SUBLETTE COUNTY – The 10.1-acre private parcel chosen for Jackson Fork Ranch’s subterranean 100-car parking garage beside the Upper Hoback Road had a large “sludge pit” where trucks dumped wastes from oil explorations farther up toward the Hoback River’s headwaters.

At the Sublette County Planning & Zoning Board’s Jan. 18 meeting, Rio Verde Engineering’s Mike Jackson mentioned the dump site – labeled as the “Chevron Pit” – hazarding that he didn’t know much about it.

This was while four P&Z board members – Holly Roberts, Blake Greenhalgh, chair Chris Lacinak and Ken Marincic – heard Jackson and several others representing Jackson Fork Ranch owner Joe Ricketts explain why Ricketts applied for a conditional use permit to build the private parking garage.

But first, the board was asked to determine the proposed subterranean parking garage for Ricketts’  resort is “a similar use” to an industrial parking facility allowed in an agriculture-zoned parcel. County planner Dennis Fornstrom told the board – minus newly appointed Chase Harber with frequent absences – that his office determined the proposed underground parking lot was a similar use to the industrial facility.

Jackson said Ricketts’ request for “a similar use” finding and the parking garage tied in with his desire to built a private road completely on Jackson Fork Ranch, with guests and employees parking and making a transition to shuttles in the former Chevron Pit parcel.

But first, he said, he believed the board’s finding of similar use for the subterranean facility would be okayed.

“Ultimately, the (Sublette County) commissioners vote on that,” Lacinak said. The P&Z board’s vote would only serve as a recommendation. After much discussion, Roberts said the resort is not an industrial setting as defined in county regulations; Lacinak agreed. The two voted “nay” to Marincic and Greenhalgh’s “aye,” and with a tie vote, the motion for finding a similar use failed.

Board members also heard about and questioned the CUP application’s recounting that Ricketts wants to build a new private “driveway,” all on his private land, entering from Highway 191 in Bondurant and running between the county’s Upper Hoback Road and the Hoback River.

They noted many changes are made after the resort property’s initial 2021 rezoning to recreational services.

Citizens also told the board that many different stages of changes left them wondering why Ricketts and his team didn’t present a master plan that shows the complete project – resort, short-term rentals at the Dead Shot Ranch and the JFR’s guest ranch designation.

“Will the guest ranch use the (underground) parking facility, and the short-term rentals,” Lacinak asked.

Jackson had not asked that specific question, he said. The initial drawing showed an underground employee parking lot.

Building the private road would require WYDOT permits and Sublette County to access it, Lacinak noted. Jackson said he followed standards for “a private driveway” and the proposed midway parking garage could ease resort onsite parking as well.

“In 2021, WYDOT asked for a traffic count (on Upper Hoback Road),” Lacinak said, to request JFR to provide turning movement counts for a possible turning land. “Was that done?”

“To my knowledge no,” Jackson said. “It was a request, not a requirement.”

“Final question,” Lacinak said. “Have there been other significant changes? This feels significant.”

Jackson said not to the resort, to his knowledge. Lacinak pointed out that “fellow cabins” became “cabins” and “duplexes” and many elements have changed.

Marincic asked if there would a turnaround at the facility and noted three potential parking people couldn’t cover a 24/7 shift. Jackson said this facility would have a covered entry and “be way more condensed than a parking lot.”

Roberts said, “Quite frankly I was approached by a number of people from the public and their biggest question is where is the master plan? Is this just one small piece to this puzzle?”

Public comment

Dan Bailey of Bondurant lives on Upper Hoback Road He. pointed out Ricketts’ resort and rentals increased the original footprint. Each time the owner comes before the county creates a “ladder rung” from a niche resort to “buy rights,” the Dead Shot acquisition and commissioners’ complete designation of JFR as a guest ranch.

“We still don’t know what the supporting structures are,” he said. “It’s my opinion the public has the right to see all of the plans laid out on the table before we take one more rung on the ladder.”

Fornstrom said he issued building permits for duplex/ cabins.

Greenhalgh said his perception of the structures was “different places to stay in.”

As for the “private drive,” Jackson said it was Ricketts’ intent to remove all construction, guest and employee traffic from Upper Hoback Road “to not burden the county (road’s) infrastructure and stay away from the landowners.”

Bailey pointed out that in its original format, resort employees would be picked up at nearby airports, not even entering the property in personal vehicles.

Lacinak said, “It’s fair to say (the private road) will bring multiple concerns – speeding, dust, noise, the (deer, elk and pronghorn) migration corridor” with similar impacts to the county road’s use.

Glenda Harmon, also from Bondurant, asked, “Where can this road come off Highway 191?”

Jackson said it originally was drawn to diverge from the county road at the S turns. Now it would be accessed from one of Ricketts’ properties between the Hoback River and Highway 191.

“I’m a little confused,” said Daniel resident Bettina Sparrowe, “with how this parking garage meets the problems raised with all of the traffic on the road.”

Someone asked if the 10.1-acre parcel’s former use as the “Chevron Pit” means the site’s soil is contaminated. Lacinak brought up the site’s proximity to the Hoback River.

“There’s been some disagreements about the materials stored there if they are toxic or not,” Jackson said. He didn’t know if the site’s contents had been tested

Marilyn Filkins, whose family has lived many seasons at the Hoback Basin Cow Camp cabin a long stone’s throw from the flat where the parking garage is proposed.

“(Former rancher-owner) Bob McNeel owned that land and when they were drilling wells he allowed them to dump sludge on that 10 acres,” she said. “When we came back to the cow camp we were told to not drink the water because of contamination.”

The riparian area below has a high water table and “an enormous spring,” she added.

Lacinak said, “It is under our purview to look at pollution but we don’t have great data.”

Jackson said the bank is 25 feet high and the “fill” dug for the underground garage could be used anywhere on the ranch. A geotechnical report says the structure is feasible.

Marincic asked, “In the digging process if you find hydrocarbons, the project will stop?”

“I’d probably notify somebody,” Jackson said.

In all, Lacinak then criticized “the piecemeal nature” of the ongoing processes. Jackson suggested a portion of the 100-vehicle parking garage could be dropped to 60 spaces.

“What does that number mean,” Lacinak said. “’For a portion of the parking’ – what’s the deal here? We’re asked to make a (CUP) decision based on the operation of this facility. … I’m going to assess this application for 100 cars.”

Greenhalgh said 50,000 cars a day go in and out of Grand Teton National Park “and we’re pretending 100 cars is a big deal?”

Preparing to vote on the CUP application for the 100-car, subterranean garage, Roberts asked how they could even make a vote if the preceding motion for a finding of similar use had failed.

Lacinak said to “assume the determination of similar use was made.”

Board members then went through eight criteria to approve the CUP based on their considerations. Greenhalgh moved that the application met the conditions; Marincic seconded. Again the vote tied with Roberts and Lacinak voting “nay” and another motion failed, as did one that the proposed location was suitable.

The stalemate concluded with Roberts and Lacinak not recommending approval to Sublette County commissioners of Ricketts’ CUP and Marincic and Greenhalgh recommending approval, again a failed motion.

The planning and zoning issue comes before the Board fo Sublette County commissioners at their Friday, Feb. 2 meeting in the Sublette County Courthouse.

Reporter’s note: The Pinedale Roundup asked longtime Hoback Basin residents for their memories of the Chevron Pit. The McNeels’ parcel apparently was dug out in the 1980s “as a sludge pit” with filled dump trucks bringing drilling wastes from an exploratory project on Bondurant Creek on the national forest.

One resident said he watched the trucks lumber down Upper Hoback Road and stop where a cattleguard and gate now cross it, back up and dump “sludge” onto the flat next to the road. It was never dug up, only covered over, he recalled.