• The Planning & Zoning Board’s recommendation for Approval with conditions will be moved forward for the Town Council’s Review and discussion

The Planning and Zoning Board recently reviewed the Silver Brooke Estates Development, recommending its advancement to the Afton Town Council for review. This recommendation follows a meeting held on March 2 at 7 p.m. at Afton Town Hall, where board members evaluated the proposed development and heard from the public.

Spanning 69.21 acres, Silver Brooke Estates is designed as a mixed-use project to be executed in four phases. The plan includes a blend of R1, R2, and R3 lots, along with designated commercial spaces on the south side of Rulon Gardner Ave.

The applicant’s representative, Marlowe Scherbel, noted that the complete buildout of the project would not happen immediately. Although they aim to finish the majority of the infrastructure within a few years, he cited examples from other Star Valley developments to highlight that full timelines often exceed initial estimates.

Robert Hood, representing Sunrise Engineering, confirmed that Afton’s infrastructure is capable of supplying water and services for both this development and previously approved projects. All water for Silver Brooke Estates will come from the Town of Afton system, with no plans for a separate irrigation system.

A traffic study was completed by the developers’ engineers assessing three key intersections along U.S. Highway 89: Rulon Gardner Way, Kennington Burton Road, and Swift Creek. The study indicated that, at full buildout with no alterations to the current roadways, the Rulon Gardner Way intersection would operate at a Level C rating, averaging a 25-second wait time. The projected impact at the other two intersections was minimal.

Warrant analyses were completed on both turning lanes and signals. Town Administrator Violet Sanderson recommended, as a condition of approval, that the developer widen the access of Rulon Gardner Ave at HWY 89 from 60 feet to 80 feet to follow Town code requirements and help to accommodate a right-turn southbound turning lane. As recommended in the traffic study and by WYDOT, with their review of the application and traffic study.

The project will forgo traditional curb and gutter systems, opting instead for stormwater infiltration along the roadway using the right-of-way swells along with drainage basins and dry wells within the subdivision. The area benefits from three nearby gravel pits, facilitating strong percolation rates.

Former town engineer Evan Simpson provided a written public comment that was read, praising the layout as “excellent” and favorable for connecting to the town’s existing roadway system, water, and sewer infrastructure.

During the public comment segment, several residents expressed concerns. One resident raised issues regarding the absence of sidewalks and striping along Warrior Way, in addition to queries about speed limits along Highway 89 and eligibility to purchase or lease properties in the development. Developers clarified that apartments and duplexes would be owned and managed commercially and that single-family homes would be sold individually. Manufactured double-wide homes would not be allowed, and current plans stipulate that homes will be stick-built.

Additional questions emerged regarding the capacity of emergency services, medical facilities, and law enforcement to accommodate the anticipated population growth. Concerns about potential crime rates were raised, although officials noted that crime statistics often depend on the community’s future residents.

The developers assured that sidewalks are planned within the development to enhance pedestrian safety, and a pathway is planned down Rulon Gardner way and up Warrior Way, surrounding the development property. Scherbel mentioned that while some may choose not to use sidewalks, safety features will be incorporated.

Officials highlighted that Afton is frequently chosen for development due to its infrastructure resources that can support continued growth.

Most lots within the development will average around 0.40 acres. The developers and board members discussed affordability, emphasizing that increasing lot sizes while decreasing the number of lots could render homes unattainable for young families.

Each apartment unit will include an 8-by-10-foot storage space; however, storing recreational vehicles like boats and side-by-sides in these units will not be permitted. The project meets all current zoning and development requirements; [VS2] all costs and infrastructure impacts remain the developer’s responsibility.

Violet Sanderson, the Town Administrator, expressed her approval of the project, subject to specific conditions including the widening of the Rulon Garner Ave access, participation in the design for widening of Kennington Burton and Swift Creek Lane accesses to accommodate for separate southbound right hand turning lanes, cross walk design and construction for connectivity to the west and south from the development, and more. Jeremy Price then motioned for the approval of the project, including all staff report recommendations, and conditions. The motion passed unanimously.

This recommendation will proceed to the Afton Town Council for consideration at its next meeting on Tuesday, March 10, at 5:30 p.m. at Afton Town Hall.