town of meeteetse master planlibrary.wyo.gov/downloads/services/planning/docs/master plan...

Town of Meeteetse Master Plan

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APPENDIX

PART 1: RECOMMENDED ORDINANCE UPDATES

SUBDIVISION ORDINANCE REVIEW

The Town of Meeteetse’s ordinance governing the subdivision of land follows a standard format for subdivision ordinances. The Town originally adopted the ordinance in 1994.

In all, the ordinance is generally complete and adequate for a town of Meeteetse’s size. Carefully following the ordinance is also necessary to ensure that new subdivisions will be beneficial additions to the town and will be sound purchases for lot buyers.

However, there are several aspects of the ordinance which could be improved:

1. Definition of “Subdivision.” (Section 15A-1.) Meeteetse allows lots in town to be divided in two without review by the Town. This has the potential to create lots that do not conform to zoning, are not buildable, are smaller than zoning requirements, have access issues (e.g., through other lots or from the alley only), and utility issues. A better approach is to include all divisions in subdivision review.

2. Design Standards for telephone, television, power lines. (Section 15A-10.) Despite the section heading, this section contains no mention of telephone, television or power lines. It would be appropriate to specify that these items must be installed in new subdivisions.

3. Completion or agreement with municipality to guarantee completion. (Section 15A-11.) Many small town subdivision ordinances fail to address this topic adequately. Meeteetse’s ordinance addresses this fairly well. The ordinance says a developer can install all required improvements (streets, sewers, etc.) before the Town gives final approval to the subdivision. As an alternative to this, the ordinance also allows the developer to enter into an agreement with the town where the developer guarantees the improvements. With this agreement, the Town can grant final approval prior to construction of the improvements. One small weakness in Meeteetse’s ordinance is that no financial guarantee is required as part of the agreement. Instead, it is optional for the Town to require that the developer post a bond or set up an escrow account to cover the cost of installing the improvements. The Town should consider making the financial guarantee mandatory. In addition, an irrevocable letter of credit should be allowed as an acceptable form of financial guarantee.

4. Pre-application conference. (Section 15A-14.) Within this section, paragraph (1) says that subdivisions must meet county road standards. It would be best to reference the Town’s own street standards. Other paragraphs (particularly 3, 6, 7 and 8) seem more appropriate for rural county subdivisions as they address concerns such as rural character, wildlife migration routes, and agricultural water rights. It would be better to simplify this section by merely saying the purpose of the conference is to discuss such topics as submittal requirements, issues that need to be addressed and the review schedule. Separately, a new section should be created which would list the


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requirements for approval of a subdivision and those requirements should be appropriate for a small town.

5. Review by municipal attorney. (Section 15A-25.) This section asks the town attorney to review the developer’s engineering plans. Few attorneys would feel comfortable doing this. It would be better to expand this section and authorize the Town to engage engineering expertise as needed to help the Town review the development.

6. Default approval by council. (Section 15A-26.) This section provides for automatic approval of a subdivision if the Town Council does not make a decision in 30 days. This is not necessary and puts a great burden on the Town to adhere to the deadline. It would be advisable to remove this provision from the section.

7. Application fees. (Section 15A-31.) This section should be amended to make it clear that the subdivider is responsible for the costs the Town incurs in reviewing an application including the Town’s legal, engineering and planning costs.

RECOMMENDED SUBDIVISION ORDINANCE AMENDMENTS

ADD and DELETE as indicated below for each section: (new text to be added and original text to be deleted)

To revise the definition of Subdivision and make all land divisions reviewable, make the following change:

Sec. 15A-1. Definitions.

Subdivision. The division of any parcel of land into three two or more parts for the purpose of sale, or for the building, development, or redevelopment of a parcel for residential, recreational, industrial, commercial or public use.

To require telephone, television and electric power in new subdivisions, make the following changes:

Sec. 15A-10. Same – Telephone, television and power lines Required Improvements.

No final plat of any subdivision of land shall be approved by the governing body, unless it is possible without undue delay, for the subdivider to supply or guarantee the following improvements:

(a) Monuments. Permanent survey monuments shall be set at locations specified by the municipality; provided that ordinarily such monuments shall not be more than 1,320 feet, nor less than 660 feet apart. In addition, one inch galvanized pipe with at least three feet burial from the ground surface to the bottom of the pipe shall be set at all lot corners;

(b) SewersUtility Service. (1) The subdivider shall provide for public water, sanitary sewer and storm sewer mains and laterals with connections to existing mains or laterals shall be installed in accordance with design and construction requirements established by the municipality; (2) The subdivider shall


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provide telephone, television and power lines installed in accordance with plans and specifications approved by the municipality and service providers.

(c) Surface improvements. The subdivider shall provide for surface improvements, including sidewalks, curbs and gutters, culverts, bridges, pavement of streets and alleys, street signs, fire hydrants and other required improvements shall be constructed by the subdivider in accordance with plans and specifications approved by the municipality and after construction shall be subject to inspection and approval by the municipality.

(1d) All required improvements shall be completed in accordance with grades plans and specifications officially approved by the municipality.

To fix the loophole in the financial guarantees section, make the following changes:

Sec. 15A-11. Same--Completion or agreement with municipality to guarantee completion; off-site improvements.

Before the governing body shall accept a final plat of a subdivision, the subdivider or owner shall have laid out and constructed all improvements specified by the governing body for completion at such time; or in lieu thereof, the subdivider or owner shall have entered into a written agreement with the municipality, wherein the subdivider shall agree to make such improvements and, when required by the governing body, shall have deposited a bond or irrevocable letter of credit with sufficient sureties thereon approved by the municipality, guaranteeing his faithful performance of his covenants therein made, or have deposited sufficient funds in escrow with the municipality to cover the cost of such improvements. The bonds or funds guaranteeing the performance of the subdivider's covenants shall be in an amount at least equal to 125 percent of the then current cost of performing the covenants therein made by the subdivider. If the agreement requires the subdivider to construct off-site improvements and the governing body shall find that other properties shall be benefited by such improvements, the agreement shall contain a provision that the municipality shall not permit the owners of property so benefited to avail themselves of the improvements, until they shall have reimbursed the subdivider, on an equitable basis to be determined by the governing body, for their pro rata share of the original cost of the improvements; provided, that no such reimbursement shall be required unless the subdivider shall have furnished the municipality with a certified statement of the original cost of the improvements within 30 days after completion thereof; and provided further that the subdivider's right to reimbursement shall terminate not later than 15 years from date of completion of the specific improvement for which reimbursement is sought.

To correct the inconsistencies and terminology relative to the Town Council’s role in the subdivision review process, make the following changes:

Sec. 15A-14. Pre-application Conference

(a) A pre-application conference shall be required for all subdivisions. The conference shall be scheduled upon written request to the Administrator of Planning Services. In addition to the applicant or his representative and the municipality, participants in the conference may include a member or


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members of the planning commission and representatives of any public agency that may have an interest in or be affected by the proposed subdivision. The municipality may elect to hold the pre-application conference before the planning commission and the Board of County CommissionersTown Council when it determines such review is called for by the proposal. The purpose of the conference shall be to discuss informally the proposed subdivision concept, its conformity with the Comprehensive Master Plan, its relationship to surrounding development, any site conditions that may require special consideration or treatment, and the requirements of this resolution Ordinance and of County Land Use Regulationsthe Zoning Ordinance that would be applicable. The applicant shall present written responses to the following required findings for subdivisions:

(1) That streets and roads are designed to existing standards of the countymunicipality, and where applicable, the Wyoming Highway Department. Factors included are right-of-way width, surface width, surface type, gradient, radius, signage, and intersection design.

(2) through (7) are unchanged.

(8) The proposed subdivision is consistent with the purposes of this resolutionOrdinance.

To establish subdivision review criteria that are appropriate to a small town as opposed to those of a county, make the following changes:

Sec. 15A-19. Approval or disapproval—By Planning Commission.

After the hearing on the preliminary plat for a subdivision, the planning commission shall approve, disapprove or approve subject to modification, the plat. If approved, the chairman of the planning commission shall affix his signature to the plat. If recommended for approval with modifications or disapproved, the chairman of the planning commission shall attach to the plat a statement of the reasons for such action. In any case, a notation of the action taken and requisite reasons therefor shall be entered in the records of the planning commission. In arriving at their recommendations to the council, the planning commission shall take into account:

(a) Compliance of the proposed development with this Ordinance and other municipal guidelines and standards.

(b) Compliance of the proposed development with the adopted municipal Master Plan. (c) Population impacts of the development. (d) Water supply. (e) Sewage treatment and disposal. (f) Solid waste disposal. (g) Other required public services including law enforcement, fire protection, emergency medical

services, recreational facilities, schools, and other services. (h) Access, parking, traffic safety and road maintenance. (i) Impact of the development on local government finances. (j) Effect of the proposed development on existing irrigated croplands, hay meadows, pastures,

productive grazing lands and on potential irrigation projects.


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(k) Effect of the proposed development on irrigation systems. (l) Soil conditions and limitations. (m) Geological conditions and limitation. (n) Measures taken to preserve native vegetation and to control soil erosion at the site. (o) Wildlife habitat values of the site. (p) Present recreational value of the site. (q) Historic, archeological and paleontological sites. (r) Impact on the visual resource. (s) Aesthetic and architectural quality of the proposed subdivision. (t) Comments of public and private utilities. (u) Comments of interested parties and neighboring landowners. (v) Other factors they may deem pertinent.

To relieve the municipal attorney from the obligation to review engineering plans, make the following changes:

Sec. 15A-25. Review by municipal attorney, etc.

Before a final plat, which has been recommended for approval by the planning commission, shall be presented to the governing body, engineering design plans and a subdivision improvement agreement or bond, as described in section 15A-11 shall be reviewed by the municipal attorney and engineering design plans shall be reviewed by a licensed professional engineer.

To remove the possibility of default subdivision approval, make the following change:

Sec. 15A-26. Approval or disapproval by governing body.

The governing body shall act on the final plat within 30 days after the plat is presented to the governing body. If no action is taken by the governing body within 30 days or a longer period as may have been agreed upon, the final plat shall be deemed approved. If the final plat is approved and all necessary subdivision agreement forms, bonds and engineering plans are also approved by the governing body, the mayor shall sign the plat. If a plat is not approved, the mayor shall attach to the plat a statement of the reasons for such action.

To clarify that the developer is responsible to reimburse the Town for the cost of technical assistance in the review process, make the following change:

Sec. 15A-31. Fees and Costs.

Each application for a subdivision permit shall be accompanied by a fee of $250.00 or $25.00 per lot up to a maximum fee of $1,000.00 All fees shall be payable to the Town of Meeteetse. In addition, prior to final approval of any subdivision plat, the subdivider shall reimburse the Town of Meeteetse for any


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legal fees, engineering fees, planning fees, publication costs, duplication costs or other associated out-of-pocket costs incurred by the Town of Meeteetse in review and approval of the subdivision.

ZONING ORDINANCE REVIEW

The Town of Meeteetse’s zoning ordinance was adopted in the late 1970s. It is generally sound and better than many small town zoning ordinances in Wyoming. The ordinance seems to have served the Town reasonably well. However, there are some aspects of the ordinance that could be updated or improved:

1. R-3 and R-MH Zones. (Sections 18-26 through 18-44.) Two separate zones, the R-MH zone and the R-3 zone are shown as one zone on the zoning map. These zones have different rules but have been treated as one zone in practice. The zones should be combined in the zoning ordinance.

2. Permitted and Conditional Uses. (Various Sections.) The entire list of permitted and conditional uses is excessively long, overly complex and inconsistent. In certain zones there are land and building uses that are listed as both permitted uses and as conditional uses. Furthermore, the uses allowed in the various zones seem to lack a coherent pattern or purpose. The list should be reviewed and adjusted as appropriate.

3. Procedures. (Sections 18-88, 18-90, 18091, 18-92, 18-87 & 18-98.) Procedures involving the planning commission and the board of adjustment need clarification. For example, one section says that the town council serves as the board of adjustment while another section says that applicants can appeal board of adjustment decisions to the town council. This makes no sense if both boards are the same. There are additional inconsistencies like this that should be corrected.

4. Multiple family housing. (Section 18-30.) The minimum lot area for multifamily housing (6,000 square feet) is exceedingly small. The required minimum lot area should increase with the number of housing units involved.

5. Mobile homes. (Section 18-5.) The definition of mobile home is outdated and should be updated. Most communities used a definition based on the federal Housing Construction and Safety Standards Act. Many communities specify that units must be H.U.D. certified and some communities set additional standards for what is now called “manufactured housing”.

6. Flood Damage Prevention Ordinance. (Sections 18-123 through 18-143.) The flood damage prevention ordinance (Town Code, Chapter 20) is repeated in the zoning ordinance. This is not necessary and can create problems. It would be best to delete the flood damage prevention section from the zoning ordinance.

7. Typographical errors. (Various Sections.) There are numerous typographical errors that should be corrected (a separate list of these will be provided).

RECOMMENDED ZONING ORDINANCE AMENDMENTS

ADD and DELETE as indicated below for each section: (new text to be added and original text to be deleted)


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To combine the R-3 and R-MH zones, make the following two changes:

Sec. 18-27. Permitted buildings, structures and uses.

Only the following buildings, structures and uses are permitted in an R-3 zone. No buildings or structures shall be erected, structurally altered or enlarged, or land used, except for the following purposes:

(a) Single-family dwellings. (b) Two-family dwellings. (c) Multiple-family dwellings. (d) Home occupations. (e) Public parks, playgrounds and athletic fields. (f) Educational institutions. (g) Manufactured homes.

Sec 18-36 through 18-44. R-MH Residential Mobile Home Zone.

Delete all nine sections.

To update the definition of mobile home, change the following three sections:

Sec. 18-5. Definitions and standards enumerated.

Manufactured home. A structure, transportable in one or more dependent sections, constructed in conformance with the National Manufactured Housing Construction and Safety Standards Act (42 U.S.C. 5401 et seq. as amended) , which is built on a permanent chassis and designed to be used as a single family residential dwelling unit.

Mobile home. A portable unit designed and built to be towed on its own chassis, comprised of frame and wheels, connected to utilities and designed without a permanent foundation for year-round living. A unit may contain parts that may be folded, collapsed or telescoped when being towed and expanded later to provide additional cubic capacity, as well as two or more separately towable components designed to be joined into one integral unit capable of being again separated into the components for repeated towing. It shall not be a dwelling unit.


(f) Living quarters used only for housing of persons employed on the premises and their immediate families; a mobile manufactured home may be used.

Sec. 18-102. Required parking spaces.

(u) Trailer court or mobile manufactured home parks: One parking space on each trailer site; in addition thereto, one parking space for each two trailer sites for guest parking shall be conveniently located within the mobile manufactured home park.

To update the minimum lot area required multiple-family dwellings, change the following two sections:


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Sec. 18-26. Description and purpose.

The R-3 residential zone is intended as a high density residential area, with lots having a minimum area of six thousand square feet, with not more than one dwelling on one lot.

Sec. 18-30. Lot size requirements.

The following lot size requirements shall apply in the R-3 zone:

(a) Lot area. The minimum lot area shall be six thousand square feet. Lot area per housing unit: The minimum lot area shall be not less than 3,000 square feet per family for a two-family dwelling; and not less than 2,500 square feet per family for three-family or four-family dwellings. No more than four housing units per building.

To clarify the roles of the Town Council, change the following five sections:

Sec. 18-5. Definitions and standards enumerated.

Board of adjustment. That board appointed by the Town Council which has the statutory authority to hear and determine appeals, conditional use permits and variances to the zoning regulations. The Town Council shall act as the board of adjustment and shall have the statutory authority to hear and determine appeals, conditional use permits and variances to the zoning regulations.

Sec. 18-90. Actions and findings by planning and zoning commission and Town Council; grant or denial; conditions.

A. In considering a variance application, the Town Council may refer the application to the planning and zoning commission so that the commission may make an advisory recommendation to the Council. The planning and zoning commission may hold a hearing upon the application for the variance.

Sec. 18-91. Appeals; hearing.

1. Written appeals may be reviewed by the Town Councilboard of adjustment, by the applicant for a variance or by any person owning property adjacent to the exterior boundaries for variance or upon failure of the Town Council to make its determination on any application.

2. The Town Council board of adjustment shall hold a hearing as required by Wyoming Statutes, 1977, section 15-1-608.

Delete entire Sec. 18-97 as follows:

Sec. 18-97. Appeals: hearing by board of adjustment.

1. Written appeals may be reviewed by the board of adjustment by the applicant for a conditional use permit or by any person owning adjacent property.

2. The board of adjustment may hold a hearing as required by Wyoming Statutes, 1977, section 15-1-608.

Sec. 18-98. Revocation or modification.


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1. A conditional use permit may be revoked or modified by the board of adjustment (Town Council) Town Council after a hearing.

2. Written notices of intention to revoke shall be mailed to the owners of the property and the occupant of the property not less than thirty days before the date of the hearing.

3. The revocation of a conditional use permit shall have the effect of denying all rights granted by the conditional use permit.

4. In the event of a revocation by the board of adjustment (Town Council) Town Council, the applicant may appeal in the same manner as an appeal from a denial of a conditional use permit in the first instance.

To remove the redundant Flood Damage Prevention Ordinance from the Zoning Ordinance, delete all 21 Sections:

Sec. 18-123 through Sec. 18-143.

To update allowed uses and conditional uses in all zones, add the following new section to the R-1 zone; delete all of Section 18-94; and change the permitted uses and conditional uses for each zone as specified in the following table (pages A10 - A13):

Add new section to the R-1 zone:


Only the following buildings, structures and uses are permitted in the R-1 zone. No building or structure shall be erected, structurally altered or enlarged, except for the following purposes:

(1) Single family dwellings.

(2) Home occupations.

Delete all of Section 18-94:

Sec. 18-94. Uses requiring conditional use permits and permitted in any zone.

The following are special uses requiring conditional use permits and permitted in any zone:

1. Airports. 2. Cemeteries. 3. Churches. 4. Indoor recreational facilities, public and private. 5. Public services, including radio or television transmitters. 6. Open air sales of painting, pottery, souvenirs, curios antiques, etc.


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To update allowed uses and conditional uses in all zones: ADD and DELETE as indicated below: (new text to be added and original text to be deleted)

Zone Type Permitted Uses Conditional Uses R-1 Low

Density Residential

Single-family dwellings. Home occupations.

Airports; Cemeteries; Churches; Day care centers; Golf courses; Indoor recreation facilities (public and private); Open air sales of paintings, pottery, souvenirs, curios, antiques, etc. Public services including radio and television transmitters; Rest and convalescent homes.

R-2 Medium Density Residential

Single-family dwellings; Two-family dwellings; Home occupation; Public parks, playgrounds and athletic fields. Educational institutions.

Airports; Apartment buildings; Cemeteries; Churches; Day care centers; Indoor recreation facilities (public and private); Open air sales of paintings, pottery, souvenirs, curios, antiques, etc. Public services including radio and television transmitters; Rest and convalescent homes;

R-3 High Density Residential

Single-family dwellings; Two-family dwellings; Multiple-family dwellings; Educational institutions; Home occupations; Manufactured homes; Public parks, playgrounds and athletic fields.

Airports; Cemeteries; Churches; Day care centers; Manufacture home parks; Mobile home parks; Indoor recreation facilities (public and private); Open air sales of paintings, pottery, souvenirs, curios, antiques, etc.; Public services including radio and television transmitters. Rest and convalescent homes;


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Zone Type Permitted Uses Conditional Uses C-1 Central

Business District

(a) Commercial Enterprises: Antique shops and stores; Apparel and accessory stores; Automobile accessory and supply stores; Automobile parking lots; Bakery and pastry shops; Barbershops and beauty shops; Book and stationery stores; Department Stores; Drugstores and prescription shops; Dry good and notion shops; Dry cleaning and laundry establishments; Financial institutions; Fix-it shops (radio, television and small appliances); Florists and gift shops; Furniture and home furnishing stores; Grocery, fruit and vegetable stores; Hardware store; Hotels; Household and appliance stores; Jewelry and retail craft stores and shops; Laundries and launderettes; Mail order catalog stores; Medical dental and health clinic; Music stores and studios; Offices and office buildings; Opticians’ and optometrists’ shops; Package liquor stores; Print shops; Pet shops; Passenger bus stations; Restaurants; Service stations; Shoe stores and shoe repair; Sporting and athletic goods store; Taverns and bars; Theatres; Utility company offices; Variety stores.

(b) Manufacturing: Manufacturing, compounding, assembly or treatment of articles from the following prepared materials: Canvas; Cellophane; Cloth; Cork; Feathers; Felt and fiber; Glass; Metals; Paper; Plaster; Plastics and synthetics; Putty; Shells; Tobacco; Wax and/or wood.

(c) Wholesale and warehousing.

Airports; Cemeteries; Churches; Indoor recreation facilities (public and private); Open air sales of paintings, pottery, souvenirs, curios, antiques, etc.; Public services including radio and television transmitters.

Zone Type Permitted Uses Conditional Uses C-2 Neighborhood

Commercial Antique shops and stores; Bakery and pastry shops; Barbershops and beauty shops; Churches; Drugstores and prescription shops; Dry cleaning and laundry establishments; Fix-it shops; Grocery, fruit and vegetable stores; Hardware stores; Package liquor stores; Restaurants; Self-service laundries; Stores and shops for the conduct of business similar to the uses listed in this section.

Airports; Car washes; Cemeteries; Churches; Day care centers; Golf courses; Indoor recreation facilities (public and private); Open air sales of paintings, pottery, souvenirs, curios, antiques, etc. Public services including radio and television transmitters; Rest and convalescent homes; Service Stations;


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Zone Type Permitted Uses Conditional Uses C-3 Highway

Commercial Agricultural implement sales and services; Automobile and truck sales and services; Electric and telephone substations; Mobile home sales and services; Manufactured home sales and services; Motorcycle and bicycle sales and services; Parks, playgrounds and community buildings; Restaurant and cafés; Residences for employees and operators of on-site businesses; Stores and shops for the conduct of businesses similar to the uses listed in this section.

Airports; Auto service stations; Cemeteries; Churches; Bars, cocktail lounges and taverns; Drive-in or walk-up eating places; Drive-in theatres; Indoor recreation facilities (public and private); Motels, trailer courts and campgrounds; Open air sales of paintings, pottery, souvenirs, curios, antiques, etc. Residences for employees and operators of on-site businesses, not in excess of two residential units; Public services including radio and television transmitters; Small animal hospitals, entirely within an enclosed building.

Zone Type Permitted Uses Conditional Uses L-1 Light

Industrial (a) Commercial:

1. Commercial uses customarily incidental and directly related to the services or operations of the permitted industrial uses including restaurants and cafes and administrative offices. 2. Maintenance service. 3. Lumber yards (open storage area permitted.)

(b) Manufacturing: Manufacturing, compounding, assembly or treatment of articles from the following prepared materials: Canvas; Cellophane; Cloth; Cork; Feathers; Felt and fiber; Glass; Metals; Paper; Plaster; Plastics and synthetics; Putty; Shells; Tobacco; Wax and/or wood.

(c) Wholesaling and warehousing. (d) Utilities: Distribution plants and substations; and Service yards. (e) Residential for plant personnel only. (f) Other:

Research and development; Printing and publishing; Pest control service; Drugs; Automobile service stations.

(g) Public services including radio and television transmitters;

Airports; Cemeteries; Churches; Indoor recreation facilities (public and private); Open air sales of paintings, pottery, souvenirs, curios, antiques, etc. Public services including radio and television transmitters;


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Zone Type Permitted Uses Conditional Uses A-1 Agricultural Agriculture and ranching in

general, excluding feedlots; Animal breeding and raising, including commercial kennels; Cemeteries; Employee housing (a mobile manufactured home may be used). Golf courses; Oil and gas wells and accessory buildings; Stables and riding academies;

Airports; Campgrounds; Carnivals, circuses, temporary rodeos, auto and/or motorcycle raceways and similar types of outdoor commercial entertainment; Cemeteries; Churches; Dairying; Guest ranches, hunting lodges and commercial recreational facilities; Indoor recreation facilities (public and private); Membership clubs; Mining and quarrying; Mobile home parks; Open air sales of paintings, pottery, souvenirs, curios, antiques, etc. Public services including radio and television transmitters and electrical power substations. Rest and convalescent homes, hospitals and clinics; Sanitary landfills;


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ZONING MAP REVIEW

The Town of Meeteetse’s zoning map depicts the locations and boundaries of the various zones of the town. Each zone has rules governing land use and development and these rules are somewhat different in each zone.

Recommended changes to the Zoning Map are as follows:

1. Parts of the town are not zoned. These areas should be zoned to avoid the possibility of an undesirable land use being established on un-zoned land. The un-zoned areas include the golf course, the open space parcels in the golf course subdivision, and the Meeteetse schools campus. Appropriate zoning solutions for these areas would be:

a. School campus should be zoned R-3 (High Density Residential).

b. Golf course should be zoned A-1 (Agricultural).

c. Meeteetse Trails Estates open space parcels should be zoned A-1 (Agricultural).

2. The town street department shop on Highway 120 is zoned A-1 (Agricultural). This area should be zoned L-1 (Light Industrial) as the shop is allowed in the L-1 zone but not the A-1 zone.

3. All properties south of Highway 120 and east of the Original Town of Meeteetse be zoned A-1 Agricultural. This involves changing Light Industrial zoned land to Agricultural. This action is warranted because industrial use is unlikely here due to the rugged terrain and the land uses allowed in the Agricultural, zone (including cemeteries, recreation uses and public services) are more appropriate. See the Future Land Use Narrative section’s discussion of Map Areas #4 and #5.

4. The zoning map’s legibility and appearance would be improved by using the standard color scheme for the different zones. The standard color scheme uses yellows and browns for residential zones, reds shades for commercial zones, greens for agricultural and parks, grays or purples for industrial zones, and so on.

RECOMMENED ZONING MAP

The recommended Zoning Map is presented on the next page. The recommended Zoning Map includes changes listed above and no other changes. The Map should be adopted along with the proposed amendments to the Zoning Ordinance.


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PART 2: RELOCATION SURVEY RESULTS

The 2014 Relocation Survey results are presented in this part of the Appendix.

The survey was conducted in February and March 2014 and a total of 131 people completed a survey questionnaire. About 75 of the survey respondents were Marathon Oil Company employees who attended a meeting in Meeteetse. Park County Leadership Institute participants completed another 12 or so surveys. The survey questionnaire was also available online and yielded another 25 responses. The rest of the surveys came various individuals.

It should be noted that this survey was not designed to survey a specific population of people, such as all the citizens of Meeteetse or all people who are considering moving to the town. This means that the result only represents the views and opinions of the survey respondents and not those of any larger group.

The results have been sorted into three main response groups based on how respondents answered the question, “How would you describe your overall interest in living in Meeteetse?” Possible responses were: very interested; somewhat interested; and not interested. There were 32 very interested respondents, 69 somewhat interested and 29 not interested. The results are sorted by these three groups.

Tables displaying the numerical results follow on the next 6 pages. The results tables are color coded to highlight the most frequent responses.

Also presented here for reference is the complete survey questionnaire. The meanings of the tabular data may be clearer when one knows the exact wording of the questions that were asked.


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Page A19

Very Interested

Somewhat Interested

Not Interested

Fire Dept 14 28 4

With Church 7 12 9

Community Boards 13 25 10

In the Schools 9 20 9

Other 5 7 2

Multiple 14 23 10

Blank 4 14 12

Interested in Volunteering?

Very Interested

Somewhat Interested

Not Interested

Own 29 65 28

Rent 3 4 2

Blank 0 0 0

Prefer to Own or Rent?

Very Interested

Somewhat Interested

Not Interested

5 bedrooms 0 4 1

4 bedrooms 12 16 12

3 bedrooms 16 39 10

2 bedrooms 4 10 5

Number of Bedrooms?

Very Interested

Somewhat Interested

Not Interested

4 bathrooms 0 3 0

3 bathrooms 3 13 8

2 bathrooms 27 45 19

1 bathrooms 0 7 1

Number of Bathrooms?

Very Interested

Somewhat Interested

Not Interested

In town 7 10 5

Outside town 25 58 24

Blank 0 1 1

Live in town or outside town?

Very Interested

Somewhat Interested

Not Interested

Existing house 20 35 13

Manufactured 2 5 2

Apartment 0 0 1

Lot to build on 9 39 19

Other 2 3 1

Multiple 2 12 3

Blank 1 0 0

Preferred Housing Situation?

Very Interested

Somewhat Interested

Not Interested

Under $100,000 4 12 0

$100-150,000 11 16 7

$150-200,000 8 18 5

$200-250,000 5 16 11

$250-350,000 2 5 7

Over $350,000 1 2 0

Blank 1 0 0

Home purchase price?

Very Interested

Somewhat Interested

Not Interested

Under $500 9 16 3

$500-750 11 25 8

$750-1,000 6 16 7

Over $1,000 0 3 1

Blank 6 9 11

Home rental price?


Page A20

Very Interested

Somewhat Interested

Not Interested

Basin 1 0 0

Burlington 0 1 0

Cody 3 30 10

Heart Mountain 0 1 0

Lander 0 1 0

Lovell 0 1 1

Meeteetse 15 3 0

Northfork 0 1 0

Pitchfork 1 0 0

Powell 2 14 13

Southfork 0 1 1

Thermopolis 2 3 1

Worland 1 1 1

Other States 4 3 2

Where do you live?

Very Interested

Somewhat Interested

Not Interested

18 to 34 8 19 10

35 to 49 10 17 10

50 to 64 12 29 7

Over 65 2 4 2

Blank 0 0 1

Your Age?

Very Interested

Somewhat Interested

Not Interested

Married 22 50 22

Single 10 19 8

Blank 0 0 0

Married or Single?

Very Interested

Somewhat Interested

Not Interested

6 people 0 3 2

5 people 1 6 1

4 people 6 9 9

3 people 4 11 7

2 people 12 34 9

1 person 9 6 2

Blank 0 0 0

Household Size?

Very Interested

Somewhat Interested

Not Interested

4 children 0 4 2

3 children 1 4 1

2 children 7 10 6

1 child 3 7 8

None 21 44 13

Children in Household?


Page A21


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Page A24

PART 3: ENGINEERING EVALUATION OF EXPANSION AREAS

ENGINEERING ASSOCIATES’ COMMENTS ON POTENTIAL GROWTH AREAS

Potential growth areas around the town have been prioritized with growth circles of 0.5 mile intervals. In other words, Priority 1 areas are within 0.5 miles of town, Priority 2 areas are within 1.0 miles of town, etc. The proposed growth strategy is to annex and develop Priority 1 areas first before moving onto Priorities 2 through 4.

Four areas 1-A through 1-D have been identified in Priority 1. Of these, areas A & B are on the southeast side of the river, while areas C & D are on the northwest side of the river. It appears that all four of the identified areas in Priority 1 could be supplied with potable water from the existing town system without booster pumping. It would be necessary to cross the Greybull River to supply water to areas C & D, but this is not a major problem. Apparently, potable water is being supplied by the town to a portion of area D. It would also be necessary to cross a major drainage ditch to reach area A, but here again, this would not be a major problem.

Providing sewerage to the four Priority 1 areas is somewhat more problematic than the provision of potable water. It appears that area D may be, at least partially, at an elevation such that it cannot be sewered by gravity. The town is currently preparing a preliminary engineering report regarding all components of the wastewater system. If area D is to be seriously considered for annexation, the town may wish to attempt to make modifications to the wastewater system so that area D could be sewered by gravity.

Sewers to serve areas C & D would be required to cross the Greybull River, which might be accomplished with directional drilling and inverted siphons and/or sewage pumping. The same may be true for the sewer crossing the drainage ditch from area A. None of these special features would be needed to supply water or sewerage to area B.

Each growth area was evaluated to determine probable geographical and infrastructure issues that could impact construction of infrastructure to reach each site so it could be developed. Areas were looked at to identify the probable cost per acre to construct infrastructure to provide service to the area only. Costs do not include development costs within the land parcel as those costs would be related to the area developed and lots size. All proposed growth area will likely require some level of waterline and sewer line construction.

Following is a summary of growth areas and other infrastructure besides water and sewer that could be required for development of associated areas:

• Growth areas 1-C, 1-D, 2-C, 2-D, 2-E, 3-D, and 4-B will likely require construction of a new sewage pump station to provide sewer service

• Growth areas 1-A, 1-C, 2-A, 2-C, 3-A, and 3-D will likely require construction of new road to reach the area

• Growth areas 3-C and 4-A will likely require construction of a storage tank or water pump station off of the transmission line from the treatment plant to serve the area


Page A25

• Growth areas 1-B, 2-B, and 3-B will only require construction of a minimal amount of waterline and sewer line to reach the areas

Based on the proceeding discussion and the attached probable cost summary, the ranking from most desirable to least desirable for potential development areas are as follows:

2-B, 3-B, 1-C, 1-B, 1-A, 3-C, 4-A, 2-D, 2-A, 3-A, 1-D, 2-E, 3-D, 2-C, 4-B

Regardless of where growth occurs, the town should not annex areas that require the installation of pumping stations for water or wastewater or water tanks prior to construction of those facilities by the developer. Careful analysis of any proposed annexation areas should be done such that annexation is approved only for those areas that are serviceable via gravity. Should any developments occur in areas not serviceable via gravity, responsibility for supplying adequate water pressure and reaching the town sewer system by pumping should rest with the developers and/or the individual landowners.


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Page A27


Page A28

PART 4: STREET SECTIONS FROM CODY’S 2014 MASTER PLAN

These sections are for a “local” street (34 feet across with 55-foot right-of-way) and a “minor residential” street (24 feet across with 45-foot right-of-way). By comparison, Meeteetse’s Subdivision Ordinance calls for 46-foot wide streets with 60-foot rights of way for local streets.

MMI Planning 2319 Davidson Ave., Cody, WY 82414 (307) 587-4480 mmiplanning.com

town of meeteetse master planlibrary.wyo.gov/downloads/services/planning/docs/master plan...

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