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HomeMy WebLinkAboutPZC Minutes 7.22.261 LINCOLN COUNTY PLANNING AND ZONING COMMISSION MEETING NOTES Wednesday, July 22th, 2026 6:00 P.M. Locations: Video Conference between the following locations: Lincoln County Courthouse, Commissioner Commission room, 925 Sage Avenue 3rd Floor, Kemmerer, WY & Afton Planning & Development Office, Conference Room, 61 East 5th Avenue, Afton, WY I. CALL TO ORDER Karen Anderson called the meeting to order at 6:02 p.m. II. INTRODUCTION OF PZC MEMBERS Planning Commission Members: Karen Anderson, Chair Chad Jensen, Vice Chair Kevin Kilroy (absent) David Oates (absent) Hunter Jasperson Lincoln County Staff: Austin Dunlap, Deputy County Attorney Ken Kuluski, Planning Director Katie Gipson, Planner I David Pitlock, Planner I Sydney Jasperson, Secretary III. ADOPTION OF AGENDA Chad motioned to adopt the agenda as posted, Seconded by Hunter. Motion passed 3-0. IV. ELECTION Karen, Chad and Hunter discussed election of a new Chair and Vice chair. Chad motioned to keep the current standing, Karen as Chair and himself as Vice Chair. Karen Seconded. Motion passed 3-0. V. APPROVAL OF MINUTES A. April Minutes: Chad had a few more edit requests. Chad motioned to approve the April Minutes, Karen seconded. Motion passed 3-0 B. June Minutes: Chad had a few edit requests. Chad motioned to approve the minutes, Karen seconded. Motion passed 3-0. VI. DEVELOPMENT REPORT Katie presented the development report for approved permits from May 25th, 2026 to June 28th, 2026. There were 26 North Lincoln County Permits, five South Lincoln County Permits, and eleven Small Wastewater Permits with one in the South. One Zoning and Development Permit. Chad had some questions about the Planning Staff Description for the 2 South Lincoln permit that indicated four bedrooms and four bathrooms. Ken, Katie and Chad discussed the Planning Staff Description. VII. ACTION ITEMS B. 603 RZ 26 Creamery Park Rezone a. an application to rezone 14.03 +/- acres from the Rural Zone to the Mixed Zone. This request is being processed concurrently with an application for an 11-lot Major Subdivision: File No. 708 MA 26. b. Located 2.7 miles northwest of the Town of Star Valley Ranch, Wyoming in T35N, R119W, Section 3. Ken presented the project The Commission, informing them that the Rezone must be approved before the Subdivision. Planning Staff recommends that the Planning and Zoning Commission send a recommendation of approval to the Board of County Commissioners with findings of approval A thru C. Chad initiated a discussion on the subdivision project regarding lots, septic, and potential housing. Ken answered that any of the concerns could be added as conditions of approval. Chad and Ken discussed the traffic study and what it allows the subdivision to build. Chad had concerns about future impact on traffic, siting that there should be some ‘if and when’ conditions for the roads. Mikayla Tingy with Surveyor Scherbel handed out a map that showed blue and green areas. Blue showed mixed use and green showed the rural area. Chad asked about the abnormal shape of the road, Mikayla explained that it was to show a spacing for frontage roads requested by WYDOT. Mikayla pivoted to the subdivision conditions of approval, stating that once this Preliminary Plat Master Plan is approved, the developer will be able to move forward with a development agreement. The developer has already completed a Chapter 23 study, and have found that the subdivision will require enhanced septic systems due to the lot size. Mikayla stated that she had received a Will Serve letter from Etna Water and Sewer District, part of the Will Serve Letter outlines the installation of fire hydrants. Mikayla also stated that they conducted a traffic study for the subdivision, which Ryan Erickson, from Sunrise Engineering, could comment on later. Mikayla addressed commercial and rural zoning questions about the subdivision, stating that the primary use is commercial, the residential aspect is a secondary use, with restrictions in the subdivisions CC&R’s. Karen asked what the restrictions would cover. Mikayla responded that the question would need to be answered by the developers. Karen had another question about irrigation in the engineer’s report. Mikayla stated that they will be submitting approval to the State Engineers office to reallocate the water rights. Mikayla addressed condition of approval point 3, asking that the wording be changed to read “ the developer shall provide evidence prior to final plat that they have entered into an agreement with the Wyoming Department of Transportation to mitigate impacts determined by the Traffic Impact Study. ”, and requested that the negotiations around that should be between the applicant and WYDOT. Discussion between the Commission and Mikayla followed regarding the Traffic Study and WYDOT. Mikayla then moved to condition of approval number seven, the cluster postal boxes, stating that she spoke with the Postmaster for the area, Amy Defoe, in an attempt to get a statement or written agreement saying whether or not the Post Office wants the cluster boxes or not, but they have not gotten one yet. Mikayla proposed that until there is a clear response, that the condition be reworded or stricken. Mikayla stated that there have been delays in projects due to the lack of response from the post office and the fire advisory panel, she suggests that there be an agreement that if no response is given in the 60-day response period, that developers can continue with the rest of the process. Chad initiated conversation about cluster boxes and closed post offices. Ken and the Commission discussed striking the condition 3 requiring cluster boxes for the subdivision. Karen clarified which conditions were being changed and/or removed. Courtney and David Campbell came up to speak. Courtney stated that it was their intent to provide smart commercial development to the area. Courtney then addressed the CCNR’s, stating that she is working with an attorney to complete, and that her and her husband’s intent is to make the primary use of the lots commercial with the secondary use of rural for employee housing. Courtney stated that she has intent to stipulate that the commercial aspect must be built first. Chad had a question about lot sizes relative to potential uses, there was discussion about usage and opportunity for small businesses to use the lots. Ryan Erickson from Sunrise Engineering addressed the Commission stating that the reason the smaller lot sizes are workable is because they will be served by the Etna Water District. Ryan addressed the Chapter 23 study enhanced septic and ground water concerns. Chad had questions about soil cuts which led to a short discussion about ground water concerns and the Chapter 23 study. Ryan moved onto the Traffic Study, stating that there were some concerns that came up and were subsequently addressed. The study did find when vehicles would slow or stop to turn onto Creamery Road heading South caused issues due to the 60MPH zone. Ryan stated that WYDOT did not have a major issue with the road siting two lanes each way and the shoulder to mitigate any impact slowing or stopped traffic might have. WYDOT does not require a right turn lane. Discussion between Ryan and the Commission about the traffic needs and concerns. Chad posed a question about septic systems and impacts, discussion between Ryan and the Commission about septic systems, nitrates and disposal. Marlowe Scherbel addressed the Commissioners to add to the septic and treatment discussion. Hunter asked a question about road access for tractor trailer traffic and deliveries. There was discussion between Marlowe, Ryan and The Commission about the width of the road and access on lots for deliveries and fire service. Karen initiated further discussion encompassing all the previous discussion points for clarification. Marlowe Scherbel spoke again on traffic and WYDOT. Karen initiated discussion amongst the Commission again, to change the condition of approval three to read “shall provide mitigate determined by traffic study which may include a right turn lane off US 89, to remove right turning vehicles from the lane as recommended in Sunrise Traffic Study.” then on condition of approval number seven to read “discussions with USPS will not prevent or delay up Final Plat Approval by the County.” then condition nine “ the primary purpose of Creamery Park is commercial use; housing is for onsite employees only and shall be secondary to commercial use.” Karen asked the applicants if they were amenable to that change, posing concerns that if no employee wanted to live in the additional housing would it remain vacant or could it be rented. Applicants and Commission discussed the onsite housing in comparison to other projects and areas. The Commission stated that the changes should read “the primary purpose of Creamery Park is commercial use; housing is for onsite employees only and shall be secondary to commercial use. Multifamily housing is prohibited. Housing is limited to one two-bedroom apartment per lot.” There was further discussion on the edits to the conditions and potentially adding a plat warning. Austin added that ‘apartment’ should be left out, Karen clarified that the changes should read “the primary purpose of Creamery Park is commercial use; housing is for onsite employees only and shall be secondary to commercial use. Multifamily housing is prohibited. Housing is limited to one two-bedroom accessory housing unit per lot.” with further discussion regarding CC&R’s, plat warnings and potential trailer houses. Karen asked Austin for assistance in the reframing of the condition of approval to read “the primary purpose of Creamery Park is commercial use; housing is for onsite employees only and shall be secondary to commercial use. Multifamily housing is prohibited. Housing is limited to one single family dwelling per lot.” Karen then asked if there was any other discussion, hearing none she moved to the last condition detailing the postal boxes. Which then moved onto the Traffic Study with additions of “ The developer shall provide evidence prior to Final Plat that they have entered into an agreement with 4 Wyoming Department of Transportation (WYDOT) to mitigate impacts determined by the Traffic Impact Study, which may include an SB right-turn lane and an EB right-turn lane at the intersection of US- 89/CR-111 to remove right-turning vehicles from the thru lane as recommended in the Sunrise Engineering May 2026 Traffic Study.” With no other additions or discussions Karen asked for a motion. Hunter motioned to approve 603 RZ 26 with findings of approval A thru C, seconded by Chad. Motion passed 3-0. C. 708 MA 26 Creamery Park Subdivision a. A Major Subdivision proposal to subdivide 14.03 +/- acres into 11 lots with an average lot size of 1.23 +/- acres in the Mixed Zone. The subdivision road is accessed off Creamery (Co. Rd. 111), subdivision lots access off private road, Wyoming Way. b. Located 2.7 miles northwest of the Town of Star Valley Ranch, Wyoming in T35N, R119W, Section 3. Karen motioned to approve 708 MA 26 Creamery Park based on Planning Staff findings of approval A thru C, with conditions of approval 1 thru 8, adding 9 with changes to condition of approval 3 to read, “The developer shall provide evidence prior to Final Plat that they have entered into an agreement with Wyoming Department of Transportation (WYDOT) to mitigate impacts determined by the Traffic Impact Study, which may include a SB right-turn lane at the intersection of US-89/CR-111 to remove right-turning vehicles from the thru lane as recommended in the Sunrise Engineering’s May 2026 Traffic Study.” Also, a change to Condition number 7 to read as written with an addition. “Discussion with USPS will not prevent or delay Final Plat approval by Lincoln County.” And adding condition of approval 9 to read “The primary purpose of Creamery Park is commercial use; housing shall be secondary to commercial use. Multifamily housing is prohibited. Housing is limited to one single family dwelling per lot.” Seconded by Hunter. Motion passed 3-0. VIII. SKETCH PLANS None IX. OTHER PLANNING MATTERS 1. Ken initiated conversation about the next workshop for LUR changes to chapter 7. Discussion about dates and times landed on Monday August 10th, 2026 at 6:00 PM in Afton. Karen asked that Commissioner’s email or contact the Planning Office to notify staff if they are unable to attend the scheduled meetings for the future. ADJOURNEMENT Chad motioned to adjourn the meeting, Hunter Seconded. Motion passed 3-0. 5 The minutes from July 22nd, 2026, Planning and Zoning Commission meeting were approved on the _____ day of _________________, 2026. _____________________________________ _____________________________________ Chair Dated Director Dated