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Subdivision Development Within Irrigation Districts
Dealing with the Conflict Between
Irrigation Water Use and Residential Development
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Today’s Presentation Introduction
Wyoming Subdivision Statute Wyoming County Summary Wyoming’s Population Growth
Issues Raised by Subdivision Development
County Planning Process – Irrigation District’s Role Wheatland Irrigation District Example
Conclusion
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I. Introduction Wyoming Subdivision Statutes Summary of Wyoming Counties’
Subdivision Regulations Wyoming Growth Patterns WWDC Irrigation System Survey
Report
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Wyoming Subdivision Statute (18-5-301 – 18-5-315)
Authority Definitions Exemptions Permit Required Enforcement Minimum
Requirements
Planning Commission
Board Approval Permit Fee Investigatory
Powers Penalties Minimum
Provisions
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W.S. 18-5-301: Authority Vested in Board of County
Commissioners in which the land is located
Each County approaches this Issue Differently
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W.S. 18-5-302: Definitions Person: includes individual, corporation,
association. Subdivision: creation of division of a lot,
tract, parcel or other unit of land for immediate or future purpose of sale or development for residential, recreational, industrial, commercial or public uses.
Water Supply System: . . .Separate water supply systems used solely for irrigation or stock water are not included.
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W.S. 18-5-303: Exemptions from Provisions
Single Gift or Sale to Member of Landowner’s Immediate Family
Eminent Domain Boundary Line Adjustments Creates Cemetery Lots Parcels are 35 Acres or Larger
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W.S. 18-5-304: Permit Required
No person shall subdivide land or commence the physical layout or construction of a subdivision without first obtaining a subdivision permit from the board of the county in which the land is located.
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W.S. 18-5-305: Enforcement In accordance with Wyoming
Administrative Procedures Act
Counties shall adopt rules and regulations as necessary to implement provisions of Act and insure compliance with intent and purpose of the article
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W.S. 18-5-306: Minimum Requirements for Permits
Compliance with zoning regulations
Survey Plat Title Sewage System Study Easements Water Supply System
Study Roadway Access
Evidence of Financial Resources
Proof of Notice Water Rights Conservation District
review (60 days) DEQ Review of
sewage and water supply systems (30 days)
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W.S. 18-5-306(a)(xi): Appurtenant Water Rights
Prior to Final Approval, subdivider shall provide: Evidence of relinquishment to SEO
(Authorization to Detach) OR Evidence of petitions to Board of Control OR Water Distribution Plan approved by SEO AND If located within Irrigation District, evidence that
plan has been submitted AND Evidence of notice on all offers and solicitations
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The Subdivision Gap The Board may EXEMPT from the
minimum requirements the subdivision of one or more units of land into not more than a total of five units of land
Lots that are 35 acres or larger are EXEMPT
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W.S. 18-5-307: Planning Commission
Board may delegate ability to receive and evaluate applications to Planning Commission
Planning Commission may make findings and recommendations to Board within 45 days
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W.S. 18-5-308: Board Approval
Board shall approve or disapprove subdivision application and issue permit: Within 45 days after receiving Planning
Commission recommendation If no Planning Commission, within 60
days after DEQ recommendation
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W.S. 18-5-309: Permit Fee
Greater of $100 or $10/lot
Maximum Fee = $1,000
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W.S. 18-5-311: Investigatory Powers
Board has ability to investigate Board may:
Administer oaths; Adduce evidence; Require production
Request Court Orders
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W.S. 18-5-312: Enforcement Enforceable by all appropriate legal
remedies including to, but not limited to: Injunctive Relief Writ of Mandamus
Board may request Attorney General to initiate civil or criminal proceedings
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W.S. 18-5-313: False Statements; Penalty
False statements in publication or advertisement is punishable by: Imprisonment for a period not to
exceed 30 days; OR Fined not to exceed $500
Each day of violation constitutes a new offense
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W.S. 18-5-314: Penalties Any person who willfully violates any
provision of the Article is subject to: Imprisonment not to exceed 30 days;
OR Fined not more than $500
Each day of violation constitutes a new offense
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W.S. 18-5-315: Provisions Minimum
Boards may enact regulations that are more restrictive
Local provisions are not superseded by Article provisions
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Summary of County Subdivision Regulations
-Provides website or other contact information-Provides regulation dates
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Wyoming Population Change (1990-2000)
1970-1983: 50% Increase
1983-1990: 10% Decrease
1990-2000: Growth Rate = 8.9%
Wyoming Ranked 32nd
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Comparison Growth Colorado = 30.6% Utah = 29.6% Idaho = 28.5% Montana = 12.9%
National Average = 13.2%
South Dakota = 8.5%
Nebraska = 8.4% North Dakota
= .5%
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Wyoming County Growth (1990-2000)
Teton County = 63.3% Jackson = 93.4%
Sublette County = 22.2% Lincoln County = 15.4%
Afton, Alpine, and Thayne = 45.6%
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Other Counties Exceeding State Average Growth Rate
Johnson = 15.1% Campbell = 14.7% Sheridan = 12.7% Laramie = 11.6% Park = 11.3%
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Counties Losing Population Carbon = -6.1%
Niobrara = -3.7%
Sweetwater = -3.1%
Washakie = -1.2%
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Causes of Population Growth
Natural Increase Births exceeding deaths among current
residents 75% of 8.9% Growth
In-Migration Net in-migration of individuals from
outside the region 25% of 8.9% Growth
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In-Migration Growth Teton
Sublette
Johnson
Sheridan
Park
Crook
Big Horn
Platte
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Counties with Out-Migration Uinta
Albany
Weston
Goshen
Washakie
Sweetwater
Niobrara
Carbon
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Rural vs. “Urban” Growth Rural Growth
Areas Sublette Lincoln Crook Fremont
Urban Growth Areas Natrona
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Wyoming’s Second Home Growth (1990-2000)
3,000 new housing units in State
Represents 14% of total increase in housing units
5.5% of Wyoming’s housing units are second homes
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Second Home Growth (cont)
Increased by more than 30%
National Average = 16.1%
Utah = 41.2%
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Wyoming County Second Home Growth (1990-2000)
Hot Springs = 300%
Niobrara = 200% Campbell = 159% Sweetwater =
77.4% Uinta = 75.4% Goshen = 57.8%
Big Horn = 0.4% Johnson = -2.5%
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Neighboring States % of Second Homes
Montana = 5.9% Idaho = 5.1% Colorado = 4% Utah = 3.9% South Dakota =
3% Nebraska = 1.6%
National Average = 3.1%
Wyoming = 5.5% 11th Nationally
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Wyoming Counties Second Home Statistics
Sublette County = 26%
Teton County = 20%
Lincoln County = 13.4%
Carbon County = 12.6%
Sweetwater County = 2%
Campbell County = 2%
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Future Development American Farmland Trust Study
Estimates more than 24 million acres of western ranchland will be replaced by housing developments by 2020
Lists 2.6 million acres in Wyoming as “vulnerable ranchlands”
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WWDC Irrigation System Survey Report - 2003
Approximately 176 Entities Surveyed
22 Reported Subdivisions as Problems
Many who have problems, didn’t report
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II. Issues Raised in Districts by Subdivisions
Inadequacy of Delivery Systems Ground Water Impacts
Quantity Quality
Liability Concerns
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Inadequacy of Delivery Systems
Irrigation Systems not Constructed to Deliver Water to Small Acreages
Historical Points of Diversion and Means of Conveyance
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Ground Water Impacts Reduction of Surface Irrigation
results in:
Ground Water Quantity Reductions
Ground Water Quality Concerns
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Recent Study Montana Bureau of Mines and
Geology Report on the Yellowstone Valley West of Billings
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Study Results - Quantity 80-90% of groundwater is
historically from irrigation
From 1990-2000 Population increased 26% Irrigated Lands decreased 23%
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Study Results - Quantity When subdivisions consume
irrigated fields – the residents may well be depleting the very ground water they hope to tap
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Study Results - Quality Water quality depends on irrigation
to dilute concentrations of nitrates and dissolved solids.
As irrigation is lost with the shift from agricultural lands to subdivisions, the aquifer’s ability to dilute and flush nitrates and dissolved solids is also reduced.
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Liability Concerns
Always an Issue
Increased Population increases chances of incidents
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Liability Concerns Yuma, Arizona Planning and Zoning
Commission Requires all developments to construct
barrier walls along all irrigation district open-water conveyances
Required in all areas: subdivisions, industrial and commercial
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III. County Planning Process Review County’s Existing Subdivision
Regulations Potential Modification of County
Subdivision Regulations Wheatland Irrigation District
Example
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Wheatland Irrigation District Example
Existing Process Permit Application Completed Request for Comment Circulated District analyze situation District Prepared Comment Letter District Attend Planning Commission District Attend County Commission
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Wheatland Irrigation District Example
Amendment to Platte County Regulations Approval from District is Required Prior
to Application being Deemed Complete
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Wheatland Irrigation District Example
Chapter III – Permit Applications Procedures
Section 3b – Minimum Requirements The following items must accompany
every submittal “Approval from the Wheatland Irrigation
District on a form adopted by the District regarding attached water rights.”
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Platte County Planning Office
Distribute Subdivision Packets Introductory Letter Wyoming State Statute Platte County Amended Regulations Flow Chart WID Water Plan Approval Form
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WID Water Plan Approval Form for Subdivision
Explains Three Options Under Wyoming Subdivision Statute
May Require Additional Documents Relinquishment Form Water Distribution Plan Agreement Change in Place of Use Agreement
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IV. Conclusion County Controls Subdivision Process Wyoming is Changing Irrigation Districts are Struggling Subdivisions Raise Issues Irrigation District’s Role in Planning
Process May Require Regulation Amendments
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Questions?
Kara Brighton
Hageman & Brighton, P.C. 222 E. 21st Street Cheyenne, WY 82001 307-635-4888 www.hblawoffice.com