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Albany County planning panel recommends denial of Bingham zoning change
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Summary
At its March meeting the Albany County Planning and Zoning Commission voted to recommend denial of a zoning-district amendment by Brett Bingham to change a property from agricultural to rural residential, citing incompatibility with the comprehensive plan and concerns about density and infrastructure; the denial will be forwarded to the Board of County Commissioners on April 7.
At its March Planning and Zoning Commission meeting, the Albany County Planning and Zoning Commission recommended denying a zoning-district amendment filed by applicant and property owner Brett Bingham to change a parcel along 2 Rivers Road from agricultural to rural residential. The commission will forward its recommendation of denial to the Board of County Commissioners for a hearing on April 7 at 9:30 a.m.
County staff summarized the application and external reviews, noting that the county engineer and road and bridge had no formal objections but warned that consistent growth could increase maintenance demand. Staff recommended approval, saying the proposal "generally follows the suggestions of the Albany County comprehensive plan" and met notice and findings requirements under the Albany County zoning resolution, chapter 3 section 5 c, according to the staff report.
The applicant, Brett Bingham, told the commission he had revised an earlier Ranchette proposal to rural residential after neighbor feedback and argued the change "follows the comprehensive plan and fits within the designed growth areas of PGA 3 and PGA 4," noting proximity to Highway 287 and existing utilities.
Public comment was split. Neighbors raised environmental and emergency-service concerns: Chuck Ignacek questioned how septic systems and leach fields would be protected if the Laramie River overflows; Jan Hart urged keeping agricultural zoning with 30-acre minimums and listed potential impacts including increased dust and maintenance costs, groundwater and septic risk, limited fire protection and emergency access across the railroad. Mary Lee noted seasonal road closures and high costs to connect to utilities and urged consulting fire and search-and-rescue. Several residents, including Matt Willie and Michael Beasley, supported the change as a reasonable compromise that would bring housing options and potential tax revenue to help maintain local roads.
Commission discussion centered on density and transition between existing small-lot development east of the railroad and large agricultural parcels to the west. Commissioner Graham Hinkley argued the area calls for a transitional lot-size designation and moved to recommend denial, stating the applicant "failed to demonstrate that the proposed zoning district amendment complies with the criteria specified in Albany County zoning resolution chapter 3 section 5 c 6"; the motion was seconded. Staff confirmed the commission's recommendation of denial will be forwarded to the Board of County Commissioners on April 7 at 9:30 a.m.
The commission's action was a recommendation; any final change of zoning will be decided by the Board of County Commissioners.
