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Show THE Page 10 OGDEN VALLEY NEWS Volume X Issue X September 1, 2004 FEASIBILITY cont. from page 1 value for a primary residence. The complete report is available at www.co.weber.ut.us by selecting “Quick Info-County Departments,” then “Planning Commission,” then clicking “Eden TS Feasibility Study.” Note also that taxes shown would be paid on an appraised value of $181,818 for a primary residence, or a $100,000 commercial development, or a $100,000 secondary residence. An $181,818 appraised value translates to a $100,000 taxable Notice of Public Hearings on Results of Eden Incorporation Feasibility Study Notice is hereby given that the Weber County Commission September 20 and October 5, 2004 at 7:00 p.m. at Snowcrest Jr. High Eden, to receive public input on the Eden Incorporation Feasibility is available for inspection and copying at the Weber County Clerk, Ogden, Utah, or on the county’s website: <www.co.weber.ut will hold public hearings on School, 2755 N. Highway 162, study. A full copy of the study 2380 Washington Blvd., #320, Eden Incorporation Feasibility Study EXECUTIVE SUMMARY The results of this study indicate that incorporation is feasible for either of Eden’s proposed boundary options (referred to as Option | and Option 2B) only with a property tax increase. This conclusion has been drawn based on the requirements of Utah Code 10-2-106. This section of code outlines an analysis of the fiscal, land use, boundary, and growth issues (population and economic). While the consultants find no substantial geographic, social, or land use obstacles to incorporation, incorporation for either boundary option would result in a serious budget deficit. Assuming that the current levels of service are to be maintained, incorporation would necessitate an increase in property tax rates. During the initial year of operations both boundary options would experience a deficit—roughly $306,527 for Option 1 and $339,011 for Option 2B. Large portions of these deficits are due to startup costs ($40,500 for both options) and revenue lags ($31,818 for Option 1 and $54,513 for Option 2B). If the deficit is funded entirely through a property tax, the estimated tax on a primary residence with $100,000 taxable value (or a total estimated market value of $181,818) is $418 for Option | and $254 for Option 2B for the first year the city is incorporated. After the initial year (when startup costs and revenue lags are no longer an issue), revenues are still much lower than expenditures for both options. Second year property tax increases on a taxable value of $100,000 would be $328 for Option | and $188 for Option 2B. Eden is highly reliant on one revenue souree—approximately 47 percent of Option 1 revenues and 50 percent of Option 2B revenues would come from sales taxes. Of Option 2B sales tax revenues, 78 percent are population-based and only 22 percent of revenues being population-based. If Eden’s population growth does not keep pace with population growth statewide revenues could actually decline. If incorporation occurs, Weber County could actually experience net gains of approximately $98,805 for Optioan 1 and $101,651 for Option 2B, assuming that the County provides contract services for police, roads, weed removal, animal control, planning and engineering. However, based on conversations with county administrators and other cities, the consultants feel that a more likely scenario would be for Eden to contract with the county only for police, roads, weeds, and animal control. Other services could be paid for on an as-needed basis, meaning that the county may receive little or no revenue from planning, engineering, and surveying contracts or fees. If this were the case, the county would experience a surplus of approximately $59,106 for Option 1 and $44,069 for Option 2B. The surplus results from the large police and roads contracts for both options. (It should be noted here that the consultants feel that he stated roads and police contract estimates may be somewhat high, as indicated in Chapter Seven of this report. If Eden negotiates lower contract prices with the Police and Roads Departments, county revenues would be reduced by a corresponding amount). If no contract services are provided, the county could lose $74,699 if Option 1 was chosen or $147,703 if Option 2B were chosen. This is due to the fact that most county departments are unable to make significant reductions in their expenditures—enough to offset the reductions in revenues that the County will experience. The proposed Eden boundaries are meandering and irregular on the northeast and create peninsulas in both options. This may cause difficulties for service provisions, although this is difficult to ascertain given the fact that the water and sewer systems are privately owned and several in number. The proposed boundaries do not include the “Traditional” Eden, but rather appear to be based on budge considerations. The consultants recommend that the northeastern boundary of either option be altered to follow a more logical and consistent alignment. A @ d New Trails Around Wheeler Creek and Art Nord bara & €c BR 9 IN| P WEBER PATHWAYO By Helene Liebman, Chair, Ogden Valley Pathways The Oeden R. e eden Nanger District has made a lot of changes to the trails around the Wheeler Creek and Art Nord Trailheads. The summer trail crew has rerouted and improved the Wheeler Creek Trail and has built four new trails in the area. This network of trails offers a variety of hiking and riding outings ranging from a 3-mile ramble to a 15-mile all-day tour. First, let’s look at the individuals trails: Wheeler Creek Trail There are two sections of the Wheeler Creek Trail. The first of these—the lower section—links the Wheeler Creek and Art Nord Trailheads. The second, or upper section, heads southwest from Art Nord towards Snowbasin. This second section is also referred to as the Maples Trail. The lower section of the Wheeler Creek Trail starts at the Wheeler Creek Trailhead, just at the spillway to the Pineview Dam, on the south side of Highway 39, and heads up the canyon to the Art Nord Trailhead. The total length is about 2 miles. From Wheeler Creek Trailhead, it’s a slow, easy climb along a good path. For most of the way, you parallel Wheeler Creek, which runs all year and is really full in the spring and early summer. About | mile up the trail on the right, there is a narrow spur that heads down to the creek side. This spur leads to the Ice Box Canyon Trail (details on that trail below). The upper section of Wheeler Creek Trail (also referred to as the Maples Trail) heads southwest from Art Nord to Snowbasin. The distance from Art Nord to Maples Trailhead is a little under 4 miles. This is a dirt trail that climbs gradually. This section of trail is full of wildlife, especially moose. Maples Trail is also good for wildflowers in late spring/early summer, and for magnificent fall foliage in late September. East Fork Wheeler Creek Trail The East Fork Wheeler Creek Trail links Art Nord Trailhead with Green Pond Trailhead. This trail is about 4 miles in length and follows a gentle ascent through woodland and grassland. Again, you can see lots of wildlife along this trail, as well as lots of wildflowers in summer. You can access the trail by Art Nord Trailhead (off the Old Snowbasin Road) or the Green Pond Trailhead (off the new Snowbasin Road, or State Road 226). BD A NEW LISTING Over 15 YEARS Experience Selling Real Estate in Ogden Valley! F ee ez “ Eg Very well kept family home in nice neighborhood surrounded by large trees. Great Barn- horses welcome! In between 3 ski resorts, hiking, biking & horse trails. Just a short walk to the lake! 6029 E 1900 N. Eden $234,000 5194 E. 3900 North, Renovated, Furnished, ready to move in! In-law appartment in the basement. 4 BR, 2 1/2 Baths $245,000 15252 E Aspen Circle, Huntsville Beautiful Private Retreat in a gated community! Incredible for hunting, fishing, snowmobiling, & abundant wildlife right out your door. 2496 Sq Ft, 5 Bedrooms, 2 3/4 Baths, Garage, 1.94 Acres, Vaulted Ceilings $219,900 ee _ (PRICE REDUCTION Shauna C. Jensen Associate Broker 801-745-2456 801-791-2114 www.Buy-Utah.com Market Analysis of your Home Horse Property- 1817 N. 6250 East, Eden. 3908 Sq Ft 3 Bedrooms, 2 % Call Kristan Kap for detailing information 745-2280 2612 N. Valley Junction Dr. Eden Asphalt is areal for Driveways/parking/p fo o es at Concrete i; great for Sidewalks and Patios. SS Sprinkler System, Mature Landscaping. REDUCED TO $269,000 "Makeovers" Eden Car Wash Cracking and not being repairable. PRICE REDUCTION} rooms, 3 Baths, 1.07 Acres, Updated Kitchen, Flagstone Patio, 3 Car Garage, Outbuildings, Corral, Car cont. on page 12 ASPHALT ANSWERS: Baths, Formal Dining, Hardwood Floors, Outbuildings, 2 Car Garage, 2.56 Acres. Incredible views and year around stream & more. $298,900 Horse Property- 8775 East Mtn Valley Dr. Eden 2800 Sq Ft, 4 Bed- Hiking and Riding Outings All of the trails around Wheeler Creek and Art Nord are suitable for hiking, biking, and horseback riding. In fact, on most weekends you'll see a lot of people on horseback and bike. So, if you go, be careful and follow accepted trail etiquette practice (bikers yield to hikers and horseback riders; hikers yield to horseback riders). In addition, with Snowbasin now open Friday through Sunday (through September 26), you’ll likely encounter more bikers than on other days of the week. A great family outing in the area is a 3 mile circuit hike that begins at the Art Nord Trailhead. Head west on the upper section of the Wheeler Creek Trail; take the first right at the Ice Box Canyon Trail; and take a right on the lower section of the Wheeler Creek Trail (heading southeast) at the end of the Ice Box Canyon Trail. Another good, relatively short outing is a 5 mile loop that begins at Wheeler Creek Trailhead. Head up the lower section of the Wheeler Creek Trail and take the upper section of it when you get to the Art Nord Trailhead (heading west). About | mile up, PATHWAYS FREE Wolf Star Condo #31 Middle Fork Wheeler Creek Trail The Middle Fork Wheeler Creek Trail connects the upper section of the Wheeler Creek Trail (or Maples Trail) and the East Fork Wheeler Creek Trail. It is about 2 miles in length and very gradually ascends southward. Ice Box Canyon Trail There had been a trail here for years, but it was quite rough and difficult to follow in spots and required some difficult creek crossings. Now, the Forest Service has improved the trail and built bridges over the creek crossings. This is a beautiful little section of the mountains, with large evergreens, lots of wildflowers in mid summer, and the hypnotic sound of rushing water along most of the route. About | mile in length, the Ice Box Canyon Trail links the lower and upper sections of the Wheeler Creek Trail. It’s located about 1 mile south of the Wheeler Creek Trailhead, along the lower section of the Wheeler Creek Trail (take the trail on the right that leads down to the creek); or 1 mile west of the Art Nord Trailhead, along the upper section of the Wheeler Creek Trail (take a right at the first fork in the trail). Ogden Valley Overlook Trail This is an entirely new trail finished last summer. It heads west from Maples Trailhead (which you can access by heading north along the trail that begins at the northwest corner of the lower Snowbasin parking lot), climbing for less than 2 miles, up to the ridge that overlooks Ogden Canyon. The climb is gradual, and most of the route is shaded, so this is a great hike or ride on a summer afternoon. You’ll be rewarded at the end by some great views! Addie Pippin Realtor 801-791-7383 www.BuyOgdenValley.com COLDWGLL Melting off i in the winter, belie less expensive than concrete, repairable, maintainable and increasing the value of your home. Asi rai 745-3006 RESIDENTIAL BROKERAGE Information Deemed reliable, Buyer to verify "Lay New*Replace Old* Repair Existing | |