UPDATED 4/1/07
Click here to view a Standard Examiner Article about the recent Planning Commission Meeting
Here is an excerpt: Developer Jamie Gull, who grew up in West Valley City, said he felt a "little bit vilified."
“We do love the valley; we think it’s tremendous,” he said, later adding, “I think (this project) will have a really great signature effect on the valley.”
Standard writer Palmer made a point of mentioning the developer grew up in West Valley. Why? Have you been to West Valley lately? There are many similarities in the developing style of West Valley and The Rivers Ghetto Wetlands project Jamie Gull and Clark Wangsgard are proposing. On the contrary, the only similarities between West Valley and Ogden Valley are in the name - Valley.
Original Post
Once again, a productive evening for the smooth talking developers at last nights Ogden Valley Planning Commission meeting. They and their Valley luvin' experts, who want to do a project we can all be proud of, will once again be given Carte blanche to begin their wonderful developments, despite many rock solid concerns from citizens and experts in their own right. The Rivers Ghetto Wetland project was tabled in a 4-3 vote, but it will certainly be approved next month after the developers have secured a couple of token feasibility letters.
More details to come, but existing zoning (although the county would probably rezone to suit if requested by a high dollar developer as they have done so many times) along with no sensitive lands ordinances essentially leaves the planning commission with no teeth. Combine that with the show running Weber County attorney, Monette Hurtado, and the county planners have definitely proven to be developer friendly.
Stay tuned for more details...
Wednesday, March 28, 2007
Monday, March 26, 2007
March 27th Planning Commission Agenda Summary
Tuesday evenings Planning Commission meeting will likely be a 15 round thriller, as once again, the slate is full. The opening bell rings promptly at 4:30 PM in the Weber County Commission chambers (2380 WASHINGTON BLVD, OGDEN UTAH) and a sell out crowd is expected.
We will offer a brief summary of the agenda items, although it is unlikely the last few items will be heard as the bout will be called at 10 PM. Be there early to get a ring side seat!
And by the way, all will be allowed to speak for or against any of these items for up to 3 minutes, so get your speeches prepared.
To see the entire agenda and description on the County's web site, click here: March 27th OVPC meeting
To see our condendsed version, keep reading.
A. Revised Preliminary Approval for the Eagles Landing at Wolf Creek Subdivision:
Location: 3075 North 5100 East, Eden
Original Preliminary Approval: June 16, 2006, contingent that a wetlands delineation be completed.
The delineation has been completed and some lot locations and road designs are being proposed for slight changes. Also, the revision shows 5 phases instead of 7.
B. Final Approval for Legends at Hawkins Creek, Amended
Location: 1500 E Old Snow Basin Road
Amendments include moving the entry road to the subdivision slightly to the west, adjusting frontage for Lot 21 slightly to the east, adding a utility easement along the east side of Lot 36, adding a trail easement along the north boundary of Lot 41, and slightly adjusting the water tank access road at the end of Desperado Road.
No additional lots will be created and no substantial changes will be made to the original plat.
C. Final Approval for Powder Canyon at Wolf Creek Condominium
No information was provided by the county as part of the agenda. We view this as grounds for tabling since the public was not allowed to review.
D. Final Approval for River Ranch 1st Amended
Location: 8750 E. 1150 S. Huntsville
The proposed lot will occupy 6.7 Acres and it falls within the FV-3 zone which requires a minimum 3 acre lot size.
Culinary water and secondary water will be provided by a private well. Waste water will be provided by septic system.
Approval from the Home Owners Association has been obtained and this lot will become Lot 10.
E. Final Approval of North Fork Acres Subdivision
Location: 2000 E. 5950 N (near South entrance of North Fork Park)
Proposed Subdivision will occupy 7.46 acres and will consist of 2 lots.
Culinary water will be provided by a private well and Waste water treatment will be provided by individual septic systems.
1. Conditional Use Permit for a Culinary Water Resevoir at 8150 E. Hwy. 39, Huntsville
The project (which was tabled at the last meeting) is proposed as a concrete 400,000 gallon Culinary water tank, 62 feet in diameter, and 20 feet tall. It will be built on a knoll and cut into the hillside. The tank will be buried when it is finished and is proposed to be part of the Eden Waterworks Company (thanks again Eden Waterworks.)
It was tabled on March 14 because:
Objective evidence of Eden Waterworks acceptance of the system and a detailed piping plan needed to be provided
Three new options of how to locate the tank in the proposed area and one new option for location the tank in another area needed to be provided.
Eden Waterworks has provided a letter stating their intent to service and manage the culinary water for the Bison Creek Ranch Subdivision and a detailed piping plan will be required by Eden Waterworks before any pipe construction begins.
The petitioner (Destination Eden - aka John Lewis/Barry Scwartz) has submitted new drawings showing the location on the same knoll, but slightly shifted southwest.
Yada yada yada...... For more yada, yada, yada from the County, click here: March 27th OVPC meeting
2. Preliminary Approval for the Rivers Cluster Subdivision
Location: 7800 East Hwy 39 Huntsville
46 Lots currently zoned RE-20 and S-1.
5 lots will be in the S-1 zone, which does not have provisions for clustering. The other 41 lots will be in the R-20 zone which requires at least 30% of the subdivision to have open space. Lot sizes can be reduced to 10,000 square feet if connected to a sewer, and frontage requirements are reduced to 80 feet. Lots will range from 11,000 sq. ft. to 24,000 sp. ft. The stated reason for clustering the lots is to help preserve wetlands and to allow the developer to cash in at the neighbors expense while creating a ghetto in the floodplain (italics are our own comments, not the county planning departments.)
10.82 acres of open space will be provided (unbuildable and wet/flood plain.
Once again, culinary water will be provide by Eden Waterworks and waste water will be provided by the proposed Bison Creek package treatment facility, where the waste will be fit to drink after processing.
A wetland delineation has been completed by BIO-WEST (the same firm preparing the Recreation plan for Weber County - yes, everyone is related.)
A GEOTECHNICAL REPORT RECOMMENDED THAT NO BASEMENTS BE ALLOWED FOR HOMES IN THIS SUBDIVISION. Why, because it is a FLOOD PLAIN!
3. Preliminary approval for Serendipity at Eden Estates Cluster Subdivision
Location: 3075 N Highway 162, Eden
The proposed project will occupy 45.51 acres and consist of 18 lots, 27.39 acres open space and will be serviced by 3350 feet of public road improvements. It is located in AV-3 Zone which requires 3 acres per dwelling. However, as a cluster, that can be reduced to 10,000 sq. ft. lot size.
The applicant is request MAXIMUM bonus density of 30% based on:
1) Developing a cluster subdivision (10% bonus may be granted)
2) Preservation of two agricultural parcels (15% bonus may be granted)
3) Common area is open to the public (10%)
4) Providing road stubs to adjacent property (5% bonus per stub may be granted, up to a maximum of 10%)
Open space will consist of 6.52 acres of public open space and two agricultural parcels, one of which will provide a 1.57 acre waste water treatment facility.
The Weber County Engineer's office has reviewed the preliminary plat and has some concerns regarding a future sewer easement, storm water runoff, water pressure and septic location.
Like a broken record, Culinary water provided by Eden Waterworks and Secondary water provided by the Liberty Spring Creek Ditch Company. Wastewater by a community waste water system.
While there are more items on the agenda, it is highly unlikely that they will be heard on March 27th and will most likely be tabled.
The building boom is here and it appears only a recession will slow it down. Attend the meeting and let your voice be heard.
We will offer a brief summary of the agenda items, although it is unlikely the last few items will be heard as the bout will be called at 10 PM. Be there early to get a ring side seat!
And by the way, all will be allowed to speak for or against any of these items for up to 3 minutes, so get your speeches prepared.
To see the entire agenda and description on the County's web site, click here: March 27th OVPC meeting
To see our condendsed version, keep reading.
A. Revised Preliminary Approval for the Eagles Landing at Wolf Creek Subdivision:
Location: 3075 North 5100 East, Eden
Original Preliminary Approval: June 16, 2006, contingent that a wetlands delineation be completed.
The delineation has been completed and some lot locations and road designs are being proposed for slight changes. Also, the revision shows 5 phases instead of 7.
B. Final Approval for Legends at Hawkins Creek, Amended
Location: 1500 E Old Snow Basin Road
Amendments include moving the entry road to the subdivision slightly to the west, adjusting frontage for Lot 21 slightly to the east, adding a utility easement along the east side of Lot 36, adding a trail easement along the north boundary of Lot 41, and slightly adjusting the water tank access road at the end of Desperado Road.
No additional lots will be created and no substantial changes will be made to the original plat.
C. Final Approval for Powder Canyon at Wolf Creek Condominium
No information was provided by the county as part of the agenda. We view this as grounds for tabling since the public was not allowed to review.
D. Final Approval for River Ranch 1st Amended
Location: 8750 E. 1150 S. Huntsville
The proposed lot will occupy 6.7 Acres and it falls within the FV-3 zone which requires a minimum 3 acre lot size.
Culinary water and secondary water will be provided by a private well. Waste water will be provided by septic system.
Approval from the Home Owners Association has been obtained and this lot will become Lot 10.
E. Final Approval of North Fork Acres Subdivision
Location: 2000 E. 5950 N (near South entrance of North Fork Park)
Proposed Subdivision will occupy 7.46 acres and will consist of 2 lots.
Culinary water will be provided by a private well and Waste water treatment will be provided by individual septic systems.
1. Conditional Use Permit for a Culinary Water Resevoir at 8150 E. Hwy. 39, Huntsville
The project (which was tabled at the last meeting) is proposed as a concrete 400,000 gallon Culinary water tank, 62 feet in diameter, and 20 feet tall. It will be built on a knoll and cut into the hillside. The tank will be buried when it is finished and is proposed to be part of the Eden Waterworks Company (thanks again Eden Waterworks.)
It was tabled on March 14 because:
Objective evidence of Eden Waterworks acceptance of the system and a detailed piping plan needed to be provided
Three new options of how to locate the tank in the proposed area and one new option for location the tank in another area needed to be provided.
Eden Waterworks has provided a letter stating their intent to service and manage the culinary water for the Bison Creek Ranch Subdivision and a detailed piping plan will be required by Eden Waterworks before any pipe construction begins.
The petitioner (Destination Eden - aka John Lewis/Barry Scwartz) has submitted new drawings showing the location on the same knoll, but slightly shifted southwest.
Yada yada yada...... For more yada, yada, yada from the County, click here: March 27th OVPC meeting
2. Preliminary Approval for the Rivers Cluster Subdivision
Location: 7800 East Hwy 39 Huntsville
46 Lots currently zoned RE-20 and S-1.
5 lots will be in the S-1 zone, which does not have provisions for clustering. The other 41 lots will be in the R-20 zone which requires at least 30% of the subdivision to have open space. Lot sizes can be reduced to 10,000 square feet if connected to a sewer, and frontage requirements are reduced to 80 feet. Lots will range from 11,000 sq. ft. to 24,000 sp. ft. The stated reason for clustering the lots is to help preserve wetlands and to allow the developer to cash in at the neighbors expense while creating a ghetto in the floodplain (italics are our own comments, not the county planning departments.)
10.82 acres of open space will be provided (unbuildable and wet/flood plain.
Once again, culinary water will be provide by Eden Waterworks and waste water will be provided by the proposed Bison Creek package treatment facility, where the waste will be fit to drink after processing.
A wetland delineation has been completed by BIO-WEST (the same firm preparing the Recreation plan for Weber County - yes, everyone is related.)
A GEOTECHNICAL REPORT RECOMMENDED THAT NO BASEMENTS BE ALLOWED FOR HOMES IN THIS SUBDIVISION. Why, because it is a FLOOD PLAIN!
3. Preliminary approval for Serendipity at Eden Estates Cluster Subdivision
Location: 3075 N Highway 162, Eden
The proposed project will occupy 45.51 acres and consist of 18 lots, 27.39 acres open space and will be serviced by 3350 feet of public road improvements. It is located in AV-3 Zone which requires 3 acres per dwelling. However, as a cluster, that can be reduced to 10,000 sq. ft. lot size.
The applicant is request MAXIMUM bonus density of 30% based on:
1) Developing a cluster subdivision (10% bonus may be granted)
2) Preservation of two agricultural parcels (15% bonus may be granted)
3) Common area is open to the public (10%)
4) Providing road stubs to adjacent property (5% bonus per stub may be granted, up to a maximum of 10%)
Open space will consist of 6.52 acres of public open space and two agricultural parcels, one of which will provide a 1.57 acre waste water treatment facility.
The Weber County Engineer's office has reviewed the preliminary plat and has some concerns regarding a future sewer easement, storm water runoff, water pressure and septic location.
Like a broken record, Culinary water provided by Eden Waterworks and Secondary water provided by the Liberty Spring Creek Ditch Company. Wastewater by a community waste water system.
While there are more items on the agenda, it is highly unlikely that they will be heard on March 27th and will most likely be tabled.
The building boom is here and it appears only a recession will slow it down. Attend the meeting and let your voice be heard.
Thursday, March 22, 2007
March 27th Planning Commission Agenda
Here is the agenda hot off the press:
March 27th OVPC meeting
Once again, a full agenda with many important items. We must fill the chambers with a standing room only crowd!
REBECCA PALMER of the Standard Examiner wrote about the March 14th Planning Commission meeting. Click here to view her article.
March 27th OVPC meeting
Once again, a full agenda with many important items. We must fill the chambers with a standing room only crowd!
REBECCA PALMER of the Standard Examiner wrote about the March 14th Planning Commission meeting. Click here to view her article.
East Huntsville Planning Committe
Starting in January of 2007 a group of folks started the East Huntsville Planning Committee to provide feedback to the Ogden Valley Planning Commissioners. A few of the OVPC's asked that a group get together because of all the activity in East Huntsville area.
We are having regular meetings at the library and getting organized. After we work out a few kinks I will post meeting times and locations here and in the Valley paper. One issue is getting a good sizes meeting room, the library is often booked.
Stay tuned
Ron Gleason
Chairperson, EHPC
We are having regular meetings at the library and getting organized. After we work out a few kinks I will post meeting times and locations here and in the Valley paper. One issue is getting a good sizes meeting room, the library is often booked.
Stay tuned
Ron Gleason
Chairperson, EHPC
OVPC meeting outcome
I was not able to attend the meeting it is my understanding that the waste water treatment plant capacity was capped at 225 residential hook ups, they were going for 700. This is a significant issue as the plant can only service Bison Creek, Trappers Crossing and The Rivers. We will have to see if the petitioners decide to appeal the decision to the county commissioners. Can they afford the plant at only 225 connections.
I also understand that the water tank issue was tabled till they determine a new place, lower on the hill, and redo the access road.
Ron Gleason
I also understand that the water tank issue was tabled till they determine a new place, lower on the hill, and redo the access road.
Ron Gleason
Wednesday, March 21, 2007
Eden Planning Committee Meeting
The Eden Planning Committee will hold a meeting on Thursday, March 22, 2007 at 4:00 PM at:
The Red Moose Lodge
2547 N. Valley Junction Drive
Eden, UT 84310
The Public is welcome to attend.
The Red Moose Lodge
2547 N. Valley Junction Drive
Eden, UT 84310
The Public is welcome to attend.
Sunday, March 18, 2007
Another Long Night At The Planning Commission (revised)
Revised March 22, 2007
The tradition of lengthy planning commission meetings continued Wednesday to the benefit of local developers. Destination Eden (John Lewis/Barry Schwartz)received the preliminary go ahead for conditional use permits on two projects related to their monstrous Bison Creek Ranch Subdivision. Other developers received approval for their projects.
The much hyped, state of the art (membrane bio-reactor) waste water treatment facility, aka sewage treatment plant, was approved with a few restrictions. The beautiful building must be moved north of Highway 39 and away from current homes - a small win for those in the neighborhood.
Also, Destination Eden had requested conditional use approval for infrastructure relating to their Culinary water substation, which will hold water provided by Eden Waterworks (thank you Eden Waterworks for promoting the Californication of our Valley). After much discussion, the commission voted to table the storage tank due to concerns over placement. They would like it to be placed on the lower of two adjacent knolls. In typical fashion, Jim Banks and Verl Creager voted against tabling the project, while the other commissioners voted to table. Another small victory.
Destination Eden was not the only one to cash in Wednesday night as Bill Benson (Park City) of Trappers Crossing received approval for a similar culinary project which will also become part of the Eden Waterworks Company.
Trappers Crossing will be in the Huntsville area South and East of Chris' and adjacent to the old Trappers Loop road. As an aside, developers who included Eden resident Ben Toone, made an attempt to purchase Chris' Saloon and the Jackson Fork Inn nearly a year ago. They wanted the property to provide access to their proposed subdivision. When the deal ultimately fell through, they were able to purchase property from the neighbors directly to the east of the Jackson Fork Inn and will now have access to their development.
On a smaller note, Ward Acres received final approval for phase three at 3150 East 4150 North, Liberty. This will be for 5 lots on 18+ acres and will use Liberty water and individual septic systems.
The next Ogden Valley Planning Commission meeting will be March 27, 2007 at 4:30 PM and will be another showdown when another developer (Clark Wangsgard) will be seeking preliminary approval for the Two Rivers Subdivision located just south of Huntsville Town in what has always been known as the "river bottoms." Just like Bison Creek Ranch, this development is proposed in wetlands, hence the name "Two Rivers." It will be important to have a large, standing room only crowd for this meeting as well.
Lastly, we will offer a plug for the "Valley Residents for Responsible Growth" organization. This grass roots group meets regularly at the Ogden Valley Branch of the Weber County Library and provides valuable input (albeit unsolicited) to the planning commission. Members may join by paying a nominal fee of $10. We will try to secure more contact information, so if you are intested send an email to ogdenvalley@gmail.com and you will be put you in touch with the group.
Rebecca Palmer from the Standard Examiner did a great job of covering the meeting. To view her article, click here.
The tradition of lengthy planning commission meetings continued Wednesday to the benefit of local developers. Destination Eden (John Lewis/Barry Schwartz)received the preliminary go ahead for conditional use permits on two projects related to their monstrous Bison Creek Ranch Subdivision. Other developers received approval for their projects.
The much hyped, state of the art (membrane bio-reactor) waste water treatment facility, aka sewage treatment plant, was approved with a few restrictions. The beautiful building must be moved north of Highway 39 and away from current homes - a small win for those in the neighborhood.
Also, Destination Eden had requested conditional use approval for infrastructure relating to their Culinary water substation, which will hold water provided by Eden Waterworks (thank you Eden Waterworks for promoting the Californication of our Valley). After much discussion, the commission voted to table the storage tank due to concerns over placement. They would like it to be placed on the lower of two adjacent knolls. In typical fashion, Jim Banks and Verl Creager voted against tabling the project, while the other commissioners voted to table. Another small victory.
Destination Eden was not the only one to cash in Wednesday night as Bill Benson (Park City) of Trappers Crossing received approval for a similar culinary project which will also become part of the Eden Waterworks Company.
Trappers Crossing will be in the Huntsville area South and East of Chris' and adjacent to the old Trappers Loop road. As an aside, developers who included Eden resident Ben Toone, made an attempt to purchase Chris' Saloon and the Jackson Fork Inn nearly a year ago. They wanted the property to provide access to their proposed subdivision. When the deal ultimately fell through, they were able to purchase property from the neighbors directly to the east of the Jackson Fork Inn and will now have access to their development.
On a smaller note, Ward Acres received final approval for phase three at 3150 East 4150 North, Liberty. This will be for 5 lots on 18+ acres and will use Liberty water and individual septic systems.
The next Ogden Valley Planning Commission meeting will be March 27, 2007 at 4:30 PM and will be another showdown when another developer (Clark Wangsgard) will be seeking preliminary approval for the Two Rivers Subdivision located just south of Huntsville Town in what has always been known as the "river bottoms." Just like Bison Creek Ranch, this development is proposed in wetlands, hence the name "Two Rivers." It will be important to have a large, standing room only crowd for this meeting as well.
Lastly, we will offer a plug for the "Valley Residents for Responsible Growth" organization. This grass roots group meets regularly at the Ogden Valley Branch of the Weber County Library and provides valuable input (albeit unsolicited) to the planning commission. Members may join by paying a nominal fee of $10. We will try to secure more contact information, so if you are intested send an email to ogdenvalley@gmail.com and you will be put you in touch with the group.
Rebecca Palmer from the Standard Examiner did a great job of covering the meeting. To view her article, click here.
Thursday, March 08, 2007
Ogden Valley Planning Commission meeting 3/14/07
The OVPC is meeting twice a month due to the large number of items to cover.
The next meeting is Wednesday March 14th at 4:30 at the County Building. The agenda and staff reports are at March 14th OVPC meeting
This meeting is very important as the proposed regional sewer system based at Bison Creek will be reheard, it was tabled at the February meeting due to the lack of time. This is a conditional use permit application and the technical aspects of the proposal are being looked at. Unfortunately the planing and management side of the equation is not, or cannot, be discussed and debated because that is the responsibility of the Weber County Commissioners as they agreed to be the 'body politic' for this project. If the CUP is approved then it will go forth to the County Commissioners and the planning and management issues can be hashed out there.
Plan to attend the meeting to be heard. This is a huge development for OV and South fork specifically.
Ron Gleason
The next meeting is Wednesday March 14th at 4:30 at the County Building. The agenda and staff reports are at March 14th OVPC meeting
This meeting is very important as the proposed regional sewer system based at Bison Creek will be reheard, it was tabled at the February meeting due to the lack of time. This is a conditional use permit application and the technical aspects of the proposal are being looked at. Unfortunately the planing and management side of the equation is not, or cannot, be discussed and debated because that is the responsibility of the Weber County Commissioners as they agreed to be the 'body politic' for this project. If the CUP is approved then it will go forth to the County Commissioners and the planning and management issues can be hashed out there.
Plan to attend the meeting to be heard. This is a huge development for OV and South fork specifically.
Ron Gleason