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

  1. News & Highlights
  2. Project Status

> January 5, 2021: Survey Deadline Extended

Happy New Year! The 390 Residential Survey has been extended for one week, through Wednesday, January 13th, 2021. 

Please click here to take the survey.

> December 18, 2020: Survey Available! 

Since our initial project kickoff meeting in August, many residents have reached out to express interest in the project and to ask questions. Thank you for sharing your insights and expertise as residents of the area and for your committed engagement with this process. While significant changes are not being considered in this zoning update, this process is necessary for the County to continue to enforce the zoning regulations currently in place and does provide an opportunity for minor adjustments to be made to enhance the character and livability of this area to benefit both residents and wildlife. 

Teton County Planning Staff has created a quick survey to solicit additional input to inform how the zoning regulations and community character in the 390 Residential subarea could be enhanced and improved. This survey will remain open through Wednesday, January 6th, 2021 Wednesday, January 13th, 2021 (extended). We hope that you will find five to ten minutes during this busy holiday season to share your thoughts on these questions with us.

Please click here to take the survey.

Thank you again for your participation and engagement in this project. We look forward to reviewing the results of the survey and sharing a proposal with you in 2021. Wishing you a safe holiday season and happy new year!

> October 15, 2020: Wildlife-Vehicle Collision Information

In response to questions from the neighborhood on wildlife-vehicle collisions in the area, Planning Staff is sharing the following efforts outlined in the Teton County Wildlife Crossings Master Plan completed May of 2018:

  • The Wildlife Crossings Master Plan covers the entire County, implementation is led by the County Public Works Department, and is an ongoing effort separate from this specific zoning update for Subarea 12.2 390 Residential. This information is being provided as a courtesy to the neighborhood and as a reference for wildlife permeability measures that may be integrated into updated use and development standards for this Subarea. 
  • The Highway 22/390 Intersection and Snake River Bridge Area are identified as the top priority for wildlife crossing efforts in our community. The remainder of Hwy 390 is also identified as important but is scheduled for implementation further into the future. 
    • Opportunities:
      • Potential integration with WYDOT work that is programmed/scheduled 
      • Land Security (BLM adjacent, favorable feedback from adjacent private land, conservation easements) 
      • Favorable terrain for underpasses 
      • Known WVC hotspot 
      • Public support likely 
      • Multi-species benefits (primarily moose location, but also other ungulates and small mammals) 
      • Could be developed as good example for public/private cooperation and cost sharing
    • Challenges
      • Fencing limitations 
      • High recreation use area – may be opportunity also for public engagement and buy-in 
      • Impacts to scenic views
      • Expensive due to multiple installations/locations
    • Opportunities
      • Slow-speed roadway conducive to at-grade, non-structure measures 
      • Future potential for non-fenced underpass structures 
      • Monitoring of WVCs to evaluate effectiveness of non-structure mitigation measures on slow-speed highways 
      • Strong local neighborhood support of reduced speeds
    • Challenges 
      • Land security (many private landowners) 
      • WVC hotspot for moose in first mile from intersection with WY22 
      • Few obvious locations for crossing structures 
      • Fencing difficult due to multiple egress points along road 
      • Public/political support uncertain 
      • High volume of traffic; potential movement barrier
  • Read the full report here

> 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