Planning Commission - Regular Meeting

The lights on. There you go. Now we're good.

Thank you.

Okay. Good afternoon, Chairman Coy and members of the commission. Commissioner Stottle.

Here.

Commissioner Tafoya?

Present.

Commissioner Casey?

Present.

Commissioner Leavitt? Present. Chairman Coy?

Here. And I'd like to welcome Brenton Leavitt to the Planning Commission. This is his first meeting, so thank you for volunteering to be a part of this committee. You don't know what you're in for. All right, can we have the first agenda item, please?

The first agenda item today is the election of officers for the upcoming year.

Anybody get a chance to review the minutes? I'm sorry, elections. I'm sorry, elections of the officers. Do I have a motion?

Yes, I'd like to.

Okay, motion to keep the chair as the same. Is there a second? Second. It's been moved and second. May we have the roll take? Any other discussion? May we have the roll take in?

Commissioner Stottle?

Yeah, they need to vote on it.

Commissioner Tafoya?

Yes.

Commissioner Casey?

Aye.

Commissioner Leavitt?

Yes.

Chairman Coy?

Yes. Really should have said no.

And then we also will need to select a vice chairman.

All right, is there a motion for a vice chair?

I nominate Ryan Casey.

Been nominated as Brian Casey for Vice Chair. Is there a second? I second. Nominated and seconded. Any discussion? With that, may we have the roll taken for that item?

Commissioner Stottle?

Yes.

Commissioner Tafoya?

Aye.

Commissioner Casey?

Aye.

Commissioner Leavitt?

Yes.

Chairman Coy?

Yes. Congratulations. I think thank you. Yeah. May we have the next item, please?

The agenda item number two today is a consideration of the minutes of the proceedings for June 25th, 2026.

You all had a chance to review the minutes.

Mr. Chair, through you, I make a motion to approve the minutes as written.

It's been moved. Is there a second? Yes, second. Moved and second. Any discussion? Put that way we have the vote taken, please.

Commissioner Stottle?

Yes.

Commissioner Tafoya?

Aye.

Commissioner Casey?

Aye.

Commissioner Leavitt?

Yes.

Chairman Coy?

Yes. May we have the third item, please?

Agenda item number three is a consideration of a Class B conditional use for the condo multifamily housing. Chairman Coy and members of the Commission, Kate Cundall, Associate Planner. Nicholas G. Conda has submitted Class B Conditional Use Permit application for approval of a Conda Multifamily Residential at 312 Road 151 in Carpenter. The location is Track 7, Addison Meadows, Laramie County, Wyoming. The subject property is in the land use zone district. The 7.8-acre parcel is currently assessed as residential improved land. The surrounding area is zoned land use and consists of a mixture of residences and farmland. Multifamily residential use is allowed in the land use zone district, but requires a Class B conditional use permit. Approval of this permit will allow the applicant to apply for a $400,000 square foot tiny home or yurt to be used by family and guests. Pertinent Laramie County land use regulations or statutory provisions include section 2-3-102 subsection D subsection 2 governing the conditional use type B permitting process, section 2-4-104 governing the LU land use zone district, and Section 1-3-100, Governing Public Notice. With us today is the applicant, Nick Conda, who is available to answer any questions you may have.

Any questions for the applicant? No questions for the applicant? If you want to continue with the staff report.

Okay. The Laramie County Comprehensive Plan identifies the area as Rural Ag Interface. Rural residential use is primarily anticipated in these areas. The parcel lies outside the Plan Cheyenne area. Agency review comments have been addressed. Public notice was provided per section 1-3-100 of the 2025 LCLUR. One comment was received and is attached to this report. a conditional use is given to land use meant to be beneficial to the permitted uses or those similar within a zoning district with conditions or it requires conditions to mitigate impacts it may have on the surrounding area land use or land use proposed similar in nature intensity and community impact which requires a conditional use permit has probable impacts and is required to meet all LCLUR conditions. Class B conditional uses are those meant to be beneficial to an area and are permissible in their zoning district. Section 2-3-102 of the Laramie County Land Use Regulations requires that the Laramie County Planning Commission make a determination as to whether the proposed use is permitted and is in conformance with all applicable development standards. Staff finds this application is in conformance with the plans and policies of Laramie County. Based on evidence provided, staff finds that A, this application meets the criteria for a Class B conditional use permit pursuant to Section 2-3-102 of the 2025 LCLUR, and B, this application is in conformance with Section 2-4-104 of the LCLUR governing the Land Use Zone District. and that the Planning Commission may approve the Class B conditional use permit for the Wakanda multifamily residential with no conditions. And with that, I would stand for any questions.

Any questions for staff?

Mr. Chair, through you. Kate, I see in the comments that the CBO of the county had recommended this be an AUD, additional use dwelling, which would then require its own address. Is that still going to be... something required and are they actually from what I can tell from the line drawing that there looks like they're tying into the existing septic that's on site already or are they planning on getting a new septic for that dwelling?

They have the opportunity to get a new septic if they choose to. That is between them and Environmental Health. They can get an additional address since it's going to be an ADU. They did not want an ALQ, which restricted it to just family use. But yes, Environmental Health is in agreement with this for an ADU, and then they will decide if there's going to be a separate septic or not.

So would that also, being an AUD, would that allow them to rent that property to somebody else other than a family member?

Yes, that's the requirements for ADU. That is the loud juice then also.

Okay, thank you. Any other questions for staff? With that, this is a public hearing for this agenda item. If there's anyone in the audience who'd like to address the commission on this proposal, we invite you to come forward and address the commission. We ask that you speak into the microphone and state your name and address. We also ask that you keep your comments to three minutes or less so that we have an opportunity to hear everyone. If you are watching virtually and would like to make comments during the public hearing portion of this meeting, please do so now. We'll open up the online portion first. And IT, is there anybody online for this item?

There's nobody online.

Okay, we'll close the online portion and we'll open up the floor to anybody for this particular item that would like to address it to commission. Anybody in the room for this item? State your name and address, please.

Alex Gore, 305 Conroy Court.

Can you just move a little closer to the mic? Thanks.

I am the adjacent home to this on the west side of it. I would just like to know if this is more than one person living there constantly or if it's just going to be a single family all the time. Just due to the fact we have lived there for quite a few years and would like to just understand what is really going on there.

Wonderful, we'll see if we can get that answered for you. Thank you. Anybody else for this agenda item? Anybody else for this agenda item? We'll close public comment on this item and do we know if it's just single family?

Chairman Coy, yes, it is for a single family. It's for his daughter. And it would be there's only one allowed per parcel, so this would be the only additional residence on the parcel. There is not going to be more than this.

All right. Thank you for addressing that. Any other questions from the Planning Commission? If not, we'll look for a motion and discussion. Bless you.

So I move to approve the class B conditional use permit for the condo multifamily residential and adopt the findings of facts A and B of the staff report.

It's been moved, is there a second? Second. Moved and second, any discussion? No discussion. Ms. Cundall, if we can have the vote, please.

Commissioner Stottle?

Yes.

Commissioner Tafoya?

Yes.

Commissioner Casey?

Aye.

Commissioner Leavitt?

Yes.

Chairman Coy?

Yes. May we have the next item, please?

The next agenda item is the consideration of a Class B conditional use permit for the 4800 SGH MPH, which is a manufactured home park, a proposed park. Chairman Coy and members of the Commission, Kate Cundall, Associate Planner. AVIPC, on behalf of 4800 SGH 11725 Trust, has submitted a Class B conditional use application for a manufactured home park at 4800 South Greeley Highway in Cheyenne. This will be a nine-unit mobile home site. The subject property lies in the Urban Residential Low Density Zone District. Manufactured home parks are allowed in this zone district but require a Class B conditional use permit approved by the Laramie County Planning Commission. If the Class B conditional use permit is approved, a site plan shall be prepared and approved administratively. Public notice procedures will be completed then in accordance with the LCLUR when this application is received. Pertinent Laramie County land use regulations or statutory provisions include section 2-3-102 subsection D subsection 2 governing the conditional use type B permitting process. Section 2-4-101 governing the URLD urban residential low density zone district. Section 1-3-100 governing public notice. Section 3-1-112 subsection A governing manufactured home parks. And joining us today is the applicant, Travis Redman. And Mark Christensen with AVI is online if there's any further questions that he needs to answer.

All right. Anything from the applicant that you would like to address for this item? Okay.

The applicant doesn't look to be online.

I think he's sitting right there, right? Yeah, I thought so. Okay. Yeah. Thank you. Any questions for the applicant from the Planning Commission? With that, Kate, if you want to proceed.

Okay, Chairman Coy, there are two residences and an accessory structure located on the property that will remain. The Laramie County Comprehensive Plan identifies the area as urban-rural interface, which are intended to accommodate a mixture of more intensive land uses than other areas. Higher density residential are preferred in these areas. The parcel lies inside the Planchon-MUC area. At the time of this report, the project is still going through agency reviews, but all pertinent agency comments must be addressed. Public notice was provided and comments have been received which are attached to this report. The subject property lies in the South Cheyenne Water and Sewer District. Access to the parcel will be from South Greeley Highway and requires permitting through YDOT. Water and Sewer Service and YDOT access will be further addressed in the site plan application. A conditional use is given to land use meant to be beneficial to the permitted uses or those similar within a zoning district. It was determined that a Class B conditional use permit would be required along with a site plan permit for this project. Class B conditional uses are those meant to be beneficial to an area and are permissible in their zoning district. Section 2-3-102 subsection A of the LCLUR requires that Laramie County Planning Commission find that the proposed use is permitted and is in conformance with all applicable development standards. Staff finds this application is in conformance with the plans and policies of Laramie County. Based on evidence provided, staff finds that A, this application meets the criteria for a Class B conditional use permit pursuant to Section 2-3-102 of the LCLUR, and B, this application is in conformance with Section 3-1-112, Subsection A, of the LCLUR governing manufactured home parks, and C, this application is in conformance with section 2-4-101 of the LCLUR governing the Urban Residential Low Density Zone District, and that the Planning Commission may approve the Class B conditional use permit for the 4800 South Greeley Highway manufactured home park with one condition and adopt the findings of facts A, B, and C of the staff report. The condition being all agency review comments must be addressed prior to submission of a site plan. And with that, I would stand for any questions.

Any questions for staff? With that, we'll open this item up for public comment. This is a public hearing addressing this particular item. If there's anyone in the audience who would like to address this commission on this proposal, we invite you to come forward and address the commission. We ask that you speak into the microphone and state your name and address. We also ask that you keep your comments to three minutes or less so we have an opportunity to hear from everyone. If you are watching virtually and would like to make comments, please do so now. IT, is there anyone online for this item? We'll close the online comment and open the microphone up for anybody in the audience who'd like to address this item. Is there anybody in the audience who'd like to address this item? Nobody in the audience for this item, so we'll close the public hearing portion of this and look for discussion and a motion.

I move to approve the Class B conditional use permit for 4800 South Greeley Highway Manufactured Home Park, located at 4800 South Greeley Highway, Cheyenne, Wyoming, with one condition, to adopt the findings facts of A, B, and C of the staff report. One, agency's review comments must be addressed prior to submission of the site plan.

It's been moved, is there a second? Second. Moved and second, any discussion? No discussion. Ms. Cunnell, if we could have the vote taken, please.

Commissioner Stottle?

Yes.

Commissioner Tafoya?

Aye.

Commissioner Casey?

Aye.

Commissioner Leavitt?

Yes.

Chairman Coy?

Aye. This item moves forward, is approved. May we have the next item, please?

The agenda item number three is a consideration. Review and action on a zone change for the Aspen Valley subdivision from urban residential low density to a planned unit development. Chairman Coy and members of the commission, Kate Cundall, associate planner. Aspen Valley LLC has submitted an application for approval of a zone change for the Aspen Valley subdivision from the URLD zone district to a planned unit development zone district. This zone change will add campgrounds as a use by right. The subdivision is comprised of 174 single-family home lots originally intended for manufactured homes. The applicant is proposing to allow two RVs to be able to be used on each lot for temporary workforce housing. The project has two phases with 192 RV spaces in the west phase and 136 RV spaces in the east phase for a total of 328 RV spaces. A community house that will serve as an office, gathering place and laundry facility is also proposed. The lots are sized 50 feet wide and 130 feet deep. Pertinent regulations include section 2-1-103 of the LCLUR governing the criteria for zone map amendment and section 2-4-111 of the lcour governing the pud planned unit development zone district joining us today are the applicants bill edwards and will edwards that will be happy to answer any questions you may have any questions for the applicant mr edwards would like to come forward and give us an overview i don't have that picture

Thank you, Mr. Chairman. Good afternoon and Planning Commission members. I am Bill Edwards and 506 Shoney Street, Cheyenne. I'm the agent, owner, and my family's business in construction will be the general contractor on the Aspen Ridge subdivision. The construction of this subdivision is very little more than it would have been or proposed as single-family mobile home spaces. As previously presented by the Laramie County Planning staff, today we are seeking approval for a conditional use to the Aspen Valley project to allow for more flexibility in providing various housing alternatives needed in our community, specifically Currently, with the high amount of commercial construction, there's a significant need to provide quality and controlled housing for skilled workers. And I want to stress the skilled workers and explain the type of occupant that will move into these. These are, as I said, skilled tradesmen. These are pipe fitters, boiler makers, electricians, welders. These are people that typically in my industry are called camp followers. It's not a very nice name, but these are the people that travel to large projects that are very skilled. They're typically folks that don't have kids anymore that are grown up. Sometimes they've got a wife with them. Sometimes they don't. They're usually driving a very nice diesel pickup, pulling a very nice RV, and a smaller car behind if their wife is with them. They come in and they park for various periods of time. Sometimes it might be a month depending on what trade they're doing. Sometimes it could be for a couple years. And this is the kind of situation where a lot of these folks will be working an eight-day work schedule, then leaving their mobile home or their their RV, and this could be true with an apartment and so on and so forth, but flying home for five days, having a day of travel, and coming back. That's the schedule that these folks can keep. So that's what we're looking at. As such, the first housing option we plan to provide, as stated, was a well-designed, well-operated, and efficient mobile housing park. This could include Nicer RVs that are set up for wintertime living. They're set up for permanent living conditions. It could also include park model homes. Aspen Valley is fashioned after South Fork mobile home estates which I began in 1984 and we designed then and we continued with this design with very large mobile home lots paved wide streets the same width as regular subdivisions today and we'll proceed with that with the Aspen Valley design the spaces are 6,750 square feet. That is the size of a large home lot today. And when you split this in half, each RV space would have 3,400 square feet. That's not the typical 5 to 700 square feet that you get in a mobile home park. We wanted this to be comfortable. These spaces could have held at least three RVs, and that's not what we wanted for the neighborhood. So two is very comfortable with double parking for each space, et cetera. So with that said, let me go on, sorry. I'll try to make this quick. The amenities of the area, whether it's state or mobile home park or not, but in this particular case, there's an amenity we're adding because of the RVs. The lots are large. They'll have secured individual storage. They'll have recreational open space, which is the large blank spots, if you will, on the page there. That's typical to how South Fork was done, too. We landscape the detention areas as we go through there, and it's a pretty nice area to throw a football, frisbee, whatever. And then we're going to build a community house. This community house will be a central gathering space so that there's – room for people to get together if there's family visiting if there's some kind of event or meeting or so on and so forth that community house will hold the office so the management and also any security that that might be might be there and it'll also hold a probable laundry facility i haven't ferreted that out all together but that would be a nice amenity for Folks who don't want to go to a laundromat or don't have or don't want to use the small efficiency models within their RV to wash clothes. And then so as stated before, it'll be have large paved streets. As far as the utilities are concerned, we went through all of the study as it currently exists. and had to restudy for the RVs, both the water and the sewer, all of the other utilities, including traffic. All those studies are complete, and actually in every case, we use less facilities. It's less of a demand on the facilities and the traffic for the area. That's all. I'm open for questions.

Any questions from the Planning Commission for the applicant? Mr. Chair, through you.

I had concern on how two RVs would fit on these lots, but with this drawing that is now up on the monitor, and I know the streets are very wide in them areas, and that's very nice for... skilled tradesmen to be working in them areas so it looks like if i'm reading this document properly there's like a driveway that comes in and feeds the two lots with a parking for each each rv yep so it looks like my concern that i had is is addressed in this drawing so um i i wouldn't expect anything less from mr edwards he designs pretty well so i might add that drawing those

Those RVs shown are scaled at 40 feet.

On the larger side.

So these are RVs that are nice to live in.

Yes, sir. Thank you.

Any other questions for Mr. Edwards? I just got a couple. Being on the Planning Commission, when we initially addressed this project, before the alterations that you're presenting now, there were a couple conditions, if I remember right. One was a privacy fence on the one side for those adjacent property owners. That's still in play? It's still part of the plan? Okay. And then two, concrete pads for where the RVs are gonna be parked. Is that what you're planning? Or gravel, or what's that look like?

we've used before is asphalt millings. But regardless, it'll be a gravel. And the point there is a lot of folks miss this regardless of what structure it is. It's drainage. You need these pads elevated and any moisture that might get under them needs to drain off, not pool underneath them.

And the final question, the open spaces were actually designed for that drainage too, were they not? Correct. Any other questions for the applicant? Thank you. May we have the rest of the staff report, please?

Chairman Coy and members, the Laramie County Comprehensive Plan designates this area as urban-rural interface intended to accommodate a mixture of more intensive land uses than other areas. These areas may have public water and sewer services, a higher level of vehicular access, and a greater overall level of community services. Plan Cheyenne designates the area as MUR. South Cheyenne Water and Sewer District provides water and sanitary service to the subdivision. YDOT will require an addendum to the approved traffic study that shows the difference in anticipated traffic with RV use. These will be further addressed in the site plan application. After this report was written, we have gotten tentative trip generations for peak hours, and for the mobile home park it would be 79, and anticipated for the RV would be 30 for peak hours. At the time of this report, the project is still going through agency reviews, but all pertinent agency comments must be addressed. Public notice was provided and no public comments have been received. Section 2-1-103E states that prior to making a recommendation to the county commissioners about a zoning map amendment, the Planning Commission is required to, one, find that the zone change request supports and upholds the safety and health of the community and that it endorses the general welfare of the inhabitants of Laramie County and that one of the following two is required and declared to be a finding. Number A is existing zoning classification of the land does not fit the overall development pattern of the area or B There have been changes of a physical, economic or social nature within the area which has prompted the request and which enables the zone change to better meet community needs. Criteria I, I and B are met by the type of action proposed and by meeting all of planning's application criteria. Based on evidence provided, staff recommends that A, this application does meet the criteria for a zone map amendment pursuant to section 2-1-103 of the LCLUR and B, the proposed change in zone district is in conformance with the requirements of section 2-4-111 of the Laramie County Land Use Regulations. and that the Planning Commission may recommend approval for the Aspen Valley subdivision zone change from urban residential low density to planned unit development to allow campgrounds as a use by right with one condition. All agency review comments must be addressed prior to submission of a site plan application. And with that, I would stand ready to answer any questions.

Any questions for staff from the Planning Commission? All right, with that, we will open up the public hearing for this agenda item. If there's anyone in the audience who would like to address this item with the commission on this proposal, we invite you to come forward and address the commission. We ask that you speak into the microphone and state your name and address. We also ask that you keep your comments to three minutes or less so that we have the opportunity to hear everyone. If you are watching virtually and would like to make comments on this particular item, please do so now.

There's nobody online at this time.

Nobody online at this time. We'll close the public comment online and open up the microphone for public comment. Mr. Stiver, how are you?

Thank you. Clarence Stiver, 580 Wilson Court. I am represented for House District 12. My constituents do not want an RV park in the middle of two residential areas. We have a new KOA going in on South Greeley. Seen that the other day. That's good. But putting an RV park there, I don't think is a good thing. What it was originally approved for with the single-family homes, mobile home park, that's great. We need that in Cheyenne. We need that in this community. But putting an RV park smack dab in between two other mobile home parks and the amount of traffic that's going to come up I think we need to really stop and take a good look at this and make the right choice. Thank you.

Thank you.

Good afternoon. My name is Patricia McCoy. My address is 314 Pleasant Valley Trail. I live in South Fork Mobile Home Park, just three blocks away from Aspen Valley subdivision. I'm here today because those of us whose daily lives will be directly impacted by this proposal have been completely left out of the conversation. The staff report before you states that no public comments have been received, and I'm standing here to tell you why. We received absolutely zero direct notification. We were given no option to give our statements prior to today. If this commission is to fulfill its regulatory duty, it must do a better job of notifying citizens when major structural changes are being planned for their immediate backyards. You're being asked today to recommend a zone change from urban residential low density to a planned unit development. This is not a minor adjustment. It is a fundamental betrayal of what this land was plotted for. This site consists of 174 single-family lots meant for permanent homes, and instead the developer wants to pack 328 RV spaces into the middle of our neighborhood for temporary workforce housing. Let's call it what it is. An industrial man camp with no guaranteed security or proper oversight dropped right where our families live and where my children play. Your own staff report notes that this project is still riddled with unaddressed agency reviews. The fire district has noted deficiencies regarding critical access to fire water hydrants and emergency apparatus routes. The review engineer has flagged that the current plan fails to meet basic regulatory standards for driveway spacing and widths, yet you are being asked to push this forward anyway. We do not want these in our neighborhoods. If temporary workforce housing camps are needed for regional projects, please keep them out of town and away from our homes. As a planning commission, your foundational charge under Section 2-1-103 is to ensure that any zoning map amendment explicitly supports and upholds the safety and health of the community and endorses the general welfare. But this proposal does the exact opposite. We are watching this vote very closely, and we will take our voices directly to the county commissioners if you fail us today. I leave you with the words of our Declaration of Independence to remind you of the standard with which we hold all governing bodies, that whenever any form of government becomes destructive of these ends, it is the right of the people to alter or abolish it and to institute new government laying its foundation on such principles. and organizing its powers in such form as to them shall seem most likely to affect their safety and happiness. I urge this commission to do better by its citizens and vote no on this recommendation today. Thank you.

Thank you. Next, please.

Hi, Heather Madrid. I live in Harmony Meadows. I have some comments, but also some questions.

Ms. Madrid, could you state your address, please? Thank you.

1200 Melody Lane.

Thank you.

So I'm a little bit confused on the workforce housing, mostly because it sounds like that it won't only be workforce housing. From what I saw, Mr. Arnold said that it can be housing for anybody. So that's confusing, which You know, now I have questions. Is this going to be like income restricted? Workforce housing is typically not like a bring your own house situation. It's usually free for the workers who stay there. It sounds like this will be like a BYOH kind of a situation. Bring your own house. And so I wonder, is this, I just don't really see, since this isn't going to be, is there going to be like lot rent? um i just wonder if the workforce is actually going to stay here or if it's going to just become like a low-income rv park similar to the one that's out off the rv greenway park um the greenway rv park um and i i have concerns with that um i use i used to sit on the overdose fatality review committee and the Suicide Fatality Review Committee. And some themes that came out of both of those committees is that people die by suicide and accidental overdoses more frequently in RV parks. Um, so I wonder if this is going to end up being a low income, you know, like enough, some kind of an affordable housing solution, what resources will be available to the people who end up living there so that they know where to ask for help if and when they need it. I also, um, I don't, like I said, I don't really anticipate the workforce staying there, especially if it's not free. So what I kind of foresee happening is that rent will continue to skyrocket because the workforce will continue to rent homes and and buy homes in the community because they can afford it and this is going to become where the citizens who can no longer afford rent end up having to live and I don't think that an RV park is a good solution to affordable housing. I recognize the need for workforce and Camp, I don't love it. I think it points to a larger issue of that this boom has outpaced our ability to properly plan for these things. And I know there's another man camp supposed to be, it's going to end up somewhere. But like the woman before me said, I don't think in the middle of a neighborhood is the right spot for this. It's going, the high traffic, high density, high turnover is not going to be It's going to be very disruptive for the families who live there. Thank you.

Thank you. Anyone else who would like to address this item?

Good afternoon, gentlemen. My name is Francine Scheele. My home is at 3602 South Greeley Highway. I understand the need for more housing. I do. But I've lived on my land for 40 years. I'm a 70-something widow, and I had hoped to end my time there in peace. I can't do that now. South Fork has 474 spaces. In their new addition in between the two sections of South Fork, they have 20 more spaces with plenty of room for expansion. Big country has 257 spaces. Westwood is 295. If only two people per residence, that's 2,092 people. Add just one more person, and we're talking about 3,138 people on the conservative side. And that's not counting AAA trailer court and Miller trailer court. So the total amount of people in one square mile area is at least 4,000 people. Aspen Valley originally wanted a mobile home park with 174 spaces. Now they want 328 spaces with double occupancy, two RVs per trailer space. That's at least 656 more people. Are these RVs going to be belonging to the people who live there? Are these going to be FEMA trailers that are rental units? Two per space? I can't even take my lawn chair out and sit and have a cup of coffee without you being right there or me being right there. Okay, let's see. Can the schools handle the influx of students if this isn't a man camp? We're going to have kids. Where are they to play? You see that little white square right there? That little white square has cactails in it. Gentlemen, you guys know cactails do not grow where there is not water. You want to put a park there for kids to play in? My goodness. Oh, let me see. Aspen Valley has been hauling in truckloads of dirt. Even working on Sundays, that pile is 20 foot tall and at least 100 yards long. This development is not following the topography of the land. This is going to cause drainage problem. Let's see the place designated as a park slash playground is located right in the wetlands area Now it's full of cattails, and we already discussed. They don't grow where while there is no water This one is a water source for the frogs and salamanders that live there And if you come out you can hear them every night as I sit on my porch um The other animals, birds, use this as a water source. If you turn this park or playground, it will destroy the existing habitat. Has a hydraulic assessment been done? By whom? Environmental impact study? Traffic study? Have there been any public notices? I have spoken to different Sheriff's Department personnel and they say the majority of Southside calls involve South Fork, Big Country and Westwinds. Their concerns, and ours, are more crime, drugs, violence, vandalism, traffic, speeding on Avenue B2 and on the frontage road. The traffic on US 85 is already so heavy that a traffic light had to be installed, especially for the meta. We, the landowners, are the ones who are most affected by what Aspen Alley is doing. We feel that we have reasonable and legitimate concerns. Before you make a decision we have to live with, would you please, one or all of you, come out and see what they're doing and ask yourselves, would you want this in your backyard? I'm not getting two or three new neighbors. I'm getting 36 new neighbors right up against my south fence line. Each and every one of you would fight to protect the peace and sanctity of your homes as I am for mine. I live in Wyoming. But I feel crowding 4,000 people in one square mile will turn my neighborhood into the projects like New York City, full of problems. Has anyone considered the strain on emergency services? And again, what would you do if this were your home? I would ask you please to honor my request for a privacy fence, which you previously have granted. I thank you for your time, gentlemen.

Thank you. Come on forward, please.

Afternoon. My name is Greg Winters. I live at 3618 South Greeley Highway. I come here to oppose this planned development program. In 2023, they approved 174 single family homes, low density zoning. Now the developer wants a massive proposing a PUD framework nearly doubling to 328 units. This proposal creates an immediate safety program safety crisis for our neighborhood children. Children walk to school using Avenue B2. They're going to end up dodging big trucks, cars, coming and going out of the project. Also, this thing is going to flood my place. If you stand up on B2 and look down, that's a low-lying area. They're going to build that up. That's going to flood everybody to the north. If you've got any questions, remember the Thomas Heights thing. If you remember that, that's what's going to happen here. And another thing. The Air Force is planning on, there's an active plans for the Air Force for transmission infrastructure in the immediate area. I was wondering if you guys have studied that with the Air Force. Have you got with the Air Force on that thing? I urge you to deny this request until an independent traffic study and get with the Air Force. Find out what they're going to do for the safety of our children, for me and my blood. It's going to flood my place and everybody to the north. Thank you.

Thank you, Mr. Winters. Next, please.

Thank you, Mr. Chairman, members of the Commission. Ben Hornock. I live at 502 Road 210. Talked to a lot of people in this area that will be affected, and there's a lot of negative comments, and you probably are well aware of all that. As you go into the decision-making process of rezoning this area, and I'm sure you're well aware of all of these requirements you guys deal with this all the time, but just a couple of notes from the the Laramie County land use regulations when it comes to PUD zoning and the creation requirements So the land use regulation says approval of any PUD Shall be based on the overall compatibility with existing adjacent uses and proposed future uses The applicant shall identify how the proposed PUD meets the goals of the comprehensive plan. District standards shall be required for the PUD to mitigate any environmental, traffic, drainage, or other area impacts that may result from the uses allowed within the district. I'm sure you've done mitigation. Some of those questions, I think, have not necessarily transferred down to the public when it comes to making this zone change. It would be good to actually list that stuff out and explain that about this. Also, a couple other notes just for your benefit. Just a reminder, you guys are well aware of this. But the planned unit development as proposed by the applicant will prevent adverse impacts between land uses within or adjacent to the proposed PUD or will appropriately mitigate them to protect the public health, safety, and welfare. And then a final one. The plan unit development demonstrates character through its functionality, accessibility, land use mixture, treatment and use of open spaces, and aesthetic appeal. So I just ask that you keep those things in mind as you make the decision on this zone change according to the Laramie County land use regulations. It's up to you guys, ultimately up to the commissioners, but just wanted to kind of bring those things up. Thank you.

Thank you, Mr. Hornock. Anyone else for this item, please come forward. I'll get you in a second, Mr. Edwards.

Good afternoon.

My name is Kathy Yosten. I live at 3508 Warrior Avenue. We have property at 3400 South Greeley Highway. And I have a few questions, I guess, as well as concerns. I am concerned about the traffic. We are having a hard time getting on South Greeley Highway now. And with adding 328 more homes or whatever they're going to be, that's going to influx the traffic immensely on that little frontage road. Also, when we talk about Avenue B2, Avenue B2 is a safe school route for kids to walk from South Fork to Afflerbaugh. I am concerned, too, about traffic on that area and if there will be any kind of school zone or any kind of help there if we have that kind of traffic going on. Also, are these homes going to be brought in, or is Mr. Edwards going to provide some of the homes for the workforce? I'm not sure. I'm not clear on what that means. We did... Look at all of that with the man camp, and I'm really nervous that we're looking at something similar again, where if those homes are brought in, will they stay? What happens when the workforce leaves? Does it turn into a mobile home park again? Does it stay in RV park? What's the future in that area? So those are some of my concerns. I also worry about drainage. We've been through that before. The more asphalt we put in that area, the higher it is, the more down flow we get. And I'm on the other side of Mr. Winters, so we worry about flooding again. although we haven't had a lot of rain lately we know it's going to come sooner or later so i would like to have those questions i guess addressed before you guys make a decision on whether we're going to have something like that close to two schools and in between two other residencies thank you thank you i'm noting all the questions so we'll get to them anybody else for this item for public comment anybody else in this room for public comment

No others for public comment. We'll close the public hearing portion of this. Mr. Edwards, would you be willing to answer just a couple questions from the commission? I don't know if any of you have any questions, but I have a couple.

I do because I think questions need answered, but I'd like to address some of the comments of my neighbors. I started... working in that general area on South Fork in 83. The first plat is 84. I've been engineering in that area and understanding the drainage and the utilities. I put in the first large water main to serve the back area down Division Avenue at that time. So I'm no stranger to this area. I think I personally and in my efforts in those many years, we've been pretty good neighbors. I can't speak to the Sheriff Department's calls that have come to that area, but yeah, there are some. But I think there might be fewer in South Fork because we have some pretty stringent rules there, including covenants for those people who own homes. You know, we do our best, but we can't control people quite that way. As far as South Fork is concerned with the 474 spaces, we have a letter of support that I gave the planning staff this afternoon from the owners of South Fork. We've been in very close contact with them. They understand what's going on, and they support the project.

No, the housing is not just for workers.

It can be for anybody that's looking for an affordable situation. It is not an RV park like, what is it, a KOA, where people are coming and going and coming out and it's overnight and we're going to kick everybody out. And by the way, two of the other larger RV parks in Cheyenne kick all their people out of Frontier Days. That's not how we're going to do this. That's not how we're going to do this. I understand. That's not us. This is for the housing and now for the workforce housing predominantly because we have been in contact. It's been about six months ago. But we're going to recontact some of the contractors that are coming in and so on. And the rents will be secured by skilled workers for their subcontractors, large electrical companies, and so on and so forth. These guys are not troublemakers. These guys get in big trouble, get fired for doing that. These guys want to go home at night to a nice place, sleep, get up, go to work, and do their thing. Now, will other people be allowed to move in there? Yeah, and long-term, definitely. This PUD allows us to go back to single-family mobile homes, or it allows us to go to site-built small homes, and so on and so forth. So we've got some flexibility there. As far as the utilities, it's been checked out. As far as the drainage, I want to address that specifically.

I've been through a lot of storms out there.

And that recreational area that's got that little cattail spot, which is cute. I get the red-winged blackbirds and the frogs. The only reason that's there is because of South Fork. Before then, it was dry.

We'll address the questions up here, all right? Thank you, though, Francine.

The only reason in this drought that there's water at that location is because there's hoses over-watering in the streets. Yes.

Mr. Edwards, we'll dress up here. Yeah, thank you.

I deal with drainage all the time.

That's not true. Okay, but we're not going to do that right now, all right?

This drainage has been studied.

40 years. Yeah, just focus on us.

So the last time there was a significant, I think it's important to have some history of this area. The last time there was a real significant flood there, I came back and I worked with some of the residents, specifically the Yostens, And I worked with the county, and collectively we put in a storm drain that goes east and goes underneath South Greeley Highway. It's that storm drain that's going to take this other drainage out of the area. When engineering is done on drainage, they look at probabilities of storms by 10-year storms, 25-year storms, 100-year storms. don't plan over 100 year storms because you can't predict that and there isn't anybody i think in laramie county who hasn't thought they were dry as could be that hasn't haven't been wet at some point or another so and i'm not trying to take the other side of this but we've thought through this i live here i don't want this to be a problem i want to be proud of that area and we will be where it'll be converted as far as uh the the uh ladies comment about two people per home it's actually 3.18 is the count on a typical residential area which is even that's correct right let's keep the comments going towards us all right we're not going to have a debate interior thank you so The park area is typical to the others in South Fork. I talked about that. And as far as please come out and see it, you're welcome to come out and see that. When we acquired three various parcels to make up that area over a 25-year period, about five years ago, the last part I picked up belonged to the Rohrer family. We cleaned up a pigsty out there. It was full of skunk nests and everything else. So I do a good job with the property I develop.

All right. We're not going to do those comments. Thank you.

So I'm sorry. I know what I'm talking about, and I'm not up here telling you any lies. Thank you.

All right. Thank you. Any questions for staff?

Mr. Arnold. Mr. Chairman, through you, just to address a couple of things. I would note that the developer did stipulate the privacy fence was required during the subdivision process, and he's acknowledged that that still will take place. So hopefully that clarifies that concern for you. as many of you know the iron guard workforce accommodation camp has been postponed indefinitely and so we're still trying to find ways to find areas for the workforce to reside without impacting our community and we're trying to find different avenues of doing that but what i fear is and i've had recent discussions with locals And there is a single wide mobile home that is currently being rented out for $2,100 a month and a three bedroom condo for $3,200 a month. This is something that needs to be solved. And I would note that they could have went through an urban residential or a high density zone district change. Those require a minimum of 2,000 square feet per lot. They could have done three lots on each one of these, and so we could have tripled it. But I would note that this is effectively a temporary solution and specifically designed for workforce. But again, I reference those numbers and I don't know too many people in the local from our community that can afford that type of housing. It's an alternative for them as well, should they get priced out of the market or living in South Fork for example if you're renting in that particular area what's going to happen when your rent agreement comes up to you that's what I fear we're doing things from the county level like if these large industrial developments continue to come to incentivize them to not only place their projects outside of the future serviceable area for BOPU so that we can maintain Consistent and responsible development for commercial and more dense type residential areas around the periphery of the city, but also require that workforce accommodation take place on the work site itself. so we're doing a lot of things to try to mitigate this but we're up against a time crunch and the more housing and doubling up the capacities here that makes sure that these people aren't being distributed throughout the remainder of the community thus increasing the rental costs and housing costs in the community. And I don't like to insert myself, but I see a problem that needs a solution and I see it now. So that would be my two cents. Beyond that, you had mentioned the Air Force transmission line. I know that we're working with them. regarding some fiber optic line installations for future communications. That's yet another project that's forthcoming with the nuclear improvement programs that's being piggybacked on the projects that we're having right now that we're taking into consideration. They're looking at workforce housing in western Nebraska, but we might see some of those impacts as well. i i typically don't see a lot of impact to schools with these types of development obviously as mr edwards had alluded to these are people with grown children that come with a spouse or something to that effect and we typically don't see a lot of school type impacts a lot of the issues you're talking about we'll address in the site plan again that detention pond's there for a reason we require that you don't dis you don't disseminate the off-site beyond what the historical excuse me drainages are so that's what that detention pond's there for they usually serve two two purposes when they're dry they serve as recreational areas there's good examples of that up off of vanda high road where there's a park within a detention pond. So it's multipurpose. When it's wet, obviously, there's water there. But that's the reasoning behind having a dual use there for that open space. But again, that's my two cents. I think I might have answered most of those questions. Happy to piggyback anything else the commission might have.

Any questions from you all? I have a couple. You want to go ahead first?

The letters that go out notifying the public about any kind of zoning changes in the public notice, I assume they go out off of the GIS site where the landowners, they go out to landowners rather than renters because how would you find those people?

Commissioner, Chairman Coy through you. Commissioner Stottle, they do. We do a buffer, which was a 500-foot area around the proposed site. We sent the letters to the owners of record. We have no way to get renters' information.

And it was posted in the newspaper?

It's advertised in the newspaper and it's also posted with the planning action signs on site on the bordering right-of-ways.

Thank you.

And also the fourth way is on our public website. All of our projects and all the documents associated with those projects are public record and available on our website.

Any other questions?

Just two for clarification. Traffic study for YDOT would be required or not?

An updated traffic study is required for YDOT. They will do the access permit.

And then a formalized drainage study, would that be revisited also as a requirement?

from the original mr chairman with the subdivision they were they're working through that engineering through that process the road construction that's all taken into consideration the impervious surface that comes along with that that's a good the p gravel they're talking about acts as a a good drainage as well but again all that engineering takes place so we facilitate historical drainage off-site not beyond what was there previously thank you

Any other questions for staff or the applicant? With that, I'll look for discussion or a motion.

I move to recommend approval. for the Aspen Valley subdivision zone change from urban residential low density to planned unit development to allow campgrounds as a use by right to the Laramie County Board of Commissioners and to adopt the finding facts of AB of the staff report with one condition. All agencies review comments must be addressed prior to submission of the site plan application.

It's been moved, is there a second? Second. Discussion? Any discussion? I have a couple. One, we're just recommending body to the county commissioners, so the next phase of this goes to the county commissioners. Two, I would like to potentially maybe have an amendment or an addition just to make sure that the privacy fence, I know it's in the original subdivision, but I'd like it stated that that privacy fence continues to be on the project as it moves forward, just to address the concerns of the neighbors there.

do you mean to uh i'm good to add an end to it add the privacy fence i know we're doing around the whole property no it's just it's just the one side originally originally stated in the south side south side no north side i can't remember i thought it was the north side of it i can't remember if you just want to state that as previously previously um provided for in the approval of the subdivision

all right so just do i go and say i want to amend out of the privacy fence like previously admitted yes please let's just do that one more time and you're okay with second who's seconded second you're okay seconding that okay so we have an amended motion for approval with the addition of a the previously stated privacy fence uh for the project

We will need two votes, one vote for the amendment, and then one vote for the whole original motion.

So let's ask for a vote for the amendment first. Ms. Cundall, would you take that vote?

Commissioner Stottle?

Yes.

Commissioner Tafoya?

Aye.

Commissioner Casey?

Aye.

Commissioner Leavitt?

Yes.

Chairman Coy?

Yes. And now let's go for the original motion, or the amended motion.

Commissioner Stottle? Yes. Commissioner Tafoya?

Aye.

Commissioner Casey?

Aye.

Commissioner Leavitt? Yes. Chairman Coy?

Aye. Any other items for today's planning commission?

Chairman Coy, there is no further business today.

Thank you. We'll close with the public comment and commission for today. Thank you.