Natrona planning panel creates new “outbuildings” category, approves staff changes to zoning text amendment TA 26-01

The Natrona County Planning Commission on April 14 approved staff-recommended changes to zoning text amendment TA 26-01 that create a new definition for "outbuildings," move commercial warehousing back to a wholesale distribution section, and set new lot-size and review requirements for accessory structures.

Vice Chairman Chad McNutt opened the hearing and staff presented the proposed edits. "This is a requested text amendment by the planning department to remove the term warehousing from the wholesale distribution warehousing and storage section in 4.08.14," said Development Director Sabrina Kemper, who told the commission the rewrite would add section 4.08.15 to define outbuildings and clarify where warehousing and mini-storage belong in the regulations. "We would take out the mini storage," Kemper said.

Why it matters: The changes are intended to distinguish small, personal-use outbuildings (for example, private barns or shops) from commercial warehousing and mini-storage operations, and to give the county a clearer review path for larger standalone structures. Under the approved language, the minimum lot size for an outbuilding as a primary use was raised from 2 to 5 acres, lot coverage was limited (not to exceed 10% in MR1, MR2, RR, and SR zones), and a 50-foot setback was set on all sides for the new outbuilding category.

Code and neighbor concerns: Commissioners pressed staff and Natrona County Building Official Brad Morrison about whether removing explicit height caps from zoning would permit very tall accessory structures. Morrison explained how building codes interact with zoning: "The International Residential Code scope only covers one- and two-family dwellings no bigger than three-level three-stories," he said. "The International Building Code technically doesn't have any restrictions" in the same generic way; rather, the IBC sets life-safety and fire-safety requirements that trigger other design and sprinkler obligations.

A commissioner raised a scenario of a landowner on a large lot building a tall, standalone structure that could affect neighbors' views or property: the commission discussed that zoning alone and building-code triggers differ, and that practical limits (for example, sprinkler and water-supply requirements) often discourage multistory commercial-style buildings in unincorporated areas.

Review pathway and public input: To give neighbors an opportunity to comment on atypical or large outbuilding proposals, the commission agreed to make the use conditional in several residential zones so the application would return for public hearings. Kemper summarized the CUP criteria: approval must show no undue burden on county services, no substantial traffic or environmental impacts, compatibility with adjacent properties and the land-use plan, conformance with chapter four standards, and substantial conformance with prior permits or approvals. She said a conditional-use permit typically takes three to four months if an application is complete and there are no major issues.

Change to tables and zoning categories: Commissioners and staff decided to remove permissive listings for warehousing from zones CLI and HI where that use is not appropriate, keep warehousing and commercial mini-storage in the wholesale distribution and storage table (rather than the outbuildings definition), and make outbuildings conditional in MR1, MR2, RR and SR (the RR entry was changed from a zoning certificate to conditional use to allow public hearings for edge cases).

Vote and next steps: After a brief discussion the commission opened the public hearing; no members of the public spoke. Commissioner Ken White moved to approve the recommended changes as presented by staff and the motion was seconded and passed by voice vote. The matter will now go to the Natrona County Board of County Commissioners for its public hearing and final action.

Procedural note: Staff told the commission there are three cases on next month’s agenda and said the next Planning Commission meeting is scheduled for May 12. The meeting adjourned at 6:18 p.m.