|Paper||Ogden Valley News|
|Rights||In Copyright (InC)|
|Rights Holder||SR Communications DBA, Eden, Utah|
|Publisher||Digitized by J. Willard Marriott Library, University of Utah|
|Paper||Ogden Valley News|
Page 18 THE OGDEN VALLEY NEWS Volume II, Issue XIX October 1, 2000 Planning News Minutes of the Sept. 13, 2000 Eden Planning Committee Meeting Meeting was called to order at 7:00 p.m. The meeting was held at the Mansell Real estate office in Eden. Attending: Committee Members Shanna Francis, Stan Tixier, Craig Gygi, and Gloria Hirschi; guest Dave Gladwell. Review of minutes of committee meeting held August 9, 2000. Addition to minutes to add to list of priority items the Eden Planning Committee may want to pursue: 4-way stop at intersection of Hwy 162 and SR 158. Motion by Gloria Hirschi to approve amended minutes; seconded by Stan Tixier Vote: Unanimous in favor of motion September 19, 2000 Weber County Township Planning Committee Agenda Items to be discussed: Request by Ben Toone for approval to make expansion to Eden General Store. Questions the committee asked: Is the business handicap accessible? Will additional parking be included as part of the expansion? Will existing lot be maintained according to existing zoning ordinances/codes for such requirements as landscaping? There is also a concern regarding the junk being stored on the north side of The General Store. Is this allowed in this commercial zone, or would it be more appropriate to store such items in a manufacturing zone? Does expansion meet fire code requirements, i.e. is there rear door exit from new eating area? Committee recommends the area to the north be cleaned up and landscaped and maintained per current zoning standards and requirements. Request by Wayne Pack to change zoning of historic Blacksmith shop/gift shop from AV-3 to CV-1. Is multiple zoning on a single parcel allowed? Would sub-dividing be required? Would sub-dividing conflict with minimum parcel size, etc? Would it be appropriate for petitioner to first seek a variance? Or convert entire parcel to CV-1. Concept is similar to use of this property about six years ago. This proposal is seen as a benefit to the community. Committee supports reinstatement of prior use. Since Representative Dave Gladwell was attending the meeting, committee members took a minute to ask about his knowledge regarding the proposed Pineview Dam repairs. The committee expressed some of their concerns to representative Gladwell: Committee desires that the dam repair be coordinated with road closures to minimize inconvenience. Petition to amend Chapter 38, Natural Hazards Overlay District, to add provision for Sheet Flow. Committee would like an opportunity to view the overlay map for comment before the petition is passed. Committee would like to have a copy of the overlay map to publish in the Ogden Valley News. What type of grandfathering will occur on existing, sub-divided land, that falls into the new overlay map? Bramson property in Huntsville requested to be rezoned from CV-R1 to CV-2: Increased density. Does not meet with Master Plan commercial nodes criteria. Committee agrees with staff review regarding non-conformance with Master Plan. Discussion was also held regarding implementing a project to provide for tree lined entry corridors into Eden. firstname.lastname@example.org SLOC has a program of donating trees to Olympic venue communities. Shanna has connections to tap into acquiring trees. Committee would like to see a combination of conifers and deciduous trees lining the entry corridors. Trees would absorb noise from traffic along the highway, cut pollution levels, and provide an aesthetically pleasing environment. Motion to adjourn by Craig Gygi at 9:45; seconded by Stan Tixier. Vote: Unanimous in favor. Weber Planning Commission OKs Valley Development Some Huntsville area residents are opposed to 9.4 acre development By Cathy McKitrick Standard-Examiner staff Julee Bramson’s rezoning request to accommodate a proposed development consisting of a bed and breakfast, restaurant, small shops and office space has received a reluctant nod of approval from Weber County planning commissioners. Her 9.4 acre parcel borders Highway 39 between Huntsville and East Huntsville, and neither community wanted to annex her property. Area residents have spoken against the magnitude of the project in public hearings held in Huntsville and Ogden. Last month the planning commission tabled the project, asking Bramson to respond to five issues: Weber Fire District concerns, water flow and wetlands issues, the size of the project, noncompliance with the Valley’s general plan and lack of data supporting economic feasibility. Bramson revised her site plan to make one of the buildings smaller to allow emergency access and provided for a 435,000- gallon water tank on site. She also agreed to put sprinkler systems in all three of her buildings. Bramson received a letter of feasibility for her proposed wastewater system, and plans to alter the stream which runs through a portion of her property to prevent flooding. The stream will have a pedestrian bridge. County planner Kelly Grier said buffering of the flood plain will be required and the site plan will need to be modified to allow sufficient setbacks. In addition to the project’s size, county planning staff also objected to its nonconformity to the rural atmosphere and the placement of parking in front of the buildings rather than behind as dictated by the general plan. The property’s zoning had been CVR-1, which would have allowed nine separate recreational or resorttype businesses, each on an acre by themselves. Without the rezoning to CV-2, Bramson’s other options were storage units or a hodgepodge of buildings spaced throughout the property. John Rooker, Bramson’s attorney, said they used Ski Lake and Wolf Creek as references for large resort projects in the Valley. “We designed the project to have uses that are synergistic in nature to enhance economic Realtor/Appraiser viability,” Rooker said. The buildings will occupy 85,000 square feet, with 37 percent of the property devoted to landscaping. Judy Walton, a neighbor above the Bramson property, spoke against the project. “It’s too big for the Valley and I fear once it’s built that it will be empty because the residents of the Valley won’t support it. I’d hate to see it be a flop, and I’d hate having it next door to me,” Walton said. Architect Richard Priest said the retail shops were kept small and village-like. “The buildings aren’t huge. If construction was finished today, we’d be able to lease the space quickly,” Priest said. Bramson said she already has clients that would fill 75 percent of the leasable space. Bramson worked to achieve quaintness in the design, with covered, heated walkways close to the buildings and a gazebo that would offer a place for weddings and other events. Commissioner Bruce Ferre commented on the beauty of the project’s architecture. “We wouldn’t be selling our souls for tax dollars,” Ferre said. “I’d rather see something like this than a Wal-Mart.” Commissioner Paul Skeen voiced concerns about the economic feasibility of the project. “If it does fail, we have a world-class eyesore on our hands. But that’s a problem for the developer and investors,” Skeen said. “Its an ambitious project,” said commissioner Don Mueller. “But I’d rather have one developer on that parcel than nine.” Commissioner Verl Creager complimented Bramson and her team on their design. “Its ahead of the time in the Valley. I would hate to see it fail,” Creager said. The final vote came down to three in favor, one opposing (Sharon Holmstrom) and one abstaining (Don Mueller). Mueller had missed the previous meeting where the details of the project had first been discussed before the Weber County planners. The rezoning approval represents Bramson’s first successful hurdle after several efforts. The request must still be approved by the Weber County Commission. Note: This article is being reprinted courtesy of the Standard-Examiner.