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Show Volume XIV THE Issue X OGDEN VALLEY NEWS Page 15 February 15, 2007 Mountain Luxury Presents “Inspired by Art” Please join us Saturday, February 17 through Monday, February 19, 2007 from 11:00 a.m. to 6:00 p.m. for the grand opening of our model home and residential art gallery. Enjoy light refreshments and conversation while viewing fine art pieces selected and displayed by Wilkerson Fine Art & Consulting. Visitors are welcome to view the residential gallery following the open house during our regular business hours from 11:00 a.m. to 6:00 p.m., Monday through Saturday, This exquisite 2006 Parade of Homes entrant is located in the beautiful Eagle Ridge Development just minutes from Wolf Creek Resort, and is available for purchase. Please follow the luxury model home signs, or call 745-8400 for more information. Pictured left: “East of Chilly Peak,” oil, by Eric Zschiesche Bar J Wranglers to Perform at Weber High ABarJ Wranglers concert is being held to benefit the Fremont and Weber FFA. The concert will be held at the Weber High School auditorium on Friday, February 23; and February 24. Doors will open at 6:15 p-m. with the concerts beginae at 7:00 public agricultural instruction under the National Vocational Education Acts. To!oday, approximately 7,226 rural, urban, and suburban schools across the country par- Programs provide a tive influence in the lives of students by elping them devel7 : The concert event is the Commitment to Agriculture Foundation’s potential for leadership, annual fundraiser personal which benefits growth, and area students. Tickets are ces instilling in $15.00. Advanced _purthem a The Bar J Wranglers chase n g mended; tickets go fast. Be sure to purchase knowledge and perspective of agricultural them while they are still available! progress and productivity through agriculturFor tickets, contact Cheryl Ferrin at 745al education. Through FFA, young people 0442, Clyde Ellertson at 731-7853, Rulon learn principles that help them tailor their Fowers at ‘085- 5563, or the Weber High educational training to the needs of business School Bookkeeper at 476-3700. today and in the future. These needs include FFA (Future Farmers of America) is an over 300 careers in the ever broadening field organization for youth that is sponsored of agriculture, including everything from s the United States and Puerto Rico. agriscience, to biotechnology, to turf grass The “orpniteation was founded in 1928, and management. granted a federal charter in 1950 by Congress FA’s motto is, Learning to Do, Doing to making it an integral, intra-curricular part of Learn, Earning to Live, Living to Serve. Subscriptions available for out of area residents at $18.00 annually. TRUTH cont. from page 1 compared to other lifestyle-oriented commuThe trick for us all is to negotiate our way through the economic and life-style forces such that we wind up with the sustainable community we want. As you will see, it will require innovative, even inspired, zoning and development ideas to end up even remotely close to the ideals expressed in the Ogden Valley General Plan. And, we must remember, these ideals are overwhelmingly supported by our community. A Decade of Planning The formally adopted 1996 Ogden Valley General Plan provides guidance to the Ogden Valley Planning Commission as they attempt to balance the often competing forces at the extremes of “let’s preserve what we have; “close the gate” versus “it is my right, if not my constitutional duty, to develop my property for maximum profit.” Zoning laws and ordinances currently control the number of units allowed on a piece of property and are the primary tools used to achieve this balance. The close-the-gate forces may argue for “up zoning” to further restrict the number of units we will end up, while the “no-limits” forces arg x the elimination of unit restrictions altogether. Right now we seem d something of a balance between the forces, which seems to go something like this: Don’t fiddle with the zoning; allow anyone to build the number of units now allowed under current zoning laws, but don’t approve any form of re-zoning or rulemaking that creates more dwelling units than before. Embedded into the thinking of the Ogden Valley General Plan (Ordinance 96-57) is the little referenced section seven that was adopted in 1998 titled “Carrying Capacity Analysis.” This section indicates that three key components of our valley’s life blood will be saturated at a build out of around 6,200 housing units. At this number of units, traffic backups in, out, and around the valley will be an everyday experience, our drinking and irrigation water sources will be approaching their limits, bee pollution will e accumulating in the of our valley from our waste eae ” Albhotgh not addressed in the study, we know from Cache Valley that we will also reach limits on air pollution at some point too—probably sooner than we think. Acting on this analysis, the county commission adopted section eight into the Plan which reduced the number of units allowed from one-unit-per-acre to one-unit per-threeacres on areas of the Valley where most of the units would be constructed. At the time, it was believed this would be within the “carrying capacity” limits of ground water pollu- Send payment with mailing address to: THE OGDEN PO BOX 130, VALLEY NEWS EDEN UT 84310 : capacity, ae fouled our nest much earlier than predi Moreaictubiag news came in the form of the Ogden Valley General Plan Recreation Element in 2005. Using the county’s new GIS system, we were able to accurately map Ogden Valley to determine how much of the land is actually “buildable” and, therefore, the number of units allowed under our current zoning laws. That is, how many units will we end up with when everyone exercises their zoning ordinance. Instead of the 6,200 units estimated in the General Plan, we found current zoning allows at least 16,660 units, with the vast majority located on the Valley floor (10,000+ units). “Bonus” units granted to cluster subdivisions will add another 1,000 or so units. Furthermore, our consultants predicted build out will occur at a far greater pace than previously anticipated—around 3,000 units today (8,000 people), 9,000 units by 2020 (25,000 people), 11,000 units by 2030 (30,000 people), and final build out of 17,000+ units (47,000+ people). Our consultant was a fellow who researches and TRUTH cont. on page 17 HEATING & AIR CONDITIONING (801) 745-9544 Cell: Fax: i tion, would satisfy health department concerns about the close proximity of wells and septic systems on less-than-three-acre lots, and would result in a build out not too much different from the overall capacity indicated in the “Carrying Capacity Analysis.” At the time, we had 1,800 existing units, and another 500 approved but undeveloped. The general consensus was that the zoning would allow another 3,900 units for a total build out of around 6,200 units. In 2003, Weber County published the Ogden Valley Wastewater Management Study, one section ofa comprehensive analysis of our water situation that takes into consideration individual wells, community culinary water systems, irrigation, ground water recharge hydraulics, Pineview reservoir, rivers and streams, springs, and septic and sewer systems. At the time, it concluded we could keep it all working if we stuck to our one-unit-per-three-acre rule and developed treatment plants for areas with higher densities (more than one-unit-per-acre). However, a 2002 Pineview Reservoir TMDL report on the qualityof water in Pineview reservoir indicates we have already reached our pollution limit from septic tanks and must begin taking septic systems off-line. Please note that many of the already approved, but yetto-be oe _ will be adding to the ee septic ntly, we =n have no choice but to soon ‘been the financing, construction, and management of large waste water treatment plants, and begin hooking up to them. The 940-0217 745-3786 « Kevin Johnson - pitts Prime Lot in Bailey Acr east. Great neighborhood. i aH ‘ LOWEST RATES AND LOWEST CLOSING COST Residential~ Commercial 1/2 point origination fee * Residential only. 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