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.
Sunday, March 18, 2007
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
Wednesday, February 28, 2007
A PRECEDENT SETTING P & Z MEETING (aka Dark Tuesday)
A nasty, Valley life altering precedence was set by the Ogden Valley Planning Commission Tuesday night when they gave preliminary approval to the Bison Creek Ranch Subdivision in Huntsville. 150 lots on 458 acres (of which, at least 165 acres is in wetlands) with bonus density given for clustering, trails, road stubs, and excess sewage capacity. What a bunch of ... sewage! By the way, we at the Forum strongly disagree with giving developers a bonus when they will already receive a huge financial windfall by means of clustering their infrastructure (water lines, utilities, roads, etc.)
The precedence set now allows BIG builders to develop wetlands. Sadly, many citizens brought up compelling reasons for the issue to be tabled, but the Commission made the approval with a list of contingencies rather than tabling the proposal. The motion for approval was made by Greg Graves and seconded by Verl Creager, who incidentally appeared to be asleep (or at least uninterested) during much of the 5 1/2 hour meeting. The bottom line is that many real and legitimate concerns were brought up, and in true "Dog and Pony Show" fashion, the approval was rubber stamped.
Our hats go off to Commissioners Gary Allen and Keith Rounkles for asking the right questions and taking a definite stand against the travesty. We thought Commissioner Holmstrom may step up to the plate, but she grounded out by waffling to an "Aye" vote after all other votes had been cast.
Speaking of the commissioners, Jim Banks was noticeably absent. We support and agree with the Letter to the Ogden Valley News Editor published on February 15, 2007. Mr. Banks is definitely in a conflict of interest and should step down from the Commission. He works for the water companies of several Valley developers - the same developers who constantly bombard the P & Z and County Commissioners with rezoning requests and development approval.
More will be published, but it is time to wake up and get involved Ogden Valley. There are a couple of citizens groups forming and these groups would love your involvement. Members of the East Huntsville Planning Committee and the Valley Residents for Responsible Development are two such groups.
It is time to get unified and take a stand!
The precedence set now allows BIG builders to develop wetlands. Sadly, many citizens brought up compelling reasons for the issue to be tabled, but the Commission made the approval with a list of contingencies rather than tabling the proposal. The motion for approval was made by Greg Graves and seconded by Verl Creager, who incidentally appeared to be asleep (or at least uninterested) during much of the 5 1/2 hour meeting. The bottom line is that many real and legitimate concerns were brought up, and in true "Dog and Pony Show" fashion, the approval was rubber stamped.
Our hats go off to Commissioners Gary Allen and Keith Rounkles for asking the right questions and taking a definite stand against the travesty. We thought Commissioner Holmstrom may step up to the plate, but she grounded out by waffling to an "Aye" vote after all other votes had been cast.
Speaking of the commissioners, Jim Banks was noticeably absent. We support and agree with the Letter to the Ogden Valley News Editor published on February 15, 2007. Mr. Banks is definitely in a conflict of interest and should step down from the Commission. He works for the water companies of several Valley developers - the same developers who constantly bombard the P & Z and County Commissioners with rezoning requests and development approval.
More will be published, but it is time to wake up and get involved Ogden Valley. There are a couple of citizens groups forming and these groups would love your involvement. Members of the East Huntsville Planning Committee and the Valley Residents for Responsible Development are two such groups.
It is time to get unified and take a stand!
Tuesday, January 30, 2007
BAIT AND SWITCH ZONING and More
The January 23, 2007 Ogden Valley Planning Commission meeting was lengthy to say the least at more than 5.5 hours. It is quite obvious there are more items taking place in the Valley than one commission can reasonably handle and it is time to petition our County Commissioners to appoint another East Huntsville Planning commission. As of late, much of the proposed development seems to be happening on the South side of the Valley.
The agenda shows many items such as the Rezone request from Lisa Karam for property on the Old Snowbasin road and Highway 39. In a classic bait and switch, she seeks a rezone from CV-2 to CV-1 so 70 Condotels can be constructed instead of a 70 room hotel. Money talks and she will surely cash in on the Condotels. The Snowbasin road traffic will be worse than it was when the road served as primary access to Snowbasin. Interestingly, Steve Roberts, the Passionate developer from Wolf Creek, spoke against the debacle. Ultimately, the Planning Commissioners tabled the request, although there is a sign on the property serving as a public notice of the request. She will be back.
There was also a request for the Two Rivers Cluster Subdivision which is being proposed just South of Huntsville. They are proposing packing in some 46 lots on ground that is usually under water. This is one of three large subdivisions proposed in the Huntsville area that all hinge on a state of the art sewage system that will produce gray water suitable to drink. Are you going to drink the gray Kool Aid?
They are also planning on having water piped from Eden and the homes will not have basements (maybe too much water in those two rivers). Thanks to the Eden Water company for our current development boom.
A councilman from Huntsville (Galt, we believe) was asked why the Town of Huntsville did not wish to annex the property and why they did not respond to a letter from the WC planning staff. His compelling response was that they had reviewed the letter from Weber County asking if they were interested, but interpreted it to mean reply only if interested, which they weren’t. He went on to say the project didn’t fit the town's Master Plan, the density didn’t fit their zoning and the property in question represented too much risk of high water. He said, "we didn’t want to be involved with law suits when homes flooded."
The next Ogden Valley Planning Commission meeting will be February 27th - it should be interesting!
It is time to wake up and get involved Ogden Valley. Where will our first stop light be?
The agenda shows many items such as the Rezone request from Lisa Karam for property on the Old Snowbasin road and Highway 39. In a classic bait and switch, she seeks a rezone from CV-2 to CV-1 so 70 Condotels can be constructed instead of a 70 room hotel. Money talks and she will surely cash in on the Condotels. The Snowbasin road traffic will be worse than it was when the road served as primary access to Snowbasin. Interestingly, Steve Roberts, the Passionate developer from Wolf Creek, spoke against the debacle. Ultimately, the Planning Commissioners tabled the request, although there is a sign on the property serving as a public notice of the request. She will be back.
There was also a request for the Two Rivers Cluster Subdivision which is being proposed just South of Huntsville. They are proposing packing in some 46 lots on ground that is usually under water. This is one of three large subdivisions proposed in the Huntsville area that all hinge on a state of the art sewage system that will produce gray water suitable to drink. Are you going to drink the gray Kool Aid?
They are also planning on having water piped from Eden and the homes will not have basements (maybe too much water in those two rivers). Thanks to the Eden Water company for our current development boom.
A councilman from Huntsville (Galt, we believe) was asked why the Town of Huntsville did not wish to annex the property and why they did not respond to a letter from the WC planning staff. His compelling response was that they had reviewed the letter from Weber County asking if they were interested, but interpreted it to mean reply only if interested, which they weren’t. He went on to say the project didn’t fit the town's Master Plan, the density didn’t fit their zoning and the property in question represented too much risk of high water. He said, "we didn’t want to be involved with law suits when homes flooded."
The next Ogden Valley Planning Commission meeting will be February 27th - it should be interesting!
It is time to wake up and get involved Ogden Valley. Where will our first stop light be?
Thursday, January 18, 2007
Septic vs. Sewer
From Larry Z
While Mr. Nelson's blog is right on in general terms, we should establish some priorities regarding growth in the Valley. We should stop all new septic tank installations and require sewer connections for all new construction. No matter what your plan idea is, new septic tank additions will lead to greater alge growth in Pineview and pollution of ground water as the valley grows.
Larry Zini
While Mr. Nelson's blog is right on in general terms, we should establish some priorities regarding growth in the Valley. We should stop all new septic tank installations and require sewer connections for all new construction. No matter what your plan idea is, new septic tank additions will lead to greater alge growth in Pineview and pollution of ground water as the valley grows.
Larry Zini
Wednesday, January 17, 2007
Welcome All Ye Ogden Valley News Readers!
Welcome to the Ogden Valley Forum. We are striving to be an information center for OUR Ogden Valley. We do have the Draft versions of the Proposed ordinances and will update them as new versions become available(to view, scroll down or click on the archive). Be sure to take the mini-poll in the right column and check back often as new polls will be posted regularly. In fact, if you have an idea or special request for a poll, let us know and we will incorporate your ideas.
You may also invite others to our site by clicking on the link to the right entitled "Tell a friend to visit." The more participation in our site, the more effective and informative it will become. Directions for posting are also on the right column as is a link for archives of previous blogs and comments. Be sure to review the archives and leave your two cents.
We offer links to other sites of interest to Valley residents such as links to official sites for Weber County and Huntsville, as well as unofficial forums for Weber County, Huntsville and Wolf Creek.
The Ogden Valley News is a fabulous publication (although a bit heavy on real estate ads which pay the bills) and offers an incredible source of news, but has the limitation of being published twice a month. Some actions and reactions in OUR Valley are happening fast and we hope to fill that two week gap by offering a new place to opine. The forum is yours, Ogden Valley. What say you?
You may also invite others to our site by clicking on the link to the right entitled "Tell a friend to visit." The more participation in our site, the more effective and informative it will become. Directions for posting are also on the right column as is a link for archives of previous blogs and comments. Be sure to review the archives and leave your two cents.
We offer links to other sites of interest to Valley residents such as links to official sites for Weber County and Huntsville, as well as unofficial forums for Weber County, Huntsville and Wolf Creek.
The Ogden Valley News is a fabulous publication (although a bit heavy on real estate ads which pay the bills) and offers an incredible source of news, but has the limitation of being published twice a month. Some actions and reactions in OUR Valley are happening fast and we hope to fill that two week gap by offering a new place to opine. The forum is yours, Ogden Valley. What say you?
Thursday, January 11, 2007
Letter Submitted to Ogden Valley News
Here is a letter I submitted to the Ogden Valley News a few days ago:
Dear Editor,
The Valley as we know it is changing forever right before our very eyes. Whether you are a long term and full time resident, or a more recent part time transplant, these changes and issues will affect us all.
The rural atmosphere many moved here for is under attack and the county is in the process of approving new land use ordinances with a recreational slant. While some are “passionate about developing recreational resorts,” others are concerned about preserving their property rights. Still others want to do whatever is possible to maintain the status quo.
Growth, traffic, sewage and water issues are a huge concern and these issues have been limited largely to the north side of the valley, but there are now several developments proposed on the South side. These are large developments that are in various stages of planning and approval from the County and they will impact us all.
Additionally, property prices have skyrocketed to heights unimaginable just two years ago. With rising property values, our taxes have followed and will continue to escalate. The very real possibility exists that many will be taxed out of our utopia sooner, rather than later. Many have already left.
With all the differing opinions, the majority shares one common trait: WE LOVE OUR VALLEY! The major difference is how we want the valley to turn out (or build out). Unfortunately, the majority is typically silent, but IT IS NOW TIME TO SPEAK OUT!
A web forum has been created to address these issues in hopes of bringing ALL residents together so we can effectively tackle these tough issues and more.
Go to:
www.ogden-valley.blogspot.com
Be sure to bookmark the site, visit often and post your comments.
Sincerely,
D. Nelson
Eden
Dear Editor,
The Valley as we know it is changing forever right before our very eyes. Whether you are a long term and full time resident, or a more recent part time transplant, these changes and issues will affect us all.
The rural atmosphere many moved here for is under attack and the county is in the process of approving new land use ordinances with a recreational slant. While some are “passionate about developing recreational resorts,” others are concerned about preserving their property rights. Still others want to do whatever is possible to maintain the status quo.
Growth, traffic, sewage and water issues are a huge concern and these issues have been limited largely to the north side of the valley, but there are now several developments proposed on the South side. These are large developments that are in various stages of planning and approval from the County and they will impact us all.
Additionally, property prices have skyrocketed to heights unimaginable just two years ago. With rising property values, our taxes have followed and will continue to escalate. The very real possibility exists that many will be taxed out of our utopia sooner, rather than later. Many have already left.
With all the differing opinions, the majority shares one common trait: WE LOVE OUR VALLEY! The major difference is how we want the valley to turn out (or build out). Unfortunately, the majority is typically silent, but IT IS NOW TIME TO SPEAK OUT!
A web forum has been created to address these issues in hopes of bringing ALL residents together so we can effectively tackle these tough issues and more.
Go to:
www.ogden-valley.blogspot.com
Be sure to bookmark the site, visit often and post your comments.
Sincerely,
D. Nelson
Eden
Monday, January 08, 2007
Ogden Valley News January 1st Issue
Kudos to Mr. Rasmussen and his recent letter to the editor of the OVN. He had the courage to speak out about our infamous local developers who have a "Passion" for developing resorts, AKA Wolf Creek. Yes it's true, they are giving Californians free skiing at Nordic Valley, now Wolf Mountain. It sounds kind of like a Mickey Mouse deal. Show your California Drivers license at Disneyland and get a huge discount. Can you say Californication?
While we are offering Kudos, thanks to newly elected state representative Gage Froerer for taking a proactive role in hosting an open house to hear the concerns of residents. That is a step in the right direction for open government. The open house will be January 10, 2007 at 6:30 PM at the Weber County Branch Library in Huntsville.
While we are offering Kudos, thanks to newly elected state representative Gage Froerer for taking a proactive role in hosting an open house to hear the concerns of residents. That is a step in the right direction for open government. The open house will be January 10, 2007 at 6:30 PM at the Weber County Branch Library in Huntsville.
Thursday, December 28, 2006
Review of a Conservation Easement (and Purchase of Development Rights)
Transfer of Development rights are definitely a hot topic right now, but it seems as though details or examples are somewhat hard to find.
Read this informative article from The eco-logic POWERHOUSE to find out what Bio West hasn't told you!
Read this informative article from The eco-logic POWERHOUSE to find out what Bio West hasn't told you!
Sunday, December 24, 2006
Proposed Ogden Valley Land Use Ordinances (Drafts)
Much has been published in the Ogden Valley News about the proposed Land Use Ordinances.
Click Here To See Drafts
Click Here To See Drafts
Saturday, December 23, 2006
Major Developments Proposed For South Side of Valley
The long anticipated post Olympic development boom has hit the valley hard and Huntsville is the latest target. The South side of the Valley has somehow escaped the rampant growth so prevalent in the Eden and Liberty area. With the exception of the Ski Lake, Green Hills and a few isolated areas, the growth on the south side of the past few years could be considered sporadic. UNTIL NOW!
Several projects are in the planning stage. One of the largest, Bison Creek, was the cover article of the latest (12-15-2006) issue of the local Ogden Valley News. According to the article, the planned subdivision is 458.868 acres and consists of 150 lots. The cluster lots could be as small as 10,000 square feet (less than 1/4 acre). This land has inherent problems as much of the area is wet. The developers are also proposing an on site sewer where the treated waste water will be stored in a community lake for reuse in the secondary water system. And Weber County or its assigns will provide sewer service.
Another proposed project is Trapper's Crossing which will be located on the old Trapper's loop road. Details are not available, but rumored to be some 80 acres with about 27 high dollar lots. There is also talk of expanding along the foothill to the east.
Still another will border the South boundary of Huntsville Town and is called "The Rivers." The proposal calls for 42 lots on about 55 acres. What happened to 3 acre zoning? This subdivision would be along the west side of Highway 39, west and south of the storage sheds and American Legion.
All of these developments plan to send their sewage to the Sewage system run by Weber County located on the Bison Creek Subdivision. Furthermore, the 16 acre lake full of processed sewage will be a playground, complete with a boat house. Let's dive in!
Stay tuned for more details....
Several projects are in the planning stage. One of the largest, Bison Creek, was the cover article of the latest (12-15-2006) issue of the local Ogden Valley News. According to the article, the planned subdivision is 458.868 acres and consists of 150 lots. The cluster lots could be as small as 10,000 square feet (less than 1/4 acre). This land has inherent problems as much of the area is wet. The developers are also proposing an on site sewer where the treated waste water will be stored in a community lake for reuse in the secondary water system. And Weber County or its assigns will provide sewer service.
Another proposed project is Trapper's Crossing which will be located on the old Trapper's loop road. Details are not available, but rumored to be some 80 acres with about 27 high dollar lots. There is also talk of expanding along the foothill to the east.
Still another will border the South boundary of Huntsville Town and is called "The Rivers." The proposal calls for 42 lots on about 55 acres. What happened to 3 acre zoning? This subdivision would be along the west side of Highway 39, west and south of the storage sheds and American Legion.
All of these developments plan to send their sewage to the Sewage system run by Weber County located on the Bison Creek Subdivision. Furthermore, the 16 acre lake full of processed sewage will be a playground, complete with a boat house. Let's dive in!
Stay tuned for more details....
Friday, December 22, 2006
The Shooting Star Saloon
Huntsville's very own Shooting Star is touted in the Standard Examiner.
Click here to read Charles Trentelmen's latest article about The Shooting Star in Huntsville
Click here to read Charles Trentelmen's latest article about The Shooting Star in Huntsville
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