Park County approves Remington Ranch special-use permit with conditions, including ban on outdoor amplified music

Park County commissioners on [meeting date not specified] approved Special Use Permit (SUP) 23273 for Remington Ranch, allowing a restaurant/bar and three short-term rental cabins on a roughly 15-acre parcel at 53 Stagecoach Trail west of Cody.

Planning and Zoning staff presented the application, saying the proposal includes a two-story restaurant lodge (4,776 square feet total, with 66 first-floor dining seats and a maximum building occupancy of 99) and three rental cabins (total short-term occupancy capped at 14). The applicant proposes about 3.4 acres of development, two septic systems (staff noted one septic appears to have been installed in earlier years without a permit), an existing well for domestic water that the applicant is seeking to classify as a public water supply, and parking in excess of county requirements.

Why it matters: the property lies largely in a special flood-hazard area and the restaurant’s commercial kitchen triggers state permitting requirements (an underground injection control [UIC] permit and public-water-supply review). Commissioners spent much of the discussion focused on whether the county should require state permits to be in hand before approving the SUP or rely on a condition that the permits be obtained prior to commencing operation.

Planning staff recommended approval with five conditions; commissioners added a sixth condition banning outdoor amplified music after members of the public raised concerns. The board also amended the condition requiring state permits so that when DEQ/EPA approvals arrive, the applicant must immediately provide copies to the Planning and Zoning office.

Applicant and agency notes: the applicant told the commission they do not plan to host outdoor amplified music and that the restaurant aims to provide fine dining and local service. Park County Fire/EMS noted the site meets fire access requirements and is working with the applicant on kitchen hood cleaning and suppression documentation. Wyoming Department of Environmental Quality (DEQ) advised a UIC permit is required because commercial kitchen waste is not domestic wastewater; the applicant must secure DEQ and US EPA approvals before the restaurant may operate.

Commission discussion: some commissioners said they were uncomfortable approving the SUP without the state permits in hand because county regulations require evidence that an adequate quantity and quality of water will be available. Other commissioners noted that Planning and Zoning had already placed a permit condition (requiring state approvals prior to commencement of use) and that those state and federal permits can take substantial time to process. After debate the board approved the SUP with the six conditions and the amendment requiring the applicant to provide copies of DEQ/EPA permits to county staff when they are received.

Outcome: The motion to approve the Remington Ranch SUP with the six conditions (including the added no-outdoor-amplified-music condition and the amended permit-delivery requirement) carried; the board closed the public hearing and approved the permit by voice vote.

What happens next: The applicant must obtain necessary DEQ and US EPA permits for public water supply and commercial wastewater (UIC) and must not commence restaurant operations until those permits are obtained and delivered to county planning staff. Future development inside the special flood-hazard area may require a floodplain permit or FEMA map amendment.

Votes at a glance: the transcript records a voice vote in favor; the board chair called for “all those in favor, aye,” and the motion passed (no roll-call tally was read on the record).