Park County denies amendment to Will’s Hope special use permit after neighbors raise safety, slope and land-use concerns

The Park County Board of Commissioners voted to deny an amendment to Will’s Hope Special Use Permit 176, which would have expanded a retreat property near Davis Draw and raised the maximum overnight occupancy from nine to 15.

The amendment would have added a 2,400-square-foot above‑ground addition and a 1,600-square-foot basement (three additional bedrooms for a six-bedroom total), renovations to the existing cabin, a 200-square-foot deck extension, two 4,000-gallon cisterns, a new septic sized for six bedrooms and upgraded mechanical and electrical systems. Staff told the board the project is on land inside a GR-20 zoning district and within crucial mule deer winter range; staff recommended approval only with conditions including a licensed civil geotechnical review, required permits for wastewater and building work, a weed‑management comment, and an avoidance window for construction in winter range.

Why it matters: neighbors and several commissioners said the requested change would alter the character and quiet of a residential and agricultural neighborhood, risk slope instability and increase traffic on a narrow private road. Several neighbors testified they bought properties for rural residential and agricultural uses and objected to a larger, effectively commercial operation next door. Commissioners cited the county’s land‑use plan preference for residential and agricultural uses in the area when explaining their votes.

Staff presentation and conditions Planning and zoning staff summarized the application and the parcel’s history: the original Will’s Hope SUP (numbered 176) and site plan review were approved by the board on June 4, 2019, to allow an existing 1,570-square-foot three‑bedroom residence to operate limited retreats (five 10‑day retreats for young adults with disabilities and three five‑day family retreats between May 15 and Oct. 15), capped at nine participants including staff. The proposed amendment sought a larger building footprint and a higher occupancy to support additional programs described by the applicant.

Staff reported agency comments: Wyoming Game and Fish noted the property lies entirely within crucial mule deer winter range and recommended avoiding human activity from Nov. 15–Apr. 30; the state fire inspector required a full plan review and a sprinkler and monitoring system; the county engineer flagged slope instability near Davis Draw and recommended a licensed civil engineer’s review before construction. Staff’s recommended conditions included: application of Park County noise/lighting rules, a geotechnical engineering assessment and any remedies, a Park County Weed & Pest comment or long‑term plan if applicable, required building and wastewater permits, compliance with the Wyoming Department of Fire Prevention and Electrical Safety, avoidance of construction between Nov. 15–Apr. 30, and an expiration provision if permitted activities are not established within one year.

Public comment Mark Squire, the applicant, described the organization’s programs and gave examples of participant benefits, saying, “When we bought the property, it was our intent to expand it so we could make it useful for our purposes.” Mike Butler, who described himself as the father of one of the young participants, said of the program, “Will’s Hope is her is her vacation. It is her recharge.”

Neighbors and other nearby residents strongly opposed the amendment. Helen Rosenbaum, a neighbor, told the board, “I have my life savings invested in that property. And now all I can do is sit here and hope that the 5 of you don't destroy it, honestly.” Alan Rosenbaum said, “This is a permanent change in our neighborhood that is flat out wrong and should be denied.” Don Frame, another neighbor, warned about the site’s ground conditions: “That ground is so unstable.” Other public commenters raised road maintenance and safety concerns, disputed whether a road maintenance agreement had been signed with neighbors, and questioned whether the proposed expansion effectively converted the site into a commercial group home.

Commission discussion and vote Multiple commissioners said they supported the mission of the applicant but were not convinced the amended use fit the Middle South Fork land‑use character, which the board said emphasizes residential and agricultural uses. Commissioners noted the original permit’s limited size and seasonal use and said expanding to a six‑bedroom structure with higher occupancy could have long‑term implications, especially because the SUP terminates on transfer of ownership.

After discussion, a motion to deny the requested amendment to SUP 176 was moved, seconded and carried (motion passed). No roll‑call vote tallies were recorded in the public transcript.

What happens next The denial leaves the existing SUP and its conditions in place. The board explicitly praised the work Will’s Hope does for participants while concluding the proposed expansion was not compatible with the neighborhood and county land‑use guidance.

Ending The board’s denial closes the current application for an amended SUP; the record shows the county requires geotechnical review and multiple permits for any future work, and county staff will enforce the SUP’s existing limits unless the landowner files a new application that adequately addresses the neighbors’ and agencies’ concerns.