Page 14 The Ogden Valley news Volume XIV Issue XVI June 1, 2007 Ogden Valley Planning News—County to formulate new manufacturing zone for the upper Valley By Shanna Francis Ogden Valley News On May 22, the Ogden Valley Township Planning Commission met to vote on a number of consent items and to take public comment on regular agenda items. Consent Items • Final Approval was given for the Bended Knee Farms subdivision located at approximately 9298 E. 1300 S. near Huntsville. • Final Approval was also given for the Eden Lake Meadows Subdivision located at approximately 1500 N. 5900 E. • Conditional Use was granted for the installation of a chair lift at Wolf Mountain Resort in Liberty. Regular Agenda Items • Conditional Use for the construction and operation of a culinary water tank located at approximately 5515 E. Snow Basin Road was approved. • Conditional Use Site Plan approval for Powder View Waste Water Treatment Facility at approximately 4675 N. 2900 E. in Liberty. The site plan was approved. • A petition for approval of the proposed 10 lot Country Gardens Subdivision at 4700 E. 2300 N. in Eden was tabled after a lengthy discussion and public comment and concerns from the audience regarding annual sheet flows of water that cover the property each spring. The petitioner proposes to have homes built 18 inches above the natural grade to accommodate the water issues. Questions were raised about the safety of using septic systems on property that is routinely covered by running water, and the affects that proposed roads would have on the natural drainage over the land. Neighboring property owners were concerned that water would be diverted onto their properties. • A zoning petition was requested to change the MV-1 (Light Manufacturing in the Valley) Zone to allow for a rock crushing facilities and cement batch plants where customers could come and pick up already mixed concrete. If approved, the petitioner proposed to build a batch plant silo that would stand 25’ from ground level. The proposed rock crushing facility would also be used to crush discarded cement that would then be recycled into a product that could be resold. the LDS seminary building, and the negative impact to already existing commercial businesses (lodging and eateries) in the area. It was stated that the school would have been within 1000 feet of the proposed facility. While Planning Commission Lou Cooper emphasized that the petition for the zone change was non site specific, several neighbors and Weber School District representative Drew Wilson attended the meeting to dissuade the commissioners from approving the zone change, citing that negotiations were already under way f o r property in Eden’s only MV-1 zone located behind Snowcrest Jr. High to house the batch silo and rock crushing facility. Through public comment, it was suggested that light manufacturing zones are not compatible with heavier industrial activities such as rock crushing plants, which would be better fitted to an MV2 zone. Since the Ogden Valley Zoning Ordinance does not have an existing MV2 zone, it was suggested that planning staff develop such a zone. The responsibility of finding a suitable place for an MV2 zone to exist, and request for the adoption of a rezone to facilitate such activities as rock crushing would then revert back to the private petitioner. Concerns raised about the rock crusher being located aside commercial and residential areas included the effects of noise pollution, dust pollution, heavy truck equipment traversing the roads that Snowcrest Jr. High students cross throughout the school year to reach The request to change the MV1 Zone to allow for rock crushing operations was denied, and the planning commission made a motion requesting that the Weber County Planning staff move forward to write a new MV2 zone for their future • consideration. A discussion was held regarding petitioner Huntsville Resort Properties LLC and the planning commission regarding a conceptual plan for a 200 to 300 unit lodging resort area that they would like to build within the S-1 zone along the beach area of Pineview Reservoir along the Huntsville side. The petitioners were hoping the county would be amenable to a zone change that would support the proposed development. Planning Commissioners commented that it would be highly unlikely that the petitioner would be successful in acquiring the needed zone change. Keith Rounkles commented, “If the shoreline zone were changed for you, other developers would be standing in line to have properties located all around the reservoir changed so they could pursue development too.” A general consensus seemed to exist among commission members that it would be a “long shot” for S-1 zoning to be changed. The S-1 zone was originally adopted to protect the Pineview’s shoreline. Valley Elementary third graders performed a Patriotic Program for family members and friends.