[{"_1":2,"_87":-5,"_88":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6655258,"mediaKeyId","5418280-6e9e898c89ddc7eb1e3b45ac45411ef1","parentId",5418280,"title","Planning commission approves two wireless CUP renewals; Board of Adjustment grants three variances and denies one","audioSeconds",49,"startMs",3154000,"endMs",3105000,"viewUrl","/Search/View?dp=1&key=5418280-6e9e898c89ddc7eb1e3b45ac45411ef1&start=3154&end=3105","thumbnailUrl","https://assets.pipeline.soar.com/5418280-6e9e898c89ddc7eb1e3b45ac45411ef1/thumbnail_3154000.jpg","articleUrl","/articles/6655258/Jackson/Teton-County/Wyoming/Planning-commission-approves-two-wireless-CUP-renewals-Board-of-Adjustment-grants-three-variances-and-denies-one","mediaUrl","https://secure.pipeline.soar.com/6655258-59fba709354a89f209fe4254b72ba0a4/orig.mp4?Expires=1770437829&Signature=FqCBVNEpr3XQJNZ9R2zpVH2GLe7fyOfNfxYotqqHNx-d3gB466eLff1xkdI-vty1ignyGqB2ImReqPgFQpZK6TJPqbjTcfJ8Sm~Vz34RQhVwHyoT7HSuetdLIXWyVlTkN8-BvqEH8k8aWPs7LpWOAfpBKBPq3wWc4Y36tN5TZ-W1ZUVBFXT-YaMeUEAOBK9W5c7yIQryGjT~i2zKKhqY4vHvG4aNz0-LrIAQA4bu9HX06HFJY3MvjiS6BXiPm6XSGIIRDg4cR74zV1PyO8KO11IQn5Gl9A4QsKACW5OAM3~r5DAMsiR02Z512FNXXsPlilfxNT7xkrevy7wafNxnPw__&Key-Pair-Id=KUT5TJCACFTXG","author","Jackson","date","2025-07-16T00:00:00Z","article","The Town of Jackson Planning Commission on July 16 recommended approval of two conditional use permit renewals and the Board of Adjustment (BOA) decided on four variance requests for a single Upper Cache Creek Drive property.

Planning Commission: wireless conditional use permits
Planning staff presented two separate five‑year renewal applications for existing wireless communications facilities at Snow King. Andrew Bowen explained that, under the LDRs, wireless facility CUPs expire every five years and therefore require renewal as a new CUP review even when no changes are proposed.

- P25‑076: Renewal of an existing CUP (original P18163) for an antenna on a 30‑foot light pole adjacent to the Cowboy Coaster at 402 East McKean Avenue. Staff recommended approval, finding the project met the conditional‑use standards in LDR division 6.1, and no new public comment had been received during the current notice period. The commission moved, seconded and voted unanimously to recommend approval subject to departmental review comments in the staff report dated 07/16/2025.

- P25‑077: Renewal of an existing CUP for a wireless facility at the base of Snow King (Rafferty Center), 402 East Snow King Avenue. Staff again recommended approval, found the CUP met the required findings and reported no new public comment; the commission moved, seconded and voted unanimously to recommend approval subject to departmental review comments.

Board of Adjustment: variances for 840 Upper Cache Creek Drive
The BOA considered four related variance requests from an owner seeking to redevelop a single‑family home that is legally nonconforming with respect to the town’s primary street, side, and natural‑resource (Cache Creek) setbacks. Andrew Bowen and applicant representative Brent Segura (Intelligent Architecture) described the project as retaining the existing foundation/concrete basement walls while updating finishes, adding roughly 540 square feet above an existing garage and replacing and squaring off an aging deck; the applicant said plans intentionally avoid moving development closer to Cache Creek and that the proposed changes would not expand the building footprint into more sensitive areas.

The BOA actions were:
- P25‑113 (variance from 25‑foot primary street setback): APPROVED. The board approved a variance permitting a 5 ft 4.25 in encroachment (109.3 sq ft aggregate, second‑story addition above the garage) subject to departmental review and a recommended condition that the property owner record an affidavit limiting future horizontal expansion north of the existing structure (building envelope to be shown and recorded within 45 days).

- P25‑131 (variance from 15‑foot side setback, western property line): APPROVED. The board approved a 1 ft 1.625 in encroachment (5 sq ft) for the second‑story addition above the garage, subject to departmental reviews.

- P25‑132 (variance from 20‑foot natural resource/Cache Creek setback for patio/deck): DENIED. Staff recommended denial of the variance into the Cache Creek setback because the application could not meet required LDR findings; the BOA voted to deny on that basis.

- P25‑133 (variance from 25‑foot primary street setback for an existing deck on the southern side of the house): APPROVED. The BOA allowed a 14 ft 0.25 in encroachment (44.8 sq ft) to replace and slightly expand an existing deck, subject to departmental reviews.

BOA members and staff discussed precedent for variances to nonconforming structures and stressed the board’s role in balancing reasonable use against public protections; staff added the recommended recording condition to preserve a larger Cache Creek buffer for future development. Applicant Brent Segura said the project retains the existing concrete basement walls and that most work is interior rebuild and reinforcement to meet modern code; he described the deck work as repair and minor reconfiguration of a 50‑year‑old structure.

Actions and next steps: The planning commission will forward the CUP approval recommendations to Town Council as part of the standard renewal process. The BOA’s variance decisions are final per the BOA’s authority, subject to any appeal rights specified in the LDRs.

Votes at a glance (formal recorded motions)
- P25‑076 (CUP renewal, 402 E. McKean Ave) — Motion to recommend approval: moved (unnamed commissioner), seconded (unnamed); unanimous approval.
- P25‑077 (CUP renewal, Rafferty Center / 402 E. Snow King Ave) — Motion to recommend approval: moved (unnamed commissioner), seconded (unnamed); unanimous approval.
- P25‑113 (variance: 25 ft primary street setback, second‑story addition above garage) — Motion to approve; unanimous approval; condition requires recording of building envelope affidavit within 45 days.
- P25‑131 (variance: 15 ft side setback) — Motion to approve; unanimous approval.
- P25‑132 (variance: 20 ft Cache Creek buffer — patio/deck) — Motion to deny; unanimous approval of denial.
- P25‑133 (variance: 25 ft primary street setback for southern deck) — Motion to approve; unanimous approval.

Speakers on record for these items include Andrew Bowen (planning staff), Brent Segura (applicant representative, Intelligent Architecture) and the applicant/owner for the Cache Creek property (not identified by full name in the transcript). Several commissioners and BOA members participated in discussion; motions and votes are recorded in the meeting minutes.

Ending: The two wireless CUP renewals will go forward to Town Council with a recommendation of approval. The BOA’s variance approvals and denial are effective as of July 16, 2025; staff will follow up on the BOA condition that requires an affidavit and a site plan to establish the recorded building envelope where required.","mediaType","Video","parentTitle","Jackson - Planning Commission - Jul 16, 2025","oneSentenceSummary","The Planning Commission recommended approval of two five‑year renewals of conditional use permits for existing wireless facilities at Snow King on July 16 and the Board of Adjustment granted three variances and denied one for a property at 840 Upper Cache Creek Drive.","taxTitle","Jackson, Teton County, Wyoming","taxId",63787,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6655262,"Planning commission recommends denial of Swan Creek rezoning over slope, wildlife and traffic concerns",185,126000,311000,"/Search/View?dp=1&key=5418280-6e9e898c89ddc7eb1e3b45ac45411ef1&start=126&end=311","https://assets.pipeline.soar.com/5418280-6e9e898c89ddc7eb1e3b45ac45411ef1/thumbnail_126000.jpg","/articles/6655262/Jackson/Teton-County/Wyoming/Planning-commission-recommends-denial-of-Swan-Creek-rezoning-over-slope-wildlife-and-traffic-concerns","https://secure.pipeline.soar.com/6655262-557ad75d171edb688e663c08029dfd53/orig.mp4?Expires=1770437829&Signature=V2BOYiWxazRPELoc70m59N1Ht24XL7jvayWQ58QIxzsWnli1uvt7zvkWLhpq-R~LM-MzyCG0RDZqJol3Latsn5Z~lLl7WRHiyAo0SqCQ5~xuXVksSortCMfSxwQuEDQN1eFe43oUUmCXbwcRo7cSHX0leE6Rl5rojrnBgsO59jmSbp3ZFSgoTW0TlQKHGa3hmhxgrE14eNfJoqwX39Lw3r1J5dNPqdQ7GAm6QXrtA8I6DyUfwlNbe332hE0rDfwJjSoUkL3udILaItw~WiaIq3ZADJaRjhu7mm6w913KYqlgYYHBCZ~XGK~v4lMthfBG8KeT3YWFBuJ-36scL-9dpg__&Key-Pair-Id=KUT5TJCACFTXG","The Town of Jackson Planning Commission on July 16 recommended denial of zoning map amendment P25-075, a request by Swan Creek LLC (represented by agent Megan Nelms of Y2 Consultants) to rezone the lower portion of parcel ID 22411632300025 from Rural Residential (VR) to Commercial Residential 3 (CR3). The motion to recommend denial carried unanimously.

The recommendation follows a staff report by Andrew Bowen, planning staff, which concluded the commission could not make all required findings under the town’s Land Development Regulations (LDR), including LDR section 8.7.3.6 and related policies. Bowen told the commission the parcel—approximately 28.83 acres annexed in February 2014—contains extensive steep slopes, mapped landslide susceptibility and features created by historic mining activity that complicate higher‑intensity development.

Staff said the town must evaluate all uses allowed by right in CR3 when deciding a rezoning and cited four comprehensive‑plan policies relevant to the review: policy 3.1a (no net increase in overall development potential without offsets) and environmental policies 3.4b–d (protect against avalanches/landslides, prohibit development on steep slopes, and limit development on poor soils). Bowen noted the town’s slope mapping and a recent Wyoming Geological Survey landslide susceptibility product that classifies the lower half of the parcel with the highest susceptibility rating. He also reported referrals: Colin Gerard (CBSD) raised slope‑stability concerns, and Tanya Anderson, the town’s ecosystem stewardship administrator, flagged the site as a mule deer vehicle‑collision hotspot and said mule deer crucial winter range overlaps much of the property.

The applicant, Megan Nelms of Y2, said the request would rezone only the lower strip adjacent to U.S. Highway 89 and South Park Loop (she and the owner characterized the proposal as infill that connects to existing infrastructure). Nelms argued a rezoning is not a development approval and that a later development plan review would be the time to evaluate geotechnical mitigation and wildlife protections. Property owner Michael Allen said the lot’s current legacy designation dates to 1994 and that the 1994 map may have misclassified the parcel; he said the proposed rezoning strip is about 152.5 feet wide.

An adjoining property owner submitted written comments opposing the rezoning, citing site instability and past failures tied to gravel mining on the site, increased traffic at the South Park Loop/Gregory Lane intersection, and the predominance of rural zoning on neighboring properties. No public speakers appeared at the hearing.

Commission discussion repeatedly referenced the comp‑plan policies and staff’s slope and wildlife findings. Commissioners said they were sympathetic to locating development in the town core but concluded that this particular parcel’s steep natural slopes, landslide susceptibility and wildlife and access issues weighed against an up‑zoning without further mitigation or a plan to offset additional development potential elsewhere in town.

The commission’s motion reads: “I move to recommend denial of zoning map amendment P25‑075, parcel ID 22411632300025, based upon not being able to make all required findings under LDR section 8.7.3.6 and subject to departmental reviews in the staff report dated 07/16/2025.” The motion was seconded and passed; the record shows a unanimous “aye” vote by commissioners present.

What happens next: The Planning Commission’s recommendation will be forwarded to Town Council for final action on the zoning map amendment. Town staff and the applicant noted that rezoning and a later development plan are separate processes; the applicant indicated it may pursue mitigation at the development stage if the rezoning were to move forward.

Details and context: The parcel is identified in the staff packet as the former “Simon Pit,” mined for highway fill in the 1960s–1980s, with reclamation beginning in 1997. Bowen and the packet emphasize that CR3 allows a broad range of higher‑density uses that must be considered as allowable by right when rezoning, and staff said the applicant did not propose any offset to overall development potential required by policy 3.1a.

Votes at a glance
- P25‑075 (Swan Creek LLC) — Recommend denial of zoning map amendment to rezone a lower portion of parcel ID 22411632300025 from VR to CR3. Motion to recommend denial: moved (unnamed commissioner), seconded (unnamed commissioner); unanimous “aye.”

Speakers quoted or on record in this item include Andrew Bowen (planning staff), Megan Nelms (agent, Y2 Consultants for Swan Creek LLC), Michael Allen (managing member, Swan Creek LLC), Tanya Anderson (town ecosystem stewardship administrator) and Colin Gerard (CBSD referral). Written public comment: one adjoining property owner raising stability, erosion and traffic concerns.

Ending: The Planning Commission framed its recommendation around the town’s slope, landslide and wildlife mapping and comp‑plan policies; the council will receive the recommendation as part of the formal zoning amendment process and may accept, modify or overturn the commission’s recommendation when it considers the item at a future meeting.","The Town of Jackson Planning Commission on July 16 recommended denial of zoning map amendment P25‑075, requested by Swan Creek LLC to rezone the lower portion of parcel 22411632300025 from rural residential to Commercial Residential 3 (CR3).","actionData","errors"]

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Planning commission approves two wireless CUP renewals; Board of Adjustment grants three variances and denies one

Planning commission recommends denial of Swan Creek rezoning over slope, wildlife and traffic concerns