Ogden Valley Plan Town Hall Meetings April 30 and May 1

Standard-Examiner Editorial: Our View: Make Peace in Ogden Valley Water War

Our good friend Rudi at the Weber County Forum has had our Ogden Valley backs and offered this compilation of the water war that Summit and many residents of Ogden Valley are involved in.

Due to the importance of the issue, we are including his latest Sunday morning extravaganza, complete with links to many recent Standard Examiner articles, editorials and letters to the editor.

Interestingly, while Summit is embattled in an "Uncivil War" in the local media, they seem to be the darling of the National stage as illustrated in this April 10, 2015 New York Times article.
The Ski Resort That Crowdsourcing Built
The New York times certainly paints a different light on our neighbors to the North.

Enjoy Rudi's Sunday morning post in its entirety:

Standard-Examiner Editorial: Our View: Make Peace in Ogden Valley Water War

In the interest of kicking off a bit of possible WCF discussion this morning, we'll highlight this morning's Standard-Examiner editorial, calling for a "truce" in a percipient "water war" which has been  brewing in Ogden Valley over the course of the past year:

• Our View: Make peace in Ogden Valley water war

For the benefit of those who haven't been following this story, we'll provide these background stories and letters to the editor, just to add some historical perspective into what's fast developing into what we'll label the"Ogden Valley Water War":

• Water experts take jabs at each other over Summit's Hidden Lake Well
• Summit threatens Wolf Creek sewer district with eviction
• Summit showing its true colors
• Summit water exchange should be denied

This morning's editorial advocates the following proposed solution: 

We think for the sake of the entire valley, a compromise should be reached that involves a direct transfer of water from Pineview to Powder Mountain. Yes, we are talking about a pipeline. But that doesn’t mean Summit should bear all the responsibility of paying for such a pipeline.
If Jones decides to grant the well application, it should be done on a temporary basis so that all the stakeholders could be brought together to discuss a central water distribution system that serves everyone. Forming a compact, similar to the states using Colorado River water may be the best solution, with one system in Ogden Valley to distribute the water all entities are entitled to.
The springs and streams would then be free to flow into the reservoir, or the watershed in Cache County.
We understand water distribution systems can be expensive, but we feel it is time for such a solution. Let the peace talks begin.

We'll leave it up our gentle readers (especially those who reside in Ogden Valley) to explain whether this is a good idea (or not).

Don't let the cat get your tongues, O Gentle Ones.

And yes, we'll be keeping an "Eagle Eye" on this story as it develops.

First Event After Accreditation of North Fork Park as an International Dark Sky Park: Wildlife Wander, May 2

Spring Wildlife Wander in North Fork Park 

Led by Division of Wildlife Resources (DWR) wildlife biologist Clint Brunson under a rising full moon, this family-friendly walking adventure will begin at 7 pm Saturday, May 2, 2015 at the South Gate parking lot of North Fork Park in Liberty.  

North Fork Park, after an arduous 18-month process supported by a broad range of public and private entities, has just gained accreditation as a highly prestigious International Dark Sky Park (only the second county park in America to be so recognized and the first in the world to be located so close to a highly urbanized region). 

The Spring Wildlife Wander will offer a full-moon opportunity to learn about the many kinds of wildlife in the park, particularly those that are nocturnal and depend upon a dark night sky - away from city and suburban lights - for feeding, migration, reproduction and certain predator/prey relationships.  North Fork Park enjoys populations of many such animals including bobcats, flying squirrels, porcupines, owls (Great Horned, Western Screech, Northern Saw-Whet, Flammulated), bats (Big Brown Bat, Hoary Bat), frogs (Chorus Frog) and the Western (Boreal)  Toad.

Please join us with friends and family.

Bring warm layers, footwear that doesn't fear mud, questions, and a spirit of adventure!

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.

Ogden Canyon Transportation Use Study ends Friday

We just received this email reminder.  If you have not completed the brief study, then follow the link below.  It is important that UDOT hears from the valley folk. February 9, 2015

Ogden Canyon Transportation Use Study Good Afternoon, You are receiving this email because you've expressed interest in the Ogden Canyon Transportation Use Study. Thank you for taking the time to take our survey, comment on the website, send emails, and call us. We also appreciate those of you who we have been able to meet with in person. All of your information has been carefully documented and is a vital part of this first phase of the study. We will be closing the survey and the public input map on the website this week on Friday, February 13. We appreciate all the comments we have received thus far. If you haven't taken the survey yet, please click on the link below if you would like to take it. Only one survey will be allowed per electronic device. If more than one person per household would like to take the survey and you don’t have access to another device, please call our hotline and we will input your answers for you. Ogden Canyon Survey Please share this information with family and friends who have an interest in Ogden Canyon. We will compile the survey data along with the other data we have collected and present our findings to UDOT. We will keep you posted as we move forward.

Project Overview The Utah Department of Transportation (UDOT) is conducting a Transportation Study in Ogden Canyon. The Transportation Commission asked UDOT to conduct the study and look at all modes of transportation in the canyon. The purpose of the study is to gather and share information in an interactive and transparent process to develop an understanding of the safety and mobility needs in the canyon. The study analysis includes existing and future safety concerns, traffic volumes, resident needs, economic needs, multi-modal uses (biking, truck traffic, pedestrian, transit, etc.), recreational uses, environmental concerns, geotechnical/geologic concerns, etc.

Study Area

Contact Us Please take a look at our study website if you haven't yet. The comment period for our website will close next Wednesday, February 11. The website will remain open and you will be able to see the comments of others, but you won't be able to leave a comment. We will post our findings on our website in the next couple months. Your input is essential to developing a long-term plan for Ogden Canyon and we appreciate your interest in the study. Please let us know if you have any questions or comments.  Thanks! Ogden Canyon Transportation Use Study Team  801.337.5544  ogdencanyonstudy@utah.gov  udot.utah.gov/ogdencanyonstudy

Ogden Canyon Survey - throw in your 2¢

From our friends at the Weber County Forum

Whatever you do today, please don't hesitate to throw in your own 2¢

Via Ogden City Mayor Mike Caldwell, who sez, "Very important opportunity to have your voice heard":

• Ogden Canyon Transportation Use Study

Please take this survey and support a safe Ogden Canyon path for pedestrians and cyclists!

Whatever else you do today, please don't hesitate to throw in your own 2¢.

Informational Meeting about Wildlife near our homes!

Sponsored by the Town of Huntsville

Wednesday evening January 21st, starting at 6:00 pm.

 

DNR, DWR, and the Forest Service,-will be hosting an open house in the main room at the Ogden Valley Library in Huntsville. The meeting will focus on the wildlife in our area. It is an informal meet and greet atmosphere and is free to the public. Bring the whole family and learn about the birds and animals which inhabit the public lands near our homes. Pick up literature, photos, brochures, etc. and ask questions of the experts who will be there representing the different government groups who protect, regulate and monitor these amazing neighbors.

 

Cookies and drinks will be provided by the Town. 

 

It will be fun and informative-see you there!

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.

Nordic Valley Seeking Conditional Use Permit For Ogden Valley's Tallest Building

Another important meeting is scheduled for Tuesday evening and there has been very little notice of the big event.

Nordic Valley is seeking approval to construct the tallest building in the valley - a five story condominium project with 54 units and an additional 54 lockouts, for a total of 108 units.

According to a former fire captain, one of the reasons for the current height restriction is the inability of the fire department to reach and fight a tall structure fire.

They are also proposing to pipe the sewage to the Wolf Creek Wolf Creek processing plant, which means 60 or so residents are legally obligated to destroy their septic systems and connect. It appears the rules are not clear about whether or not residents can get exceptions.

Download a full copy of the Ogden Valley December 02, 2014 packet, in Adobe Portable Document Format (PDF), here. 

The meeting will be held in the Weber County Commission Chambers, 2380 Washington Blvd. 

The meeting will begin at 5:00 p.m. in the order listed below.

1. Minutes:

1. Approval of the September 30, 2014 and October 07, 2014 meeting minutes

2. Petitions, Applications, and Public Hearings:

2.1. Administrative Items:

a. New Business:

1. CUP 2014-29: Consideration and action on a Conditional Use Permit (CUP) application for a condominium project including lockout rooms and allowance to exceed the required 25 feet in building height located at 3567 Nordic Valley Way in Eden, in the Commercial Valley Resort-1 (CVR-1) Zone (Skyline Mountain Base LLC, Applicant)

2.2. Legislative Items:

a. New Business:

1. ZDA 2014-01: Consideration and action on a request to add an addendum to the 2002 Zoning Development Agreement for Wolf Creek Resort (Wolf Creek Stakeholder Members, Applicant)

3. Public Comment for Items not on the Agenda:

4. Remarks from Planning Commissioners:

5. Report of the Planning Director:

6. Remarks from Legal Counsel:

7. Adjourn to Convene to a Work Session:

WS1. Discussion: Ordinance Revision: Title 108, Standards, Chapter 12, Noncomplying Structures and Noncomplying Uses/Parcels

WS2. Discussion: Weber County Land Use Code Revision Process: Main Use, Accessory Use, Main Building, and Accessory Building

Adjournment:

Download a full copy of the Ogden Valley December 02, 2014 packet, in Adobe Portable Document Format (PDF), here. Packets are available only for the current agenda and approximately thirty days after that date.

From the Standard Examiner

State requires Summit to conduct aquifer test

Due to importance, we are pasting the entire and most excellent CATHY MCKITRICK below:

EDEN — Since early April, a water exchange application for use of 400 acre feet of water in the new Hidden Lake Well near the top of Powder Mountain has stalled amid a flurry of concerns filed with Utah’s Division of Water Rights.

An Oct. 29 letter from State Engineer Ken Jones to Summit Mountain Holding Group, LLC — the real estate development arm for Summit, the collective that purchased the 10,000-acre mountain in 2013 — cited Utah law stating that a water exchange may only occur if the withdrawal does not interfere with the rights of others.

“Given the geologic complexity and legitimate concerns of water users in the area that could be impacted by this proposal, I believe further investigation would be prudent before making a decision on your application,” Jones said in his letter.

Jones called for Summit to conduct a 14-day aquifer test and monitor specific springs and creeks during its duration.

Jones also cautioned that the timeframe for such a test will soon close for this season.

“We’re trying to get the test to happen this fall during base flow times” — as opposed to springtime when snow melt causes high runoff, said Ross Hansen, the division’s regional engineer for the Ogden and Weber rivers and the west desert regional office.

The test should determine whether operation of the Hidden Lake Well causes intereference with spring and creek flows on either the Weber County or Cache County sides of the mountain.

Summit’s exchange application essentially asked for release of 400-acre feet of water from Pineview Reservoir to replenish the water taken by the well.

Summit actually owns the rights to 1,400 acre feet of water and has a development agreement in place with Weber County to erect up to 2,800 dwellings on 6,772 acres. The first phase includes 154 single-family homes, while later development could add hundreds of hotel rooms, apartments and condos.

Close to two dozen protesters filed concerns about the impact Summit’s water draw could have on residents downstream, including Cache County Corporation, Ogden City Public Utilities, Pacificorp, Elkhorn LLC, the Bar B Ranch, Four Mile Ranch, Garden of Eden Ranch, Eden Water Works Company, Middle Fork Irrigation Company, Wolf Creek Irrigation Company, Wolf Creek Water and Sewer Improvement District, Green Hills Water Sewer District, Pineview West Water Company, South Cache Water Users, Wellsville East Field Irrigation Company and the Wellsville Mendon Conservation District.

According to Hansen, a house uses about one-half an acre foot of water per year for indoor domestic use — that figure does not include water used for outside landscaping or irrigation.

For Summit’s part, Chief Operating Officer Paul Strange said they are more than happy to conduct the acquifer test.

“I think fundamentally that more data is better,” Strange said. “But we wanted to make sure it was done in a way that provided data that everybody wanted.”

At present, Summit is in the process of installing the costly pump hundreds of feet deep in the ground, a task it hopes to finish within 10 days.

“The challenges we’ve got is that the pump is not quite installed, and that needs to be done before the weather closes in,” Strange said. “The second issue is having a meaningful test at a constant rate that provides the information that everybody needs.”

An Oct. 31 letter to the Division from Jody Williams — an attorney with Holland & Hart who represents some of the protesters — urged the division to require a 14-day test at 180 gallons per minute. arguing that Summit’s pump was designed to function at that rate.

“If pumping at 180 gpm cannot be sustained for the two-week period, the rate can be backed off as occurs in aquifer tests all the time,” Williams said in his letter.

Summit’s attorney, Steven Clyde of Clyde Snow & Sessions, also responded to the division in an Oct. 31 letter, requesting a 7-day aquifer test at 150 gallons per minute instead.

“The requested 180 gpm is close to the maximum pumping rate of the permanent pump and the well itself,” Clyde said, “and will be difficult to hold constant for long periods of time, given the relatively low transmissivity of the aquifer, low efficiency of the well, high lift, sensitivity of the pumping water level to small changes in pumping rate, and the fact that the pump must deliver water to the tank.”

Clyde added that the well’s long-term average pumping rate under the division’s standards will be considerably less than 150 gpm.

By phone Thursday, Strange said the pump is not designed to run at maximum capacity for extended periods of time.

“Running at top velocity could damage the pump and cause it to shut off and interrupt the test,” Strange said. “At 150 (gpm), we’ll get a more consistent test.”

Following a Nov. 3 meeting with the various stakeholders, the division issued a modified scope of work for the required test, keeping its duration at 14 consecutive days and starting the pump rate at 150 gpm.

“If conditions in the well are such that the pump rate may be increased, or otherwise adjusted to still maintain integrity of the well, the pump rate shall be modified accordingly,” the document said.

Springs and creeks to be monitored include Pizzle Spring 3, Lefty Spring, Geertsen Canyon Creek and two sites on the headwaters of Wellsville Creek in Cache County. Water levels in two wells will also be tracked. Data collection starts seven days before pumping begins and continues seven days after it concludes.

“We have not prejudged this application in any way, shape or form,” Hansen said. “We need to let the process play out and gather all the information before making a decision.”

For more information on Summit’s water exchange application, go towaterrights.utah.gov/cgi-bin/docview.exe?Folder=35-12848

Contact reporter Cathy McKitrick at 801-625-4214 or cmckitrick@standard.net. Follow her on Twitter at @catmck