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Home My WebLink About107 CUP 25 Etna North Master Plan CUP PZC Staff Report Complete107 CUP 25 PZC LINCOLN COUNTY PLANNING & ZONING COMMISSION STAFF REPORT Conditional Use Permit – Master Plan HEARING TIME AND DATE: 6:00 p.m. February 18, 2026 LOCATION: Lincoln County Courthouse, Commissioner Boardroom 3rd Floor, 925 Sage Ave., Kemmerer, Wyoming & Afton Planning & Development Office, 61 E. 5th Ave., Afton, Wyoming FILE # 107 CUP 25 APPLICANTS: Austin Development PROJECT NAME: Etna North COMMUNITY PLAN AREA: Etna ZONING: Mixed Use PLANNER: Ken Kuluski PARCEL ID: 3519-022-00-332 ASSOCIATED FILES: Amendment 103 MP 23, Previous Master Plan 102 PZ 19 ___________________________________________________________________________________ PROPOSAL: A request to modify the 81 +/- acre Master Plan file # 102 PZ 19, which was approved previously for a Recreational Vehicle Park (50 Spaces) and thirty-one (31) lots (mixture of multi-family, single family and commercial) The new proposed Master Plan will change the layout of the lots reducing from 31 to 29 and allow any lot used for residential or commercial uses. Recreational Vehicle Park not included in amended plan. The developer also will change the phasing schedule to: The amended master plan includes twenty-nine (29) residential/commercial lots with an average lot size of approximately 2.8± acres to be platted in phases. See below phasing schedule. Phase I Lots 1-2 2025-2026 Phase II Lots 3-4 2027-2028 Phase III Lots 5-6 2029-2030 Phase IV Lots 7-8 2031-2032 Phase V Lots 9-10 2033-2034 Phase VI Lots 11-12 2034-2036 Phase VII Lots 13-14 2037-2038 Phase VIII Lots 15-16 2037-2040 Phase IX Lots 17-18 2041-2042 107 CUP 25 PZC Phase X Lots 19-20 2043-2044 Phase XI Lots 21-22 2045-2046 Phase XII Lots 23-25 2047-2048 Phase XIII Lots 26-29 2049-2050 The phasing schedule is only a general guideline of the proposed timing of this development. The actual timing of each phase, the number of lots per phase and the number of phases will be dependent on market conditions. Phase I (Lots 1and 2) are designated as commercial storage units as depicted on the amended master plan. A zoning and development permit application with more details is forthcoming. LOCATION: Located 2.75 miles northwest of the Town of Star Valley Ranch, Wyoming in T35N, R119W, Section 2. _____________________________________________________________________________________ ATTACHMENTS: 1.Applicants Amended Master Plan Description2.Vicinity Map3.Agency Correspondence_______________________________________________________________________________ PLANNING STAFF RECOMMENDATION: Planning Staff Recommends that the Planning & Zoning Commission send a recommendation of APPROVAL for File # 107 CUP 25 a Conditional Use Permit Master Plan modification for Etna North with: ●Findings of Approval A. through D.●Conditions of Approval 1. through 4. FINDINGS OF APPROVAL: A.The proposal is consistent with the provisions of Wyoming Statute 18-5-203 providing for Board ofCounty Commissioner authority for zoning regulation of buildings and uses of land.B.The proposed use, with conditions, is consistent with the goals and objectives of the LincolnCounty Comprehensive Plan, specifically following the Land Use Regulations, Section 3.1Conditional Use Permit Procedures. C.The proposed use, with conditions, will not substantially impair the appropriate use of neighboringproperty; and will serve the public need, convenience and welfare.D.The proposed use is designed to be compatible with adjacent land uses and the area of its location. 107 CUP 25 PZC CONDITIONS OF APPROVAL: 1. The developer/owner shall comply with all of the County, State and Federal laws and regulations.2. 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 andElectrical Safety (State Fire Marshal), Wyoming State Engineer’s Office (SEO), WyomingDepartment of Transportation (WYDOT), Wyoming Game and Fish, Wyoming Department ofEnvironmental Quality (DEQ), Army Corps of Engineers, Bureau of Land Management (BLM),and/or Environmental Protection Agency (EPA). 3. The developer shall get DEQ approval for water systems for the development.4.The Commercial Lot usage shall require additional permitting of a Zoning and DevelopmentPermit or Conditional Use Permit dependent on the commercial uses requested as determined byChapter 7 of the Land Use Regulations.___________________________________________________________________________ AGENCY COMMENTS: Amended as of 12/5/2025 Statement to Accompany Conditional Use Permit Application For Clarification of Approved (Master Plan) File No. 102 PZ 19 A Conditional Use Permit was approved on 3 July 2019 for a Master Plan of a Recreational Vehicle Park (50 spaces) and thirty-one lots (mixture of multi-family, single family and commercial). An amendment to the Condition Use Permit to clarify the conditions of approval of the Recreational Vehicle Park was reviewed and approved on 6 September 2023 with File No. 103 MP 23. The proposed amendment of the master plan includes the following: • Reduce the number of lots from thirty-one (31) to twenty-nine (29). • Remove the designation of the use of the lots. Any of the lots may be used for residential or commercial. • Revise the phasing schedule. The Recreational Vehicle Park is not included in the amended master plan. The following information items are required in accordance with the Lincoln County Land Use Regulations, Chapter 3, Paragraph 3.1 B. a. Name and address of the person applying for the permit. The applicant and owner is Bill Neeb, Austin Development, Inc. Mailing Address is P.O. Box 5211, Etna, Wyoming 83118. b. Legal description of property proposed for use; also common street address of property The proposed development is located approximately 1.0 mile north of the Etna Community Area in the SW¼NW¼ and the NW¼SW¼ of Section 2, T35N R119W, Lincoln County, Wyoming. The property has direct access from US Highway 89 at Connormans Way and Rock Farm Road. The property has not been assigned an address. c. Total lot size of area proposed for use, including number of lots applicable. The property is approximately 81± acres. d. Current zoning and use of property The property is zoned mixed and is used for agriculture purposes. e. Current zoning and land uses with a three-hundred-foot (300’) radius of the property The lands to the north, east, southeast and northwest within the 300’ radius are zoned rural. The present uses include agriculture, residential and commercial (horse boarding). The lands to the south and the southwest are zoned mixed. The present uses are warehouse storage and a Recreational Vehicle Park. f. Purpose for which the property is to be used, including the size of the building or buildings, number of occupants and or employees and number of office spaces. The amended master plan includes twenty-nine (29) residential/commercial lots with an average lot size of approximately 2.8± acres to be platted in phases. See below phasing schedule and attached phasing exhibit. Phase I Lots 1-2 2025-2026 Phase II Lots 3-4 2027-2028 Phase III Lots 5-6 2029-2030 Phase IV Lots 7-8 2031-2032 Phase V Lots 9-10 2033-2034 Phase VI Lots 11-12 2034-2036 Phase VII Lots 13-14 2037-2038 Phase VIII Lots 15-16 2037-2040 Phase IX Lots 17-18 2041-2042 Phase X Lots 19-20 2043-2044 Phase XI Lots 21-22 2045-2046 Phase XII Lots 23-25 2047-2048 Phase XIII Lots 26-29 2049-2050 The phasing schedule is only a general guideline of the proposed timing of this development. The actual timing of each phase, the number of lots per phase and the number of phases will be dependent on market conditions. Phase I (Lots 1and 2) are designated as commercial storage units as depicted on the amended master plan. A zoning and development permit application with more details is forthcoming. g. A plot plan of the property showing the proposed location of buildings, off street parking spaces, routes for ingress and egress and fencing and screening, if any. A plot plan of the lots and road system is depicted on the master plan. Any future development of the lots would be required to file the proper application and site plan as needed which would include fencing and screening when applicable. h. Area and height of buildings and other structures. N/A i. Density for the proposed use in terms of units per acre and number of offices, employees, occupants or all three. The mix zone allows single family, multifamily and commercial use. The master plan does not specify what uses will be allowed in the lots. Any future development of the lots would have to follow the Lincoln County Land Use Regulations for the density allowed at that time. Any development of the lots for commercial use or multifamily use will require the developer to file the proper application, including a site plan that identifies the size of the building(s), number of employees, etc. j. Volume in terms of the number of customers and/or deliveries per day. The volume number of customers or deliveries would be identified in detail on the application at the time a lot is developed. k. Any permits, letters or reviews by federal, state or local jurisdictions concerning the proposal (i.e. Fire Marshal plan review, Health Department, Wyoming Department of Environmental Quality, Wyoming Department of Transportation.) The applicant will be working with the Wyoming Department of Transportation for the access permits and the Wyoming Department of Environmental Quality for the water system to the development. l. All applicable development standards spelled out in Chapter 6 of this document (Land Use Regulations) shall be addressed. The applicant agrees to comply with the applicable development standards as outlined in the Chapter 6. m. All physical improvements required by standards of this document shall require that a performance guarantee be submitted with the application in accordance with performance guarantee procedures of Chapter 6. At the time of the application, no specific performance guarantees have been identified. Any performance guarantees required by Lincoln County will be submitted prior to construction. £¤89 Star Valley Ranch 3136333534 16 09 20 07 0506 04 19 18 08 17 21 0204 1521 12 14 10 13 09 11 16 03 242223 01 36N 118W 35N 118W35N 119W³±111 Hawk'sRes t Ro a d Shirleys Way Connormans Way Rock Farm Road £¤89BEDFORD LLC OUTHOUSE PROPERTIES2, LLC ROBERTS, JAMES S &LESLIE A FREEDOM BEEF COMPANY, LLC RASKA, LEON J & SHEREE L COUGAR RANCH LTD. FIVECRAZY KIDS, LLC AUSTIN DEVELOPMENT, INC. OX YOKE B LLC SUNROC CORPORATION JOHNSTON, JULIA L TROMPETER,BARBARA A WHEATLEY, LILA B WHEELER PROPERTIES, LLC ANDERSON, SCOTT G &JENNIFER A CHASON,KAREN J CHASON,HUBERT L & LISA F FIVE CRAZY KIDS, LLC AUSTIN DEVELOPMENT, INC. GUSLANDERS,LLCOLVERA, SANDY ETAL ROBERTS, JAMES C & SHARRI L AUSTIN DEVELOPMENT,INC. AUSTIN DEVELOPMENT,INC. AUSTIN DEVELOPMENT,INC. AUSTIN DEVELOPMENT, INC.AUSTIN DEVELOPMENT,INC.AUSTIN DEVELOPMENT, INC. O & O HOLDINGSLLC RASKA, LEON J & SHEREE L RICHARDSON,LUCASW.E.B. INDUSTRIES,LLC GUSLANDERS,LLC Microsoft, Vantor Conditional Use Permit Application Roads Road_Type US Highways WY Highways Projects Township & Range Sections Municipalities Public Noticing File No 107 CUP 25 Etna North Austin Development, Inc. Prepared using available data by Katie Gipson on 10 December 2025. Map is for informational purposes only and in no way represents an official survey of land.