Ogden Valley General Plan
Acknowledgments
The Ogden Valley Community
Special
appreciation is given to all community members who participated in stakeholder
interviews, attended General Plan meetings and events, completed surveys, and
provided their comments throughout this process.
Advisory Committee
John Loomis
Janet Muir
Dylan Kearl
Jan Fullmer
John Lewis
Paul Judd
Laura
Warburton
Mayor Jim
Truett
Bailey
Family Representative
Rob Thomas
Jeff Burton
Commissioner
James Ebert
County Commissioners
Commissioner
Matthew Bell
Commissioner
James Ebert
Commissioner
Kerry Gibson
Planning Commissioners
Laura
Warburton, Chair
Jami Taylor
Greg Graves
Will Haymond
John Howell
Kevin Parson
Stephen
Waldrip
Pen Hollist,
Former Planning Commissioner
Ann Miller, Former Planning Commissioner
Weber County Staff
Sean
Wilkinson, Community and Economic
Development Director
Rick Grover, Planning Director
Scott
Mendoza, Assistant Planning Director
Charles
Ewert, Principal Planner
Consultant Team
Bruce
Meighen, Logan Simpson
Jim Carter, Logan Simpson
Krissy
Gilmore, Logan Simpson
Kristy
Bruce, Logan Simpson
Tim
Sullivan, Parametrix
Susan
Becker, Zions Bank Public Finance
Table of Contents
Introduction
Overview
Community
Character
The intent of the Community Character element is to (1)
identify the existing physical characteristics of the community; (2) define
elements that contribute to the rural character of the Valley and (3) suggest
actions that will enhance the livability of Ogden Valley.
Vision: The rural character of Ogden Valley is defined by
its open fields, agricultural lands, stands of trees, peace and quiet, dark
skies, clean air and water, abundant wildlife, and small villages; by Pineview
Reservoir; by historic Ogden Canyon and by the long views of the surrounding
foothills and mountain background. The Ogden Valley community desires physical
development to complement, not overwhelm or compete with, the rural character
of the Valley. In the Ogden Valley planning area, Weber County will promote and
encourage unique and functional design in new developments, public spaces, and
streetscapes to create a visible character distinct to Ogden Valley that
enhances the Valley’s character.
Land
Use
The Land Use
element examines historical and current patterns of land use and development,
as well as growth trends, in Ogden Valley and describes the Valley’s preferred
future patterns, as supported by public input.
Vision: The Ogden
Valley community desires a place where land uses support healthy physical,
social, and economic interactions. Land uses in Ogden Valley should
complement, not overwhelm or compete with, the rural character of the Valley,
as defined in the Community Character element vision statement.
Rural
Residential Development and Housing
The Rural Residential Development element highlights growth
and development patterns in the Valley, as well as the desire for future
neighborhoods and housing types. The goals and principles of this element
support the local character of residential neighborhoods even while the Valley
grows and changes.
Vision: The Ogden Valley community desires a variety of
housing types to meet the needs of a diverse population of various income
levels, ages and stages of life. Neighborhoods should have convenient access to
community amenities and are designed in a manner that protects the Valley’s
character. Residential development should be centered around villages and town
centers and designed to provide open spaces and efficient uses of the land.
Commercial
Development
The Commercial Development element focuses on existing and
future locations for commercial growth, the design of these locations, and
strategies to preserve and enhance the rural character.
Vision: The Ogden Valley community desires sustainable and thriving local businesses in
Ogden Valley. Ogden Valley capitalizes on recreational tourism to support its
economic base. New commercial development should be focused in and near
existing commercial areas and resorts. New commercial development should be
designed to be compatible with the rural character of Ogden Valley.
Transportation
Vision: The Ogden Valley community desires a transportation
system that enhances mobility, reduces congestion, and meets air quality
standards without disturbing existing land uses. The transportation system will
have an active transportation component that connects and enhances bike and
pedestrian facilities throughout the region.
Utilities
and Public Services
Vision: The Ogden Valley community desires adequate
utilities and public services that provide for the current and long-term needs
of the community. Weber County and other governmental agencies will provide
infrastructure and services to support local roads and streets, paths and
trails, and schools and parks.
Parks
and Recreation
Vision: The Ogden Valley community desires a park system that can host a
variety of recreational and educational opportunities for all ages. A trail
network that cohesively connects parks to other recreational, educational, or
commercial areas is important. Facilities that enhance the user experience of
Pineview Reservoir are desired.
Vision
Pineview
Reservior
Trails
Dispersed
Recreation
Events
Goals, Principles, and Implementation
Resource Management:
The Resource Management element provides a method to
understand how public resources are being addressed throughout this plan.
Vision: The
Ogden Valley community desires responsible and sustainable growth while
conserving the natural and social character of Ogden Valley. With this vision,
Weber County in Ogden Valley is prepared to shape its future by preserving
character; promoting sustainability; supporting agriculture, wildlife, habitat,
and scenic vistas; and recognizing the importance of management of public
lands.
Introduction and Purpose of the General Plan
The abundant open space, small-town feel, proximity to Ogden
City’s services, and diverse recreational opportunities are a few of the things
that make Ogden Valley one of Utah’s most sought-after places for families,
retirees, and visitors to live and play. This desirability has resulted in significant
growth over the last decade and a half. The planning area for this General Plan
includes the Ogden Valley and Ogden Canyon as shown on Map 1. Ogden Valley has
been the subject of a number of planning projects since adoption of the 1998
Ogden Valley General Plan. Those include the 2005 Ogden Valley General Plan
Recreation Element, the 2010 Weber County Cooperative Pathways Master Plan, the
2013 Ogden Valley Pathway Master Plan, the 2014 Ogden Valley Maximum Zoning
Density Study, the 2015 draft Ogden Valley Transportation Master Plan, and
various other planning efforts by federal and state agencies and academic
institutions.
The purpose of this plan, pursuant to UCA §17-27a-405, is to
provide an advisory guide from which decisions of the County can be made about
land use and community investment in the Ogden Valley. To this end, the goals,
principles, and implementation strategies herein are a comprehensive set of
aspirations that are intended to provide opportunities to influence a balance
amongst various competing interests in decision making deliberations. The plan
establishes broadly supported citizen-guidance for staff in the Community and
Economic Development Department and the Parks, Recreation, and Culture
Department, as well as for other County personnel, the Planning Commission, the
County Commission, civic leaders, stakeholders, and residents. Decision makers should
refer to this plan to inform the budget and timing for capital improvements and
to prepare land use code revisions and programs. The aspirations of this plan are
not intended to offer a mandate for future decision making. Implementation of
this plan should be context appropriate, and should be supported by evidence
that it is the right time, right place, and right set of circumstances for the
implementation.
This general plan update is intended (1) to verify that
there is still sufficient public support to carry forward the vision and policy
directions of past planning efforts and (2) to consolidate past planning efforts
into one clear, concise document with cohesive and streamlined implementation
strategies. To do so, it was necessary to reconfirm the community’s vision and,
given that vision, reimagine various alternatives for the Valley’s future. The
Ogden Valley Vision Document, published in May 2015 and included in the Plan
Study Appendix, documents the community’s current vision for the future of the
Valley. The County held several workshops and open houses to flesh out residents’
“big ideas” for the Valley’s future. After visioning, exploring alternative
scenarios, and evaluating big ideas and choices, it is clear that the overall
values of Valley residents have remained constant over the last 10–20 years.
This updated Ogden Valley General Plan contains goals, principles,
and implementation measures that are more readily implementable than those of past
plans. These goals, principles, and implementation measures are designed to advance
the vision and initiatives that Ogden Valley residents continue to support from
earlier planning efforts.
Because most decisions about land use and community
investment are made at a site-scale level—for example, a site plan for a
commercial building or a trailhead or other recreation improvement—it is often
difficult to fully comprehend that the sum of all site-scale land-use decisions
is what creates a community. Most of these decisions are made in increments and
phases. To ensure an excellent outcome, these incremental decisions need to be
coordinated with a long-term plan and vision through implementation of great land-use
ordinances and County programs.
Creating the Plan through Community Engagement
Effective general plans are based on the character of the
community and the values held by its residents. This plan was based on broad
input received through an extensive and multifaceted public involvement process.
The process was designed to help the community drill down to core interests,
desires, and concepts about the way Ogden Valley should develop in the coming
years. Considering the amount of planning in the Valley over the past two
decades, it was imperative that the community was enabled to think broadly
about the future without the pressure of filtering their thoughts through past
planning constraints. The process was designed to unbridle the community’s imagination
about the future in order to challenge the perceptions of the past.
In addition to clarifying the community’s vision for the
desired future of the Valley, public input was useful for determining the
effectiveness of past planning efforts and was instrumental in identifying new opportunities
and new priority projects for the future.
The consultant team used a variety of methods to gain the
broadest possible participation and input from Valley residents and stakeholders.
Early in the project, the team held one-on-one and small-group interviews with
a cross section of over 30 community leaders and representatives. A
Citizen Advisory Committee was formed to offer feedback on project events,
review draft materials, and brainstorm ideas and implementation strategies. The
Ogden Valley Plan website (www.ValleyPlan.com)
was established as an informational hub for the planning process, providing
links to documents and notification of opportunities to participate. After each
major event, materials were posted online to continue the dialogue and to give
those not in attendance a chance to participate.
Four open houses and workshops were held to inform and
gather feedback from the community during different phases of the process.
After some workshops, online surveys were used to help answer follow-up
questions. By using online surveys to complement the workshops, feedback was
compiled consistently and effectively across mediums. Mobile workshops were
held at various locations throughout the Valley to engage different
demographics, and presentations at the junior high school brought together
different perspectives.
Using the General Plan
How were the Draft Plan Principles
and supporting projects developed? Through:
1. Hundreds of conversations during
the 14-month planning process, including several online surveys.
2. A diverse Citizen Advisory
Committee and advice from County departments and Valley organizations.
3. County Commission and Planning
Commission guidance.
4. Ideas advanced from past adopted
plans.
The Ogden Valley General Plan is organized into two
documents—the General Plan and the Plan Study Appendix. The General Plan document,
which contains the vision, goals, principles, and implementation strategies for
the Plan, consists of an introduction and seven Plan elements, each of which
addresses an aspect of planning for the future of the Valley. The Plan Study Appendix
contains the interim project work products, public involvement summaries,
statistical information, and data supporting the development of the General
Plan. It also includes, by specific reference herein, past planning efforts.
During the General Plan update process, Weber County revisited
its earlier planning efforts to evaluate its land-use and built-environment principles
for Ogden Valley to ensure their alignment with the current values and vision
of Valley residents. The seven elements of this Plan address and incorporate the
vision and desired outcomes the community identified. They address the aspects
of Ogden Valley that are important for maintaining quality of life as the
Valley grows. Each Plan element, which begin with a vision statement, describes
the current and future conditions relevant to that element and recommends a
series of goals and principles to inform future decision making in a manner
that achieves the community’s vision. Provided with each recommended principle
are implementation actions proposed to achieve the desired outcomes.
Goals describe
the vision-based outcomes desired by Valley residents.
Principles are statements
related to particular goals of the principles Weber County will rely on in future
decision making.
Implementation
describes the strategies and actions the County proposes to undertake to achieve
Plan principles. Implementation strategies and actions reach across departments
and divisions to identify what should be initiated to support the
implementation of the General Plan. The costs and funding of implementation should
be determined by the County Commission as it considers annual budgets and
future budgetary needs. While most General Plan goals have accompanying
implementation measures, some goals would be achieved by application of the
goal principles in future decision-making, so no specific implementation task
is identified. Therefore, even if a possible implementation measure is not
explicitly stated, it does not mean it shouldn’t be considered to achieve the
goals of this Plan.
Maps are provided
for reference throughout the General Plan. In the event a provision of the
General Plan text conflicts with information provided in a map, the text provision
controls.
Community Character
Vision
The rural character of Ogden Valley is defined by its open
fields, agricultural lands, stands of trees, peace and quiet, dark skies, clean
air and water, abundant wildlife, and small villages; by Pineview Reservoir; by
historic Ogden Canyon and by the long views of the surrounding foothills and
mountain background. The Ogden Valley community desires physical development to
complement, not overwhelm or compete with, the rural character of the Valley.
In the Ogden Valley planning area, Weber County will promote and encourage
unique and functional design in new developments, public spaces, and
streetscapes to create a visible character distinct to Ogden Valley that
enhances the Valley’s character. Present and Future
Conditions
Residents feel that the physical features and development
patterns of Ogden Valley should be compatible with and complement the natural
environment and rural character of the Valley. This element addresses the
aspects of the natural and built environments of Ogden Valley that contribute
to a distinct sense of place. Ogden Valley contains a mix of developed areas
and open spaces. Developed areas include residential and commercial buildings,
public buildings, streets, and infrastructure. Open spaces include parks,
farms, fields, hillsides, and the mountain backdrop of Ogden Valley. From
nearly every point in the Valley, there are beautiful views of the surrounding
mountains or Pineview Reservoir. The natural beauty of Ogden Valley is a
valuable asset to residents. Residents want to ensure that new development
enhances, not detracts from, Ogden Valley’s character.
Gateways and Viewsheds
Ogden Valley’s natural setting provides opportunities for spectacular
views of local agriculture, the mountains, Pineview Reservoir, and the stars in
the night sky. The visual values of the Valley are most evident at major entry
points, or gateways, and from roadways extending through the community.
Residents feel that an important aspect of preserving the Valley’s rural
character includes maintaining the sense of arrival at Ogden Valley gateways
and preserving open view corridors at key points within the Valley. Residents
do not want development to be obtrusive or to unduly compromise these views.
Gateway areas can also buffer the transition of land uses from open spaces at
the gateways to more developed areas.
Open Space
and Agriculture
Integral elements of the character of the Ogden Valley plan
area are the open farm fields, grasslands and pastures of the Ogden Valley. In
much of the rural west, agricultural areas provide for well-managed open spaces
that are enjoyed by residents and visitors to the area. The presence of
livestock, farm machinery and isolated farm houses contribute to the rural
character of Ogden Valley. Residents generally support the continuation of
viable agricultural operations in Ogden Valley as one of the most significant
contributions to the rural character of the Valley. Residents understand that
farming and other agricultural operations result in noises, smells, periodic
obstruction of roads to move farm equipment and other activities that are a
part of living in an agricultural area. Threats to agricultural production include
availability of water and the spreading of noxious weeds.
Wildlife
Ogden Canyon and the foothills and mountains that surround
Ogden Valley provide habitat for a variety of birds and wildlife species. As
well, farm fields and the corridors around streams and Pineview Reservoir offer
habitats for birds, fish and smaller animals. Many of the mountain wildlife
species also frequent the developed areas of Ogden Canyon and Ogden Valley, and
the close proximity of birds and wildlife contributes significantly to the
rural character of life in Ogden Valley. Although the wildlife is a key
character feature of Ogden Valley, the goals and principles to support this
feature are located in the Land Use Element of this plan.
Clean Air and Water
Ogden Valley and Ogden Canyon residents value the clean air
of the Plan area. While the Valley is not completely free of periods of winter
inversions it is important to area residents to work to protect the generally
good air quality of Ogden Valley, as it contributes to both the health of the
residents and the rural character of the area.
The surface water resources of the study area, to include
Pineview Reservoir, the Ogden River and other streams, springs and ponds, offer
recreational opportunities and excellent fish habitat, and contribute to the
rural character of the study area. Preserving the quality and function of these
water resources is important to residents and landowners.
Ground water resources in the study area are extremely
valuable, as most culinary water sources are from wells. There is great concern
among residents about over-allocation or pollution of ground water aquifers. To
identify potential groundwater source areas, there is currently an ongoing
Ogden Valley Hydrogeology Study being conducted by Utah Geological Survey.
Anticipated completion date is summer 2017. Please refer to the Public
Utilities Element for more information regarding water quantity and quality in
Ogden Valley.
Dark Sky
Preservation
Ogden Valley residents have expressed a strong desire to preserve
their legacy dark skies. In 2000, dark-sky lighting and sign ordinances were
passed, and in spring 2015, North Fork Park became the world’s 21st
International Dark Sky Park, constituting a northern anchor for the national
parks in Utah that have also been accredited. Astrotourism (a natural companion
to agritourism) is an accelerating trend that not only can support the local
economy but also can honor Ogden Valley’s rural heritage and distinct natural
beauty.
Ogden Canyon
Ogden Canyon is the route for State Route 39 from Ogden to
the Ogden Valley. The history and environmental, aesthetic, and recreational
aspects of Ogden Canyon make it a special place to the people who live there,
and an important recreational destination for visitors.
“Ogden Canyon is rugged and narrow
throughout much of its length. In a number of spots, the canyon widens out and
residential areas have been developed. Many residential homes have been
constructed along the river, with several constructed higher on the mountain
away from the river. These residential areas began as summer residences and
over the years some have been upgraded and made into year-round residences.
Some of these areas were centered around resorts and lodges, such as the Hermitage
and the Idlewild.
There are currently seven distinct
neighborhoods in Ogden Canyon: Peery Camp, Fairmont Subdivision, The Cobbles
(historically known as Lewis Grove), The Hermitage, Valhalla, Wildwood, and
Idlewild. These neighborhoods each have bridges across the Ogden River to
access the small communities. Some of the residents have held the land in their
family for over 100 years and live there year-round, while others are vacation
homes owned by people who live most of the year outside the Canyon.”[1]
Historic Preservation
Ogden Valley has a rich cultural heritage. Several areas within the
Valley have played important roles in the early development of Weber County and
the State of Utah. Today, the Valley’s history and cultural resources continue
to contribute to the Valley’s charm and character. However, little has been done
to preserve historic structures and resources, and there are no listings on the
National Register of Historic Places in the planning area. Identifying and
preserving historical and cultural resources is an important County objective.
Valley residents have identified several possible historical and cultural sites
including, but not limited to:
The blacksmith
shop
Chard property
Rhodes property
Brick kilns
Monastery
Old Eden Square
Shooting Star
Saloon
There are 164 historic structures located in Ogden Canyon. Twenty
three properties (including five bridges) are eligible for inclusion on the
National Register of Historic Places (NRHP). These historical elements, along
with the spectacular scenery and Ogden River, have made Ogden Canyon a visitor
and recreation destination.[2]
In addition to individual historic and cultural features,
both the Ogden Valley and Ogden Canyon are areas with rich histories, and the
overall geography and historic patterns of development could constitute
cultural landscapes[3]
which provide the richness and complexity of the human story of the area.
The natural setting and built environment of present-day
Ogden Valley and Ogden canyon contribute to the overall character of the study
area and can offer guidance for future development.
Goals, Principles, and Implementation
Gateways and Viewsheds Goal 1: A goal of Weber County is to protect attractive gateways to Ogden
Valley that promote the community character.
Gateways and Viewsheds Principle 1.1: Minimize and discourage visually prominent development at gateways to
Ogden Valley.
Gateways and Viewsheds Implementation 1.1.1:
Identify gateways into the Valley at each of the
six Ogden Valley gateway areas: Ogden Canyon top and bottom, Trappers Loop,
North Ogden Divide, Avon Divide, and the Monte Cristo Road. Consider establishing an Ogden Valley
Gateway Overlay Zone or similar management tool to manage development in
gateway areas.
Gateways and Viewsheds Implementation 1.1.2: Establish design
standards for development in the gateway areas. Use landscaping, open spaces,
interpretive and wayfinding signage, gateway monuments, public art, and
appropriate lighting at each Ogden Valley entrance to welcome visitors and
establish the character of the Valley.
Gateways
and Viewsheds Goal 2: A
goal of Weber County is to protect the Valley’s sense of openness and rural
character.
Gateways and Viewsheds Principle 2.1: Encourage the preservation and maintenance of significant trees,
shrubs, and other natural vegetation in riparian and other natural areas.
Gateways and Viewsheds Implementation 2.1.1: Provide standards that
require development to protect significant vegetation in riparian and other
natural areas.
Gateways and Viewsheds Principle 2.2: Encourage creative development designs that preserve natural,
agricultural, and other open spaces, including clustered and mixed-use
developments.
Gateways and Viewsheds Implementation 2.2.1: Update and strengthen
detailed development guidelines that provide key direction and support for best
development and management practices.
Gateways and Viewsheds Implementation 2.2.2:
Revise County
development standards to require clustering and site planning for all
residential developments of [establish the number of units by ordinance] in the Agricultural Protection and Open Space
Overlay Zone areas, as referenced in Land Use Implementation 1.5.1. Require
site planning to minimize site disturbance and lot coverage on large lots (5.25
acres and larger).
Gateways
and Viewsheds Implementation 2.2.3: Weber County should consider requiring
the burial of future power distribution lines. (see Utilities and Public
Services Implementation 4.1.1)
Gateways and Viewsheds Implementation 2.2.4:
Revise County development standards to ensure that utility and public facility
projects utilize elements such as building materials, fencing and lighting that
are compatible with the rural character of the Valley.
Gateways and Viewsheds Principle 2.3: Encourage context-appropriate wayfinding and educational signage and
public art in public spaces throughout the Valley.
Gateways and Viewsheds Implementation 2.3.1:
Consider development of an Ogden Valley welcome center at the intersection of
the Trappers Loop Road and SR 39 to provide information about Ogden Valley, and
its history, recreational opportunities, and visitor destinations.
Gateways
and Viewsheds Goal 3: A goal of Weber County is to protect key viewsheds throughout the
Valley.
Gateways and Viewsheds Principle 3.1: Protect viewsheds throughout the Valley including views of the
mountains and Pineview Reservoir.
Gateways and Viewsheds Implementation 3.1.1: Identify important views
and viewsheds in the Valley. Use setback and design standards to protect these
views.
Gateways and Viewsheds Principle 3.2: Avoid visually prominent
structures, hillside cuts, and vegetation removal that alter the visual quality
of the Valley’s viewsheds. Ensure that all development minimizes site
disturbance and lot coverage and requires effective site restoration,
revegetation, and weed control.
Gateways and Viewsheds Implementation 3.2.1:
Strengthen County ordinances to revise ridgeline
and hillside development standards to ensure that the natural ridgeline form is
protected from identified viewpoints throughout the Valley and that hillside
development is designed to minimize visual impacts.
Clean Air and Water Goal 1: A goal of Weber County is to protect the
Valley’s air and water quality. (See Residential
Development Goal 3)
Clean Air and Water Implementation 1.1.1: Incorporate air and water
quality protection considerations in the development review and approval
process.
Dark
Sky Preservation Goal 1: A goal of Weber County is to protect
the night sky in order to preserve the Valley’s rural character and
heritage.
Dark Sky Preservation Principle 1.1: Encourage programs for residential and agricultural dark-sky-lighting
compliance.
Dark Sky Preservation Implementation 1.1.1:
Review the current dark-sky lighting ordinance for consistency with dark-sky
principle and current technology; identify possible updates. Consider
amendments as necessary.
Dark Sky Preservation Principle 1.2: Promote the accreditation of North Fork Park as the world’s 21st
International Dark Sky Park, and encourage astro-, agri-, and ecotourism
development.
Dark Sky
Preservation Implementation 1.2.1: Evaluate current dark-sky sign
ordinance for community character effectiveness and competitiveness with other
Amenity West[4]
communities; identify possible updates.
Ogden
Canyon Goal 1: A goal of Weber County is to, in
harmony with existing residential uses, protect the historical, natural, and
recreational resources in Ogden Canyon.
Ogden Canyon Principle 1.1: In harmony with
existing residential uses, support the development and improvement of
recreational amenities in Ogden Canyon, such as trails, hiking and climbing routes,
access to the Ogden River, and public facilities like restrooms and picnic
areas.
Ogden Canyon Implementation 1.1.1: Support
creation of the Ogden Canyon Trail.
Ogden Canyon Principle 1.2: Protect the
unique historical, geological, and recreational features of Ogden Canyon. Protect
the free flowing nature of the Ogden River and its channel and riparian areas.
Ogden Canyon Implementation 1.2.1: Work with
UDOT and local landowners during the Ogden Canyon
Transportation Use Study to protect the historical, geologic, natural and
recreational resources of Ogden Canyon to the extent possible.
Ogden Canyon Implementation 1.2.2: Ensure that projects proposed for
Ogden Canyon recognize its importance as a historical, recreational visitor
destination, and Ogden River Scenic Byway, and protect the historic, cultural,
recreational and natural resources of the Canyon.
Historic
Preservation Goal 1: A goal of Weber County is to preserve, promote, and enhance Ogden
Valley’s authenticity, history, and heritage.
Historic Preservation Principle 1.1: Pursue opportunities that support
the preservation of Ogden Valley’s history and heritage.
Historic
Preservation Implementation 1.1.1: Support a community based initiative to survey, document, and maintain a database of all historic and cultural
properties in the Ogden Valley planning area.
Historic
Preservation Implementation 1.1.2: Support the development of a historic/cultural site protection program to minimize the loss of
historic and architecturally significant properties in the Ogden Valley
planning area.
Historic
Preservation Implementation 1.1.3: Require all new commercial
and multifamily development or redevelopment to be architecturally and visually
compatible with neighboring historic properties. Encourage all new single, two,
or three family residential development to be architecturally and visually
compatible with neighboring historic properties.
LAND USE
The Ogden Valley community
desires a place where land uses support healthy physical, social, and economic
interactions. Land uses in Ogden Valley should complement, not overwhelm
or compete with, the rural character of the Valley, as defined in the Community
Character element vision statement.
Present and
Future Conditions
This chapter
examines historical and current patterns of land use and development, as well
as growth trends, in Ogden Valley and describes the Valley’s preferred future
patterns, as supported by public input, and establishes goals and principles to
achieve the desired outcomes. A summary of public involvement and participation
is provided in the Plan Study Appendix.
Ogden Valley accommodates a variety of residential,
commercial, agricultural, and recreational land uses. The major development
pressures over the past two decades have been for new residential and resort
development, as well as for some new commercial development. The dominant land uses
in Ogden Valley are the open spaces created by ranching, farming, public lands,
and natural open spaces. The open lands and
scenic beauty of Ogden Valley are major defining features of the Valley and are
among the Valley’s most valuable assets. Most of the open lands in Ogden Valley
are the hillsides and forests of the surrounding mountains. Much of the Valley floor
is agricultural land, which also provides open space and beautiful mountain
vistas. Pineview Reservoir also contributes to the open feel of Ogden Valley. Ogden
Canyon is known for its natural scenic beauty and historical structures. SR-39 through
Ogden Canyon is designated as a Utah Scenic Byway from I-15 to Monte Cristo.
Residential uses
in Ogden Valley are predominantly single-family homes and multifamily resort
residences. The Ogden Valley planning area contains about 4,468[5]
residential dwelling units. There are individual commercial uses spread
throughout many parts of the Valley, but most approved commercial land uses are
clustered in Huntsville, Eden, Old Eden, Wolf Creek, the Trappers Loop
junction, and the resort areas. For more information about residential and
commercial development, see the Residential Development and Housing Element and
Commercial Development Element chapters of this Plan.
The Ogden Valley
planning area contains approximately 210,000 acres of land. The relative
proportions of land uses in the Ogden Valley planning area as a whole can be
approximated from the areas of current zoning and resort master planned
designations for the Ogden Valley planning area as follows:
·
Forestry,
Shoreline and Open Space zones (primarily undeveloped areas): approximately
181,000 acres (86%)
·
Agricultural
zones, including the Forest Valley zones: approximately 22,000 acres (11%)
·
Residential
zones, including Forest Residential zones: approximately 2,300 acres (1%)
·
Recreation
and Resort zones (not including recreation and resort commercial):
approximately 3,865 acres (2%)[6]
·
Commercial
and Manufacturing zones (including the commercial in recreation and resort
zones): approximately 235 acres (.11%)
On the Valley floor,
(approximately 30,308 acres, see map on following page for the general boundary)
the acreages of current zoning are as follows:
·
Shoreline
and Open Space zones: 5,900 acres (19%)
·
Agriculture,
including Forest Valley zones: 21,715 acres (72%)
·
Residential,
including Forest Residential zones: 2,306 acres (8%)
·
Commercial
and Manufacturing zones (including the commercial in recreation and resort
zones):: 129 acres (0.4%)
Growth Trends
Between 2000 and 2014, Ogden Valley’s population[8]
grew 18% from 5,877[9] to
6,967[10],
while dwelling units grew 70% from 2,699 in 2010 to 4,642 in 2014. Based on
historical growth rates, the population of Ogden Valley is expected to double from
its 2010 population by 2032.
The
rate of growth of residential units is currently higher than the rate of growth
of the population. In 2014, the residences in Ogden Valley had a vacancy rate
of 46%, which indicates that many residences are second homes. The higher
growth rate of residential units over population suggests a movement towards
more resort/recreation short-term rental housing and second homes.
The 1998 Ogden Valley General Plan projected a potential
build-out of 6,200 residential units. At that time, much of Ogden Valley was
rezoned from one residential unit per 1 acre to one unit per 3 acres
in order to reduce long-term development pressure. The 2005 Recreation Element
of the General Plan estimated a potential build-out of 16,000 residential
units. The 2014 Ogden Valley Maximum Zoning Density Study suggests that if
every zoned parcel of property in Ogden Valley planning area (including
mountainous areas) were to develop to its full zoning potential it could result
in as many as 18,000 to 24,000 residential units in the planning area.
The Density Study anticipates that not all land with zoning
development units is buildable and that considering development constraints, a
realistic maximum number would be much smaller. However, the Density Study also
points out that perceived “capacity” constraints on development presented in
past planning documents, such as topography, water supply and wastewater
treatment, and road infrastructure can be at least partially overcome, albeit
at higher infrastructure improvement costs than have been experienced to date. For
the purposes of this Plan it is assumed that the development potential in the
mountainous areas is limited, and that any redevelopment of the majority of the
previously platted properties on the valley floor will occur slowly. For these
reasons, Plan efforts to reduce development impacts primarily focus on unplatted
areas on the Valley floor.
There are 2,563[11]
approved and platted but vacant residential lots in Ogden Valley and a combined total of 5,300
master-planned units at the Snowbasin and Powder Mountain resorts. These units can
be developed with no further discretionary (legislative) approvals required.
Regardless of the actual number of potential new units, or the rate of
development of authorized units, any realistic future development
scenario will have significant implications for the built, natural, and social
environments of Ogden Valley.
Carrying Capacity
The Valley’s carrying capacity in terms of traffic, water
supply, wastewater treatment, air quality, and recreation and commercial
activity are all important considerations for practical limitations on growth
and the maintenance of the quality of life in the Valley. Some feel that
providing infrastructure and facilities before they are needed will induce
demand and will stimulate growth prematurely. Others feel that not planning for
services and facilities in anticipation of projected growth will result in
system failures, such as roadway overload and adverse effects to water quality.
Unlike other jurisdictions, Weber County is not the primary provider of water
or sewer services in Ogden Valley. The County also does not have jurisdiction
over the two main access routes and primary recreation attractions in the
Valley. Weber County’s primary tools to affect the locations and rates of
development in Ogden Valley are its land-use regulations and control of County
roadways.
Regardless of the calculated number of potential new units,
there is a strong sense from nearly all Valley residents that the number of
possible development units in Ogden Valley is too high, and that development
approaching the maximum potential will unalterably change the character of the
Valley and adversely affect quality of life. Widespread downzoning of the kind
undertaken in 1998 is not a palatable option for Valley residents and
landowners. Other ideas to mitigate the impacts of future growth were discussed
during the planning process, such as dramatically increasing the developed
density of existing communities to consolidate development potential away from
sensitive areas, but were not broadly supported. Ogden Valley residents have
made it clear that growth must be managed in a way that respects the property
rights of Valley residents and landowners while preserving the character of
Ogden Valley. The goals, principles, and implementation of this General Plan
are designed to support a middle ground between major downzoning and the
continuation of past development patterns in order to preserve property rights,
minimize the impacts of development that does occur, and protect the features
and character of Ogden Valley that residents value.
Most of the zoning districts in Ogden Valley allow for
residential uses. Consequentially, residential growth is increasing in areas
that were previously primarily used or designated for agricultural activities.
Increasing residential uses have resulted in the expansion of infrastructure
support services, such as power, roadway networks, and water and sewer systems,
in areas where these services did not previously exist. The presence of support
services, in turn, makes these areas more attractive and more suitable for
additional residential development. This pattern will likely continue without
specific directives otherwise; thus, the goals, principles, and implementation
of this General Plan are designed to provide voluntary measures for shifting
motivation away from developing sensitive lands and prime agricultural or
open-space lands.
Overall, Valley residents favor a land-use pattern in which
development is clustered in areas separated by open agricultural lands or
natural greenbelts. The goals and principles of this General Plan seek to
encourage clustering of residential development in most instances. Current
County ordinances provide for cluster subdivisions and PRUDs with smaller
development footprints and common open areas. According to the Weber County
Recorder’s Office, there are 57 cluster-subdivision plats and 13 planned
residential unit development (PRUD) condominium plats in Ogden Valley.
There is sufficient authorized development potential in
Ogden Valley to support any future growth scenario. Residents believe that no additional development units should be
granted. Many of the zoning-authorized units are in areas that have very
low development potential and are unlikely to be developed in the foreseeable
future. While broad mandatory downzoning is not supported, voluntary methods to
reduce overall development units, particularly in sensitive areas and prime
open-space or agricultural areas, could mitigate overall development impacts.
Many zone-authorized development units are located on sensitive land and prime
open-space or agricultural land, and relocation of this development potential
could reduce development impacts and offer better land utilization and
efficiency of services.
The overall land-use goals of this General Plan are not
significantly different from those of past plans. The principles and
implementation steps, however, are intended to be more specific and targeted
than in past plans to enable effective implementation and to achieve the Plan’s
objectives. In general, future land uses and patterns should be efficient and
sustainable, should support a multimodal transportation network, should provide
a variety of housing choices, should minimize conflicts between incompatible
uses, should integrate new development with existing and planned
infrastructure, and should preserve the character of Ogden Valley.
Goals, Principles,
and Implementation
Consistent with balancing public needs with individual
rights, the following are the land-use goals and principles Weber County will
pursue.
Land Use Goal 1: A
goal of Weber County is to reduce the overall amount and impact of
future land development in the Ogden Valley planning area.
Land Use Principle 1.1: Additional
density will not be authorized in the Ogden Valley planning area above that
allowed by current zoning.
Land Use Implementation 1.1.1:
Weber County will support the transfer of existing development rights (TDRs) as
the only means to increase densities in suitable project areas while
proportionately decreasing density in other areas. Without offering bonus density,
incentives, such as reduced road cross sections and other cost-saving
measures for master-planned developments, should be proposed to reduce
development intensities and to incentivize the purchase and transfer of development
rights. TDRs will only be used if they do not increase overall density.
Development rights include residential (e.g. townhouses, single family detached
units, etc.) and non-residential development rights (e.g. hotel units,
accessory dwelling units, retirement center units, etc.). The County will
regularly monitor whether the market is fostering a successful TDR program
without offering bonus density.
Land Use Implementation 1.1.2: Amend
the Weber County Land Use Code to eliminate the density bonuses available in
resort areas and Planned Residential Unit Development (PRUD). The County will
regularly monitor whether the market is fostering successful resort and
clustered PRUD development without offering bonus density.
Land Use Principle 1.2: To the
extent allowed by law, development should not occur on sensitive areas including
steep slopes, wetlands, floodplains, areas of geological instability, prominent
ridgelines, wildlife habitat and corridors, natural riparian areas and natural
waterways.
Land Use Implementation 1.2.1: Amend
the land use code to require that the development potential of steep slopes
(slopes over 30%), wetlands, and floodplains will not be included in project
density calculations, nor will be available for transfer pursuant to a TDR
program.
Land Use Implementation 1.2.2: The
sensitive lands map for Ogden Valley should be updated to incorporate the
revised 2015 Division of Wildlife Resources crucial habitat maps.
Land Use Implementation 1.2.3: In
areas of geological instability, consider reducing and moving development
rights from the instability in the interest of health and safety. Do not invest
in, or accept dedication of, public infrastructure in areas of geological
instability.
Land Use Implementation 1.2.4: Amend
the Weber County Land Use Code to prohibit (to the extent allowed by law)
development in identified crucial habitat areas and wildlife corridors, on
identified prominent ridgelines, and within natural riparian areas and
natural waterways. Allow development units for such affected lands to be used
elsewhere through clustering.
Land Use Principle 1.3: Encourage
and promote a voluntary reduction in overall development units in the Ogden
Valley planning area by such measures as conservation easements, donations of
development rights, voluntary downzoning, purchases of development rights, and
land purchases.
Land Use Implementation 1.3.1: Enhance
and publicize Weber County and other organizations’ programs to promote
conservation easements, donations, and other voluntary measures to reduce
overall development units in the Ogden Valley planning area. Help these
organizations to partner with the development community to advance the intent
of this implementation.
Land Use Implementation 1.3.2: Create subdivision tools that provide design
regulations that decrease the required subdivision infrastructure, such as a
decreased right-of-way or road cross section, in exchange for meaningful
voluntary reductions of development units. Such decreased infrastructure should
be privately owned.
Land Use Implementation 1.3.3:
Establish a coordinator’s position to promote and educate about conservation
easements and other programs, such as TDR and PDR programs, to reduce
development intensity.
Land Use Implementation 1.3.4: Pursue
funding opportunities for purchase of development rights and open space
preservation programs.
Land Use Principle 1.4: Employ
mechanisms such as TDRs to reallocate existing authorized development units
from less suitable to more suitable locations.
Land Use Implementation 1.4.1: Create
an Agricultural Protection and Open Space Overlay Zone for the Ogden Valley
planning area. The purpose of the Agricultural Protection and Open Space
Overlay Zone is to identify areas in the Ogden Valley planning area where
continued agricultural operations and low intensity uses such as open space are
most desirable to protect the viability of agricultural operations and the
rural character of the Ogden Valley planning area. The Overlay Zone would require
clustering of residential development or require development to be organized as
described in Land Use Implementation 1.3.2.
Land Use Implementation 1.4.2: Create
a Transfer of Development Rights (TDR) Ordinance for the Ogden Valley planning
area. The purposes of the TDR Ordinance would be to establish a process for
reviewing and approving proposals to transfer development rights from the
Agricultural Protection and Open Space Overlay areas to locations where
additional development density could be more appropriate. The TDR Ordinance
would establish standards for review and approval of each proposed TDR. Each
TDR application would include information including, but not limited to:
identification of the lands from which development units are proposed to be
removed; identification of the land to which the development units would be
moved; the number of development units and type(s) of development proposed; how
water, sewer and other services would be provided; and other information
specified by the ordinance. Standards for evaluation of the application would
include such factors as detrimental or beneficial effects to both the sending
and receiving properties; availability of roads and infrastructure; proximity
of other development including town centers; the proposed uses and intensity of
use; consistency with private covenants; compatibility with surrounding land
uses and the extent to which the transfer advances the goals of the General
Plan. The resort areas and villages are likely most suitable receiving areas
for transferred development units.
Land Use Implementation 1.4.3: Foster
the creation of a TDR market by exploring ways for developers to benefit from
purchasing TDRs. Consider requiring TDRs for lodges, hotels, accessory dwelling
units, accessory apartments, lockout rooms, etc.
Land Use Implementation 1.4.4: Enhance
and publicize the County’s register of landowners willing to sell development units.
Consider the potential for the transfer of development rights to be considered
as a part of the process for acquisition of conservation easements with land
trusts and other organizations that acquire conservation easements.
Land Use Implementation 1.4.5: Maintain
a database that tracks all transferred, purchased, or retired development
rights.
Land Use Principle 1.5: Encourage new
development to locate in areas where water and sewer service could be provided
by a sewer system. Encourage clustered residential developments with smaller building
lots and larger areas of open space for most subdivisions.
Land Use Implementation 1.5.1: Require
all residential development projects of [establish the number of units by
ordinance] that are located in the Agricultural and Open Space Overlay Zone to
be cluster subdivisions (see also Gateways and Viewsheds Implementation 2.2.2).
The purpose of the clustering requirement in Agricultural Protection and Open
Space Overlay Zone areas is to preserve agricultural operations and open spaces
and encourage the transfer of development rights while allowing for reasonable
residential development. Monitor the effectiveness of the decided unit-size
threshold in accomplishing the objectives of the Agricultural Protection and
Open Space Overlay Zone and the General Plan and adjust the unit-size threshold,
if necessary, to achieve the desired results.
Land Use Goal 2: A
goal of Weber County is to support continued agricultural operations in Ogden
Valley.
Land Use Principle 2.1: Buffer
agricultural land uses from new residential uses in Agricultural Protection and
Open Space Overlay Zone areas.
Land Use Implementation 2.1.1: Amend
County ordinances to establish development requirements for buffers, such as
setbacks, screening, preservation of water sources, and other methods to
separate uses and limit interference with agricultural activities, while
providing for public safety, for new residential development in the
Agricultural Protection and Open Space Overlay Zone.
Land Use Implementation 2.1.2: Consider
development and adoption of an Ogden Valley Right to Farm ordinance to protect
agricultural operators from claims of nuisance based on the noises, smells and
normal operational agricultural activities in Ogden Valley.
Land Use Implementation 2.1.3: Consider
revisions to County property assessment practices for open spaces and areas in
conservation easements to reduce property tax liabilities and encourage
continued agricultural operations and preservation of open space.
Land Use Principle 2.2: Protect the
function of and maintenance access to irrigation ditches, head-gates and other
agricultural irrigation infrastructure.
Land Use Principle 2.3: Enforce
required noxious weed control on all properties in the Valley, with specific
emphasis on areas disturbed by development.
Rural Residential Development and Housing
Vision
The Ogden Valley community desires a variety of housing
types to meet the needs of a diverse population of various income levels, ages
and stages of life. Neighborhoods should have convenient access to community
amenities[12]
and are designed in a manner that protects the Valley’s character. Residential
development should be centered around
villages and town centers and designed to provide open spaces and efficient uses
of the land.
Present and Future Conditions
Demographics
According to the 2014 American Community Survey, Ogden
Valley had an approximate population of 6,967 people in 2,384 households.
Between 2000 and 2014, Ogden Valley’s population grew 18% from 5,877 to 6,967,
but the average household size declined from 3.2 to 3 (Table 2).
Table 2: Household Trends
|
|
2000
|
2014
|
Change
|
|
Population
|
5,877
|
6,967
|
18%
|
|
Total Households
|
1,842
|
2,384
|
29%
|
|
Average Household Size
|
3.18
|
3.00
|
-5%
|
|
Family Households (families)
|
1,525
|
1,875
|
22%
|
|
With Children under 18
|
787
|
774
|
-2%
|
|
Owner-occupied
|
1,630
|
2,055
|
47%
|
|
Renter-occupied
|
212
|
407
|
52%
|
During this period, the number of households with children
under 18 declined, while the number of households with those over 65 increased.
These trends suggest that Ogden Valley is developing as a lifestyle community
with an aging population, and that young families are not moving to the Valley,
are moving out of the Valley, or both. Ogden Valley residences have an
approximate vacancy rate of 46%[13]
compared with the rest of Weber County, at 8.6%, and all of Utah, at 10.4%. The
difference is attributable to the growth in the number of resort and
recreational residences, which are occupied only periodically. Based on
historical rates, the resident population of Ogden Valley is expected to double
by 2032.
In addition to the numbers of new units, the characteristics
of the occupants of new residences are an important consideration for future
planning in the Valley, because part-time residents may have different desires
for residential design and neighborhoods and shopping and recreational amenities
than year-round residents. Part-time residents are also less likely to make
daily commuting trips to Ogden and other destinations. Recreational properties
also impact the Valley during different times of the year, such as popular
vacation times, holidays, and special events, when the Valley population swells
temporarily. A benefit of recreational properties to the County, however, is
that second homes pay property taxes based on their full market value.
Residents have expressed concern that many second homes in Ogden Valley are
being taxed at the reduced primary residence rate rather than at full taxable
valuation, depriving the County and other taxing entities of property tax
revenues to which they are entitled.
Housing
Ogden Valley residents desire the Valley to be a place where
families can stay throughout their life time and where a variety of housing
types are available. Population growth and demographic trends influence Ogden
Valley’s housing, jobs, transportation, and services. While Ogden Valley remains
an attractive bedroom community for many working families, the decreasing
household size and aging population suggest that a greater proportion of the
Valley’s population will be retired or part-time residents in the future.
The median value of all housing types in Ogden Valley in
2014 was $312,300[14].
This is well above the state average of $212,500 and the Weber County average
of $169,200. Most of the residences in Ogden Valley are single-family detached
homes rather than multifamily condominiums or apartments. Nearly all the
multifamily housing units are located in the resort areas of Wolf Creek, Powder
Mountain, and at the bottom of Old Snowbasin Road. Considering the relatively
small number of multifamily units and relatively high median price for a single-family
home, there may not be enough variety in housing types and prices to encourage
young families to locate to Ogden Valley and stay through their life.
Ogden Valley’s high residential vacancy rate indicates the
trend toward more recreational and seasonal homes in the Valley. The Airbnb and
VRBO vacation rental websites (www.vrbo.com, www.airbnb.com)
currently list well over 100 vacation rental options in the Valley. Although
nightly rentals are great for bringing in tourism, they operate more like
commercial lodging than residential housing and can create conflicts in
otherwise mainly full-time residential areas. The County restricts nightly
rentals (a stay of fewer than 3 nights) to identified zones in Ogden Valley.
This principle requires robust enforcement measures in order to effectively
implement.
Ultimately, the economy will determine the types of housing
products that the Ogden Valley market will support, but a move toward resort
and planned development housing should be anticipated. Additional attached and
multifamily housing options may be needed to allow young families to locate to
Ogden Valley. At the same time, Ogden Valley residents are wealthier than in
the last decade, and a continuing demand for large-lot residences should also
be anticipated. The statutory requirement that political subdivisions of the
state provide for moderate-income housing is addressed in the Weber County
General Plan and implementing ordinances. Nevertheless, residents feel that it
is important that housing is available for people of a broad range of income
levels in Ogden Valley.
Moderate-Income
Housing
The housing in unincorporated Weber County is less
affordable than housing in incorporated areas of the County. Only 16% of
existing sales in the unincorporated County were affordable to moderate-income
households. Therefore, the need for a proactive affordable housing planning is
higher in unincorporated areas than in many of the County’s municipal
jurisdictions; however, this is not unusual for the mostly rural areas. It
makes for a unique circumstance where there are few areas that can support this
type of development. Over the next 5 years, Weber County will need to encourage
that, at minimum, one-quarter of all units built in the unincorporated areas be
affordable for low: and moderate-income households. Almost all of the housing
in unincorporated Weber County is single-family residential, with the exception
of resort-type condominiums in Ogden Valley and a few duplexes in the western
part of the County. Both the Ogden Valley and West Central General Plans
identify the need to preserve agricultural lands and open spaces. Resort
projects in Ogden Valley are required to address the need for employee housing.
Goals, Principles, and Implementation
Residential
Development Goal 1: A goal of Weber County is to provide
housing choices in neighborhoods that will allow residents with a variety of
incomes and at different stages of life to live in Ogden Valley.
Residential Development Principle
1.1: Encourage, without density bonuses, residential development projects to
incorporate a mix of housing sizes, types, and prices.
Residential Development Implementation
1.1.1: Revise Cluster Subdivision and PRUD ordinances to require a variety of
housing types in developments projects larger than [establish the unit
size by ordinance].
Monitor the ordinance-established number and price variability in development
projects to determine whether it is either overly burdensome on the development
community or impractical in achieving the desired outcome of a mix of available
housing types and price ranges, and adjust the unit threshold as necessary.
Residential Development Principle
1.2: Manage accessory dwelling units (ADUs) to allow for affordable housing
opportunities without increasing the overall impact of residential development
in Ogden Valley. Require one development unit for each authorized ADU.
Residential Development Implementation
1.2.1: Review current County ordinances regarding ADUs to refine standards and
establish measures for how ADUs are accounted for in overall zoning.
Residential
Development Goal 2: A goal of Weber County is to pursue
additional programs that better capture property tax obligations for properties
in Ogden Valley.
Residential Development Principle 2.1:
Ensure that all properties in Ogden Valley are taxed at their legal taxable
value.
Residential Development
Implementation 2.1.1: Implement a program to determine the primary or secondary
status of residential properties in Ogden Valley to ensure equitable collection
of property taxes for all taxing entities.
Residential Development
Implementation 2.1.2: Implement a program to ensure that all land designated
agricultural is properly classified to ensure equitable collection of property
taxes for all taxing entities.
Residential Development Implementation
2.1.3: Review/revise Weber County Land Use code to address vacation rental
taxes.
Residential
Development Goal 3: A goal of Weber County is to protect
air quality in the Ogden Valley study area.
Residential Development Principle 3.1:
Encourage new residential development to employ energy and sustainability
standards that reduce energy demand for heating and cooling and result in fewer
air emissions.
Residential Development
Implementation 3.1.1: Consider establishing incentives for new residential development
to meet higher energy and sustainability building standards and techniques to
reduce energy demand and resulting air emissions.
Moderate-Income
Housing Goal 1: A goal of Weber County is to support
affordable homeownership and rental housing opportunities in Ogden Valley, and
maintain the quality of existing single-family housing stock.
Moderate-Income Housing Principle
1.1: Facilitate mix of housing types in new construction in keeping with
neighborhood design standards and community sustainability.
Moderate-Income Housing
Implementation 1.1.1: Support the Weber Housing Authority’s role in developing
mixed-use housing projects resulting in additional housing opportunities; where
mixed-use development occurs, provide a variety of housing types; require
resorts to comply with the Destination and Recreation Resort Zone provisions to
establish a seasonal workforce housing plan and provide appropriate numbers of
housing for employees; and investigate the potential for adding accessory
dwelling units as an allowed use in the zoning ordinance.
Moderate-Income Implementation
1.1.2: Develop cluster ordinances that will allow for mixed housing types in
compact areas consistent with village area locations on Map 6 and pursuant to
small area plans referenced in Commercial Development Implementation 1.1.1.
Moderate Income Housing
Implementation 1.1.3: Encourage the development of low- to moderate-income
housing within or near established cities, towns and village areas in order to
protect agricultural lands and provide open spaces within the unincorporated
areas of Weber County.
Moderate-Income Housing Principle
1.2: Maintain the quality of existing single-family housing stock in Ogden
Valley.
Moderate-Income Housing
Implementation 1.2.1: Support the Weber Housing Authority emergency home repair
program to assist in housing maintenance for moderate to low income home
owners.
Moderate-Income Housing
Implementation 1.2.2: Update or provide the necessary tools to enable the
County to track (1) the mix of existing housing stock, (2) the condition of
existing housing stock, (3) the delivery of existing-housing education to the
public, and (4) the availability of local resources for single and multifamily
rehabilitation or new construction which facilitates access and affordability
for special-needs populations.
Moderate-Income Housing Principle
1.3: Track land use and housing and the transition of land uses in Ogden
Valley.
Moderate Income Housing
Implementation 1.3.1: Establish a mechanism to track the condition of existing
housing stock in Ogden Valley, including multifamily and single-family
residences.
Moderate Income Housing
Implementation 1.3.2: Conduct a survey of how other communities are tracking
their housing stock in order to determine the most efficient and effective way
to track housing stock and condition in Ogden Valley.
Moderate-Income Housing
Implementation 1.3.3: Monitor market data and barriers over time for all
housing sectors to ensure prioritization and implementation to meet
moderate-income housing plan compliance every 2 years.
Moderate-Income Housing
Implementation 1.3.4: Conduct a housing-barriers analysis as part of the 2-year
update for compliance with the moderate-income housing plan. Coordinate this
effort with the Weber Housing Authority.
Commercial Development
Vision
The Ogden
Valley community desires sustainable
and thriving local businesses in Ogden Valley. Ogden Valley capitalizes on
recreational tourism to support its economic base. New commercial development should
be focused in and near existing commercial areas and resorts. New commercial
development should be designed to be compatible with the rural character of
Ogden Valley.
Present and Future Conditions
Most current commercial uses in
Ogden Valley are located in incorporated Huntsville and the unincorporated Eden,
Old Eden, Liberty, Wolf Creek, Trappers Loop junction, and resort areas. These
areas are shown on Map 6 as village areas or master planned resort areas. The
village areas are shown as ¼ mile circles centered on each area on Map 6. For these purposes, the circles are not
intended as growth boundaries, nor as proposed commercial expansion areas, but
are the areas within walking distance of each village center.
In addition, there are a number of individual commercial
parcels scattered throughout the Valley and Ogden Canyon. Approximately 87
acres in the Valley, outside the resort areas, are zoned for commercial uses;
approximately 12 acres are zoned for gravel extraction; and approximately
8 acres are zoned for manufacturing. Ogden Valley is a 15-minute drive
from Ogden City, so most retail purchases by Ogden Valley residents are made
outside the Valley.
Ogden Valley is a year-round playground, with Pineview
Reservoir and numerous hiking opportunities, as well as three ski resorts,
snowmobiling, and cross-county trails. The Valley is becoming a vacation
destination, with many second homes and vacation rental services, such as
AirBnB and VRBO. Valley residents are concerned that high levels of visitation
will affect life in the Valley with little economic benefit to Valley residents
and businesses. Residents support additional diversity in businesses located in
the Valley, but there is little support for significant new business activity unless
it is located in already zoned commercial areas.
Employment
Among employed Ogden Valley residents, 72% work in Weber
County and 28% work outside the County. The average commute for those who work
outside the Valley is 34 minutes, which suggests that although many Valley
residents work in the County, they work outside the Valley. Residents have
expressed a desire for more employment opportunities in Ogden Valley to reduce
commuting times and to provide opportunities for younger Valley residents. Residents
don’t generally support extensive job creation in the Valley, but would like employment
opportunities to be available in already zoned commercial areas, and by increasing
opportunities for working from home.
Commercial Locations
The types of commercial activities and character of the commercial
areas are distinct from area to area. Huntsville has maintained the historical
charm of its town center by preserving many of its historic structures and
supporting sympathetic design of newer small restaurants and service commercial
buildings. Old Eden is smaller than Huntsville but also has a unique historical
character and a community-oriented town center. Small local retail
establishments border the western and northern streets of Eden Park. The
commercial structures in Old Eden, although different in architectural style,
rely on historical details and character and provide an attractive, walkable
commercial center. The Eden town center is considered the main commercial
center in Ogden Valley. Oriented around the intersection of SR 158 and SR 162,
this area contains many service-oriented businesses, such as a dentist office,
the post office, and the only grocery store in the Valley. The Eden area is
automobile-oriented and lacks open public gathering spaces. The Trappers Loop
junction area is not as concentrated as the other commercial centers and
contains a mix of mostly retail establishments of different eras and designs,
although the approved master plan for Snowbasin includes a large commercial
area at Trappers Loop and SR 39. The resort and Wolf Creek commercial areas are
thematically tied to the resorts and focus on providing services to visitors,
but also provide some services to residents.
Residents desire that new commercial development be located
and clustered in one of the existing commercial areas, or within master-planned
resort areas. Residents support housing near villages and commercial areas, and
in commercial areas in mixed-use developments. Residents would also like for
commercial development in each area to have a consistent design theme. In the
Old Eden area, residents would like to have new commercial development properly
scaled and designed to be consistent with the existing pedestrian-friendly
historical character. New commercial development in all areas should be
compatible with the rural character of Ogden Valley and should provide for an
appropriate transition between commercial and surrounding land uses.
With Ogden City located so close to the Valley, additional
retail development has not been much of a concern for Valley residents. As the
population grows and tourism increases, however, future demand may be
restricted by available commercial zones. Residents generally support the
expansion of retail commercial activity to provide additional convenience for
residents and capture some of the economic potential of the high levels of
visitation, but they prefer to continue relying on nearby urban areas for most
retail goods, particularly from big-box and chain retailers. Residents
generally support the growth and expansion of local retail and businesses that
are clustered in existing commercial areas and planned and designed to
complement the character of Ogden Valley.
Commercial Design
Ogden Valley has a variety of commercial structure designs,
from the mountain modern office building in Eden to the log cabin retail
building next door. Although this diversity provides a sense of uniqueness in
the Valley, residents have expressed a strong desire for better design
coordination, improved pedestrian spaces, and greater emphasis on quality
architecture and landscape design for commercial buildings and areas.
Similar to design strategies for new resort villages
recommended in the Ogden Valley Recreation Element (Weber County 2005:157), new
projects in the commercial areas defined above should adopt designs that
reflect Ogden Valley’s existing historical rural character and land use
patterns. For example, agrarian architectural themes like barns, farmhouses,
and gable-ended structures and historic patterns like that of Huntsville are
useful design considerations to ensure that new commercial development blends
into the Valley.
Ogden Valley residents expressed a desire for horizontal[15]
mixed-use development, as long as the development is compatible with
surrounding uses in height, design, and location. Mixed-use developments would
be located in the identified commercial areas. Mixed uses are valuable for
accommodating a greater intensity of use on less land, as well as for
encouraging multiple options for transportation such as walking or bicycling,
which improves health and air quality.
Mining
Mining in the Ogden Valley planning area permitted by either
a land use permit or a conditional use permit in the F-5, F-10, F-40, and G zones.
As a conditional use, mining is allowed anywhere in the applicable zone
district, with conditions to minimize detrimental effects. Mining operations
can produce significant off-site impacts and, even with appropriate mitigating
conditions, may be incompatible with existing land uses in many areas of the
Ogden Valley planning area.
Goals, Principles, and Implementation
Commercial Development Goal 1: A
goal of Weber County is to ensure
that the location of retail and commercial development is consistent with Ogden
Valley’s rural character.
Commercial Development Principle 1.1: Limit all
new commercial development in the Ogden Valley planning area to Huntsville, the
resort areas, and the village areas, as shown on Map 6. Avoid scattered and
strip commercial and retail development patterns in the Valley.
Commercial
Development Implementation 1.1.1: Prepare small area plans for each area
designated as a village on Map 6 to describe their form and function (possible
examples: highway oriented, mixed-use, resort, small neighborhood commercial,
etc.). Small area plans should identify defining attributes and appropriate
design standards, identify future potential adjacent expansion areas, and plan
for multi-modal and active transportation to and within each area, as may be
appropriate. The village areas are shown as ¼ mile circles centered on each
area on Map 6. For these purposes, the study areas are not intended as growth
boundaries, but are the areas within walking distance of each village center.
Commercial
Development Implementation 1.1.2: Require new commercial or mixed-use development
to locate on property currently zoned for commercial uses. Avoid rezoning new
property to commercial or manufacturing until such time that the community
supports it. Future commercial or mixed-use rezoning should only be considered
adjacent to existing commercial or mixed-use zoning in a manner that creates
village clusters and avoids strip commercial along highway corridors.
Commercial
Development Implementation 1.1.3: Encourage voluntary downzones (or, when in the
interest of health and safety, consider mandatory downzones) of properties
currently zoned commercial that are outside of the resort areas and areas
designated as a village on Map 6..
Commercial Development Principle 1.2: Focus
on creating vibrant village areas. Encourage public spaces and plazas within
villages that can accommodate cultural and social events and that can function
as community gathering areas. Promote and extend the walkable, interconnected pattern
in the Valley and extend non-motorized trails and pathways to commercial
village areas.
Commercial
Development Implementation 1.2.1: As also provided in the Transportation
Element Streetscape Implementation 1.1.1, develop and adopt multimodal
streetscape cross sections for village areas, and implement key elements
during programmed road maintenance and upgrade projects. Evaluate current
commercial development standards in Ogden Valley to ensure opportunities for
internal walkability and connections to the trail system.
Commercial Development Goal 2: A goal of Weber County is to ensure that the design of retail and commercial
development is consistent with Ogden Valley’s rural character.
Commercial Development Principle 2.1:
Require new commercial development to conform to community design standards to
ensure compatibility with the character of Ogden Valley and to provide for
aesthetic and functional transition to surrounding residential and agricultural
areas.
Commercial
Development Implementation 2.1.1: As part of small area planning, revise County
design standards to adopt more detailed and specific commercial design
standards that specify building materials, style elements, colors, dark sky lighting,
walkability landscaping, signage, open spaces, public features, and building
height and orientation. Acceptable style elements may include agrarian
architecture, Old West or mine-town architecture, or mountain rustic
architecture elements that are prevalent in Ogden Valley (Figure 3).
Commercial Development Principle 2.2: Prohibit
big-box-style development in Ogden Valley.
Commercial
Development Implementation 2.2.1 Amend County ordinances to limit the maximum square
footage of retail businesses in Ogden Valley, or develop design standards to
mitigate negative visual impacts. Monitor the demand for additional retail
sales in the Valley to determine a possible future need for larger retail
businesses.
Commercial Development Principle 2.3: Ensure
that all signage in Ogden Valley is compatible with the context of the sign’s
location and the rural character of Valley.
Commercial
Development Implementation 2.3.1: Evaluate and revise the commercial sign
standards for Ogden Valley to promote dark sky lighting and a consistent
design theme that is compatible with the rural character of the Valley.
Commercial
Development Implementation 2.3.2: Develop an Ogden Valley community signage
plan with an identifiable theme for noncommercial signs in the Valley. Consider
including a plan for wayfinding signage for the Valley.
Commercial Development Goal 3: A goal of Weber County is to ensure that higher intensity
uses, such as industrial and mining activities in the Ogden Valley planning
area, are both located and regulated in a manner that minimizes adverse impacts
and preserves the rural character of the planning area.
Commercial Development Principle 3.1: Ensure
that higher intensity uses are appropriately governed in a manner that
minimizes adverse impacts on the rural character of the Valley.
Commercial
Development Implementation 3.1.1: Amend allowed uses in each zone to eliminate
uses that are incompatible with the purpose and intent of the zone or are in
conflict with the provisions of this General Plan.
Commercial
Development Implementation 3.1.2: Amend existing zoning regulations to restrict
mining operations to a specific mining zone. Require mining operations to
petition the County for a zone change prior to initiation of the operation.
Specific mining operation proposals should be evaluated for community impacts
prior to zone changes. Consider requiring a development agreement for large
scale mining activities prior to formal rezoning.
Transportation and Mobility
Vision
The Ogden Valley community desires a transportation system
that enhances mobility, reduces congestion, and meets air quality standards
without disturbing existing land uses. The transportation system will have an
active transportation component that connects and enhances bike and pedestrian
facilities throughout the region.
Present and Future Conditions
State highways are the main access ports and the backbone of
intra-Valley travel, including to Snowbasin and Powder Mountain Resorts. County
roads connect the communities together and the North Ogden Divide is also a
county road. There are three main access points to Ogden Valley from the
Wasatch front: (1) Interstate 84 to State Route (SR) 167 Trapper’s Loop, (2) SR
39 up through Ogden Canyon, and (3) North Ogden Divide. Two smaller access ways
into Ogden Valley include Avon Divide and Monte Cristo (SR 39), which are both
closed during the winter. Ogden Valley's main internal transportation routes
include SR 39, SR 158, the Huntsville to Eden Road, the Eden to
Liberty Road, and the Wolf Creek Road (SR 158). The Valley transportation
network connects the Valley’s one incorporated town, Huntsville, with the five
unincorporated communities of East Huntsville, Eden, Liberty, Wolf Creek, and
Nordic Valley.
Ogden Valley continues to experience population growth, in
addition to an increase in tourism in the summer and winter. A popular
recreation activity for residents of the Wasatch Front is simply “taking a
drive” to Ogden Valley, along with visitation to the recreation spots of the
Valley. This level of traffic to, from, and around the Valley, particularly on busy
weekends, is a challenge for the existing transportation network. Residents
expressed concerns that population growth is creating traffic congestion,
necessitating improvements to existing roads and possibly construction of new
roads. Residents expressed concern that increasing
traffic in Ogden Canyon could result in road improvements that would adversely
affect the character of the Canyon. To address growth pressures on Ogden
Canyon, residents support increasing capacity of Trapper’s Loop. Residents
support mechanisms that encourage traffic to use Trapper’s Loop rather than
Ogden Canyon. Overwhelmingly, residents do not support widening of SR 39
through Ogden Canyon to address congestion and capacity concerns.
Streetscape Design and Rural Character
The form of the existing transportation network and the
design of transportation facilities play a role in the identity and character
of Ogden Valley. There are no stoplights, no four lane roads, and only one
four-way stop sign in the Valley. Residents prefer the rural character of
roadways in Ogden Valley, and the absence of stoplights was specifically
mentioned as a desirable feature. A key road planning objective is to maintain
and improve existing roadways before constructing new ones. For
future infrastructure improvements, a roundabout is preferred instead of
the existing four-way stop and as an alternative to future stoplights.
Residents are also overwhelmingly unsupportive of any new “belt route” type
roadways in the Valley. Although the desire to maintain the Valley’s character
is important, so is the desire for a safe, efficient, and well-maintained
transportation system to serve residents and visitors.
Valley residents would like to see more consistency in the
design of public structures and facilities. Ogden Valley’s street system
includes a fairly uniform rural design. The rural roadways (paved surface, dirt
shoulder, and irrigation ditches) lead to rural neighborhood streets. Over
time, Valley residents would like to see consistent standards and patterns for
pedestrian ways, bike paths, signage, and other road-related features. The
needs of pedestrians and active transportation users should be a significant
consideration in streetscape design, such as for adequate bike lanes and sidewalk
or pathway widths. Street lighting, landscape design, and streetscape design
are elements for which the public desires to see more coordinated and
consistent design in order to provide visually appealing connections among
Valley areas and to enhance safety. Residents support
maintaining a 6-foot paved shoulder on all major roadways.
Access
Emergency
access to the Valley was a major topic of discussion during the public
involvement process, as well as during stakeholder interviews with the Weber
Fire District. For example, if North
Ogden Divide is blocked for construction and Ogden Canyon has a marathon, it
presents a great concern for emergency responders from outside the area.
Transit Accessibility
Residents expressed a desire for greater choice in
transportation options, whether it is a shuttle connecting them around the
Valley, a bus with a park and ride to go to Ogden, or improved bike
infrastructure. A well-balanced transportation system is critical to sustaining
a high quality of life. With continued
population growth, the number of residents commuting outside the Valley for
work, and limited transit options available, challenges can be expected of the
existing transportation network. Car ownership and total vehicle miles traveled
in the United States and Utah has decreased in recent years, while alternate
modes, such as bicycle commuting and transit ridership has increased. Valley residents seem to follow this trend in
action, but also in verbally expressed desires. Current transit services are
limited to the ski-resort shuttle buses and a van pool operated by Hill Air
Force Base for base employees. Public transit service is seen as a challenge.
Bicycle and Pedestrian Connectivity
The provision of sidewalks and bike lanes is an important
feature of maintaining the rural character of Ogden Valley. Specifically,
sidewalk and bike connections should be made between destination areas and
neighborhoods.
|
Residents support:
·
bike lanes on all major
collectors
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In particular, residents support the completion of a bike path
around Pineview Reservoir and the establishment of bike lanes and pedestrian
pathways in conjunction with Valley roadways. To enhance the bicycle network,
new bike lane signing and pavement markings on major roads are recommended.
In May 2010, Weber County and Weber Pathways teamed to
develop the Weber County Cooperative Pathways Master Plan, which outlines
goals, visions, and policies for active transportation in the County.
Similarly, the 2013 Ogden Valley Pathway Master Plan focused exclusively on Ogden
Valley and outlined 35 trail and pathway projects. Residents support
ongoing efforts by the County to work with Weber Pathways to implement the
goals of these plans.
Weber County Planning
Weber County prepared a 2015 draft Ogden Valley
Transportation Master Plan (TMP), which has not been formally adopted as of the
publication of this General Plan update. The scope of the transportation plan
is limited to County roadways and does not address state routes. The TMP
recommends that future streets be laid out in an interconnected pattern to
ensure convenient access and reduce congestion. An inventory of all signs and
crosswalks was also completed, and extensive traffic volume data was gathered.
The draft TMP reports that, as of the date of the TMP, all of the County
roadways in the Ogden Valley General Plan study area are operating at
acceptable levels of service, and are expected to continue to do so in the
foreseeable future.
The TMP makes a number of recommendations to protect the
levels of service on County roadways and to make improvements in anticipation
of future growth. Some of those recommendations include extending several
existing roads to increase connectivity in the Valley; building a new arterial;
and realigning and re-routing several existing roads. Residents are concerned
that these recommendations are based on unrealistic projections of growth in
the Valley, and should not be implemented in the foreseeable future.
Transportation Planning
The main access points to Ogden Valley are the Utah state
highways over Trapper’s Loop and up through Ogden Canyon, over which UDOT has
jurisdiction and management responsibility. UDOT plans for future road
improvements through its short-and long-range planning. UDOT prepares
long-range plans for its traffic regions and allocates future projects to
phases that indicate the relative priority and timing of future projects. The
long-range plans also indicate whether funding has been identified or committed
to complete the projects. A key goal of Valley residents is to more effectively
communication their preferences for future roadway development to UDOT.
Transportation Goal 1: A
goal of Weber County is to ensure
that Ogden Valley has a transportation system that enhances mobility and
connectivity, reduces congestion, and meets air quality standards without
disturbing existing land uses.
Transportation
Principle 1.1: Revise the draft TMP for Ogden Valley to respond to the values
and vision of Valley residents.
Transportation Implementation 1.1.2: Conduct additional traffic
studies and monitor growth rates and locations in Ogden Valley regarding the
timing, scope, and locations of Valley roadway improvements planned in the
draft TMP.
Transportation Implementation 1.1.3: Improve the County’s Capital
Facilities Plan to determine the timing, funding, character and locations of
future improvements to the Ogden Valley County roadway system.
Transportation
Principle 1.2: Provide for maintenance-efficient road design that minimizes the
number of Valley road miles, steep grades, and poor drainage.
Transportation Implementation 1.2.1: Provide development
ordinances that require that new road infrastructure directs traffic to
existing State highways in as efficient a manner as possible.
Transportation Implementation 1.2.2: Consider noise impacts and possible
mitigation measures during development review.
Transportation
Principle 1.3: Support the development of on-street, street-adjacent, or
street-alternative active transportation facilities and infrastructure in Ogden
Valley as an integral part of the Valley’s transportation system.
Transportation Implementation 1.3.1: Pursue opportunities to
create active transportation infrastructure in a well-planned system throughout
the Valley that fosters a culture of non-automobile alternatives for short community
trips. These opportunities include new street design and maintenance projects,
as well as new development projects. Coordinate with UDOT during its design and
maintenance projects to support active transportation alternatives.
Transportation Implementation 1.3.2: Adopt lane classification
categories outlined in the National Association of City Transportation
Officials (NACTO) Utah Bicycle Infrastructure Best Practices. See the Plan
Study Appendix for classification categories.
Transportation Implementation 1.3.3: Support the efforts of Weber
Pathways to implement the goals of the Ogden Valley Pathway Master Plan.
Transportation Implementation 1.3.4: Support completion of the
multi-use pathway around Pineview Reservoir.
Transportation Implementation 1.3.5: Encourage bicycle friendly
signage throughout the planning area.
Transportation
Principle 1.4: Support development of regularly scheduled public transit into
and out of Ogden Valley.
Transportation Implementation 1.4.1: Work with UTA, the resorts
and other partners to provide summer and winter busing and shuttles to offer
residents and visiting recreationists an alternative to driving to Ogden Valley
during times of peak visitation.
Transportation Implementation 1.4.2: Explore all avenues to establish
a year-round public transit system to and from and through Ogden Valley.
Transportation Goal 2: A goal of
Weber County is to support maintenance of efficient and functional gateways
into Ogden Valley.
Transportation
Principle 2.1: Coordinate with UDOT on planning for all highways affecting
Ogden Valley to inform UDOT decision making on timing and locations of
investments in state highways that serve Ogden Valley.
Transportation Implementation 2.1.1: Review UDOT’s long-range plan
for Ogden Valley planning area and develop a response outlining the preferences
of Valley residents.
Transportation Implementation 2.1.2: Participate in and monitor
the findings of UDOT’s ongoing Ogden Canyon Study. Consider the study’s
recommendations for possible future General Plan amendments.
Transportation Implementation 2.1.3: Only support UDOT road development that is
consistent with the rural character of Ogden Valley, including provisions for active
transportation elements along all UDOT highways.
Transportation
Principle 2.2: Ensure that planning for Ogden Canyon recognizes its importance
as a historical and recreational visitor destination, protects the historic,
cultural, recreational and natural resources of the Canyon, and respects the
rights of Canyon residents.
Transportation Implementation 2.2.1: Develop techniques to
discourage the use of Ogden Canyon as the major access to Ogden Valley and
encourage the use of Trappers Loop.
Streetscape
Design Goal 1: A goal of Weber County is to provide roads and streets in
Ogden Valley that enhance community character.
Streetscape Design Principle
1.1: Ensure that Ogden Valley
roads and streets have a cohesive design that promotes traffic calming and enhances
community character.
Streetscape
Design Implementation 1.1.1: Develop and adopt multimodal streetscape cross sections for
villages based on the small area plans referenced in Commercial Development
Goal 1, and implement key elements during programmed road creation,
maintenance, and upgrade projects. During small area planning, consider the
need for traffic calming measures, reduced speed limits, consistent landscaping
and lighting, and other public improvements.
Streetscape Design Implementation 1.1.2: Establish comprehensive streetscape standards for new
residential streets and rural connector roads in Ogden Valley, including
multimodal considerations, paving patterns, and other public improvements.
Streetscape
Design Implementation 1.1.3: Develop intersection designs that utilize
roundabouts rather than stop signs and lights. Encourage UDOT to do the same.
Streetscape
Design Principle 1.2: Coordinate highway design with UDOT.
Streetscape
Design Implementation 1.2.1: Work with UDOT to develop street and highway cross
sections that are consistent with all Weber County highway cross section
designs, including support for village road design and active transportation.
Utilities and Public Services
Vision
The Ogden Valley community desires adequate utilities and
public services that provide for the current and long-term needs of the
community. Weber County and other governmental agencies will provide
infrastructure and services to support local roads and streets, paths and
trails, and schools and parks.
Present and Future Conditions
The capacity and quality of utilities and public services
significantly affect the quality of life enjoyed by those who live, work, and
own property in Ogden Valley. Population
growth and increased visitation will increase the demand for utilities and
public facilities and services. As the population increases, it is important to
ensure that demand for services does not exceed the supply and that the
expansion of utility infrastructure is planned to accommodate future needs. This
is especially critical in Ogden Valley, which is experiencing infrastructure
challenges that affect livability for residents. Residents are concerned that
large-scale infrastructure projects may stimulate growth in Ogden Valley. The
community consensus is that utility infrastructure development should be
available when it is needed but should not drive growth, and that planning for
future utility services should observe the limitations of the water and soil
resources of the Valley.
The goals and principles presented in this element are
designed to support planning for adequate utility and public services, either
during the land development process or through appropriate government programs.
It is important that new development pay its fair share of the cost of
expansion of utility infrastructure and provision of services to newly
developed areas of the Valley. Most utilities and public services require a
substantial investment that must be planned well in advance of the need for the
services. Who will make the investment and where the facilities are to be
located are major factors in determining the amount, location, and type of
growth that Ogden Valley can anticipate.
Outside the corporate limits of Huntsville, residents of
Ogden Valley rely on individual water and sewer systems and on private
companies and special-use districts to develop, operate, and maintain most of
the Valley’s water, sewer, and electric power utility services. Public services
other than water and sewer are provided by governmental entities and districts.
Planning, zoning, and general administrative services are provided directly by
Weber County. Fire and emergency response services are provided by Weber Fire
District, while police service is provided by the Weber County Sheriff’s
Office. The schools in Ogden Valley are within the Weber School District.
Culinary Water
Ogden Valley residents expressed great concern over the
availability and quality of culinary water sources. For this reason, Weber
County has partnered with the Utah Geological Survey and others to provide a
hydrogeological study of the Ogden Valley watershed aquifers. The study is
anticipated to be complete in summer 2017.
A number of the residents and businesses in Ogden Valley
rely on private water wells and developed springs for culinary (drinking) water
service, but many residents depend on water service from approximately
83 individual water companies, according to the best estimate available
from the Weber County Health Department. Wolf Creek Water and Sewer District,
Eden Water Works, Liberty Pipeline Company, Huntsville Town and Powder Mountain
Water and Sewer District are among the larger providers. Each water company has
a limit on the number of customers it can serve, based on its public water
system certification. Apart from authorized capacity, water service companies
are limited by the production capacity of their water sources, primarily wells,
and several have experienced deliverability problems in the past, despite
having fewer customers than their authorized capacity.
Whether through development of additional private sources or
expansion of community water systems, Ogden Valley’s projected growth will
require additional culinary water and new water infrastructure. Groundwater is
expected to be the primary source of additional culinary water. Surface water
can be treated for culinary uses, but the construction and operation of water
treatment facilities are expensive.
Weber County currently plays no direct role in supplying
culinary water in Ogden Valley. Valley water service providers generally work
together to coordinate their efforts and share information, but they plan to
remain independent for the foreseeable future. The large number of independent
water providers and lack of centralized data sharing make responding to water
shortages and coordinating Valley-wide water supply planning difficult.
Weber County convened the Ogden Valley General Plan Water
Subcommittee during the planning process to bring together water service
providers to discuss water rights, water supply, culinary and secondary water
service, and the hydrogeologic character of Ogden Valley and its watershed. A
summary of the Subcommittee’s discussions and conclusions is presented in the
Plan Study Appendix. The Water Subcommittee generally agreed that County
policies should encourage culinary water service from existing companies rather
than a proliferation of new companies and that new water sources should be
developed and tested, or that the developer obtain a will-serve commitment from
an existing water provider, before property is platted for development. The Subcommittee supports the ongoing basinwide
water study to quantify the Valley’s water budget and identify potential
groundwater source areas. Planning questions relating to water supply should be
revisited and policies adjusted, as appropriate, once the water study is
completed.
Wastewater Management
Most residences in Ogden Valley are
served by individual septic drainfield systems[16].
Sewer service is also provided by six sewer districts and eight sewer
companies. Utah state law requires that community sewer service must be
provided by a “body politic,” either a service district created by the County
Commission or the Commission itself. The Commission may create a special
district and delegate sewage control to the board of that district, while
maintaining some control when it comes to the boundaries of the district. For
community sewer systems that are not governed by a district, the County remains
the body politic.
The sewer districts include Durfee Creek Sewer District,
Powder Mountain Water and Sewer District, Wolf Creek Sewer Improvement
District, Nordic Valley Sewer District, Green Hills Sewer District, and Huntsville
Hollow Sewer District. The sewer companies for which the County Commission
remains the body politic include Emerson Hills, Bailey Acres, Hawkins Creek,
Basin View, Pineview West, Trappers Crossing, Ski Lake Sewer District, and
Mountain Sewer. Although the County Commission either governs the body politic or
supervises the delegated sewer districts, there is currently no Valley-wide
sewer district or coordinated sewer system infrastructure planning.
Residents are concerned that continued development with
septic drainfield systems could degrade water quality in the future. The 2005
Weber County General Plan Recreation Element recommends that the County
encourage the development of limited-capacity sewage treatment systems in
conjunction with development in identified village and resort areas.
Surface and Stormwater Management
The installation and maintenance of surface and stormwater
management infrastructure is generally the responsibility of the developers and
homeowners of development projects in Ogden Valley. As with sewer and water
service, there currently is no Valley-wide entity for the planning and
operations of surface/stormwater management facilities. Ogden Valley experiences thawing and freezing cycles every
spring that result in overland surface sheetflows outside the developed areas. As
property development has increased in areas that block the natural drainage to
the reservoir and irrigation practices have changed, stormwater sheetflow runoff
has become a more significant problem. The Weber County Engineering Division
sees this situation as a critical priority.
Electric Power
Weber County neither owns nor operates power-generating
facilities, nor does the County distribute electric power. Rocky Mountain Power
provides this service in Ogden Valley. Rocky Mountain Power owns and operates a
high-voltage transmission line in the northern part of the Valley, and new
power distribution lines will be extended in the future to support new growth. The
community suggests that new power distribution lines be installed underground
to preserve the Valley’s viewsheds.
Public Safety
The Weber County Sheriff has a precinct office near
Huntsville which provides public-safety patrol in Ogden Valley. Weber Fire
District Station 62, located in Eden, and Station 65, located near Huntsville,
provides fire and emergency response services. Response to major incidents is
supplemented by units responding from fire stations in the lower valley, as
well as through automatic and mutual-aid agreements which Weber Fire District
maintains with other fire agencies. Valley residents feel that existing
public-safety services in Ogden Valley are good, but they are concerned that
increases in Valley population and additional development in remote areas of
the Valley will strain these services in the future.
As development continues with increasingly larger and more
complex residences and commercial projects, the availability of water for fire
suppression activities will become a larger challenge. Planners and developers
will need to remain flexible and allow for different construction materials to
be used in order to accommodate for the lower fire flow rates in some areas of Ogden
Valley. Building and fire codes have accommodations for these alternative
construction materials and types.
A rising concern for public safety is the increasing number
of structures being developed within the “wildland-urban interface” area. In
these locations development interacts with the undeveloped hillsides and wooded
areas, increasing the potential for wildfires with substantial property damage.
Public Schools
Ogden Valley is in the Weber School District. Snowcrest
Junior High School and Valley Elementary are both located in Eden. Valley
residents have expressed a desire to have a high school in Ogden Valley to
avoid the need to travel to Ogden Valley[17].
Incorporation
The residents of all or portions of the Ogden Valley planning
area may decide to incorporate at some point in the future. County decisions should
consider possible impacts on the potential for successful incorporation and the
effects on future town governance and budget.
Goals, Principles, and Implementation
Utilities and Public
Services Goal 1: A goal of Weber County is to understand
the hydrology, service areas, capacities, facilities and planning for water and
sewer services in the Ogden Valley planning area.
Utilities and Public Services Principle
1.1: Although Weber County has no direct regulatory role, the County should
support communication among water and sewer service providers to coordinate the
planning for and delivery of culinary water and sewer services in a manner that
pursues the possibility of an eventual valley-wide sewer and water system plan.
Utilities and Public Services
Implementation 1.1.1: Weber County should initiate the creation of a voluntary Ogden
Valley water and sewer services forum to provide a forum for the exchange of
information, resolution of service issues, advocation for consistent standards
and management, and cooperation in the planning for and delivery of culinary
water and sewer services.
Utilities and Public Services Principle
1.2: Weber County will require that adequate water and sewer services are
available as a condition of approval of all future developments.
Utilities and Public Services
Principle 1.3: Support conservation of water resources.
Utilities and Public Services
Implementation 1.3.1: Verify that the goals, principles, and implementation
measures of this Plan are consistent with the findings of the Ogden Valley
Watershed Hydrogeology Study being conducted by Utah Geological Survey.
Utilities and Public Services
Implementation 1.3.2: Explore water conservation techniques and education, such
as public outreach, metering secondary water, increasing block rate structures,
etc.
Utilities and Public Services Implementation
1.3.3: Weber County will encourage the Weber Basin Conservancy District to
verify that clear evidence exists that the impacts of an exchange application
can be mitigated.
Utilities and Public
Services Goal 2: A goal of Weber County is to encourage
alternatives to septic drainfield systems.
Utilities and Public Services Principle
2.1: New developments in the village areas (reference Commercial Development
Implementation 1.1.1) and the resort areas should connect to existing sewer
facilities or provide limited-capacity sewage treatment facilities for
identified service areas. The facilities should be designed to be expandable to
accommodate additional development in the village or resort areas. New
residential developments not proximate to existing sewer service areas should
employ clustering and provide limited capacity advanced sewage treatment
facilities.
Utilities and Public
Services Goal 3: A goal of Weber County is to improve
surface and stormwater management in Ogden Valley.
Utilities and Public Services Principle
3.1: Weber County should pursue a program to construct swales or improve
natural swales in the more rural areas of the Valley to intercept overland
flows outside the development areas.
Utilities and Public Services
Implementation 3.1.1: Existing natural swales and ditches should be identified
and mapped as part of the development project review process, and measures
should be taken to either protect or relocate ditches and swales to preserve
their function and reduce the potential for overland sheet flows.
Utilities and Public Services
Implementation 3.1.2: New stormwater management facilities should be designed
to serve multiple purposes in addition to stormwater retention and detention
(such as ground water recharge, wild life habitat, aesthetics, etc.) and
complement the rural character of the Valley.
Utilities and Public Services Principle
3.2: Provide for the planning, design,
and construction of more advanced and attractive retention and detention
facilities to minimize off-site stormwater effects.
Utilities and Public Services
Implementation 3.2.1: Complete and implement a stormwater master plan for Ogden
Valley.
Utilities and Public Services
Implementation 3.2.2: Amend County ordinances to revise design standards for water
retention and detention facilities in new developments to reduce off-site
stormwater effects and provide other public benefits.
Utilities and Public Services
Implementation 3.2.3: Employ techniques such as financial security and
performance measures to ensure proper completion and maintenance of stormwater
facilities.
Utilities and Public
Services Goal 4: A goal of Weber County is to reduce
impacts of utility construction and operation in Ogden Valley.
Utilities and Public Services
Principle 4.1: Plan future electric utilities to reduce visual impacts.
Utilities and Public Services Implementation
4.1.1: Weber County will consider requiring the burial of power distribution
lines within new development.
Utilities and Public Services Implementation
4.1.2: To the extent that additional aboveground high-voltage transmission
lines are necessary in Ogden Valley, they should be located within existing
transmission line corridors , as is feasible, to reduce visual impacts.
Utilities and Public Services
Principle 4.2: Require appropriate mitigation of the impacts of all utilities.
Utilities and Public Services
Implementation 4.2.1: Employ techniques such as financial security and
performance measures to ensure proper completion, site restoration, maintenance,
and weed control of utility facilities, corridors, and rights-of-way.
Utilities and Public
Services Goal 5: A goal of Weber County is to improve
public safety in Ogden Valley.
Utilities and Public Services Principle
5.1: Educate the public regarding life safety, including fire prevention and
fire codes.
Utilities and Public Services
Implementation 5.1.1: Provide education about the Utah Wildland Urban Interface
Code. Refine the Wildland Urban Interface in Ogden Valley and amend development
ordinances to require notice of proximity to the interface.
Utilities and Public Services Implementation
5.1.2: Provide education on fire-wise planning, including building materials
and landscaping.
Utilities and Public Services
Implementation 5.1.3: Evaluate effects of current ordinances as they relate to
fire access and the allowance of development on terminal street systems.
Utilities and Public Services
Implementation 5.1.4: Ensure that all development has adequate fire flow and
fire flow storage.
Utilities and Public Services Principle
5.2: Maintain the ability of the community to respond promptly, efficiently,
and effectively in the event of a major natural or human‐caused disaster.
Utilities and Public Services Implementation
5.2.1: Conduct ongoing public outreach regarding procedures and plans to be
followed in the event of an emergency.
Utilities and Public Services
Implementation 5.2.2: Provide funding for programs such as the Community
Emergency Response Team to conduct public education about emergency
preparedness for all types of emergencies.
Utilities and Public Services
Implementation 5.2.3: Provide for emergency shelter and supplies to adequately
serve the population in the event of a disaster.
Parks and Recreation
Vision
The Ogden Valley community desires a park system that
can host a variety of recreational and educational opportunities for all ages.
A trail network that cohesively connects parks to other recreational,
educational, or commercial areas is important. Facilities that enhance the user
experience of Pineview Reservoir are desired.
Present and Future
Conditions
Recreation amenities are a huge part of Ogden Valley’s
landscape. Many of these opportunities can be found at the Valley’s 2 regional
parks and 3 community parks and at the 2 schools—Valley Elementary and
Snowcrest Junior High. Additionally, there are 3 ski resorts, Pineview
Reservoir, miles of trails, and several campgrounds. To maintain adequate recreation
facilities and to provide acceptable levels of recreation services,
improvements to infrastructure or facilities may be necessary.
Historically, Weber County has focused numerous recreational
planning efforts in the Valley. In 2001 the County adopted a new Ogden Valley
Pathways Map. In 2005 the County adopted the Ogden Valley General Plan
Recreation Element. In 2010 the Weber Area Council of Governments endorsed the
Weber County Cooperative Pathways Master Plan, and in 2013 the County adopted
the Ogden Valley Pathway Master Plan, which was an update to the 2001 Ogden
Valley Pathways Map. During the public involvement process for this 2014 - 2016
General Plan update, Valley residents and stakeholders made it clear that those
previous planning efforts contain critical information and principle direction
that are still relevant for Ogden Valley today. To that end, the vision and
main principle direction of these plans regarding recreation and parks have
been consolidated and carried forward into this General Plan element chapter.
Pineview Reservoir
Pineview Reservoir is a popular attraction for residents and
tourists, and maintaining access to it is important. As one of the top tourism
and outdoor recreation resources in the Valley, the reservoir should be readily
accessible from multiple locations. Past years suggest a lack of parking and
beach facilities. The overcrowding of fee beaches is pushing crowds toward non-fee
areas. These non-fee areas do not have adequate human waste or solid waste
disposal facilities and lack adequate access and parking. When considering new
beach facilities or infrastructure, the County should focus on maintaining a
natural feel to preserve the scenic character and value that make the reservoir
a recreation attraction.
Trails
An interconnected trail system is consistently cited as one
of the most desired amenities in Ogden Valley. Interconnected trail systems can
greatly enhance quality of life and can enhance active recreation by
encouraging pedestrian and bicycle trips instead of automobile trips. A
multiuse pathway is being constructed around Pineview Reservoir, as funds are
available. A similar pathway treatment runs along Highway 162, extending
northeast from the Valley Market. These and other highway-adjacent multiuse pathways
are important to the recreational appeal of the Valley. Connecting these
pathways into a complete network system has recreational and transportation
benefits and will provide the Valley with a tool to promote its rural character
by avoiding street systems with street-lined cement sidewalks in non-village
areas. More information regarding street-adjacent multiuse pathways or
on-street bicycle facilities can be found in the Transportation and Mobility
chapter of this General Plan.
Ogden Valley has an extensive trail network, with over 118
miles of existing and 251 miles of planned trails, but as trails become more
heavily used by pedestrians, cyclists, and horseback riders, conflicts will
inevitably arise. Additional trails through open-space areas could be explored
as a tool to limit backcountry/open-space degradation. The 2013 Ogden Valley
Pathway Master Plan map graphically depicts current and future trails
throughout the Valley. Map 8 provided herein provides an update to the 2013
Master Plan map.
Dispersed Recreation
The Uinta-Wasatch–Cache National Forest supports summer and
winter activities, including camping, scenic driving, hiking, biking, boating,
swimming, bird watching, hunting, fishing, snowmobiling, cross-country skiing.
Although most of its developed recreation sites are at Pineview Reservoir, at
Causey Reservoir, or along the Ogden River, much undeveloped recreation occurs
along most of the paved and natural surface roads in the Valley.
Public Events
Organized recreation events occur frequently in the Ogden
Valley during the summer. These events do not always require a specific
recreation facility but use Ogden Valley’s resources to market the Valley as a
recreation destination. These events include various road races for bikers and
runners. Many residents struggle with the challenges these events create, and
there is no mechanism for direct local benefit.
As the Valley grows or becomes a more popular recreation
destination, the levels of service offered by existing recreation facilities
will continue to diminish. To help avoid this, Weber County should take a
progressive stance on recreation planning by actively planning facilities
expansions and proactively creating partnerships among various interested
stakeholders. Considering that many of the recreational facilities are not
under the direct control of Weber County, much of the County’s role will be
that of a facilitator and a partner.
Goals, Principles,
and Implementation
Parks and Recreation
Goal 1: A goal of Weber County is to balance the expansion of
recreation areas and facilities with overused and saturated resources to
maintain a high quality recreation experience.
Parks and Recreation Principle 1.1:
Weber County will proactively partner with the U.S. Forest Service and other
stakeholders to help manage Pineview Reservoir and other Forest Service
recreational facilities. Specific issues include parking problems near popular
beach areas, public access to the waters and beaches, lack of facilities
including adequate restrooms and solid waste disposal and collection, and lack
of general management of operations and maintenance of overflow facilities.
Parks and Recreation Implementation
1.1.1: Weber County will actively pursue partnership opportunities with the
U.S. Forest Service and other stakeholders, such as the Town of Huntsville and
Ogden City, to help facilitate effective changes to the management of Pineview
Reservoir. This includes, but is not limited to, finding suitable locations for
parking facilities, restroom facilities, and solid waste disposal facilities
and enhancing beaches and access to the waterfront. To meet these ends, Weber
County will explore cost recovery and enforcement mechanisms. Cost recovery mechanisms
may include access and/or parking fees, and enforcement may include increased
presence from the Sheriff’s Office and a stronger partnership with the Utah
Division of Wildlife Resources for its enforcement capabilities. As suggested
in the 2005 Ogden Valley Recreation Element, create a committee of broad
representation of stakeholders that is responsible for the evaluation and
oversight of decisions for the reservoir.
Parks and Recreation Principle 1.2:
Weber County will pursue adequate recreation facility improvements and will
support local parks and recreation districts, organizations, and groups in
their efforts to expand recreation areas and facilities.
Parks and Recreation Implementation
1.2.1: The County should help facilitate partnerships among the various park
stakeholders to explore possible expansion of Liberty Park and Eden Park and to
explore common interests between the two park districts in a manner that
provides optimal mutual gain. If the two park districts desire to merge or
expand in the future, the County should support the merger or expansion. The
County should work with park districts and local stakeholders to monitor the
levels of service of existing local and regional parks to verify whether or not
new development is causing an adverse effect. The County will pursue
opportunities with developers to provide additional lands or facilities for
parks so that the levels of service in existing parks meet the needs of the
community.
Parks and Recreation Implementation
1.2.2: Weber County will continue to pursue opportunities to support the
development of the park that has been reserved by the Snowbasin Zoning
Development Agreement and will work with Snowbasin, the community, and other
stakeholders, such as the Town of Huntsville and local park districts, to
ensure proper completion of park improvements.
Parks and Recreation Implementation
1.2.3: Weber County should consider revising its Capital Facilities Plan to
incorporate needed facilities and improvements to County-owned parks. Chapter 3
of the 2005 Ogden Valley Recreation Element provides a baseline of recreation
needs.
Parks and Recreation Implementation
1.2.4: Weber County and local municipalities should continue an organized
process of seeking federal and state funds to help defray land, equipment, and
construction costs for future recreation facilities.
Parks and Recreation Implementation
1.2.5: Weber County should pursue a recreation impact fee to support future
recreation investments, including parks, trails, and other recreation
facilities, that are necessary to support future demand.
Parks and Recreation Principle 1.3:
Weber County will pursue parking solutions along roadways throughout the Valley
to provide adequate parking facilities necessary for safer roadways, to limit
traffic conflicts, and to enhance access to recreation destinations.
Parks and Recreation Implementation
1.3.1: Weber County should consider revising its Capital Facilities Plan to
incorporate needed parking facilities along County roadways. Weber County will
actively pursue collaboration opportunities with UDOT and other stakeholders to
influence the creation of parking facilities adjacent to UDOT facilities.
Parking facilities may also merit restroom facilities in more popular
recreation areas. Depending on a facility’s proximity to certain recreational
uses, the plan should assess the daytime parking needs of vehicles with
trailers for horses, boats, and off-highway vehicles.
Parks and Recreation
Goal 2: A goal of Weber County is to pursue Valley recreation expansion
by working with resort developers.
Parks and Recreation Principle 2.1:
Weber County will continue to pursue recreational development opportunities
with existing and future recreation resorts in the Ogden Valley planning area,
subject to the provision of Land Use Principle 1.1. Future resort development
should broaden the array of outdoor recreation opportunities available to both
residents and visitors.
Parks and Recreation Implementation
2.1.1: As resort development is proposed, Weber County should advocate for the
diversification of recreational and cultural opportunities, to the extent
allowed by law. Master-planned resort projects, or projects requiring a rezone,
should provide a wide array of public options and facilities for outdoor
recreation and cultural experiences. Such facilities may include camping
facilities; horseback riding trails; hiking trails; cross-country ski trails;
parking facilities or improvements for trailheads; museums; living-history
tours; theaters showing documentaries about the area; and lodging, dining, and
other visitor services.
Parks and Recreation
Goal 3: A goal of Weber County is to develop a context appropriate
Valley-wide pathway and trail network with pathways that connect individual
neighborhoods or subdivisions to the greater active transportation and
non-motorized recreational trail network[18].
Parks and Recreation Principle 3.1:
Weber County will pursue adequate recreational trail improvements in the
Valley. The County may consider supporting local organizations and groups in
their efforts to expand, manage, and maintain trail and trailhead facilities
necessary to provide adequate levels of service for the increasing demand.
Parks and Recreation Implementation
3.1.1: Weber County should consider creating a trails coordinator position.
This person could coordinate efforts between Weber County and various
stakeholders—including U.S. Forest Service, Weber Pathways, parks districts, land
trusts, resort developments, schools, and various business owners and private
property owners—to advance implementation strategies of this goal.
Parks and Recreation Implementation
3.1.2: Weber County should consider revising its Capital Facilities Plan to
incorporate needed facilities and improvements to recreational trails and
trailheads. Map 9 identifies future planned pathways and trails.
Parks and Recreation Implementation
3.1.3: Weber County should consider pursuing opportunities for the acquisition
of land or rights-of-way that will fill out the pathways network. Weber County should
remain respectful of private landowners’ rights and should work diligently,
openly, and fairly in the acquisition of trail rights-of-way.
Parks and Recreation Implementation
3.1.4: Weber County should consider providing ordinances that require
recreational trails in new development projects to connect, or be designed to
connect in the future, to the active transportation network provided for in the
Transportation and Mobility Element, and as further illustrated on Map 8.
Ordinances should be crafted to allow Americans with Disabilities
Act–accessible pathways in lieu of sidewalk requirements, provided that the
accessible pathways would lend a more direct route to the active transportation
network than the sidewalks or streets would otherwise. Active transportation
measures should not be waived by means of a deferral agreement.
Parks and Recreation Implementation
3.1.5: Weber County should continue to support Weber Pathways and other
organizations and stakeholders in their efforts to establish a complete pathways
network in the Valley.
Parks and Recreation Implementation
3.1.6: Weber County will pursue partnerships with the U.S. Forest Service to
provide for new trail improvements and alignments and to explore a management
and maintenance program for existing pathways.
Resource Management
Vision Statement
The Ogden
Valley community desires responsible and sustainable growth while conserving
the natural and social character of Ogden Valley. With this vision, Weber
County in Ogden Valley is prepared to shape its future by preserving character;
promoting sustainability; supporting agriculture, wildlife, habitat, and scenic
vistas; and recognizing the importance of management of public lands.
Introduction
Context and Legal Basis for the Resource Management Element
House Bill 219, passed by the Utah Legislature during its
2016 general session, amended Section 17-27a-401 of the Utah Code to add a
county resource management plan as a required element of county general plans.
New Subsection (3) provides:
“(a) The general plan shall contain
a resource management plan for the public lands, as defined in section
63L-6-102, within the county.
“(b) the resource management plan
shall address:
(i)
Mining;
(ii)
land use;
(iii)
livestock and grazing;
(iv)
irrigation;
(v)
agriculture;
(vi)
fire management;
(vii)
noxious weeds;
(viii)
forest management;
(ix)
water rights;
(x)
ditches and canals;
(xi)
water quality and hydrology;
(xii)
flood plains and river terraces;
(xiii)
wetlands;
(xiv)
riparian areas;
(xv)
predator control;
(xvi)
wildlife;
(xvii)
fisheries;
(xviii)
recreation and tourism;
(xix)
energy resources;
(xx)
mineral resources;
(xxi)
cultural, historical, geological, and
paleontological resources;
(xxii)
wilderness;
(xxiii)
wild and scenic rivers;
(xxiv)
threatened, endangered, and sensitive species;
(xxv)
land access;
(xxvi)
law enforcement;
(xxvii)
economic considerations; and
(xxviii)
air.
(c) For each item listed under
Subsection (3)(b), a county’s resource management plan shall:
(i) establish findings pertaining to the
item;
(ii) establish defined objectives; and
(iii) outline general policies and guidelines
on how the objectives described in
Subsection (3)(c)(ii) are to be accomplished.”
HB 219 was
passed well after the process to develop the Ogden Valley General Plan was
underway, and it was decided to prepare this Resource Management element for
the Ogden Valley planning area as a part of the Ogden Valley General Plan. Many
of the topics identified in Subsection (3)(b) are addressed in other sections
of this General Plan, are incorporated by reference in this section, and are
supplemented in some instances.
The focus of
HB 219 is on the management of public lands as defined in State statute, lands
managed by the Bureau of Land Management (BLM), the U.S. Forest Service and
other federal agencies. There are approximately 55,020 acres of
federally-managed public lands in the Ogden Valley planning area (approximately
26% of the planning area), which includes the 3,440-acre Pineview Reservoir.
The vast majority of federal public lands in the Ogden Valley planning area are
within the Wasatch-Cache-Uinta National Forest.
The Forest
Service is required to coordinate “…with the land and resource management
planning
processes of
State and local governments” in their land planning efforts[19].
Forest Service’s planning regulations state that “the Responsible [Forest
Service] Official must provide opportunities for the coordination of Forest
Service planning efforts...with those of other resource management
agencies." Furthermore, the agency's planning regulations provide that
"the Responsible Official should seek assistance, where appropriate, from
other state and local governments...to help address management issues or
opportunities.”[20]
Although there is no explicit parallel requirement for consistency of Forest
Service plans with plans of state, local and tribal governments as that
contained within FLPMA for the BLM Resource Management Plans, the Forest
Service is required to “discuss any inconsistency” between the proposed plan's
provision and “any approved State or local plan and laws.” Further, if any
inconsistencies exist, the plan must “describe the extent to which the [Forest
Service] would reconcile its proposed action with the plan or law.”[21]
Ogden Valley Culture and Rural Character
The defining attributes of Ogden Valley have been reported
consistently in general and special purpose plans for the area over the last 30
years, and is discussed in the Community Character section of this General
Plan. The agricultural history of the Valley and the mountain valley setting of
the planning area are distinctive and are the foundation for planning for the
future. At the same time, expanding resorts, increasing visitation and tourism
and managed growth provide the bases for long-term economic sustainability.
While the Valley is changing, it is important to Valley residents and
businesses that the core elements that make Ogden Valley what it is be
preserved.
Key County Resources and Management Priorities
This General Plan describes current conditions and trends,
socio-economic implications, desired future conditions, and Plan goals and
policies for the Ogden Valley planning area as a whole, regardless of ownership
or management of the subject resource. In the main, the implementation steps of
the General Plan focus on services provided by Weber County and on lands
subject to the County’s land use regulations. However, many of the
implementation steps also address services, resources and lands owned and
managed by other entities and State and federal jurisdictional agencies.
Approximately 25% of the land area of the Ogden Valley study
area is public land. In addition to the surrounding National Forest lands,
Pineview Reservoir, a major regional recreation destination, is managed by the
U.S. Forest Service. Although the focus of the resource management planning
requirement is on public lands, the planning team saw value in looking at the
resources identified more holistically to develop goals, policies and
implementation, where appropriate, that would be applicable regardless of land
ownership or management.
The areas of greatest interest among participants in the
General Plan update process are land use, including agriculture; water rights
and supply; and recreation and tourism. Given these management priorities, this
Resource Management element groups the twenty-eight statutorily required
resources into five general categories: Land Resources, Water Resources,
Recreation Resources, Wildlife Resources and Socio-Economic Resources. Each
section presents a description of the resource and the current resource
management setting; a description of relevant socio-economic effects of
resource management; the desired future management conditions; and goals, policies
and implementation steps, as appropriate to each resource.
In order to support Utah counties in implementing the new
resource management plan requirements, The Community Impact Board financially
supported the development of databases for each county in the Wasatch Front
Regional Council (WFRC) area to rely on in preparing each resource management
plan. Those data were gathered and are reported on a county-wide basis, in map,
table and narrative formats. The WFRC has committed to perpetually hosting this
database for the Counties’ continual use. Data were not collected nor reported
for the Ogden Valley planning area as a separate sub-area of Weber County. As a
result, much of the information provided to support this Resource Management
element is described in general terms.
Land Resources
This Land Resources section addresses land use; agriculture;
livestock and grazing; irrigation; mining; mineral resources; energy resources;
fire management; noxious weeds; and forest management. These topics are further
combined into subsections that group resources logically and in a manner that
complements the structure of the body of the General Plan.
Land Use
Most of the public lands in the Ogden Valley planning area
are within the Forestry, Shoreline
and Open Space zones. The land in these zones is primarily undeveloped,
but uses in these zones include recreation homes, grazing, and recreational
activities.
The Land Use element
of this General Plan provides the overall land use current conditions and
trends; goals; policies and implementation steps for all lands in the Ogden
Valley planning area.
Agriculture, Livestock, Grazing and
Irrigation
Agricultural activities and supporting uses are of key
importance to the residents and landowners of Ogden Valley for several reasons,
as discussed in the Land Use section. In addition to providing livelihoods for
farming and ranching families, on-going, viable agricultural operations
contribute to the rural character and open spaces of the area that is important
to both residents and visitors.
Farming in the Ogden Valley planning area takes place
primarily on the Valley floor and consists of row and grain crops, and
pastures. The bulk of grazing in the Ogden Valley planning area occurs on
private lands, although the Forest Services has grazing allotments in the
eastern portion of the study area on Wheatgrass Creek above Causey Reservoir.
The system of irrigation ditches in the Ogden Valley has served the
double-duties of supporting agricultural activities and providing protection
from overland sheetflow flooding that occurs primarily in the winter and spring
months.
The Land Use element
of this General Plan provides a narrative of current conditions and trends;
the importance of agriculture to the economy and rural character of Ogden
Valley; and goals, policies and implementation to achieve desired future
conditions for agriculture.
Gateways and
Viewsheds Goal 2 states: “A goal of Weber County is to protect the Valley’s sense of openness
and rural character.” The principles and implementation strategies of Goal 2
include protection of agricultural activities and lands as integral to the
rural character of Ogden Valley.
Land Use Goal 2
states: “A goal of Weber County is
to support continued agricultural operations in Ogden Valley.” Three principles
and four implementations to advance this goal.
Mining, Mineral Resources and Energy Resources
The mineral resources of the Ogden Valley planning area are
primarily sand, gravel and rock aggregate, and are owned by the surface
property owners. Although there has been historical mining activity in Ogden
Canyon, current mining activities in the Ogden Valley are limited to sand and
gravel extraction and landscape boulder quarrying. There are no State-permitted
metal or leaseable mineral mines in the planning area. These activities (sand,
gravel, and boulders) support local construction, but do not constitute a significant
portion of the local economy.
Commercial
Development Goal 3 states: “A
goal of Weber County is to ensure
that higher intensity uses, such as industrial and mining activities in the
Ogden Valley planning area, are both located and regulated in a manner that
minimizes adverse impacts and preserves the rural character of the planning
area.” One principle and two implementations are provided to advance this goal.
Renewable energy resources, such as hydro, solar and wind
power, have potential for both private or small-scale commercial uses and
large-scale power generation in the Ogden Valley. There are presently two
hydro-power generators in Ogden Valley, including at Causey Reservoir and at Pineview
Reservoir. There is also a hydro-power generator in Ogden City at 12th and
Harrison, that is fed from the Ogden River in the Ogden Canyon. The potential
for additional renewable power generation in the Ogden Valley planning area
should be considered and appropriate projects should be supported.
Fire management
In Utah the state legislature tasked the Utah Division of
Forestry, Fire, and State Lands to devise a Comprehensive Statewide Wildland
Fire Prevention, Preparedness, and Suppression policy known as SB-56. Under
this plan, a master cooperative wildland fire management and Stafford Act
response agreement is signed each year between numerous federal land management
agencies and the State of Utah for cooperation during wildland fire incidents
that occur throughout the state. Weber County is within the service area of the
Northern Utah Interagency Fire Center (NUIFC), located in Draper. NUIFC is a
joint dispatch center operated through cooperation among the Bureau of Land
Management, U.S. Forest Service and the State of Utah Division of Forestry Fire
and State Lands. NUIFC is responsible for dispatching and coordination of
wildfires (averaging 500 fires per/year) and incidents for approximately 15
million acres located in Box Elder, Cache, Rich, Tooele, Weber, Morgan, Davis,
Duchesne, Juab, Sanpete, Salt Lake, Summit, Wasatch and Utah Counties.
The Utilities and
Public Services section of this General Plan provides a narrative of
current conditions, goals, policies and implementation steps for fire
management in the Ogden Valley planning area..
Noxious
Weeds
Many species of exotic and invasive weeds exist in the Utah.
The Utah Noxious Weed Act of 2008 defined 28 noxious weed species into three
prioritization categories. In December 2015 the official State Noxious Weed
list was updated to include 54 species and prioritization categories were
modified to include five categories of priority for action.
State land managers, local governments, and property owners
are responsible for controlling weed species on the state’s noxious weeds list,
and local weed species of concern if necessary. Weed control includes both
lands under local management (roads, right-of-ways, parks, etc.) as well as
enforcing weed laws on private lands. State law provides county weed managers
the right to treat weeds on private lands (assuming proper notice is provided)
if the landowner is unwilling or unable to treat the problem, and to seek
reimbursement or apply liens for the work.
The local weed control program
for the Ogden valley planning area is the Weber County Weed Department. A Weber-County-specific
weed control assessment is available from the Utah Association of Conservation
Districts (UACD) and the federal Natural Resource Conservation Service (NRCS):
Weber County Resource Assessment (2013).
The U.S. Forest Service addresses weeds in the planning area
in the Wasatch Cache National Forest 2003
Revised Forest Plan with the goals of preventing and reducing weeds across
the Wasatch Cache National Forest.
Gateways and
Viewsheds Goal 3 states: “A goal
of Weber County is to protect key viewsheds throughout the Valley.” Principle
3.2 address weed control.
Land Use Goal 2 state: “A goal of Weber County is to
support continued agricultural operations in Ogden Valley.” Principle 2.3
addresses weed control.
Utilities and Public
Services Goal 4 addresses noxious weed management in connection with
construction and maintenance of public utilities infrastructure.
Forest Management
Forest lands within the Ogden Valley planning area are
primarily shrublands and Pinion-juniper-aspen forests, with some Douglas fir
forest in the higher elevations. These forest lands provide grazing, recreation
and wildlife habitat, as well as watersheds for valley residents. Forest
management outside the national forests is the responsibility of the landowner.
Forest management is not specifically addressed elsewhere in
this General Plan, but goals, principles and implementation related to forest
lands are presented in the Land Use,
Community Character, and Parks and Recreation elements of the
Plan. In particular, the Parks and
Recreation element of the General Plan calls for better collaboration with
the Forest Service in offering recreational opportunities and managing
recreational demand (discussed below).
Water Resources
Water Rights and Water Quality
Water rights in the Ogden Valley planning area have been
fully adjudicated, and are managed according to the rules of the Utah State
Engineer. During the planning process, concerns regarding the hydrology of the
planning area and the availability of groundwater were expressed. As a result,
Weber County is participating in a Valley-wide hydrogeologic study to better
understand the hydrogeology and water budget of the planning area. Information
from that study will be evaluated to determine whether the goals and policies
of the General plan with regard to land use and the provision of water a sewer
services should be revised.
The Utilities and
Public Services section of this General Plan describes current conditions
and trends; goals, policies and implementation steps with regard to water
rights, quality, quantity and availability.
Utilities and Public
Services Goal 1 states: “A goal
of Weber County is to understand the hydrology, service areas,
capacities, facilities and planning for water and sewer services in the Ogden
Valley planning area.” The General Plan articulates three principles and
establishes three policies in furtherance of this goal.
Utilities and Public
Services Goal 2 states: “A goal
of Weber County is to encourage alternatives to septic drainfield
systems.” Utilities and Public Services Principle 2.1 establishes policies that
Weber County should employ to advance this import water quality goal.
Floodplains
Flood plains and wetlands both provide wildlife habitats and
pose threats to land development.
The Community
Character section of this General Plan explains the importance of
floodplains, wetlands and water bodies to the rural character of Ogden Valley,
and identifies policies, goals and implementation in that regard.
The Land Use section
of this General Plan addresses the development suitability, or lack
thereof, of floodplains and wetlands, and establishes goals, policies and
implementation to achieve General Plan objectives to protect the function of
floodplains and wetlands and protect property and public safety.
Land Use Goal 1 states:
“A goal of Weber County is to reduce
the overall amount and impact of future land development in the Ogden Valley planning
area.” Principle 1.2 addresses floodplains, wetlands and other sensitive areas
and includes two implementation steps to achieve the overall goal.
Ditches and Canals
Ditches and canals in the Ogden valley are an integral part
of viable agricultural operations, and are addressed in the Community
Character, Land Use and Utilities and
Public Services sections of the General Plan.
Land Use Goal 2
states: “A goal of Weber County is
to support continued agricultural operations in Ogden Valley.” Principle 2.2 specifically addresses
irrigation ditches.
Recreation Resources
The Parks and Recreation section of the General Plan is a
comprehensive statement of the current conditions, desired future condition,
goals, policies and implementation for recreation in the Ogden Valley planning
area.
Parks and Recreation
Goal 1 states: “A goal of Weber
County is to balance the expansion of recreation areas and facilities
with overused and saturated resources to maintain a high quality recreation
experience.” Parks and Recreation Principle 1.1 states: “Weber County will
proactively partner with the U.S. Forest Service and other stakeholders to help
manage Pineview Reservoir and other Forest Service recreational facilities.”
There is no designated wilderness, nor are there wilderness
study areas or lands with wilderness character in the Ogden Valley planning
area. There are no wild and scenic rivers in the planning area.
Wildlife Resources
The presence and abundance of wildlife in the Ogden Valley
planning area is a major contributor to the rural character of the area. The
planning area contains a variety of wildlife habitat types, from the
surrounding mountains and foothills to the valley floor farmlands, riparian
corridors and water bodies. All of the Ogden Valley planning area except the
valley floor is crucial mule deer habitat. No populations of threatened or
endangered species have been identified in the planning area, but the eastern
edge of the area contains potential habitat for Greater Sage Grouse. All of the
planning area is a coyote removal area under the State’s predator control plan.
Additional wildlife considerations are provided in the Land Use element of this General Plan.
Gateways
and Viewsheds Goal 2 states: “A goal of Weber County is to protect the Valley’s sense of openness
and rural character.” Gateways and
Viewsheds Principle 2.1 states: “Encourage the preservation and
maintenance of significant trees, shrubs, and other natural vegetation in
riparian and other natural areas.”
Ogden
Canyon Goal 1 states:
“A goal of Weber County is to, in
harmony with existing residential uses; protect the historical, natural, and
recreational resources in Ogden Canyon.” Principle 1.2 addresses riparian
areas.
Land Use Goal 1 states: “A goal
of Weber County is to reduce the overall amount and impact of future land
development in the Ogden Valley planning area.” Principle 1.2 specifically
addresses wildlife and natural riparian areas.
Socio-Economic Resources
As described in the Community
Character and Land Use elements
of the General Plan, the Ogden Valley is a rural agricultural area that is
becoming a recreation destination. An increasing number of residences are
second homes and the Valley’s resorts continue to grow, and most of the
economic activity is within the resorts. Commercial retail centers are located
in the Valley’s incorporated town of Huntsville and the villages described in
the Land Use section.
Historical and Cultural
The Ogden Valley has a rich historical and cultural
heritage, as described in the Community Character section of the General Plan.
Historic
Preservation Goal 1 states: “A goal of Weber County is to preserve, promote, and enhance Ogden
Valley’s authenticity, history, and heritage.” It provides one principle and
three implementations that are intended to advance this goal.
Land Access
Access to the public lands in the Ogden Valley planning area
is provided in accordance with the travel management plan of the
Uinta-Wasatch-Cache national Forest, and is currently meeting the needs of
Valley residents and visitors. Access into the Valley effects access to public
lands. Valley access is better addressed in the Transportation element of this General Plan.
Ogden Canyon Goal 1
states: “A goal of Weber County is
to, in harmony with existing
residential uses; protect the historical, natural, and recreational resources
in Ogden Canyon.” Principle 1.1 specifically addresses access.
Parks and Recreation
Goal 1 states: “A goal of Weber County is to
balance the expansion of recreation areas and facilities with overused and
saturated resources to maintain a high quality recreation experience.”
Principle 1.1 and 1.3 specifically address access to Pineview Reservoir and other
recreation amenities.
Law Enforcement
As described in the Utilities
and Public Services section of the General Plan, law enforcement is
provided by the Weber County Sheriff’s Office.
Air Quality
The air quality of Ogden Valley is currently good, but there
are concerns that continuing development and increasing traffic could have
adverse consequences.
Clean Air and Water Goal 1 states: “Protect the Valley’s air and water
quality.” It provides implementation 1.1.1 as a means to help accomplish this
goal.
Residential
Development Goal 3 states: ”A
goal of Weber County is to protect air quality in the Ogden Valley study
area.” Principle 3.1 states: “Encourage new residential development to employ
energy and sustainability standards that reduce energy demand for heating and
cooling and result in fewer air emissions.” Residential Development
Implementation 3.1.1 states: “Establish incentives for new residential
development to meet higher energy and sustainability building standards and
techniques to reduce energy demand and resulting air emissions.”
Transportation
Goal 1 states: “A
goal of Weber County is to ensure that Ogden Valley has
a transportation system that enhances mobility and connectivity, reduces
congestion, and meets air quality standards without disturbing existing land
uses.” It provides principles and implementations to help achieve this goal.
[1]
Utah Department of Transportation, Ogden Canyon Transportation Use Study Phase
I Report, September 2015
[2] Utah
Department of Transportation, Ogden Canyon Transportation Use Study Phase I
Report, September 2015
[3] The U.S. National Park Service offers
examples of cultural landscapes as follows:
“Examples of cultural landscapes
range from a small homestead to a formally designed estate, a country road to a
scenic parkway, a school yard to an industrial complex, and a farmstead to a
civil war battlefield.”
[4]
Amenity West is a term, coined
by Weber State University geographer Jeremy Bryson, used to refer to the resort
communities [sometimes called Gateway Communities - see book Balancing Nature and Commerce in
Gateway Communities] with which
Ogden Valley competes e.g., Jackson, Sun Valley, Steamboat Springs,
Aspen, Telluride etc.
[5] U.S.
Census Bureau, 2010-2014 American Community Survey 5-Year Estimates
[8]
The United States Census defines population as “People at their usual
residence, which is the place where they live and sleep most of the time.”
Therefore, this number does not include second homeowners or tourists. When
referring to dwelling units or population, the Town of Huntsville is included
in these numbers.
[9]
U.S. Census Bureau, 2010 Population Demographics
[10] U.S.
Census Bureau, 2010-2014 American Community Survey 5-Year Estimates
[11]
Source: 2014 Weber County parcel data
[12]
Community amenities include parks, trails, playgrounds, open space, recreation
centers, courts, public golf courses, public art, etc.
[13] U.S.
Census Bureau, 2010-2014 American Community Survey 5-Year Estimates
[14] U.S.
Census Bureau, 2010-2014 American Community Survey 5-Year Estimates
[15] Horizontal mixed-use combines
single-use buildings on distinct parcels in a range of land uses within one
area. Horizontal mixed-use offers the advantage of sharing utilities and
amenities within a walkable block. This variety of uses allows for people to
live, work, play and shop in one place.
[16]
To use a septic system, a building lot must be at least 20,000
contiguous square feet of less than 25% slope if the culinary water supply is
from a community water system, or 1 to 1.75 acres of land if culinary water
service is from an individual well. There must also be room on the parcel for a
wellhead protection zone and a replacement drainfield in case the initial
drainfield fails.
[17]
According to the Big Ideas Survey, which can be found in the Plan Study
Appendix.
[18] The role of pathways as components of
the Valley’s transportation system is described in the Transportation and
Mobility Element chapter of this General Plan. The typology of paths and
trails, funding mechanisms, and projects recommended in the 2013 Ogden Valley
Pathway Master Plan are described in the Plan Study Appendix.
[19] (16
U.S.C. §1604(a)) The
[20] (36
C.F.R. 219.9)
[21] (40
C.F.R. §1506.2(d))
