Teton County planning commission approves Settlers Place rezoning to industrial research with conditions

The Teton County Planning and Zoning Commission voted on Feb. 4, 2025 to approve a zoning map amendment that would rezone the Settlers Place subdivision from residential/agricultural designation to Industrial Research (IR), with a development agreement and conditions intended to address traffic, nutrient/pathogen (NP) groundwater impacts, and scenic‑corridor screening.

Commissioners and staff said the record included a Level‑1 nutrient/pathogen evaluation, a traffic statement and revised covenants and restrictions (CC&Rs), but that technical review by county consultants remained incomplete. The commission approved the change after adding a requirement that a development agreement be recorded before ordinance approval and an explicit plat note preserving residential setbacks on specific lots.

The rezoning drew technical presentations from staff and the applicant. Planning staff advised the commission that the NP investigation and the traffic statement had been submitted only recently and had not yet completed the county’s formal technical reviews. Staff recommended relying on updated CC&Rs supplemented by a formal development agreement and a full review of the traffic impact assessment by Public Works and the county’s technical consultant.

An applicant representative described the NP evaluation approach used in the submittal and said the study followed the conservative, county‑preferred Level‑1 method for a community water system. The applicant said that, using parameters from the county groundwater reference (the Nickelson/Nickelodeon groundwater summary cited in the report), modeled discharges of roughly 450 gallons per day per lot (an amount roughly equivalent to a seven‑bedroom single‑family residence) would increase groundwater nitrogen by less than 1 milligram per liter under the Level‑1 scenario. The applicant also noted enhanced septic systems that reduce nitrogen concentrations exist and would be evaluated at building‑permit stage.

On traffic, the applicant’s traffic professional summarized previous studies on Highway 33 and the 2000 South intersection, saying Highway 33 already shows poor performance in peak hours and that added turning movements from an IR use mix could create safety issues at the intersection. He described a modeled transition from an assumed nine peak‑hour trips (residential scenario) to roughly 44 peak‑hour trips under a light‑industrial use mix and said the likely mitigation would be turn‑lane improvements at the 2000 South/Highway 33 intersection, with proportionate‑share payment negotiated through a development agreement.

Commissioners discussed scenic‑corridor screening and when landscaping or screening conditions should be required (at zone change vs. at building permit). Planning staff confirmed that scenic‑corridor standards will be applied at building permit and that a development agreement could create more specific, enforceable requirements earlier. Commissioners also asked that the development agreement preserve the currently plotted larger setbacks on the west side (the applicant agreed to an addendum preserving the 30/30/40 setbacks identified on the plat) and to require plat notes that trigger scenic‑corridor review when lots develop.

After deliberation, a commissioner moved to approve the zoning map amendment “as described in the application material submitted October 2024 and additional information attached to the staff report, including the six staff conditions” with the added language that a development agreement be recorded and that plat setbacks remain as shown; a second was given and the commission carried the motion. The transcript does not contain a roll‑call tally for that motion.

The commission’s action was procedural (a recommendation to the Board of County Commissioners) and included these next steps: formal technical review of the NP investigation and traffic impact assessment by county consultants and Public Works; recording a development agreement that defines permitted uses, proportionate share for intersection improvements, and setback/plat notes; and further screening/landscaping requirements to be enforced either administratively at the time of building permit or via the development agreement.

Commissioners and staff emphasized that individual lot uses and septic designs remain subject to site‑specific review by the local health department at building permit, and that any enhanced wastewater systems needed to meet DEQ/health standards would be evaluated then.

The commission’s motion, supporting documentation and staff report will proceed to the Board of County Commissioners for final action under the county’s zone‑change procedures.