Subarea 12.2 - 390 Residential Rezone

Project Summary: Update the zoning in Subarea 12.2 - 390 Residential to align with the desired future character for the area as described in the Comprehensive Plan. This project will create new County zones that preserve and enhance the character of the Subarea. Rezoning District 12 Aspens/Pines will be split into two separate tasks: Subarea 12.2 390 Residential to take place in the fall/winter of 2020, then the updates to the Aspens and Teton Pines Master Plans will follow at a later time. 

For more information on this project, please contact Associate Long-Range Planner Rian Rooney at

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> September 24, 2020: Frequently Asked Questions

To date, no additional density has been proposed for this Subarea. In fact, staff has not yet proposed new zoning for the 390 Residential subarea. However, Planning Staff's future recommendation for a new zone(s) will be consistent with the Jackson/Teton County Comprehensive Plan. The Comprehensive Plan identifies 390 Residential as a STABLE Subarea, meaning any potential changes in the zoning update will be limited. 

What is a "Complete Neighborhood" and what does it mean for zoning? 
The Jackson/Teton County Comprehensive Plan classifies all Districts in the County and Town as either a "Complete Neighborhood" or "Rural Area." District 12 Aspens/Pines, which includes Subarea 12.2 390 Residential, was designated a Complete Neighborhood with the adoption of the Comprehensive Plan in 2012.  The zoning for “Rural Areas” was already updated in 2016. Since District 12 is a “Complete Neighborhood,” properties in the district still retain old zoning from 1994, which has not yet been updated to provide a direct link to the implementation of the 2012 Comprehensive Plan. At a more granular level, the Comprehensive Plan identifies Neighborhood Form for each subarea, which describes the general pattern and intensity of development representative of a certain character. Subarea 12.2. Neighborhood Form is identified as "Conservation" and "Residential."

Why is this happening now?
Updates to zoning for all Complete Neighborhood Districts, including Subarea 12.2, have been planned since the adoption of the Comprehensive Plan in 2012. This zoning update is part of the implementation of the Jackson/Teton County Comprehensive Plan to achieve the community vision for this area. Division 1.3 Purpose and Intent of the Teton County Land Development Regulations (LDRs) describes the purpose for zoning: “Their purpose is to implement the Jackson/Teton County Comprehensive Plan and promote the health, safety, and general welfare of the present and future inhabitants of the community." Additionally, the County has prioritized the planned update to the zoning of this neighborhood to avoid the risk of the court system deciding the zoning and density standards in response to legal challenges.

This neighborhood is very different from the Aspens/Teton Pines. Will the rezoning make this neighborhood more like those areas?
Although this larger area, District 12, is identified in the Comprehensive Plan as a Complete Neighborhood, Planning Staff intentionally separated the zoning update to this 390 Residential Subarea from the Aspens and Teton Pines because we recognize their distinct differences. The Comprehensive Plan also recognizes the differences between the subareas, including differences in use, density and neighborhood form. 

Why aren't Tucker Ranch or John Dodge being considered for this new zoning proposal?
Tucker Ranch and John Dodge already went through this rezoning process in 2016, as part of the rezoning of the Comprehensive Plan Rural Districts.

This area is important wildlife habitat. How will the new zoning respect and protect the wildlife? 
Site design requirements and regulatory standards that increase wildlife habitat and permeability will be explored in this zoning update. Planning Staff welcomes ideas on how to address and protect the habitat attributes of the neighborhood. 

> August 12, 2020: Neighborhood Meeting initiating Rezone Project

Planning Staff Presentation:

Meeting Video:

> July 21, 2020: Board of County Commissioners approve FY21 Work Plan directing staff to rezone Subarea 12.2 - 390 Residential

FY21 Work Plan task