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HomeMy WebLinkAbout603 RZ 26 Creamery Park Staff Report 603 RZ 26 PZC LINCOLN COUNTY PLANNING & ZONING COMMISSION STAFF REPORT Rezone Application HEARING TIME AND DATE: 6:00 p.m., May 20, 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 # 603 RZ 26 APPLICANTS: Five Crazy Kids, LLC PROJECT NAME: Creamery Park Rezone COMMUNITY PLAN AREA: Etna ZONING: Rural REQUESTED ZONING: Mixed REPRESENTATIVE: Surveyor Scherbel, LTD PLANNER: Mikayla Hibbert PARCEL ID: 3519-034-00-086 ____________________________________________________________________________________ PROPOSAL: A Rezone request to rezone 14.03 +/- acres from Rural to Mixed Zone to accommodate residential/commercial use of the property. This Rezone Application is associated with file 708 MA 26, Creamery Park Subdivision, an 11 lot Major Subdivision. The Major subdivision is contingent on the approval of this Rezone. LOCATION: Located 2.7 miles northwest of Star Valley Ranch, Wyoming in T35N, R119W, Section 3 ____________________________________________________________________________________ ATTACHMENTS: 1. Vicinity Map 2. Rezone Application Statement 3. Rezone and Major Subdivision Plat PLANNING STAFF RECOMMENDATION: Planning staff recommends that the Planning & Zoning Commission APPROVE a 30 day notice for a public hearing to consider adoption of File 603 RZ 26, a Rezone, with: • Findings of Approval A. through C. 603 RZ 26 PZC FINDINGS OF APPROVAL: A. The proposed request is consistent with the provisions of Wyoming Statute 18-5-202(b) providing that any person may petition the planning and zoning commission to amend any zoning plan adopted under the provisions of W.S. 18-5-201 through 18-5-208.for the continuance and alteration of existing uses of land including public noticing requirements for consideration by county planning and zoning commission and county board of commissioners. B. The proposed request is consistent with the goals and objectives of the Lincoln County Comprehensive Plan: a. Section III ECONOMIC DEVELOPMENT, Goal A. Promote and assist in the development of commercial, recreational and industrial activities. b. Section IV LAND USE, Objective 1. Create Land Use Regulations that promote the responsible and orderly development of Lincoln County. C. The proposed request is consistent with the Lincoln County Land Use Regulations, Section 1.4 Amendment, Rezone, Subsection B: a. The proposed zone change does not increase burden to existing public road and utility infrastructure. b. The proposed zone change does not unnecessarily extend or increase the cost of services provided by the public. £¤89 363534 02 121011 03 01 36N 119W 35N 119W ³±111 Connormans Way Shirleys Way £¤89FREEDOM BEEF COMPANY, LLC RASKA, LEON J& SHEREE L FIVE CRAZY KIDS, LLC AUSTINDEVELOPMENT, INC. OX YOKE B LLC OX YOKE B LLC OX YOKE B LLCOX YOKE B LLC OX YOKE B LLC FIVE CRAZY KIDS, LLC AUSTINDEVELOPMENT, INC. GUSLANDERS,LLC PETERSEN, DALE OLVERA,SANDY ETAL AUSTIN DEVELOPMENT, INC. AUSTIN DEVELOPMENT,INC. AUSTIN DEVELOPMENT,INC. AUSTINDEVELOPMENT, INC. AUSTINDEVELOPMENT, INC. TGH INDUSTRIES, LLC TGH INDUSTRIES, LLC OLIFF, STACEY E & ROBERT J PEREZ, LAURA B ALPINE HOME BUILDERS, LLC TGH INDUSTRIES, LLC OSTLER HOMES LLC GUSLANDERS, LLC Microsoft, Vantor Rezone Application Roads Road_Type US Highways WY Highways Projects Township & Range Sections Municipalities Public Noticing File No 603 RZ 26 Creamery Park Five Crazy Kids, LLC Prepared using available data by Katie Gipson on 24 April 2026. Map is for informational purposes only and in no way represents an official survey of land. STATEMENT TO ACCOMPANY REZONE APPLICATION Project: The intent of this application is to change the existing zone from Rural to Mixed to permit greater latitude and options for commercial development of the property. Owners: Five Crazy Kids, LLC c/o Courtney Campbell P.O. Box 5007 Etna, Wyoming 83118 Five Crazy Kids, LLC is the owner of a tract of land approximately 14 acres in size within the SE1/4SE1/4 of Section 3, T35N R119W, Lincoln County, Wyoming. This property is located south of Creamery County Road No. 12-111 at its intersection with US Highway 89. The property is currently zoned rural. Five Crazy Kids, LLC is seeking to rezone the property from the Rural Zone to the Mixed Zone for the purpose of developing the property into primarily commercial use and residential incidental to the commercial use. A Major Subdivision Application accompanies this rezone application. The subdivision plat details the development at a 1.2± acre average lot size with 11total lots. The following details are provided: a. The proposed amendment is appropriate for the area concerned. The subject property is currently zoned rural. The lands adjoining the subject property to the east and south are in the Mixed Zone. One adjoining tract to the north is in the Mixed Zone (Barnyard Acres). The lands to the west, also titled to Five Crazy Kids, LLC, will remain in the Rural Zone. This property is an area that is the natural extension of the commercial growth north of the Etna Community Area and will serve to accommodate services and opportunities for economic growth. b. Adequate public services & facilities exist or can be created. Electrical and telecommunication lines exist along Creamery County Road No. 12-111 and US Highway 89. The property is within the Etna Water and Sewer District and culinary water lines will be extended from the existing lines of this district to serve the development. c. In accordance with existing or proposed plans for water supply and sanitary sewers. The property is within the Etna 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 Etna Water and Sewer District connections. d. The effects on residential capacity and the cost of services. The lands will be primarily used for commercial. This development will not impact residential capacity or increase the cost of services e. Infill level of requested zone (see section 1.4.B.1) The adjoining lands to the east and south of the subject property are titled to Ox Yoke B, LLC. While these lands are zoned Mixed, the use of the land is agricultural and likely to remain as such for the foreseeable future. The other lands zoned Mixed proximate to this property are currently developed or in the process of final development. This land is a natural extension of the Etna Community. f. The development rate of land in the area; proposed use. The development to the southwest of the subject property Etna Village Estates Subdivision has an approved master plan for 122 residential lots. All of the lots in Etna Village Estates Phase I which was approved in 2007 have been sold and over half of the lots have homes constructed. Etna Village Estates Phase II has been divided into four filings. The last two filings are under construction and will be ready to file a final plat by fall 2026. There are several homes that have been constructed on Etna Village Estates Phase II (1st and 2nd Filings). The property located northeast of the subject property has an approved master plan of 29 residential/commercial lots. g. The effects on the growth rate of existing neighborhoods. There is no expected impact on the growth rate of existing neighborhoods as this is proposed for primarily commercial use with secondarily residential use incidental to the commercial use development controlled by the Covenants, Conditions and Restrictions. As noted above, the existing neighborhoods are being developed. 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 creating more varied opportunities for commercial uses and enterprises. 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.” While this proposed zone change is to directly promote commercial development in the Etna area, the indirect impact of the project is that more housing will be needed for the owners and employees of the commercial enterprises in and around Etna. This development will extend existing central water services from the Etna Water and Sewer District with the intent of creating more affordable lots being concentrated in and around central services. 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”. This proposed zone change accomplishes these goals and objectives to concentrate development around and the extension of existing central services. 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 Etna Water and Sewer District and therefore will connect to that 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. When a central sewer system is available through the district, this development will connect to that system. 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 and extending the services of the Etna Water and Sewer District.