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Home My WebLink About112 CUP 26 Miles Master Plan Staff Report 112 CUP 26 PZC LINCOLN COUNTY PLANNING & ZONING COMMISSION STAFF REPORT Conditional Use Permit Application HEARING TIME AND DATE: 6:00 p.m., April 22, 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 # 112 CUP 26 APPLICANTS: Garrett & Amy Miles and 95329 US 89 Revocable Trust PROJECT NAME: Miles Master Plan COMMUNITY PLAN AREA: Thayne ZONING: Rural REPRESENTATIVE: Richard Dodge PLANNER: Mikayla Hibbert PARCEL ID: 3319-123-00-120 and 3319-123-00-098 _____________________________________________________________________________ PROPOSAL: A Conditional Use Master Plan Permit request to allow the development of a commercial studio, guest cabins, and replacement of a non-conforming building on two adjacent parcels totaling 17 +/- acres within the Rural Zone. The proposal includes construction of a 2,500 square-foot commercial studio consisting of two to three offices and a small meeting space. Four guest cabins intended for use by visiting clients of the studio and for family accommodation are also being proposed. Three of the cabins will be approximately 288 square feet each, with one larger cabin measuring 574 square feet. The proposal also includes the replacement of a non-conforming structure located on the southern parcel with a new 1,056 square-foot single-family residence. LOCATION: Located 3.5 miles south of Thayne, Wyoming in T33N, R119W, Section 12. ATTACHMENTS: 1. Vicinity Map 2. Site and Building Plans 3. Applicant’s Written Statement 4. Agency Comments 112 CUP 26 PZC PLANNING STAFF RECOMMENDATION: Planning staff recommends that the Planning & Zoning Commission send a recommendation of APPROVAL to the Board of County Commissioners for File #112 CUP 26 a Conditional Use Permit, with: • Findings of Approval A. through D. • Conditions of Approval 1. through 6. FINDINGS OF APPROVAL: A. The proposed use, with conditions, is consistent with the goals and objectives of the Lincoln County Comprehensive Plan. B. The proposed use, with conditions, is consistent with the provisions of the Lincoln County Land Use Regulations, specifically: Chapter 3, Section 3.1 Conditional Use Permit Procedures. C. The proposal, with conditions, is consistent with the provisions of Wyoming Statute 18-5-203 providing for Board of County Commissioners authority for zoning regulation of buildings and uses of land. D. The proposed use, with conditions, will not substantially impair the appropriate use of neighboring property; and will serve the public need, convenience and welfare. 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 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 (DEQ), Army Corps of Engineers, Bureau of Land Management (BLM), and/or Environmental Protection Agency (EPA). 3. All development shall comply with the standards set forth in Lincoln County Land Use Regulations, Chapter 6, including, but not limited to, requirements for erosion and sediment control, lighting, parking, setbacks, irrigation and surface water management, and solid waste disposal, as depicted in the applicant’s Written Property Summary. 4. Prior to construction, the applicant shall have septic system(s) for the cabins and commercial studio designed by a Wyoming-licensed engineer and shall obtain a Permit to Construct from the Wyoming Department of Environmental Quality. 5. Prior to construction, the applicant shall obtain all required permits from the Lincoln County Planning and Development Office, including, but not limited to, Accessory Building, Residential Building, and Zoning and Development Permits. A Floodplain Permit shall also be required for any structures located within the designated floodplain and shall be obtained in conjunction with the applicable building permits. 112 CUP 26 PZC 6. Prior to construction a new access permit must be obtained from WYDOT and provided to the Lincoln County Planning and Development Office. BACKGROUND: The Lincoln County Land Use Regulations allow for limited commercial uses within the Rural Zone including guest cabins. Lincoln County Land Use Regulations Chapter 7, Section 7.1 Definitions: Guest Cabins – Detached cabins, not exceeding 800 sq. ft. in size, which are designed and used for the housing of paying guests. Maximum 4 cabins and total maximum design flows for wastewater system shall not exceed 2,000 gallons per day per project site. When a specific use is not individually listed, the Planning Director has the discretion to classify the proposed use under a similar or like use. In this case, the proposed commercial studio has been determined to be a use similar to a radio and television broadcasting station, which is an allowed use within the Rural Zone. There was an existing home permitted on the southern property belonging to 95329 US 89 Revocable Trust that the applicant is seeking to be rebuilt with an approved Conditional Use Permit as outlined in the regulations. The previously permitted home is non-conforming with current regulations as it does not meet setbacks from the Salt River. Lincoln County Land Use Regulations Chapter 1.6.E. Non-Conforming Uses: In order to replace a non-conforming building, a Conditional Use Permit must be obtained, including any non-conforming building destroyed by fire or other catastrophe. AGENCY CORRESPONDENCE: WYDOT: Thank you for the opportunity to comment. WYDOT has no objections for the proposed commercial recording studio and guest buildings. For the change-in-use a new access permit must be obtained from WYDOT. For any new utility construction within WYDOT right-of-way, the utility companies/owner shall obtain the necessary M-54 utility license via the on-line permitting process, MainStar, located at https://usa.maintstar.co/Wyoming/Logon.aspx. Currently WYDOT requires any utility company needing access to the MainStar system to contact the local District Office for the license or permit, or to email dot.utilities@wyo.gov to set up your login credentials. An M-21 permit is necessary for new utility connections to existing permitted utilities within WYDOT R/W. WYDOT Utilities Section can be found at the following link: http://www.dot.state.wy.us/home/engineering_technical_programs/utilities_section.html UV238 £¤89 11 23 24 12 1314 07 18 20 17 08 19 33N 119W 33N 118W ³±128 £¤89CARIBOU NATIONALFOREST ANGELL, BLAKEM & CINDY F DAVIS, W THOMASREVOCABLE TRUSTVARGASON,THAYNE E TRUSTEE BAXTER, KEVIND & APRIL L MILES, GARRETT L& AMY BAXTER, KEVIN D &APRIL L 95329 US 89 REVOC TRUST WILLOWCREEK WAY LLC COOK, WILLIAM B & SUSAN O TRUSTEES VARGASON, JAMES N & TAMERA, TRUSTEES MASK, J JEFFREY& CHERIE DAVIS, WTOM TRUSTEE THOMAS, WYLIE THOMAS, WYLIE THOMAS, WYLIE THOMAS, WYLIE THOMAS, WYLIE O'NEILL, JENNIFER L& BRIAN L COOK, WILLIAM B & SUSAN O TRUSTEES COOK, WILLIAMB & SUSAN O TRUSTEES Microsoft, Vantor Conditional Use Permit Roads Road_Type US Highways WY Highways Projects Township & Range Sections Municipalities Public Noticing File No 112 CUP 26 Miles Master Plan Garrett L. and Amy Miles, 95329 US 89 Revocable Trust Prepared using available data by Katie Gipson on 3 March 2026. Map is for informational purposes only and in no way represents an official survey of land. studio12345DCBATHESE DRAWINGS, INCLUDING THE INFORMATION THEREIN, REMAIN THE PROPERTY OF studio i, LLC. THEY ARE PROVIDED SOLEY FOR THE PURPOSE OF CONSTRUCTING THE PROJECT DESCrIBED IN THIS SET OF DoCUMENTS AND SHALL NOT BE MODIFIED, REPRODUCED 0R USED FOR ANY OTHER PURPOSE WITHOUT THE WRITTEN APPROVAL OF studio i, LLC.SHEET TITLE:SHEET #:CUP APPLICATIONrddrddArchitecturalSite Plan - NorthMiles CUPAPPLICATION1.28.26si 25-005AS1.1ISSUE DATE:si PROJ. #:DRAWN BY:CHECKED BY:OWNER:REVISIONS:PROJECT NAME:LOCATION:CONSULTANTS:sURVEYOR sCHERBEL, LTD.46 w 3RD AVE.AFTON, WY 83110si 25-005 - Miles Shop - CD model.plnFILE NAME:95329 HWY 89Afton, WY 83110Garrett & AmyMilesinspiring spacesinspiring spacesinspiring spacesinspiring spacesthoughtful placesthoughtful placesthoughtful placesthoughtful places3745 w 14000 n3745 w 14000 n3745 w 14000 n3745 w 14000 nfeltfeltfeltfelt, id 834, id 834, id 834, id 83424242424phone: 208.339.5375phone: 208.339.5375phone: 208.339.5375phone: 208.339.5375website: www.studioi.orgwebsite: www.studioi.orgwebsite: www.studioi.orgwebsite: www.studioi.orgarchitecture architecture architecture architecture + construction construction construction construction studio12345DCBATHESE DRAWINGS, INCLUDING THE INFORMATION THEREIN, REMAIN THE PROPERTY OF studio i, LLC. THEY ARE PROVIDED SOLEY FOR THE PURPOSE OF CONSTRUCTING THE PROJECT DESCrIBED IN THIS SET OF DoCUMENTS AND SHALL NOT BE MODIFIED, REPRODUCED 0R USED FOR ANY OTHER PURPOSE WITHOUT THE WRITTEN APPROVAL OF studio i, LLC.SHEET TITLE:SHEET #:CUP APPLICATIONrddrddArchitecturalSite Plan - NorthW/ Cont.Miles CUPAPPLICATION1.28.26si 25-005AS1.3ISSUE DATE:si PROJ. #:DRAWN BY:CHECKED BY:OWNER:REVISIONS:PROJECT NAME:LOCATION:CONSULTANTS:sURVEYOR sCHERBEL, LTD.46 w 3RD AVE.AFTON, WY 83110si 25-005 - Miles Shop - CD model.plnFILE NAME:95329 HWY 89Afton, WY 83110Garrett & AmyMilesinspiring spacesinspiring spacesinspiring spacesinspiring spacesthoughtful placesthoughtful placesthoughtful placesthoughtful places3745 w 14000 n3745 w 14000 n3745 w 14000 n3745 w 14000 nfeltfeltfeltfelt, id 834, id 834, id 834, id 83424242424phone: 208.339.5375phone: 208.339.5375phone: 208.339.5375phone: 208.339.5375website: www.studioi.orgwebsite: www.studioi.orgwebsite: www.studioi.orgwebsite: www.studioi.orgarchitecture architecture architecture architecture + construction construction construction construction studio12345DCBATHESE DRAWINGS, INCLUDING THE INFORMATION THEREIN, REMAIN THE PROPERTY OF studio i, LLC. THEY ARE PROVIDED SOLEY FOR THE PURPOSE OF CONSTRUCTING THE PROJECT DESCrIBED IN THIS SET OF DoCUMENTS AND SHALL NOT BE MODIFIED, REPRODUCED 0R USED FOR ANY OTHER PURPOSE WITHOUT THE WRITTEN APPROVAL OF studio i, LLC.SHEET TITLE:SHEET #:CUP APPLICATIONrddrddArchitecturalSite Plan - SouthMiles CUPAPPLICATION1.28.26si 25-005AS1.2ISSUE DATE:si PROJ. #:DRAWN BY:CHECKED BY:OWNER:REVISIONS:PROJECT NAME:LOCATION:CONSULTANTS:sURVEYOR sCHERBEL, LTD.46 w 3RD AVE.AFTON, WY 83110si 25-005 - Miles Shop - CD model.plnFILE NAME:95329 HWY 89Afton, WY 83110Garrett & AmyMilesinspiring spacesinspiring spacesinspiring spacesinspiring spacesthoughtful placesthoughtful placesthoughtful placesthoughtful places3745 w 14000 n3745 w 14000 n3745 w 14000 n3745 w 14000 nfeltfeltfeltfelt, id 834, id 834, id 834, id 83424242424phone: 208.339.5375phone: 208.339.5375phone: 208.339.5375phone: 208.339.5375website: www.studioi.orgwebsite: www.studioi.orgwebsite: www.studioi.orgwebsite: www.studioi.orgarchitecture architecture architecture architecture + construction construction construction construction studio12345DCBATHESE DRAWINGS, INCLUDING THE INFORMATION THEREIN, REMAIN THE PROPERTY OF studio i, LLC. THEY ARE PROVIDED SOLEY FOR THE PURPOSE OF CONSTRUCTING THE PROJECT DESCrIBED IN THIS SET OF DoCUMENTS AND SHALL NOT BE MODIFIED, REPRODUCED 0R USED FOR ANY OTHER PURPOSE WITHOUT THE WRITTEN APPROVAL OF studio i, LLC.SHEET TITLE:SHEET #:CUP APPLICATIONrddrddArchitecturalSite Plan - SouthW/ Cont.Miles CUPAPPLICATION1.28.26si 25-005AS1.4ISSUE DATE:si PROJ. #:DRAWN BY:CHECKED BY:OWNER:REVISIONS:PROJECT NAME:LOCATION:CONSULTANTS:sURVEYOR sCHERBEL, LTD.46 w 3RD AVE.AFTON, WY 83110si 25-005 - Miles Shop - CD model.plnFILE NAME:95329 HWY 89Afton, WY 83110Garrett & AmyMilesinspiring spacesinspiring spacesinspiring spacesinspiring spacesthoughtful placesthoughtful placesthoughtful placesthoughtful places3745 w 14000 n3745 w 14000 n3745 w 14000 n3745 w 14000 nfeltfeltfeltfelt, id 834, id 834, id 834, id 83424242424phone: 208.339.5375phone: 208.339.5375phone: 208.339.5375phone: 208.339.5375website: www.studioi.orgwebsite: www.studioi.orgwebsite: www.studioi.orgwebsite: www.studioi.orgarchitecture architecture architecture architecture + construction construction construction construction studioTHESE DRAWINGS, INCLUDING THE INFORMATION THEREIN, REMAIN THE PROPERTY OF studio i, LLC. THEY ARE PROVIDED SOLEY FOR THE PURPOSE OF CONSTRUCTING THE PROJECT DESCrIBED IN THIS SET OF DoCUMENTS AND SHALL NOT BE MODIFIED, REPRODUCED 0R USED FOR ANY OTHER PURPOSE WITHOUT THE WRITTEN APPROVAL OF studio i, LLC.SHEET TITLE:SHEET #:#Project StatusCAD Technician Full NameCAD Technician Full NameExteriorPerspectivesHighwater -Cottage Style#Project Custom25-005A2.2ISSUE DATE:si PROJ. #:DRAWN BY:CHECKED BY:OWNER:REVISIONS:PROJECT NAME:LOCATION:CONSULTANTS:si 25-008 - Highwater.plnFILE NAME:Site Full Address 1 SiteFull Address 2 Site CitySite State/Province SitePostcode/ZIP Site Country#Client FullNameinspiring spacesinspiring spacesinspiring spacesinspiring spacesthoughtful placesthoughtful placesthoughtful placesthoughtful places3745 w 14000 n3745 w 14000 n3745 w 14000 n3745 w 14000 nfeltfeltfeltfelt, id 834, id 834, id 834, id 83424242424phone: 208.339.5375phone: 208.339.5375phone: 208.339.5375phone: 208.339.5375website: www.studioi.orgwebsite: www.studioi.orgwebsite: www.studioi.orgwebsite: www.studioi.orgarchitecture architecture architecture architecture + ccccoooonnnnssssttttrrrruuuuccccttttiiiioooonnnn1 Generic Perspective (3)A2.22 Generic Perspective (4)A2.23 Generic Perspective (5)A2.24 Generic Perspective (6)A2.2 studioTHESE DRAWINGS, INCLUDING THE INFORMATION THEREIN, REMAIN THE PROPERTY OF studio i, LLC. THEY ARE PROVIDED SOLEY FOR THE PURPOSE OF CONSTRUCTING THE PROJECT DESCrIBED IN THIS SET OF DoCUMENTS AND SHALL NOT BE MODIFIED, REPRODUCED 0R USED FOR ANY OTHER PURPOSE WITHOUT THE WRITTEN APPROVAL OF studio i, LLC.SHEET TITLE:SHEET #:#Project StatusCAD Technician Full NameCAD Technician Full NamePerspectivesHighwater -Cottage Style#Project Custom25-005A2.2ISSUE DATE:si PROJ. #:DRAWN BY:CHECKED BY:OWNER:REVISIONS:PROJECT NAME:LOCATION:CONSULTANTS:si 25-008 - Highwater - Extended.plnFILE NAME:Site Full Address 1 SiteFull Address 2 Site CitySite State/Province SitePostcode/ZIP Site Country#Client FullNameinspiring spacesinspiring spacesinspiring spacesinspiring spacesthoughtful placesthoughtful placesthoughtful placesthoughtful places3745 w 14000 n3745 w 14000 n3745 w 14000 n3745 w 14000 nfeltfeltfeltfelt, id 834, id 834, id 834, id 83424242424phone: 208.339.5375phone: 208.339.5375phone: 208.339.5375phone: 208.339.5375website: www.studioi.orgwebsite: www.studioi.orgwebsite: www.studioi.orgwebsite: www.studioi.orgarchitecture architecture architecture architecture + construction construction construction construction1 Generic Perspective (3)A2.22 Generic Perspective (4)A2.23 Generic Perspective (5)A2.24 Generic Perspective (6)A2.2 studioTHESE DRAWINGS, INCLUDING THE INFORMATION THEREIN, REMAIN THE PROPERTY OF studio i, LLC. THEY ARE PROVIDED SOLEY FOR THE PURPOSE OF CONSTRUCTING THE PROJECT DESCrIBED IN THIS SET OF DoCUMENTS AND SHALL NOT BE MODIFIED, REPRODUCED 0R USED FOR ANY OTHER PURPOSE WITHOUT THE WRITTEN APPROVAL OF studio i, LLC.SHEET TITLE:SHEET #:Prelim. Site PlanReviewrddrddExteriorElevationsMiles Shoptbdsi 25-005A2.2ISSUE DATE:si PROJ. #:DRAWN BY:CHECKED BY:OWNER:REVISIONS:PROJECT NAME:LOCATION:CONSULTANTS:si 25-005 - Miles Shop - CD model.plnFILE NAME:95329 HWY 89 Afton, WY83110Garrett & AmyMilesinspiring spacesinspiring spacesinspiring spacesinspiring spacesthoughtful placesthoughtful placesthoughtful placesthoughtful places3745 w 14000 n3745 w 14000 n3745 w 14000 n3745 w 14000 nfeltfeltfeltfelt, id 834, id 834, id 834, id 83424242424phone: 208.339.5375phone: 208.339.5375phone: 208.339.5375phone: 208.339.5375website: www.studioi.orgwebsite: www.studioi.orgwebsite: www.studioi.orgwebsite: www.studioi.orgarchitecture architecture architecture architecture + construction construction construction constructionSCALE: 3/16" = 1'-0"1East Elevation04'8'12'SCALE: 3/16" = 1'-0"2West Elevation04'8'12'3Perspective4Perspective Written Project Summary Background - This property is located at 95329 Hwy 89 and has historically been a commercial fishing lodge with a hotel, liquor store and 8 fishermen cabins (16 dwelling units) since the 1930's until approx. 2021. At which time the Miles family purchased the property and subsequently had the cabins removed from the site and built a main residence with the intent of eventually developing a small on-site studio based business where they can meet with visiting clients and provide a comfortable, welcoming, rural life experience during their brief stay. Thus continuing the root tradition established by the historic Silverstream fishing Lodge. To that end, It is the desire of the current owner to utilize this property for the purpose of building a small on site studio to meet with visiting clients as well as 4 dwelling units to provide housing for said clients during their multi-day visits As generally described below: •The commercial aspect of the this project will consist of a 2500 sf studio with 2-3 offices and a small meeting space and is designed to meet the 3/1000 sf parking requirements. •The dwelling units will consist of 3 small 288 sf units built on stilts and one 576 sf unit built on stilts for the purpose of housing visiting clients. The 3 smaller dwelling units are designed for double occupancy and the larger unit is designed for up to 4 occupants. Though will primarily be used as an "in-law" suite seasonal extended family occupancy. There are no current plans to have employees. •The rebuilding of a structure on the existing foundation of the Revoc. Trust property included in this CUP application is intended for guest stays associated with a future main residence on that separate property as well. •The barn included herein is for agricultural purposes to house equipment (tractors, snow machines,etc.) as well as small livestock in the winter. In addition to the items noted above, as part of this Cup application, we respectfully request approval to rebuild a structure on the existing footings of the 5 acre property immediately to the south. This structure was lost due to a fire and is currently owned by an entity (95329 Revoc. Trust parcel) solely controlled by Mr. & Mrs. Miles utilizing the existing driveway and access from the previous structure. See note on AS1.2 & AS1.4. We also offer the following summary information regarding the project for review and comment: •Total Lot size = 17 acres (12 acre lot + 5 acre lot) •Current zoning = Rural •Current zoning and land uses with in 300' = rural zone, residential land use. •Purpose of property = studio/offices for meeting with extended stay clients. File: Miles - Written summary.odt Date: 02/18/26 1 of 2 •Area and Height of Buildings (see site plan for additional information) ◦Main Barn – Area = 7200 sf Ht. = 32'-6” ◦Dwelling Units – Area = 288 sf Ht. = 30'-0” ◦Studio – Area = 2500 sf Ht. = 30'-0” ◦Replacement Structure – Area = 1056 sf Ht. = 25'-0” •Density ◦Dwelling density = 5 units per 12 acres or 2.4 acres per unit ◦Office density = 3 office and collaboration space or 4 acres per office •Volume of Customers = It is anticipated that the average client count will be approx. 5-10 per month. Deliveries – this is not a delivery based business and thus will not require deliveries after the completion of construction. •Proximity of Similar Uses = none are known within 300' •Development Standards noted in chapter 6 - ◦6.4 Buffering – Per Initial discussions with Lincoln Planning Department, buffering is not required due to location of the studio relative to neighboring properties. ◦6.6 Erosion and Sediment Control – The studio (as the only commercial component will have a settlement area appropriately sized for the footprint of the building and associated parking. The dwelling units are on stilts and have little to no erosion or sediment impact. All roadways and parking areas will remain dirt/gravel w/ pervious surfaces minimizing surface run-off and sediment discharge ◦6.10 Lighting – all lighting on new structures will be down facing and in compliance with required statutes and regulations. ◦6.14 Parking – all parking requirements will be met as shown on drawings – (2) per dwelling unit and (3)/1000 sf for studio ◦6.20 Setbacks – all setback requirements are met as shown on drawings ◦6.21 Irrigation and Surface Water – irrigation and surface water requirements are already established using existing water sources and water rights and will not require any changes. ◦6.24 Solid Waste Disposal – there is a solid waste pick up station existing on site which will continue to be used as currently situated •Driveway Access Permit = commercial permit is in place and attached Thank you for your review and consideration of this project for a Conditional Use Permit. Respectfully submitted, Richard Dodge studio i File: Miles - Written summary.odt Date: 02/18/26 2 of 2