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106 CUP 26 BCC
LINCOLN COUNTY BOARD OF COUNTY COMMISSIONERS
STAFF REPORT Conditional Use Permit Application
HEARING TIME AND DATE: 10:00 a.m., June 3, 2026 LOCATION: Lincoln County Courthouse, Commissioner Boardroom 3rd Floor, 925 Sage Ave., Kemmerer, Wyoming & Via Video Conference Afton Branch Office Building Conference Room, 421 Jefferson St., Afton, Wyoming FILE # 106 CUP 26
APPLICANTS: Robyn and Eric Heiner PROJECT NAME: Heiner Storage COMMUNITY PLAN AREA: Etna ZONING: Proposed Mixed Zone REPRESENTATIVE: Surveyor Scherbel, Ltd.
PLANNER: Ken Kuluski PARCEL ID: 3519-142-00-106 _____________________________________________________________________________
PROPOSAL: A Conditional Use Permit concept master plan to build a commercial storage facility and provide storage for personal equipment. The proposed storage facility consists of two (2) 100’ x 210’ buildings with thirty (30) storage units per building, two (2) 80’ x 434’ buildings with sixty-two (62)
storage units per building, one (1) 50’ x 434’ building with sixty-two (62) storage units, and one (1) 100’
x 50’ equipment building. A car wash 72’ x 240’ and one (1) 72’ x 210’ commercial building. The project total square footage is 138,140 with 246 total storage units. Car wash square footage is 17,280 and commercial buildings square footage is 15,120. Current active permits 277 RUA 22 with a storage pad and shed. The Land Use for the property is Residential/Commercial. It is located in the Rural Zone,
on 12.7 +/- acres.
LOCATION: Located in the community of Etna, two miles northwest of the Town of Star Valley
Ranch, Wyoming in T35N, R119W, Section 14.
ATTACHMENTS: 1. Vicinity Map 2. Site Plans and Attachments
PLANNING AND ZONING COMMISSION RECOMMENDATION:
The Planning and Zoning Commission recommends that the Board of County Commissioners APPROVE File #106 CUP 26 Heiner Storage, a Conditional Use Concept Master Plan, with:
• Findings of Approval A. through D.
• Conditions of Approval 1. through 7.
106 CUP 26 BCC
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 applicant 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. Applicants must provide proof of a recorded twenty (20) foot utility easement along US HWY 89
within 90 days of approval by the Board of County Commissioners. 4. Buffering which shall be provided in conjunction with any development on this property for adjacent land without the same usage / zoning. 5. Any Land Use shall require additional permitting as directed by Lincoln County Land Use
Regulations Chapter 7.
6. Development requires the creation of / or participation in a road maintenance agreement for any private road and / or the construction of an access road from Highway 89 to the east end of the project boundary that complies with Lincoln County road design standards. 7. NO residential or multi-family use will be permitted.
106 CUP 26 BCC
AGENCY CORRESPONDENCE: WYDOT For the various CUP's please see the following comments:
• When available, the applicant(s) must provide detailed site plan(s) identifying the specific type of use.
• For the proposed change-in-use of existing access (Anchor Road, Sherwood Court, "Mean's"
access, and Stevens Lane the applicant(s) must obtain a new access permit from WYDOT. Plans for mitigation measures recommended in the Traffic Impact Study must be submitted for review by WYDOT.
• Means Investments - existing access is permitted as residential, the proposed development will
change to commercial use. It is recommended that the existing access be removed and access be
pursued via Sherwood Court and/or Stevens Lane.
• The October 2025 Traffic Impact Study may need to be updated to reflect any changes to site specific land use. The attached Traffic impact Study comments must be addressed by the applicant(s).
• 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 PUBLIC COMMENT: All included in 601 RZ 26 Etna South Rezone
UV239
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Star Valley Ranch
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31
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28
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25
34
10
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35N 118W35N 119W Dani's WayAnchor Road
Sherwood Court
Pit Run Haviture Way
Stevens Lane
£¤89TOBUL, JAMES
R TRUSTEE
LUTZ, FREDERICKW & SHIRLEY
A TRUSTEES
MOSES, RUSSEL
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TENNANT,
BRYAN
CURTIS,
SARAH N
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PREMIER
STORAGE,
LLC
SCHWAB,
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ROBERTS,
DALE L ETAL
ROBERTS, BURTIS L& TERESA TRUSTEES
ROBERTS,ALAN OR
KATHERINE
2T, LLC
ETNA TRADEPARK LLC ETNA TRADE
PARK LLC
MCNEELGROUP, LLC CLARK, J JON
& DEANNA
TRUSTEES
TOBUL, JAMES
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MODERNDEVELOPMENT,
LLC
PREMIERSTORAGE, LLC
NICHOLS,EDWARD R &
CATINA L
CHRISTENSON,CAROLYN
& JOSEPH
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JAMESL ETAL
CHRISTENSON,
CAROLYN& JOSEPH
IVIE,
TONY
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COUNTY SCHOOLDISTRICT #2
LINCOLNCOUNTY SCHOOL
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SAMUELIAN, ROBERTS & SHERIE
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SAMUELIAN, ROBERT
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HEINER,
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TOBUL, JAMES
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LUTZ,FREDERICK W
& SHIRLEY A
DEYO, JOHN
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GECR, LLC
BROWN, RENO A
CLARK, J JON& DEANNA
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CLARK, J JON &
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CLARK,KATELIN I
MEANS
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ROBERTS,
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Vantor
Rezone Application
Roads
Road_Type
US Highways
WY Highways
Projects
Township & Range
Sections
Municipalities
Public Noticing
File No 601 RZ 26
South Etna Rezone
Various Ownership
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.
Statement to Accompany application for
Condition Use Permit
Dated: 8 January 2026
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.
Applicants/Owners:
Heiner Storage, LLC
c/o Robyn D. Heiner and Eric H. Heiner P. O. Box 283
Freedom, Wyoming 83120
b. Legal description of property proposed for use, also common street address of
property.
The proposed development is part of the Etna Community Area Overlay Zone within the
NW1/4 of Section 14, T35N R119W, Lincoln County, Wyoming. The property is platted
as Lot 2 of CR Ranch Subdivision.
The property has access from US Highway 89 via Stevens Lane. The physical address is
20 Stevens Lane, Etna, Wyoming 83118.
c. Total lot size of area proposed for use, including number of lots applicable.
The property is approximately 12.82 ± acres.
d. Current zoning and use of Property
The property is in the rural zone and is platted to be used for Residential/Commercial.
e. Current zoning and land uses within three-hundred-foot 300’ of the property.
The current zoning surrounding the property is rural. The land uses within 300 feet of the
property are as follows:
South – Residential and Commercial (Storage Facility)
East – Agricultural
North – Agricultural and Commercial
West – Residential and Commercial
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 spaces.
The use for the property will be a commercial storage facility which will include storage
of equipment.
The master plan shows one (1) 72’x240’car wash and one (1) 72’x210’ commercial
building
The storage facility will consist of two (2) 100’x210’ buildings with (30) thirty individual
storage units per building, two (2) 80’x 434’ buildings with (62) sixty-two individual
storage units per building, one (1) 50’x434’ building with (62) sixty-two individual storage
units and one (1) 100’x50’ equipment building.
The shed and pad have an approved permit number of Permit No. 277 RUA 22 with one
(1) 42.5’x80’ pad and one (1) 70’x80’shed.
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.
See attached exhibits.
h. Area and height of buildings and other structures.
See attached exhibits.
Building heights less than thirty-five (35) feet.
i. Density for the proposed use in term of units per acre and number of offices,
employees, occupants or all three.
No offices, employees or occupants on site related to the commercial storage units.
Density is one (1) car wash, one (1) commercial building and two hundred and fifteen
(215) storage units.
j. Volume in terms of the number of customer and/or deliveries per day.
Storage units
a. Estimated 13 trips per day during the week
b. Estimated 30 trips per day during the weekend
Car wash
a. Estimated 123 trips per day
Commercial Building
a. Estimated 26 trips per day
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.)
No permits, letters or reviews have been issued by any agencies.
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
Chapter 6.
m. All physical improvements required by standards of the document shall require that
a performance guarantee be submitted with the application in accordance with
performance guarantee procedures of Chapter 6.
N/A