Weber County Commissioners make a last minute change to Ogden Valley General Plan after all public input was closed.

Guest Post by Lee Schussman

Eden, UT

What a Travesty of the Democratic Process.

Come to meetings! Participate! Make your thoughts and ideas known! Get your fellow Ogden Valley residents involved! Over the past 40 years there have been dozens of occasions on which Weber County Commissioners themselves, Ogden Valley Planning Commission members, and members of the Weber County Planning Office have asked me and many others to PARTICIPATE -- to come to meetings, to work with them, to get others involved, and to make our thoughts known.

We were also told repeatedly by our County Commissioners (notably in 1998 when the first Ogden Valley General Plan was created, again in 2002 when the Ogden Valley Recreation Plan was made, and again for the past three years as the new General Plan has been crafted) that we should communicate our ideas to them, that we should TRUST them, and that we should let them know the directions in which we wanted to channel the inevitable growth of the Ogden Valley.

Well, for the past three years, Ogden Valley residents have done just that – they have PARTICIPATED! Many Ogden Valley residents spent hours in multiple meetings and workshops. 

As you are probably aware, the original “Advisory Group”of Ogden Valley residents worked with the Simpson Bowles consulting company to create the initial version of the plan. You can see those involved citizens listed in the final version of the plan. However, you may not be aware that, since the initial version, at least four revisions were then written.

Kim Wheatley of Huntsville worked tirelessly for hundreds of hours on these multiple revisions. He worked closely with Charlie Ewert, Principal Planner for Weber County Planning Office and with the Ogden Valley Planning Commission. During the last 2 years, Kim also spear-headed and held together a group of interested Valley residents who met regularly and who studied the issues, tried to understand the ramifications of each part of the plan, and wrote and re-wrote the 60 page document many times.

Given the parameters under which the General Plan had to be written, all these individuals labored long and hard to try to meet the needs of ALL of the many stakeholders involved in the development of the Ogden Valley. They deserve our sincere thanks and respect.

They also deserve the support of our three county commissioners. However, instead, at the last Weber County Commissioners’ meeting on August 30, in a few minutes, an important part of that good work was summarily thrown out by two of our commissioners.  In that meeting, after all public input was closed, in an arrogant and audacious manner, a motion to make a last minute change in an important part of the long-debated plan was made and passed. The motion was made by Commissioner Gibson, supported by State Rep Froerer, and voted in by lame-duck Commissioner Bell, while Commissioner Ebert voted against the last-minute change.

That motion re-establishes bonuses for TDR’s. This loop-hole, which Commissioners Gibson and Bell inserted into the General Plan, will allow the potential for further increases in the total density of housing units in the valley—above and beyond the already astronomical numbers of 16,000 housing units and 21,000 residents! Giving bonuses for TDRs sets up the potential for developers to make end-runs around existing caps on Ogden Valley growth.

This decision by two of our county commissioners establishes an important and long-reaching policy, and it was created in such a blatant and arrogant way that I believe it fuels the growing distrust and cynicism regarding our local government. 

So…Participate! Come to meetings! Make your ideas known. Involve your fellow Ogden Valley residents, and even work hard to actually help craft the plan! Then watch as a few politicians make decisions that blatantly contravene and are diametrically opposed to the will of the citizens. 

The residents of the Ogden Valley deserve and need better representation. Perhaps we will never get that representation until and unless we have five county commissioners, one from the Ogden Valley; or until the Ogden Valley breaks from the Weber County government and is incorporated as its own municipality.   

Lee Schussman

Eden, UT

Schussman's letter made it in the Standard Op Ed section, albeit a scaled down version:

Froerer, Gibson and Bell hijacked Ogden Valley General Plan

And the Standard reported on the same story here:

Weber Commission OKs growth plan for Ogden Valley

Nordic Valley's proposed Pine Canyon Lodge back on today's planning commission agenda.

We received notice of this important agenda item for today's planning commission meeting.

The Pine Canyon Lodge at Nordic Valley is on the Planning Commission agenda once again.

Here are the details: 

Tuesday, March 24, 2015

5:00 PM

Weber County Commission Chambers 

2380 Washington Blvd., Ogden UT

The developers made some changes and will be arguing they mitigated detrimental impacts. This could well be the last chance for public input.

The Gem committee has posted some valuable information about the proposed project that you can view here GEM committee website. 

There are many other important items on the agenda so we will post the majority of the agenda below:

2. Consent Agenda:

2.1. DR 2013-07 Consideration and action on an a two year time extension for the temporary gravel excavation and rock crushing operation at Powder Mountain Ski Resort in the Destination and Recreation Resort-1 (DRR-1) Zone (Russ Watts, Representative for Summit Mountain Holding Group, LLC)

2.2. DR 2014-12 Consideration and action on a request for Design Review approval of a Community Church to be located at 9228 East 100 North in the Agricultural Valley-3 (AV-3) Zone (Karl Lundin, Agent for Ogden Valley Community Church)

2.3. CUP 2015-06 Consideration and action for a Conditional Use Permit to install an 82 foot monopine cell tower located at Snow Basin above Becker Lift and a new 12 foot by 26 foot pre-fabricated equipment shelter located at approximately 3925 Snowbasin Road in the Destination and Recreation Resort-1 (DRR-1) Zone (Pete Simmons, Agent for Verizon)

2.4. DR 2014-08 Consideration and action on a request for design review approval of a shed and pergola for Maverik Country Stores in Eden located at 2500 North Hwy 162 in the Commercial Valley-2 (CV-2) Zone (Brad Morgan, Agent for On-Site Development; Neil Mantela, Maverik Country Stores)

2.5. CUP 2015-01 Consideration and action on a request for design review approval of a barn and storage building that is more than twice the size of the home located at 3047 E 5750 N, in the Agricultural Valley-3 (AV-3) Zone (Shannon Sandberg, Applicant)

3. Administrative Items:

a. Old Business

1. CUP 2014-29 Consideration and action on a Conditional Use Permit for a condominium project (Pine Canyon Lodge) in the CVR-1 Zone including lockout rooms and an average building height of 46 feet located at 3567 Nordic Valley Way in Eden, (Skyline Mountain Base, LLC, Applicant)

2. Discussion Amenities and phasing of Edgewater Beach Resort PRUD

4. Public Comment for Items not on the Agenda:

5. Remarks from Planning Commissioners:

Reminder: Ogden Valley General Plan Workshop Tonight

Don't forget the "What if" workshop tonight.  While we suspect the intentions of the county are honorable with regard to the "plan" for the valley, it is important our rank and file citizens attend and provide input.  

We received an interesting email recently from a California contractor and developer with ties to Ogden Valley, and feel it important to share:

Are you going to the meeting on 26 Feb for the workshop?  Do we know what they are up to?  Do you realize that these meetings with these formats are designed to divide and conquer?  It should be turned into a regular meeting where people speak to a general audience with or without a moderator. This is very effective in getting locals to agree to things that they never dreamed of.   
I see less water and more houses coming out of this.

We have to agree.  While we appreciate the request for input, quite often those who provide the 'input' (or are asking for the input) are those who have a different view of how the valley should look in 20-30 years from now.  Often the input comes from developers or investors who are scheming to make a fortune at the expense of those who choose to make Ogden Valley their home.

Attend tonight and speak up.

GEM Committee responds to gigantic condo project at Nordic Valley

Guest Post by Kimbal Wheatley, GEM Committee Chair

The GEM committee (Growth with Excellence Mandate) decided to defend the Valley against the Conditional Use Permit for a gigantic condo project adjacent to an existing Nordic Valley neighborhood. And make no mistake about it, this building is huge...it is has the square footage of a Walmart super center and is taller than any building from the Valley all the way to I-15. It is double the size of any building permitted in our land use code.

We carefully researched the law and find that our Planning Commission has full authority and obligation to make approval/denial decisions about conditional use permits consistent with our General Plan and Land Use Code (ordinances). GEM has put together a legal framework we hope will empower the Planning Commission to make a decision to deny the condo project in its current form.

Click here to view the legal framework.

Summit Mountain Holding Requests Zoning Changes at Powder Mountain

Important Public Hearings Tuesday Morning at 10 am

We urge you to read the January 1, 2015 issue of the Ogden Valley News which hit newsstands earlier today for more details of a meeting that will be held Tuesday morning, December 23, 2014 @ 10:00 am.

In summary, two public hearings will be held at the Weber County Commission Chambers at the Weber Center in Ogden.

Here are the formal announcements of the Public Hearings, and we will note that the link on the Commission website announcing Public Hearings is blank.  We had to search the regular commission agenda to find notice of the public hearings:

 The Board of Commissioners of Weber County, Utah will hold a regular commission meeting in the Commission Chambers of the Weber Center, 2380 Washington Boulevard, Ogden, Utah, commencing at 10:00 a.m. on Tuesday, the 23rd day of December 2014.

  2.              Public hearing to consider and take action on a request to amend Title 108

                                  (Standards), Chapter 3 (Cluster Subdivisions) and Title 106 (Subdivisions),

                                  Chapter 2 (Subdivision Standards) of the Weber County Land Use Code.

                                  Presenter: Scott Mendoza

                

                 3.              Public hearing to consider and take action on Zoning Petition ZMA #2014-01 by

                                  Summit Mountain Holding Group L.L.C. to rezone approximately 6,160 acres, at

                                   Powder Mountain Resort, from Commercial Valley Resort Recreation (CVR-1),

                                   Forest Valley-3 (FV-3) and Forest-40 (F-40) to the Ogden Valley Destination and

                                   Recreation Resort Zone (DRR-1).

                                  Presenter: Scott Mendoza

                 4.              Public comments. (Pease limit comments to 3 minutes)

Soon after the public hearings, the commissioners will take action on these important items.

6.              Action on public hearings:

                                 

                                  G2-           Request for approval to amend Title 108 (Standards), Chapter 3

                                                   (Cluster Subdivisions) and Title 106 (Subdivisions), Chapter 2

                                                   (Subdivision Standards) of the Weber County Land Use Code.

                                  G3-           Request for action on Zoning Petition ZMA #2014-01 by Summit

                                                   Mountain Holding Group L.L.C. to  rezone approximately 6,160 acres,

                                                   at Powder Mountain Resort, from Commercial Valley Resort                                                     Recreation   (CVR-1), Forest Valley-3 (FV-3) and Forest-40 (F-40) to the

                                                    Ogden Valley Destination and  Recreation Resort Zone (DRR-1).

There you have it.  With very little notice of the public hearing, the commission will have a public hearing and take action on two important items the same day.

Merry Christmas, our humble readers.

Powder Mountain's Summit Eden development moves ahead

The Standard Examiner reported yesterday that the Summit Eden development is one step closer to fruition.  From the article,

The Weber County Commission held a public hearing Tuesday to discuss a conditional-use permit for a 154-unit residential development called Summit at Powder Mountain Phase 1, to be located southwest of the traditional ski areas.

Although the purchase of Powder Mountain will not be final for another couple of weeks, as the management company of the ski resort, Summit Mountain Holding Group is moving forward based on plans previously approved by the original owners.

Last November, the commission approved a petition to rezone 4,297 acres of the Ogden Valley resort, as part of a deal with Western American Holdings LLC. The rezone allows for a golf course, affordable housing for employees and other development, such as condominiums and an expanded ski area.

The first phase of plans put forward by Summit is for a 154-unit residential development.

Click here to read the entire article

The article goes on to state,

Before it can begin work on the development, infrastructure improvements must be made to the mountain.

Last month, the county agreed to back a $22.5 million bond for Summit Mountain Holding Group, with the approval of a memorandum of understanding to create a special assessment district.

The special assessment district will levy taxes within a 1,570-acre development to build the infrastructure, through a 20-year bond.

Summit Mountain Holding Group will use the money to build a water well, water holding tank, sewer system and roads on Powder Mountain to service future development.

Construction on the infrastructure should begin by late summer.

While we are on the subject of Summit, startupflavor.com posted an upbeat article about Summit and things happening as a result in and around Ogden.


Click here to read Summit and Northern Utah — The Next Railroad Boom Comes To Ogden

What say ye about the latest news from PowMow?

Summit Assessment Bond Town Hall Meeting reminder and updates

UPDATED@ 11:30 am with a guest post from Steve Clarke

In preparation for tonight's Town hall meeting sponsored by the Summit Group, we will include some clean up items along with a couple of guest submissions.

But first, here are the details of the meeting.

Tonight, March 25, 2013 @ 7:00 PM
Pineview Lodge @ Wolf Creek (Behind Harley & Bucks)

We will also include a letter to Commissioner Zogmaister that was forwarded to us with some sage advice, we think:

Commissioner Jan Zogmaister : I am a part-time resident in Ogden Valley for over 15 years and own a condominium and townhouse in Moose Hollow which is a part of Wolf Creek Resort. As such I pay over $10,000 a year in property taxes.

When the Summit Series people arrived on the scene approximately a year ago to evaluate and ultimately purchase Powder Mountain, they were favorably viewed particularly in light of the previous developer (Powder Town). It is an understatement to say that Powder Town was not favorably viewed by the residents of Ogden Valley.

Fast-forward a year and the residents of Wolf Creek while still hopeful that the Summit Series people will be good citizens and custodians of the treasure of Powder Mountain, some of us are getting concerned and skeptical about Summit Series and what appears to be elitist behavior. Some people are concerned that after a year or two the Summit Series will turn Powder Mountain into a private club similar to the debacle at Wolf Creek which led to its bankruptcy.

Since this proposed $17 million bond whether revenue or otherwise, is being issued under the umbrella of the Weber County government unit, it would make sense to insure a public benefit in the form of a covenant that Summit Series agrees to keep Powder Mountain (or at least the currently existing ski mountain) both public and affordable. Affordable would be defined as not raising ticket prices more than the cost of living etc. along with no additional fees to the public.

I hope you will give serious consideration to my proposal to insure that there is a public benefit in exchange for this bond and that Powder Mountain continues to be available to all of us.

Joe Buchanan

We will finish up with some pertinent links from the last couple of days regarding the proposed bond.

Click here to review the Weber County Planning Commission packet for the proposed development.

  

UPDATED: Weber County Commissioners Make Plans to Carry $17 Million Bond for Pow Mow Private Developers Summit Group

From the Weber County Forum: Ogden Valley Forum: Weber County Commissioners Make Plans to Carry $17 Million Bond for Pow Mow Private Developers Summit Group - Updated

Summit to host Town Hall meeting Monday regarding the proposed special assessment bond.

 We have applauded the Summit Group in the past for their apparent openness and outreach to the community, but were disappointed to hear that the county has chosen to present this and potentially act on a $17 Million decision with little or no input from the residents of the county.  We hope the Summit Group will have an open discussion this evening and we urge them to stick around until every question from residents and neighbors has been fielded. 

 What say ye Ogden Valley faithful? 

 Update @ 11:30 am on March 25, 2013:  

We just received this guest post from Steve Clarke

Be informed on the Summit Bond question

The $17M bond for roads, water, and sewer at Summit Eden are a hot topic.  Why no public hearing, why no news coverage, what does it mean to me as a taxpayer?

We all assume the worst when we don’t know better, so let’s make sure we have the facts before exhausting our energy.

The applicable law is Utah Code Title 11 Section 42, the Assessment Area Act.  Here’s the link: http://le.utah.gov/UtahCode/section.jsp?code=11-42 .  Once you’ve waded through the pages of definitions we see a state law written to enable the “local entity” (in our case the County) to work with developers to install public utilities (which will eventually become property of the County) using a bond which is paid for by the property owners within the area being served. 

There are several ways the public is protected in case the developer goes bankrupt.  For example: The County holds a lien on the property that supersedes even the 1^st mortgage of a residence built on the property, the bond is set up in phases, a reserve fund can be established, etc.  Our State legislature has thought long and hard about protecting our interests as taxpayers.

The law provides for property owners within the area being assessed to file a written protest.  It requires public notices and a public hearing for those property owners.  In the case (like Summit) where there is a single owner the public notice and hearing can be waived.

Folks, if we have a concern about this process let’s get our input to our State legislators.  Our Commissioners and the petitioner (Summit) are following the law to the “T” in this case. 

The bigger issue for us is how we protect the rural atmosphere and other values of our General Plan in the face of “big money” and developers of every persuasion coming to the Valley, as they surely will.  The answer is to get land use ordinances in place which help manage the growth without stepping too heavily on the property rights of each and every one of us, especially our larger land owners.  Having been involved in this process for the last 10 years I can tell you we are not there yet!  Ask the Commissioners and our Planning Commission for action.  They know what the next steps are, but those steps require a consulting budget and public process which will demand their commitment.  With folks like Summit at their desks almost every day asking for their support our County officials need to know we care and wish planning to take a higher priority.

Respectfully, Steve Clarke

  

Summit To Present Their Phase 1 PRUD Plans For Powder Mountain to Weber Planning Commission

The Summit Group will be presenting their Planned Residential Unit Development (PRUD) to the Weber County Planning Commission on Tuesday, February 26, 2013.

Here are the details:

February 26^th  @ 5:00
Weber County Commission Chambers 
2380 Washington Boulevard
Ogden, UT 84401, USA

Click here to view the agenda

Click here to download the commission packet (large file which may take some time to download).

Here is an excerpt from the agenda:

• 3.1 Administrative Items
  • a. New Business
    • 1. CUP 2013-03 Consideration and action on an administrative application, Summit at Powder Mountain Phase 1, consisting of a 141 unit Planned Residential Unit Development (PRUD) located at Powder Mountain, Western America Holding LLC, Applicant, Russ Watts (Summit Eden), Agent

• • • 2. CUP 2013-01 Consideration and action on an administrative application regarding a Conditional Use Permit request for an agri-tourism operation located at approximately 465 North and 9000 East, Patricia Dickens/Kelley Creek Farm, Applicant

• • • 3. CUP 2013-05 Consideration and action on an administrative application regarding a Conditional Use Permit request for an agri-tourism operation located at approximately 6949 East 1900 North, Juan and Ingrid Sanchez/Renaissance Farms, Applicant 

Summit To Host Townhall Meeting Regarding Their Planned Residential Unit Development (PRUD) Application

An open notice from The Summit Group

Dear friends and neighbors,

It's been an exciting few months and we're happy to announce that we'll be submitting our Planned Residential Unit Development application to the county at the end of February.

In an effort to keep the valley community informed and engaged we're happy to announce a town hall meeting on the PRUD application and Summit's plans for Powder Mountain. Please come join us, we're looking forward to offering an overview of the plan and addressing questions and comments.

Day: February 13, 2013
Time: 6:30pm
Location: 3900 N Wolf Creek Dr, Eden, UT (right past Harley & Bucks)

The Summit Group

Weber County Commissioners Consider Action on Rezone Request at Powder Mountain November 13

Guest Post by Shanna Francis

The Weber county Commission will consider action on a rezone request at Powder Mountain on Tuesday, November 13 at 10:00 a.m. in the Commission Chambers located in the Weber Center, 2380 Washington Blvd. in Ogden. 

The rezone petition is being requested by Steven H. Nielsen II (Pronaia Capital) representing Western America Holding, LLC, which is requesting a rezone to approximately 4,297 acres located at Powder Mountain Resort from Forest Residential-3 (FR-3), Forest Valley-3 (FV-3), Commercial Valley Resort Recreation-1 (CVR-1), and Forest-40 (F-40) to FV-3, CVR-1, and F-40.  In addition, they will consider a Zoning Development Agreement between Weber County and Western America Holding, LLC as part of Zoning Petition 2006-18

A staff report on the Weber County web site, found at https://miradi.co.weber.ut.us/projects/view/511_Powder provides a brief background to the petition and states the following:

“On June 1, 2010, a Memorandum of Understanding (MOU) between Weber County and Western America Holding, LLC was approved as a precursor to a formal Zoning Development Agreement between the parties regarding development at Powder Mountain Resort.  The MOU promoted the creation of a Development Agreement that would establish the basic development parameters for Powder Mountain and cause the withdrawal of the Powder Mountain Town Incorporation Petition and litigation associated therewith.  Negotiations on the Development Agreement began soon after the MOU was approved and have continued until the parties recently reached an agreement.  The agreement has been patterned after the County’s development agreement with Snowbasin Resort.

“One of the main reasons that the Development Agreement has taken so long to finalize is that Western America Holding, LLC Began negotiating the sale of Powder Mountain Resort during the Development negotiations.  The potential buyers needed additional time to review the agreement and the negotiation process slowed down to accommodate this.  The Planning Division, County legal counsel, and Western America Holding, LLC have now agreed in principle to the October 29 draft of the Development Agreement.

“Each section of the MOU is addressed in the development agreement as are many of the principles that make up the Ogden Valley Planning Commission’s 19 conditions recommended in 2007.  The County worked hard to incorporate these principles into the Development Agreement and the only conditions not addressed in some form are the number of limitations on hotel and commercial development, and the commencement of development with a multi-family/commercial village. . . a public hearing is not required to take action on this Development Agreement.

“If the Agreement is signed by both parties, all pending litigation will be dismissed, and Western America Holding, LLC shall immediately withdraw the Powder Mountain Town Incorporation Petition that had been stalled.  The county will then rezone the property as described in the application request (visit Weber County’s web site to read a copy).  This Agreement will then supersede the MOU.  If any amendments are sought by either party, they must go before the Planning Commission for a public hearing.”

The approval of a request to rezone the resort to a Destination and Recreation Resort Zone (DDR-1) would require the approval of a new Development Agreement where the developer would need to show that the resort can meet the rezone application requirements.

The Weber County Planning Commission is recommending approval of the Zoning Development Agreement.  The Agreement is based on the provisions of the MOU and takes into account most of the Ogden Valley Planning Commission’s earlier mandated 19 conditions.

Ogden Valley Residents - Public Hearing Scheduled for July 3, 2012

A public hearing is scheduled on July 3, 2012 at 10AM in the Weber County Commission chambers regarding Zoning Text Amendment ZTA 2012-05, amending Chapter 5B (Agricultural Valley AV-3) Zone Section 5B-3.  Permitted Uses Requiring five (5) acres minimum Lot Area to allow Custom Exempt Meat Cutting including wild game, and amend Chapter 1 (General Provision by adding a new definition of Custom Exempt Meat Cutting).

These issues should be a concern for every one in the Ogden Valley.

Garret Jones is asking to allow custom meat cutting in the AV3 Zone and wishes to add a new definition for custom exempt meat cutting. The whole of Ogden Valley and Weber County should be concerned and question the impact of such a change. Citizens at the July 3rd meeting should express all of their questions to the County Commissioners.

One question we should all ask, is how does custom meat cutting, wrapping and preparation of meat (wild and domestic) help maintain Ogden Valley’s rural atmosphere and life style?


Sandi Tuck

Ogden Valley Sign Ordinance

Guest Post by the Protectorate

I called and spoke with the Weber County planning department about the new signage ordinance that was pasted for Ogden Valley only.  They said basically all signs are illegal without an approved land use permit.  And anyone with a home business can not advertise their business with a sign out front, even if they apply for a land use permit.  And no business can have off-site signage advertising their business.  

So for instance, Huntsville BBQ. They can have their signs on their building, but the couple of signs they have out around town directing people to where their location is, well they are illegal.  And the signs we see around for the 1st Annual Huntsville Marathon....guess what - illegal.  The planning department said that they had an inspector up here today (last week) because they got numerous phone calls about the marathon signs and people wanting to know if they had land use permits. 

I just think this a little ridiculous.  And I asked what the problem really was?  Because when I drove around the valley today, I saw a lot of signs advertising chainsaw sharpening. tax services, sod, greenhouses, dirt and garbage removal and signs for the marathon, but none of it was tacky or looked bad.  

But planning said "they"didn't like stuff like that in Ogden Valley.  And all the red signs for "STOP Green Valley Academy"...illegal.  It just seems crazy that  as a home owner I cannot put what ever sign I want on my property as my 1st amendment right. However, this signage thing doesn't apply to political signs? They can plaster them all over the Valley.  So people can advertise their political views, but myself and neighbors can't advertise their home businesses or any fundraising or special events, including 4th of July etc....

This seems so wrong. I think we should start a petition..

URGENT: Two Important County Meetings Today

Custom Exempt Meat Cutting Ordinance on the planning commission agenda

The Weber County Commissioners will hold a regular commission meeting in the
Commission Chambers of the Weber Center,
2380 Washington Boulevard, Ogden, Utah,
at 10:00 a.m. on
Tuesday, the 24th day of April 2012.

Here is the entire agenda.

Here are some items of particular interest to Ogden Valley residents:

 E. Action

1. Request for consideration and/or action on a request for final approval of The Summit at Ski Lake No. 11 including a Subdivision Improvement Agreement in the amount of $108,350.83 and a Survey Monumentation Improvement Agreement in the amount of $700.
Presenter: Sean Wilkinson

 F. Public hearing
1. Motion to adjourn public meeting and convene public hearing.
2. Public hearing for consideration and/or action on staff amendments to the Weber County Zoning Ordinance Chapter 1 (General Provisions), Chapter 9-A (Shoreline Zone (S-1), Chapter 23 (Supplementary and Qualifying Regulations), Chapter 23 (Supplementary and Qualifying Regulations), Chapter 24(Parking and Loading Space, Vehicle Traffic and Access Regulations), Chapter 29 (Board of Adjustment), Chapter 31 (Administration), and Chapter 36-B (Hillside Development Review Procedures and Standards) regarding the Weber County Board of Adjustment.
Presenter: Sean Wilkinson
3. Motion to adjourn public hearing and reconvene public meeting.
4. Action on public hearing.

 The next important meeting is:

The Ogden Valley Planning Commission Meeting
Weber County Commission Chambers, Weber Center (2380 Washington Blvd).
The meeting will begin at 5:00 p.m.
April 24, 2012


Here is the entire agenda.

Here are some items of particular interest:

2. Petitions, Applications, and Public Hearings:

• New Business:

2.1. ZTA 2012-05 Zoning Text Amendment ZTA 2012-05 amending Chapter 5B (Agricultural Valley AV-3) Zone Section 5B-3 Permitted Uses Requiring Five (5) Acres Minimum Lot Area to allow Custom Exempt Meat Cutting including wild game and amend Chapter 1 (General Provisions) by adding a new definition of Custom Exempt Meat Cutting.

3. Public Comments:

4. Planning Commissioner’s Remarks:

Custom Exempt Meat Cutting?   What exactly does that mean?

You may read the planning commissioner packet here.

UPDATED TIME - 5pm. Proposal to add "Custom Exempt Meat Cutting" as a permitted to be heard by Planning Commission

County wide ordinance change proposed and planned to be heard April 24, 2012 @ 5:00 pm.

Our faithful readers will remember the ongoing saga of the meat cutting plant in Liberty.  Last year, the Weber County Planning department approved the business license for Garet Jones to operate a custom meat cutting plant on some family owned land.  Neighbors were upset by the outcome, hired an attorney and requested an interpretation and decision from the State Ombudsman.   Ultimately, the Ombudsman sided with the neighbors and the planning department rescinded the business license.  The Jones' appealed the decision to the board of adjustments, who voted to uphold the decision to revoke the business license.

Now, Garet Jones has proposed an amendment Chapter 5B-3 and 1-6 as a permitted use to add "Custom Exempt Meat Cutting".

From the Staff Report:

The petitioner is proposing to amend Chapter 5B (Agricultural Valley AV-3) Zone Section 5B-3 Permitted Uses Requiring Five (5) Ares Minimum Lot Area, to allow Custom Exempt Meat Cutting as a permitted use and amend Chapter 1 (General Provisions) by adding a new definition of Custom Exempt Meat Cutting. The proposed definition of the Custom Exempt Meat Cutting is as follows: The cutting, wrapping, and preparation of meat for human consumption; provided, however, that the source of meat shall be limited to animals that are part of one or more livestock operation(s) in Weber County, and/or wild game.

The applicant is also proposing two standards for this type of operation, besides being on 5 acres. The first standard is the parcel would have to be located with access to a collector or arterial road as shown by the Weber County Transportation map and the second condition is that the operation needs to be located within a completely enclosed building with no outdoor storage.

You may view the details by visiting the Weber County Miradi.

The Planning Staff is recommending that the planning commission amends the ordinance as proposed.
Staff Recommendations:

Staff recommends that the Planning Commission recommend to the County Commission approval of Zoning Text Amendment ZTA 2012-05 amending Chapter 5B (Agricultural Valley AV-3) Zone Section 5B-3 Permitted Uses Requiring Five (5) Ares Minimum Lot Area to allow Custom Exempt Meat Cutting including wild game, and amend Chapter 1 (General Provisions) by adding a new definition of Custom Exempt Meat Cutting based on the following:

• The use is supported by the General Plan
• The use will allow support and/or supplement a farmer’s agricultural pursuit
• The use is less intense than other uses such as regular daycares, fur farms, contractor equipment storage as part of a farm/farm operator, commercial garden center, and animal hospitals/clinic
• Similar uses are already allowed such as a slaughter house, slaughtering up to 500 rabbits, turkeys, beavers, frogs, and other animals
• Historically found as part of a rural agricultural area 

The conditions for approval:

• The use be allowed in a separate building with no outdoor storage
• The use is to be accessory to a dwelling on a 5 acre parcel
• Located with access to a collector or arterial road

Proposed definition to be added to Chapter 1 (General Provisions) Section 1-6 Definition:

Custom Exempt Meat Cutting: The cutting, wrapping, and preparation of meat for human consumption.

Proposed language for Chapter 5B (Agricultural Valley AV-3) Zone

Section 5B-3 Permitted Uses Requiring Five (5) Ares Minimum Lot Area: Custom Exempt Meat Cutting limited to animals that are part of one or more livestock operation(s) in Weber County, and/or wild game; located with access to a collector or arterial road; the operation be located within a completely enclosed building with no outdoor storage, and as accessory to a dwelling.

This should generate a meaty discussion.  Dig in humble readers!