Planning staff previews tiered natural‑resources overlay map; residents raise concerns about small‑lot impacts

Planning staff presented a high‑level overview Nov. 17 of a proposed natural resources overlay (NRO) for Jackson that maps environmental sensitivity in three tiers — base, mid and high — and explained how the town’s approach will differ from the county’s mapping and land‑development regulations.

Ryan Hostetter, of the town’s long‑range planning team, described the multi‑year mapping process, which originally identified 17 focal species and used weighted habitat layers. He said the county completed an updated map that the town is adapting and that the town’s final regulations will take into account smaller lot sizes and more urban conditions inside town.

Staff said the base tier would be ‘‘business as usual’’ with no additional process, the mid tier could require a checklist for projects that interact with forest or water features, and the high tier would generally follow existing NRO procedures that can require environmental analysis for larger projects. Staff emphasized they will propose exemptions for small projects and for affordable housing, and that planning staff will perform GIS analysis to model practical effects before any setback or regulatory recommendations are finalized.

Consultant Megan Smith (EcoConnect) told council the mapping work is based on good scientific information and noted the county’s updates included clearer wetland definitions and, in the county process, a move toward predictable setbacks (for example a 100‑foot creek setback and a 50‑foot wetland setback in county code). Hostetter said the town has not yet settled on numeric setbacks and will study impacts on small in‑town lots before making a recommendation.

Public comment reflected local concern about small‑lot impacts. Amberley Baker, who lives in East Jackson, said her 0.31‑acre lot is partly encumbered by a road easement and that being placed in a high tier or subject to expanded setback rules could make modest improvements — for example a one‑car garage — more costly or impossible. "I request that you carefully analyze the potential impacts of these regulations on private property, particularly smaller properties like mine," Baker said.

Council members asked staff to ensure the town’s regulations account for the town’s compact lot pattern, prioritize wildlife movement rather than only large‑landscape migration, and consider aggregation rules that treat single‑lot small changes differently than larger subdivision designs. Staff said draft LDR language will be released this winter for public review and that the planning commission and council process will follow through spring.

What happens next: staff will prepare draft LDR text and GIS analyses to show how setback scenarios would affect smaller town lots, then release drafts for public review during the winter and proceed through the planning commission and council process next spring.