Teton County adopts updated Natural Resources Overlay and tiered habitat map, effective May 1

Teton County commissioners voted unanimously Feb. 18 to adopt updates to the county’s Natural Resources Overlay (NRO) and related text changes to the Teton County Land Development Regulations; the amendments will take effect May 1, 2025.

The revisions establish a three-tiered system (base, mid and high) intended to guide how proposed development is reviewed on the county’s mapped natural-resource areas, add mitigation and restoration rules, introduce a mid-level environmental review procedure short of a full environmental analysis (EA), and formalize a desktop checklist for early review.

The board’s action implements language in the county’s comprehensive plan to “maintain healthy populations of all native species and preserve the ability of future generations to enjoy the quality natural, scenic and agricultural resources that largely define our community character.” Planning staff and community consultants told the board the revisions modernize mapping and regulatory tools first adopted in 1994 and make the process more predictable for landowners and staff.

Planning staff and consultants described the main elements the board adopted: - A tiered map and review framework: properties are mapped into base, mid or high tiers. Base-tier projects generally proceed with a short checklist; mid-tier projects may require a more detailed environmental review; high-tier projects may require a full EA and an alternatives analysis. The map and tiers are intended to focus more rigorous review where ecology is most sensitive. - Protecting intact habitat patches and limiting fragmentation: the update requires reviewers to identify habitat “patches” and consider perimeter/area and edge-length geometry when evaluating impacts to connectivity and permeability for wildlife movement. That analysis is used in mid- and high-tier reviews and in mitigation calculations. - A clearer mitigation, restoration and enhancement framework: the update separates mitigation (required to offset project impacts), restoration (repair of degraded areas) and enhancement (improvements to existing habitat) so each is implemented and tracked appropriately; a “small-area” exemption was added for impacts of 200 sq ft or less. - Use of updated mapping layers: staff combined Wyoming Game and Fish “crucial range” layers with locally developed focal-species habitat layers and a county vegetative cover map to better identify where overlapping resources indicate higher priority for avoidance. - A desktop checklist for early screening: planners will use a standardized checklist at pre-application or permit intake to flag wetlands, water bodies, setbacks, crucial-range overlap, movement-corridor proximity and other triggers that determine whether a project needs a higher-level review.

Ryan Hostetter, joint long-range planning staff, led the presentation and emphasized the changes are meant to make the rules more transparent and predictable than the 1994 regulations they replace. "The tiered natural resources overlay fulfills the directive in the comprehensive plan to direct the highest protections to the most critical habitat and movement corridors," Hostetter told the board.

Environmental consultant Meghan Smith (EcoConnect Consulting) and other ecologists who worked on the update told commissioners the mapping uses modern GIS data the county did not have in 1994 and that the focal-species overlays and vegetation mapping yield a more site-specific assessment. "Patches have a multi‑pronged importance for permeability, forage and shelter; the more we fragment them, the more we reduce wildlife movement," Smith said during discussion. Commissioners asked staff to add a cross‑reference to the mitigation section in a few places where the purpose text discussed avoiding and minimizing impacts.

Public commenters included representatives of local conservation organizations and longtime community volunteers. Amy Kushak of the Jackson Hole Conservation Alliance urged the board to adopt the package and called the update a “conservation win” that balances habitat protection with landowner rights. Renee Seidler of the Jackson Hole Wildlife Foundation also voiced support. Tom Segerstrom, a local citizen who helped with earlier drafts, thanked the planning team and commissioners for completing the update.

Commissioners debated wording and clarifications in several sections during the meeting, and directed staff to make a small number of non‑substantive edits (capitalization, a few phrasing fixes in the descriptions of the three tiers, and a checklist typo). They also asked staff to add an explicit cross-reference to the mitigation section where the purpose text lists avoid/minimize measures.

The board then approved two formal items tied to the effort: - AMD 2024‑0004: Amendments to Division 5 (Environmental Standards) and related LDR text. Motion to approve AMD 2024‑0004 with the edits read into the record; mover: Commissioner Carlman; second: Commissioner Macker. Vote: unanimous (Aye x5). Outcome: approved. (Motion recorded as unanimous approval.) - ZMA 2024‑0001: Adoption of the tiered Natural Resources Overlay map (the zoning map amendment). Motion to approve ZMA 2024‑0001; mover: Commissioner Macker; second: Commissioner Gardner. Vote: unanimous (Aye x5). Outcome: approved.

Planning staff told the board the amendments will be accompanied by implementation materials: updated GIS layers, a public guidance checklist, and revised staff procedures. Staff recommended an effective date of May 1, 2025 to allow intervening outreach and training for applicants and county reviewers.

Commissioners and staff emphasized the updates are not intended to prohibit development but to create clearer expectations for applicants and to channel the most stringent requirements to the most ecologically sensitive places. Commissioners also noted several existing local exemptions and past approvals (for example: conservation easements, pre‑existing commissioner‑approved plats or certain resort master plans) that continue to affect which properties must undergo the highest levels of review.

The board asked staff to continue monitoring implementation, and several commissioners said they expect to revisit details and make minor adjustments as the checklist and first round of projects are processed.

Ending: The adopted amendments mark the most substantial update to the county’s NRO since 1994; staff will post the final ordinance, the new map, and guidance materials online before the May 1 effective date.