JACKSON, Wyo. — On Monday, Aug. 18, Town Council unanimously denied an amendment to the Official Zoning Map, prohibiting the allowance of high-density residential and commercial development on approximately 6.5 acres of land along High School Butte, adjacent to the intersection of U.S. 89 and South Park Loop Rd.
The applicant Y2 Consultants, on behalf of Swan Creek LLC, requested approval of the zoning change to potentially build apartments, retail space and/or office buildings. Michael Allen from Swan Creek LLC told Town Council that the current zoning is “inappropriate” because extensive excavation has already developed the area.
“Everything is now manmade — it’s not natural,” Allen said. “We are asking for rezoning just 150 feet from the lower portion of the property. There is no agricultural use of this property. This is not a scenic area. The existing Land Development Regulations (LDRs) say this is a transition area, so I think this is a good time to reconsider the zoning.”
According to the Town, the subject property is currently zoned Rural Residential (R). The Town’s LDRs state that the purpose of the R classification is to preserve the “existing character in rural areas, typified by expansive open areas, natural features and resources and agricultural lands.”
Historically known as the “Simon Pit,” the parcel, which currently sits vacant, was built up with slope stability infrastructure after the soil was mined for highway fill beginning in the 1960s through the early 1980s, per staff notes. Reclamation began in 1997 to address habitat loss, safety concerns, slope instability and erosion. About 2.5 acres of the 4.2-acre pit were stabilized using backfill, slope grading, retaining walls, drainage features and revegetation.
The Wyoming Geological Survey recently released its Landslide Susceptibility map, which rated the lower half of the slope with the “highest susceptibility score of 10,” indicating increased landslide probability.
“Analysis of properties near Snow King Mountain, High School Butte and East Gros Ventre Butte shows the subject parcel is comparatively steeper,” staff wrote in its report. “Upzoning could increase future hazards by allowing greater density, thereby placing more structures and residents in a vulnerable area.”
Town staff recommended maintaining current zoning regulations after considering environmental hazards, critical mule deer corridors and vehicle access constraints.
Jackson Senior Planner Andrew Bowen told Town Council that increased development on the parcel is inconsistent with the Jackson/Teton County Comprehensive Plan.
“This is not smart growth for the community,” Bowen said. “It brings risk to susceptible soils.”
Mayor Arne Jorgensen said that he supported the staff’s analysis.
“In the LDRs, we were intentional about not zoning this side of Highway 89,” Jorgensen said.
