunately, the already completed construcon of the Altude Storage units in the southwest corner of the Bucket List LLC, Mountain Estates development, has already deprived a number of our residents (who reside on Sugar Loaf Drive or on Muddy String) of living in a rural area that is “relavely free from traffic, noise, lights, etc., which tend to distract from the rural atmosphere”. Some of these residents now have colossal 39 x 45 storage units a mere 20 feet off their property lines. These residents have most certainly been adversely affected by this development via the eliminaon of their previously unobstructed mountain views and the likely devaluaon of their properes. 4) The Mountain Estates Master Plan amendment indicates enhanced sepc systems as the preferred method of waste disposal. Comments/Quesons: Referring again to the Lincoln County Land Use Regulaons (Chapter 1, page 1): “This [Mixed] zone will also provide for the establishment of Planned Unit Developments which will allow higher density but will require the installaon of more services such as central sewer treatment.” The Mountain Estates development will have a major impact on ground water deterioraon, especially with the proposed high-density component associated with the townhomes. Considering Lincoln County’s ongoing Wastewater Iniave (which in the CRS memo from December 2023 pegged areas of Star Valley as high priority in terms of establishing sewer treatment facilies), why would a central sewer system not be required for the Mountain Estates development? 5) Lastly, four townhomes (units 1 through 4) have already been constructed in the Mountain Estates development. Per the Informaon Packet on Building in Lincoln County, from the county website, the county does not require inspecons for residenal construcon. In the interest of the health, safety and welfare of our residents given the proximity of this development to the Town of Star Valley Ranch, I would like to inquire if these townhomes meet basic fire safety requirements such as the incorporaon of two-hour fire walls between units and smoke detectors. Thank you for your me and consideraon of these comments, quesons, and concerns. I look forward to your response. Sincerely, Ruzena Rok Ruzena Rok Council Member Town of Star Valley Ranch, WY rrok@starvalleyranchwy.org 1/9/25, 1:41 PM LINCOLN COUNTY WYOMING Mail - Bucket List, LLC’s File #109 MP 24, Mountain Estates Master Plan https://mail.google.com/mail/u/0/?ik=8e4afe6fc8&view=pt&search=all&permmsgid=msg-f:1818449940814117381&simpl=msg-f:1818449940814117381 2/3 1/9/25, 1:41 PM LINCOLN COUNTY WYOMING Mail - Bucket List, LLC’s File #109 MP 24, Mountain Estates Master Plan https://mail.google.com/mail/u/0/?ik=8e4afe6fc8&view=pt&search=all&permmsgid=msg-f:1818449940814117381&simpl=msg-f:1818449940814117381 3/3 Elizabeth Williams <elizabeth.williams@lincolncountywy.gov> Fwd: [Non-DoD Source] Public Notice for 109 MP 24 Mountain Estates Master Plan - NWO-2024-01928-RWY (Lincoln County Office of Planning; Bucket List LLC; Mountain Estates Subdivision) Katie Gipson <katie.gipson@lincolncountywy.gov>Tue, Dec 3, 2024 at 11:45 AM To: Elizabeth Williams <elizabeth.williams@lincolncountywy.gov> Katie Gipson Planner I Office of Planning and Development Lincoln County, Wyoming (307) 877-2103 katie.gipson@lincolncountywy.gov ---------- Forwarded message --------- From: Charlebois, Mykaila D CIV (USA) <Mykaila.D.Charlebois@usace.army.mil> Date: Tue, Dec 3, 2024 at 8:43 AM Subject: RE: [Non-DoD Source] Public Notice for 109 MP 24 Mountain Estates Master Plan - NWO-2024-01928-RWY (Lincoln County Office of Planning; Bucket List LLC; Mountain Estates Subdivision) To: Katie Gipson <katie.gipson@lincolncountywy.gov> Good morning Katie, Based on the information you have provided our agency has no concerns with the proposed project. This determination does not eliminate requirements to obtain any other applicable federal, state, tribal, or local permits. Corps file number: NWO-2024-01928-RWY (Lincoln County Office of Planning; Bucket List LLC; Mountain Estates Subdivision) Please refer to this Corps file number in all future correspondence. We appreciate your interest in the U.S. Army Corps of Engineers’ Regulatory program. Mykaila Charlebois Program Assistant Wyoming Regulatory Office 2232 Dell Range Blvd., Suite 210 Cheyenne, WY 82009 1/13/25, 2:48 PM LINCOLN COUNTY WYOMING Mail - Fwd: [Non-DoD Source] Public Notice for 109 MP 24 Mountain Estates Master Plan - NWO-… https://mail.google.com/mail/u/0/?ik=8e4afe6fc8&view=pt&search=all&permmsgid=msg-f:1817445987306132817&simpl=msg-f:1817445987306132817 1/2 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 https://mail.google.com/mail/u/0/?ik=8e4afe6fc8&view=pt&search=all&permmsgid=msg-f:1817627274328546328&simpl=msg-f:1817627274328546328 1/1 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 https://mail.google.com/mail/u/0/?ik=8e4afe6fc8&view=pt&search=all&permthid=thread-f:1817926245390122224&simpl=msg-f:1817926245390122224 1/1 Elizabeth Williams <elizabeth.williams@lincolncountywy.gov> File #109 MP 24, Bucket List LLC, Mountain Estates 1 message 'Fred Summerfelt' via Planning <planning@lincolncountywy.gov>Sun, Dec 15, 2024 at 5:52 PM Reply-To: Fred Summerfelt <fred.summerfelt@mac.com> To: jerry.hansen@lincolncountywy.gov, teri.bowers@lincolncountywy.gov, stephen.allen@lincolncountywy.gov, planning@lincolncountywy.gov All, This proposed subdivision has been a subject of to contention to the residents of Star Valley Ranch for several years now. This subdivision does not have the water nor the sewage to service itself including fire protection water. One well? Ridiculous. The idea of developing this project with access through Star Valley Ranch, specifically Vista Drive, will cause the SVR owners a great deal of problems and completely unacceptable. And, without agreement with SVR's management or residents, they include the Vista Drive access on the proposal you are looking at. The proposed "high density, affordable housing condominiums" are going to invite both trouble to the area and severely increased traffic, to the detriment of all. At a meeting a few years ago, the traffic on Muddy String was discussed. The Bucket List engineer stated that the need to improve Muddy String was certainly a great possibility. I asked how the status of Muddy String needing improvement was stated to be determined subjectively, no objective approach whatsoever. That improvement will be a county cost right? Apparently you folks allowed Bucket List to build storage facilities, which have absolutely damaged the home owners in SVR who have been negatively affected - both in quality of life and property values being diminished. Any of you interested in a storage facility that is 20' from your property line and blocks you views in addition to the associated lights, traffic, and noise. I vote for you commissioners or not. Time will tell but your decision on this subdivision will be long remembered one way or another. I anxiously await your actions on this matter. Fred Summerfelt 1948 Sunrise Mountain Place Star Valley Ranch 12/16/24, 8:59 AM LINCOLN COUNTY WYOMING Mail - File #109 MP 24, Bucket List LLC, Mountain Estates https://mail.google.com/mail/u/0/?ik=8e4afe6fc8&view=pt&search=all&permthid=thread-f:1818556209802201103&simpl=msg-f:1818556209802201103 1/1 From: DK J <johnsdk@gmail.com> Date: December 12, 2024 at 9:26:44 AM MST To: stephen.allen@lincolncountywy.gov Subject: Replated proposed development Muddy String road Dear sir I am a two plus year resident of town of Star Valley Ranch. My husband and I wish to adamantly oppose the con�nuing progress of this replanted development. It has come to our aten�on from the mee�ng and council at town of Star Valley Ranch on Tuesday that this real estate company proposes 52 fourplex developed homes and is marke�ng it as 52 homes when in reality it is This will require 4 separate sep�c systems for each so called 4 Plex ,interference with the water system of the town of Star Valley Ranch increase the traffic on muddy string road and this developer wants to use town of Star Valley Ranch roads that are already in need of repair for his project we are adamantly opposed to it and a request that the county commissioners deny this con�nuing issue we moved here a�er my husband re�red from the US government from Germany where we wished to live in a quiet non-developed area. We bought our house in 2020 and moved here in 2022 late. Our son who has two young school-aged daughters and his wife bought property in the town of Star Valley Ranch and he wants to move his family here. The current development proposal is unsuitable for con�nuing to bring his family here. We are not golf playing pickleball playing people we hike we walk we want the quiet serenity of a non or small development like the town of Star Valley Ranch. We have grave concerns about the 200 plus sep�c systems required, the effect on our water system and the effect on the roads and traffic. We do not like the development that Lincoln county and the county commissioners seem to be considering. Please provide me and my husband with a response and explana�on of why you would consider this and what a steps we must take in order to con�nue our opposi�on. I respec�ully request that you pass this email on to the current board of county commissioners and to the incoming new county commissioner Shumway from Smoot. As an FYI we are unable to atend the mee�ng in A�on because we will be traveling for our Christmas holiday and we understand that you require writen submission of concerns complaints etc. Please consider this a writen submission of objec�on to this plan. Respec�ully submited Deborah Johnson Town of Star Valley Ranch resident