Commissioners uphold residents' appeal, deny 'Willow Park' manufactured‑home park permit

Jefferson County commissioners on Jan. 6, 2025, voted unanimously to uphold an appeal and deny a conditional‑use permit for a proposed 15‑unit manufactured‑home park (referred to in hearing documents as Willow Park) on a 2‑acre portion of a 45‑acre C‑1‑zoned parcel off 600 North, near Rigby.

The decision came after more than three hours of testimony from county staff, the applicant and more than a dozen neighbors and nearby landowners who raised concerns about groundwater, wastewater treatment, emergency access and compatibility with the county comprehensive plan. Planning and Zoning had previously approved the permit by a narrow vote; the commissioners reversed that approval after yesterday's hearing.

The permit applicant, whose representative presented engineering and wastewater studies to planning staff, did not have final Department of Environmental Quality (DEQ) concurrence on the nutrient/pathogen (NP) study at the time of the hearing. Planning staff told the commission DEQ had returned earlier NP studies and that additional design work would be required before approval of any wastewater system large‑soil‑absorption system (LSAS) serving multiple dwellings. Planning staff also told commissioners that draft FEMA floodplain maps place much of the parcel in a future 100‑year floodplain, and that the parcel is not adjacent to municipal sewer or water service.

Residents and landowners who spoke at the hearing said private wells in the area already experience shallow groundwater and, they argued, siting a high‑density wastewater disposal system there risks contaminating existing drinking wells. Several speakers referenced a previous nearby subdivision denial for similar reasons. Central Fire submitted comments about evacuation and emergency access; the railroad had not provided written permission for the applicant’s proposed use of existing agricultural crossings for emergency egress.

Planning and Zoning Administrator Milton summarized technical uncertainties in the application for the commissioners and flagged the absence of final DEQ sign‑off, outstanding railroad and road‑access approvals, and potential floodplain issues. Appellants’ counsel Paul Curtis and property owner Mitch Curtis said the use would be incompatible with surrounding R‑5 residential uses and inconsistent with multiple policies in the county comprehensive plan.

After public comment and staff recap, a commissioner moved to uphold the appeal. The motion was seconded and carried on a 3‑0 roll call.

The commissioners’ action means the conditional‑use permit previously approved by Planning and Zoning will not take effect; the applicant may choose to revise the proposal and reapply or pursue other options allowed by county code.

— Ending: The commissioners closed the hearing portion of the meeting after the decision and resumed other agenda business.