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Page 1 Approved 2/27/07 Ogden Valley Township November 28, 2006 Minutes of the Ogden Valley Township Planning Commission meeting held November 28, 2006 Weber County Commission Chambers, commencing at 4:30 p.m. Members Present: Members Excused: Staff Present: Louis Cooper, Vice Chair Jim Gentry, Director Jim Banks Kevin Hamilton, Planner Greg Graves Scott Mendoza, Planner Gary Allen Sean Wilkinson, Planner Keith Rounkles Iris Hennon, Planner Verl Creager Chris Allred, Legal Counsel Sharon Holmstrom Angela Martin, Secretary Consent Agenda Items A. Final Approval of Emerson Hills No. 2 at 6200 N. Fork Road, 5 Lots B. Final Approval of the Amended Sunridge Highlands amended Lot 27 C. Final Approval of The Chalets Phase 4 at 6235 E 950 S, 11 Lots D. Conditional Use Permit CUP#28-2006 for Fairway Oaks revised Home Style at 3944 N Patio Springs E. Conditional Use Permit CUP#29-2006 by Brian Martin for a Agricultural Building at 5674 E 2700 N F. Final Approval of North River Ridge Estates located at 4000 N River Road, 10 Lots G. Preliminary Approval of Nordic Meadows Phase 2 located at 3170 N 3500 E, 3 Lots Regular Agenda Items 1. Conditional Use Permit CUP#07-2006 Hidden Canyon Water Tank at 255 Ogden Canyon 2. Conditional Use Permit CUP#23-2006 by Wolf Creek Properties for a Condo\Hotel at 3718 N. Wolf Creek Dr. 3. Zoning Petition ZP#19-2006 by Thom Summers to amend Chapter 4 to allow material recycle, reclamation of rock, concrete, asphalt and dirt at approximately 7100 Stoker Lane 4. Zoning Petition ZP#20-2006 by Erich Sontag to amend the Zoning Ordinance from S-1 to AV-3 at approximately 1900 N. 5900 E. 5. Zoning Petition ZP#21-2006 by Audrey and Rod Carver to amend Chapter 5B (Agricultural Valley AV-3) of the Uniform Land Use Ordinance of Unincorporated Weber County by adding “Petting Zoo” as a permitted use 6. Final Approval of Hidden Canyon Subdivision at 255 Ogden Canyon, 9 Lots 7. Preliminary Approval of Bison Creek Cluster Subdivision at 8150 E. Hwy 39, 150 Lots 8. Preliminary Approval of Williamsen Subdivision at 3052 N Hwy. 162, 3 Lots 9. Discussion on the ordinances ______________________________________________________________________________________________ Consent Agenda Items A. Final Approval of Emerson Hills No. 2 at 6200 N. Fork Road, 5 Lots Finding of Fact: The petitioner is requesting final approval of Emerson Hills Subdivision Phase 2, 5 Lots at 6375 North North Fork Road. The property is zoned Forest F-5, which requires 5 acres and 300 ft of frontage. Culinary water will be provided by Durfee Creek culinary water system. This system has no requirements for secondary water. Weber Fire District is requiring 3 new fire hydrants. Waste Water will be provided by a common drain field located on lot 2 in Emerson Hills Phase 1. A construct permit has been issued by the State Utah. All improvements have been installed. Engineering has no concerns, but they want 10 percent of the total cost of improvements in an escrow for a the 1 year warranty period on the improvements. Conformance to General Plan: The proposal conforms to the General Plan by meeting the area and frontage requirements of the zoning ordinance, and the proposal has a central collection for waste water. Conditions for Approval: 1. Engineering Letter 2. Weber Fire District 3. Durfee Creek Water 5. Final approval letter from the state on the common drainfield Page 1 Approved 2/27/07 Ogden Valley Township November 28, 2006 Staff Recommendations: Staff recommends that the Planning Commission recommend that final approval is granted subject to staff, and agency comments. MOTION: Commissioner Holmstrom made the motion to move consent agenda items B and C to the regular agenda. Commissioner Graves seconded the motion. A vote was taken and Vice Chair Cooper said the motion carried with all members present voting aye. D. Conditional Use Permit CUP#28-2006 for Fairway Oaks revised Home Style at 3944 N Patio Spring Staff presented the following report: Findings of Fact: The applicant requests approval of an amendment to the PRUD governing Fairways Oaks. Subdivision, located at approximately 3944 North Patio Springs, Fairways Oaks lot 5. The proposed amendment is to add a second story over the existing garage and a bay window in the living room. The Subdivision falls within a FR-3 zone. The Plans have been reviewed by the Home Owners Association architectural committee, they have deemed the addition appropriate and that it meets with their specifications. Conditions for Approval: 1. Requirements and recommendations of the Fairway Oaks Homeowners Association maintaining the architectural integrity of the P.R.U.D. Staff Recommendations: Staff recommends approval subject to staff and other agency comments and recommendations. E. Conditional Use Permit CUP#29-2006 by Brian Martin for a Agricultural Building at 5674 E 2700 N Staff presented the following report: Findings of Fact: The applicant requests approval of a large Accessory building for agricultural use. It is located at approximately 5674 East 2700 North, Eden. The proposed accessory building will be on 7.15 acres The lot falls within an Agricultural AV-3 zone which requires a minimum lot size of 3 acres and a minimum lot width of 150 feet. This building will be used for cows, hay, and tractor storage. The proposed storage barn will be 36x84 approximately 3024 sq ft. and the single family dwelling is 28x61 approximately 1708 sq ft, the storage barn will be twice the size. Large accessory buildings that are twice the size of the home are required to come before the Planning Commission for approval as a Conditional Use. 23-29. Large Accessory Buildings. Accessory buildings shall be located to the side or rear of the dwelling, with the exception that one accessory building which is subordinate to the dwelling in area and height may be located in front of the dwelling provided: 1. It is located no less than one hundred (100) feet from any public right of way, or private right of way that provides frontage for lots in an approved subdivision. 2. Conforms to the dwelling in architectural style and materials. 3. Is located no less than twenty-five (25) feet from a side property line and one hundred (100) feet from a dwelling on an adjacent parcel. With the exception noted above, accessory buildings larger than 1,000 sq. ft. in area that accommodates uses meeting zoning requirements shall be located to the rear of the dwelling unit, have a side yard of at least 10 ft., a maximum height of 25 ft. and shall be located at least 6 ft. from the rear of a dwelling in the Residential Estate Zones and a least 10 ft. from the rear of a dwelling in the Agricultural Zones. The side yard may be reduced to 3 ft. and height increased to 35 ft. if the accessory building is located at least 100 ft. from a public street and at least 40 ft. from a dwelling on an adjacent lot. Accessory buildings that exceed the dwelling in area, as measured by the footprint of the dwelling, by more than twice, shall require approval by the Planning Commission as a Conditional Use. Conformance to General Plan: This lot conforms to the current General Plan which requires the lot to have a minimum of three acres and a minimum lot width of 150 feet. Conditions for Approval: 1. Must meet the requirements of the Weber County Large Accessory building requirements as stated above. Staff Recommendations: Staff recommends approval subject to staff and other agency comments and recommendations. Page 2 Approved 2/27/07 Ogden Valley Township November 28, 2006 F. Final Approval of North River Ridge Estates located at 4000 N River Road, 10 Lots Staff presented the following report: The petitioner is requesting final approval for North River Ridge Estates Subdivision (10 lots) located at approximately 4000 N. River Drive. The subdivision contains 27.45 acres and consists of 10 lots. The subdivision lies in an AV-3 Zone which requires a minimum lot area of three acres and a minimum lot width of 150 feet. However, this subdivision is designed as a cluster subdivision so lot sizes and frontage requirements will differ from the normal requirements. All of the lots in this subdivision contain at least 20,000 square feet and frontage requirements are reduced to a minimum of 100 feet. Preliminary approval was given by the Planning Commission on September 26, 2006 for this subdivision to be gated. This recommendation will be passed on to the County Commission. The gate will be wrought iron, 6 ft. tall, with 4 ft. stacked rock pillars on the ends. A rock monument sign will also be installed near the gated entrance. This sign must not exceed 6 feet in height and 10 feet in width and it may be placed on a landscaped berm up to 2 feet high. A cluster subdivision in the AV-3 Zone requires a minimum of 60% of the subdivision to be preserved as permanent open space, but allows for a bonus density of up to 30%. The petitioner is requesting the maximum bonus density. The following bonus densities were given preliminary approval at the Planning Commission meeting on September 26, 2006: < This cluster subdivision contains 17.85 acres of open space, which is 65% of the total area for the subdivision and 5% above the minimum requirement. A 5% bonus was granted for this 5% of open space above the 60% requirement. < The open space will contain an unpaved bike/walking path along 4100 N. which will continue along the new road in the subdivision terminating in the cul-de-sac and branching off through the open space area and around the detention pond.
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