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HomeMy WebLinkAbout602 RZ 26 Summit Ridge Estates Rezone Staff Report Complete 601 RZ 26 PZC LINCOLN COUNTY PLANNING & ZONING COMMISSION STAFF REPORT Rezone 30-day Notice Application HEARING TIME AND DATE: 6:00 p.m., March 18, 2026 LOCATION: Afton Planning & Development Office, 61 E. 5th Ave., Afton, Wyoming & Lincoln County Courthouse, Commissioner Boardroom 3rd Floor, 925 Sage Ave., Kemmerer, Wyoming FILE # 602 RZ 26 APPLICANTS: High Country Solutions PROJECT NAME: Summit Ridge Estates - Rezone COMMUNITY PLAN AREA: Thayne ZONING: Mixed / Rural REQUESTED ZONING: Mixed REPRESENTATIVE: Surveyor Scherbel, LTD PLANNER: Ken Kuluski PARCEL ID: 3418-192-00-434, 3418-192-00-360. _____________________________________________________________________________ PROPOSAL: Applicant is requesting a rezoning of their property. This is a request to rezone 21 +/- acres, from Rural to Mixed Use to accommodate Residential / Commercial use of the property. This rezone is combined with a Major Subdivision application 704 MA 26 a concept master plan for a residential/commercial subdivision with 47 lots with an average density of 0.61± acres and one park area. LOCATION: Located directly east of the Town of Thayne, Wyoming in Township 34 North, Range 118 West Section 19, Lincoln Co. Wy. ATTACHMENTS: 1. Vicinity Map 2. Rezone Application 3. 704 MA 26 Concept Master Plan PLANNING STAFF RECOMMENDATION: Planning Staff recommends that the Planning and Zoning Commission make a motion to approve a 30-day public notice to consider adoption of File # 602 PZ 26. £¤89 Thayne 18 08 20 07 30 17 29 19 27 23 26 22 11 15 14 10 24 25 12 13 34N 119W 34N 118W³±117³±122 Silver Spring LaneEast Circle DriveNorth Forty Drive Thayne PERKINS, RON E.& CAROL A. KINSLOW, EARLW & JUDY A, TRUSTEES AQUARIUSFUNDS, LLC TAYLOR, RUBY MERRITT, DEAN J & CONNIEF TRUSTEES MERRITT,ALAN & EILEEN H TRUSTEES THOMPSON, RULONB & DONNA W TRUSTEES NICHOLSON, JULIE HIGH COUNTRYSOLUTIONS LLC NORTH FORTY PROPERTIES, LLC WALKER, GRACE & HAYDENNAJERA, MARIO M TAYLOR, BRITTNEY &JACK KINCAID TAYLOR, BRITTNEY &JACK KINCAIDNORTH FORTY RENTALS, LLC TAYLOR, BRITTNEY A & JACK D KINCAIDNORTH FORTY PROPERTIES, LLC BAZIL, TY C &ERICA H JORGENSEN, S CLAY & HEIDI TRUSTEES KJ'S SERVICES INVESTMENTS LLC QUEZADA, JAVIERSIMONICH, MARK J TRUSTEETOMKO,ETHAN & KAYLEE WEBER, MARCUS K & ALEXIS OLENSLAGER,BRENT H & LINDA MH TRUSTEES HIGH COUNTRY SOLUTIONS LLC MERRITT, DERIK D &AUDREY J MERRITT, BARTF & DEANNA M FRASIER, DEVONNA MILLER, GLENN C FAMILY PARTNERSHIP MAVY, MEGAN M MILLER, EARLENEG LMT FAM PARTNERSHIP Microsoft, Vantor Rezone Application Roads Road_Type US Highways WY Highways Projects Township & Range Sections Municipalities Public Noticing File No 602 RZ 26 Rezone and MA Summit Ridge Estates High Country Solutions, LLC Prepared using available data by Katie Gipson on 26 February 2026. Map is for informational purposes only and in no way represents an official survey of land. STATEMENT TO ACCOMPANY REZONE APPLICATION Project: Rezone to allow residential/commercial development Owners: High Country Solutions, LLC c/o Skeeter Aimone P.O. Box 7242 Star Valley Ranch, Wyoming 83127 High Country Solutions, LLC is the owner of a tract of land approximately 30 acres in size within GLO Lot 2 and the SE1/4NW1/4 of Section 19, T34N R118W, Lincoln County, Wyoming. This property is located northeasterly of the intersection of Muddy String County Road No. 12-117 and Thayne-Bedford County Road No. 12-122. The western 660 feet of this property is currently zoned Mixed. High Country Solutions, LLC is seeking to rezone the balance of the property from the Rural Zone to the Mixed Zone, approximately 21 acres, for the purpose of developing the property with commercial and residential uses. A Conditional Use Permit Application for a Master Plan accompanies this rezone application. The master plan details the development at a 0.64± acre average with 47 lots and one park area. The following details are provided: a. The proposed amendment is appropriate for the area concerned. The subject property is currently zoned both mixed and rural. The zone change will place all of the property under a single zoning designation to align with the intended use of the entire property for residential and commercial development. The land immediately adjoining to the north, being the North 40 Subdivision, is in the Mixed Zone. The lands to the west are within the incorporated limits of the Town of Thayne. Therefore, this property is an area that is the natural extension of the residential and commercial densities and intentions of the Town of Thayne as it grows. The potential for commercial uses and residential development will serve to accommodate more services and opportunities for economic growth in the immediate Thayne area. b. Adequate public services & facilities exist or can be created. Electrical and telecommunication lines and culinary water lines exist along Muddy String Road No. 12-117 and Thayne-Bedford County Road No. 12-122. No new facilities will be required. c. In accordance with existing or proposed plans for water supply and sanitary sewers. The property is within the Bedford Water and Sewer District and will have culinary water supplied to the property and any future development. Currently, there is no central sewer system near the project area. The development would be served by individual enhanced septic systems until such time as centralized sewer options are available proximate to the development through the Town of Thayne or Bedford Water and Sewer District connections. d. The effects on residential capacity and the cost of services. The rezone will allow the property to be divided into a higher density residential development and more diverse commercial uses as outline in the Lincoln County Land Use Table. The density table allows for a minimum of 1/2 – acre single family lots and the option for Planned Unit Developments on lots that are 2 acres and larger at a maximum of 8 units per acre, subject to water and sewer availability. The property has access to existing public streets and culinary water. The developer would be responsible for extending the culinary water and other utilities as well as building a road system within the development. e. Infill level of requested zone (see section 1.4.B.1) This property is adjoining existing residential subdivisions for All Star and North Forty, as well as proximate to an approved high density townhome and single family residential development within the Town of Thayne and south of an approved master plan for North Forty Subdivision, as well as the Meadows at Star Valley and Hemmert Ranch developments within the Town of Thayne that are within 1/4 mile of this property. As stated previously, this project is a natural extension of the expansion of the Town of Thayne and is not an infill development. f. The development rate of land in the area; proposed use. North Forty Phase One Subdivision was platted in 2007 for 31 lots. All of the lots have been sold and most have homes constructed. North Forty Phase Two has not been platted at this time. All Star Subdivision Second Filing was platted in 2009 for 4 lots. All of lots have been sold with most of the lots being developed. g. The effects on the growth rate of existing neighborhoods. It is expected that the growth rate of this development will be similar to that of existing neighborhoods and high density developments in the Star Valley Area. For example, the Rockbridge Meadows development in Afton with all the amenities of a larger town with central water, sewer, access to schools, parks, national forest, etc. has taken more than 20 years and not all lots of the first two (2) phases have been developed. Star Valley Ranch remains one of the larger subdivisions in this part of Wyoming and after nearly 50 years there are many vacant lots. The newest development in Etna is the Etna Village Estates, originally platted in 2008. Like Rockbridge Meadows, it has taken nearly 20 years for the first phase to be close to fully developed. There have been high and low years of economic growth and market prices that translate to home sales and so on. Even with all these factors, the rate of growth and buildout of this and similar existing neighborhoods is expected to progress as historically shown with buildouts expected no sooner than 10 years and more likely closer to 20-30 years for full buildout. As development occurs on the property, there will be an increase in traffic due to residential and commercial uses that may require updating and improving the intersection of county roads, as well as the above-stated potential for connection to a centralized sewer system when such connections are available and in accordance with Lincoln County Land Use regulations governing the requirements for connections. h. The effects on other areas of similar development; public. As build out occurs, there will be effects on other public services such as healthcare, schools, police, and fire. It is expected that these areas of public services will increase their ability to provide services organically as has happened in the past. The rate of growth discussed under item g. above allows for these services to have this organic growth rather than a single hit to increase services all at once. i. Economic impact (see section 1.4.B.1) This development will boost the local economy and add value to the tax base by allowing for commercial uses and provide space for those desiring to make Star Valley their home. j. Consistency with the goals and objectives uniformed and established of the Lincoln County Comprehensive Plan. This proposal is consistent with the Goals and Objectives of the Lincoln County Comprehensive Plan, specifically Goals and Objectives: II. Housing; III. Economic Development; and IV. Land Use. II. Housing One of the objectives of Lincoln County under the heading of Housing is to, “Promote the development of affordable housing and infrastructure concentrating development in and around existing communities.”. This development will extend existing central water services from the Bedford Water & Sewer District with the intent of creating more affordable lots being concentrated in and around central services. This development will also be served by the use of individual enhanced septic systems. III. Economic Development One of the stated Goals under Economic Development is, “A. Promote and assist in the development of commercial, recreational and industrial activities. Along with this goal is the Objective to, “Promote and support the development of infrastructure in and around the towns and community centers for the creation and expansion of new and existing businesses”. IV. Land Use The Goals listed under Land Use, “B. Promote the development of residential, commercial and industrial land uses in and around established central services in the county.” and, “C. Reduce the impacts new development has on county and community services.”. This development is within the Beford Water and Sewer District and would make it conducive to hook to the Bedford water system rather than create a new independent water system. The Wyoming Water Development Commission highly encourages the expansion of existing central water systems, rather than create new independent systems. This development is consistent with the Lincoln County Comprehensive Plan: It supports the Economic Development goal of promoting and assisting in the development of commercial, recreational and industrial development. It supports the Land Use goal of Promoting the development of residential, commercial and industrial uses in and around the established central services of the county. It supports the orderly and responsible development of Lincoln County. This development provides for the efficient use and delivery of public services since it is using existing roads and infrastructure.