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Thursday, May 08, 2008

Bison Creek Ranch Hangin' By A Thread

The word is out and about in Ogden Valley that the Bison Creek Ranch subdivision near Huntsville may be hanging by a thread. This could have a significant impact on other approved subdivisions in the area on the South end of Pineview. The Rivers Cluster (South of Huntsville Town) and Trappers Crossing (old Trappers Loop Road) subdivisions were to link up with the Bison Creek project and use the new wastewater treatment facility that was to be constructed by the Bison Creek developers. If Bison Creek does not build their project, the other two subdivisions must return to the Ogden Valley Planning Commission to address and gain approval for how they are going to handle the wastewater treatment for their projects.

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How would you like to be a developer in an overbuilt and declining market?


Ron Gleason said...

In my opinion there are two major issues here if Bison Creek does not move forward at this time:

1 – Water. The three sub divisions were to interconnect and have Eden Water manage the system. Eden Water was also going to extend their existing infrastructure from Heritage Knoll to connect to the interconnected subsystems. Bison Creek was going to drill a well on their property, not sure if they were going to provide water for more than just their subdivision, and a 400,000 gallon water tank. The OVPC provided preliminary approval for Bison Creek and The Rivers with the provision that they needed to find/provide ‘wet water’ prior to final approval being provided by the County Commissioners. Where is the culinary water coming from for Trappers Crossing and The Rivers?

2 – Sewer. As was stated all three subdivisions were to utilize the new treatment plant that was/is to be built in the Bison Creek subdivision. The County Commissioners agreed to be the body politic for these three subdivisions. The developers of Trappers Crossing have started to look for alternatives for sewer and had discussion with the county and state for a shared leach field setup. This apparently went no where so they are looking at installing their treatment plant, the same one installed at Crimson Ridge and the County Commissioners are asking them to provide enough capacity for The Rivers subdivision.

If this new treatment plant is the option pursued do Trappers Crossing and The Rivers have to go back to the OVPC for approval for this change?

If a major change is made to a subdivision after OVPC final approval but before the County Commissioners have provided final approval does the whole process need to start over? That is must it go back before the OVPC? What is the definition of a major change?

Is it true that once OVPC has provided ‘final approval’ that the developer has one year to get final approval from the Weber County Commissioners?

Valley said...

We at the forum have not spoken with the Planning department directly, but have heard from a reliable source that the process would have to start over.

As far as the definition of a "major change," vague references are common in governmental ordinances, but we would think a change in the source of two of the developments largest infrastructures would certainly constitute "major."

Any experts (or amateurs) wish to chime in?

Ron Gleason said...

The commissioner I was in a meeting with did not imply or indicate that the process would have to start over.

Anonymous said...

Our County Commissioners have proven themselves to be Developer friendly and have even gone against the recommendations of the Planning commission on occasion. I would guess they would roll out the concilitory red carpet for these struggling developers.

Oh, but wait. Deaden is up for reelection, so he may know he had better represent those who elected him.

Anonymous said...

It is time we tracked the record of the Weber County Commissioners and vote based on how they support the citizens of Ogden Valley. Collectively, we can be a force not to be ignored. The best way to change the OVPC is to change the people who appoint them. We should have at least one Weber County Commissioner from Ogden Valley.

New Guy said...

I will be brief!
As a relatively new resident, my opinion comes at best as a fresh perspective without past bias or personal obligation to process or person. I first came to Ogden Valley in 1995. It was still quiet then.

Most of us are here for the very reasons developers (and planners) want to capitalize on; snow, scenery, lifestyle/pace, recreational opportunity, low population, and a relatively naive (in the good sense of the word) population of long-time land owners. Thats why most of us are able to be here now - planners and developers.

WE wanted the life AND a piece of the action while the price was here we are.

If your own property value were say 40% of what it is now, developers might be less willing to attempt such aggressive projects. But alas, we all want to enhance our own equity and limit/define that same access to profit for others i.e.exclusivity.

Whatever tack is chosen to fight irresponsible development, it had better first recognize the motives of developers/builders/buyers over the past 10 years or so and be prepared to explain our rarely mentioned willingness to accept personal profit (prev development) while calling newbie investor and developer profit aims as ecologically devastating and economically greedy.

Frankly, I believe all large scale developments should be halted until a completely transparent vision for this valley is developed, explained and imposed. If this valley is for sale to the highest bidder (Powderville), kiss everything but our equity goodbye(e.g. Park City), pay $10 or more to park at Pineview, $100 lift tickets and get on with life.

But if those original qualities matter, we should put our time (lunch, after work, weekends, etc) to fight for a moratorium throughout the valley, acknowledge that such an action benefits us personally, but that our goals are primarily driven by the long term survival of the Ogden Valley and its unique and priceless spirit.

If we look at "those developers" any different than "those developers" that built our homes, we will never stop the violation of this place... never.

Money (yours, mine, theirs)cannot come first - but so far, it has.

I will watch closely, learn quickly, and work with others to act wisely and honestly.

This valley should not become a giant corporate retreat for the already privileged!

New Guy

The problem with the rat race is that even if you win, you're still a rat... Lily Tomlin

Anonymous said...

The intent of engagement by citizens is not to stop all development, but to contain that growth within the General Plan numbers so we don't find us as Park City West. Powder Mountain can develop now without any rezone or incorporation and have 1500 buildings up at the new resort. They want two golf courses and 3700 buildings or more! This greed and a lack of safety concerns regarding the single dangerous road and no regard to the impact on the Valley is what we must deal with, not sane, measured development.