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Commission recommends approval of Timber Springs subdivision on Casper Mountain with road‑grade condition
Summary
The planning commission recommended that the Board of County Commissioners approve the Timber Springs major subdivision (31 lots on ~170 acres, MR‑2 zoning on Casper Mountain) but asked that the steep short segment be reduced to a 15% maximum grade and required culvert sizing/drainage documentation before BOCC approval.
The Natrona County Planning and Zoning Commission voted June 10 to recommend approval of the Timber Springs major subdivision on Casper Mountain, subject to conditions on road grades and detailed drainage information.
Staff presented the application as a request by Bottom Rock LLC to create 31 lots on about 170.18 acres in Mountain Residential (MR‑2) zoning. "Section 6 of chapter 7 is specifically for mountain road development," interim planner Sean Gustafson said, noting the county standard limits roadway grades to 8% for local/collector roads but allows variance when justified. The applicant requested a variance for multiple short sections of roadway in the 12–15% range and one short segment at 16%.
Engineers and applicants described the site as steep, with bedrock and shale that affect road alignment. The applicant’s engineering exhibits, submitted with the variance request, show proposed roadway sections, drainage culverts, drop pools and turnouts. Jason Canope, civil engineer for the applicant, told the commission his team sized culverts and designed detention and check‑dam features for steep segments and submitted a stormwater permit (WDEQ WRYR106683) valid through August. Canope said culvert sizes, slopes and velocity calculations are in an updated stormwater submission and that design follows or exceeds City of Casper standards in parts to ensure robustness.
Commissioners pressed on winter access, erosion control, long‑term maintenance, and the need for an HOA. Bottom Rock LLC representatives said roads have been cut and are being graded; they plan an owners’ association to manage maintenance and suggested annual HOA dues estimates in the hundreds to low thousands per lot. Staff recommended approval conditioned on (1) providing an approved stormwater permit (SWPPP) from WDEQ, (2) recording the K‑2 Road easement adjacent to Lot 31 when obtained, and (3) expanding the drainage study to include culvert size, slope and capacity tied to the design storm.
After extended discussion the commission voted to recommend approval to the BOCC with the additional condition that the short 16% segment be reduced to 15% or less and with the drainage and easement items included. Staff noted three written public comments opposed in the packet; several neighbors attended and one spoke in favor describing the development as compatible with mountain land‑use plans. The BOCC will take final action at its upcoming meeting; the subdivision remains subject to BOCC conditions and standard permits for wells, engineered septic systems and road construction.
