Wolf Creek Resort has applied for rezoning for its Eagle Crest project which will allow them to build more high-density housing and increase short-term rentals. If approved, the developer will build a four-acre, 193-unit commercial storage facility for RVs and boats in a residential neighborhood. The storage units will be clearly visible day or night.

The Eagle Crest Development project directly impacts Fairways, Bridges, Preserves, Eagle Ridge, Eden Hills, and Patio Springs, residents.

The Eagle Crest Development project will change our traffic patterns, over-burden our local law-enforcement agency, deplete our scarce water supplies, threaten our wildlife and dark skies, and increase pollution and crime rates. The proposed rezoning will change nearly 14 acres from FR-3 (forest residential zone) to CV-2 (commercial zone) and open 16.77 acres up to 112 high-density housing units. The road to the housing and storage units would connect from the Ogden Divide to E 4100 N to Powder Mountain Road. The Eagle Crest rezoning application should not be approved! The Ogden Valley Planning Commission is holding a public hearing on April 26, 2022, at 5:00 p.m. at 2380 Washington Blvd., First Floor Commission Chambers. The meetings are also held on Zoom. The most compelling way to show our concerns is to attend! Add your name to the list of concerned citizens now!

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• Water availability from Wolf Creek Water is a serious concern. Rezoning should not be approved until the water infrastructure is fully developed.

• The development plan does not provide adequate infrastructure to control stormwater runoff. The topography of the proposed development site exacerbates this problem. A massive 14-acre impermeable development should not be allowed uphill as this does not allow the runoff to seep into the ground to recharge. Any runoff water is immediately collected into the stormwater system.

• High-density short-term housing increases crime rates. Ogden Valley lacks sufficient law enforcement personnel to protect the safety of the community.

• The narrow roads from the Ogden divide to the storage units are through single-family neighborhoods and a park with no sidewalks. Increased traffic of large vehicles pulling trailers, boats, and other recreational vehicles endangers the safety of children walking or biking on or near the road. Increased development has already created safety concerns for the families that live in this area.

• Commercial storage units should be placed on property currently zoned for commercial uses, not adjacent to a residential neighborhood. The intent of principle 1.1 of the General Plan is to avoid scattered commercial development patterns in the valley. Commercial Development Implementation 1.1.2 states that new commercial or mixed-use development should be located on property currently zoned for commercial uses.

• Commercial storage units should be placed on property currently zoned for commercial uses, not adjacent to a residential neighborhood. The intent of principle 1.1 of the General Plan is to avoid scattered commercial development patterns in the valley. Commercial Development Implementation 1.1.2 states that new commercial or mixed-use development should be located on property currently zoned for commercial uses.

• Section 1.1.2 of the General Plan directs planning commissions to "avoid rezoning new property to commercial or manufacturing until such time that the community supports it."

• A commercial development project adjacent to an area not designated as a village runs contrary to the underlying policy of Commercial Development Implementation 1.1.3. Section 1.1.3 encourages voluntary downzoning of properties currently zoned commercial that are outside of resort areas and designated village areas.

• Unfettered village plans scattered throughout the valley create urban sprawl. Approving another village plan in the proposed area is inconsistent with principle 1.1 of the Ogden Valley General Plan. The General Plan designates several specific "village cluster areas" and limits all new commercial development in Ogden Valley to specific areas, as shown on Map 6. Though not limitations, the village areas shown on the General Plan are conceptually presented as "areas within walking distance of each village center."

• Proponents of the current rezone application have expressed their intention to "wrap" the commercial storage units into the "village" concept by extending the village status of the Wolf Creek village area to the commercial storage site. The driving distance from the "village center" on Powder Mountain Road to the commercial storage site is 1.25 miles to the north and west and cannot be interpreted as "adjacent to existing commercial zoning." This tactic seriously undermines the intent of "village area" concept planning.

• The commission should impose height requirements for the proposed housing to minimize the impact on the privacy of neighboring homes. In addition, the commission should impose maximum elevations around the valley where structures can be built (similar to the restrictions in Morgan, UT).

• The commission should impose size restrictions on the storage units to minimize the visual impact on neighboring residential communities.

• This commission has recognized in the past that storage units are unsightly. Current CV-2 zoning requires proposed storage units to meet conditions intended to minimize their visual impact and ensure that they are aesthetically consistent with the surrounding area. Consistent with these policies, the storage units: (1) should not be visible from any residential neighborhood; (2) must not face the street; and (3) should be constructed with materials consistent with Eagle Ridge design requirements.

• The storage units must not be visible to the residents who live in close proximity. Any assurances by the developer that they will not be visible are untrue. A flag study or 3d model will demonstrate that, given the topography of the proposed site, the storage units cannot realistically be hidden from view.

• Lighting from the storage unit development should not be seen from adjacent communities and must comply with Dark Sky ordinances.

• Noise from storage unit use/operation should not be heard from adjacent communities.

• Of the 14 acre area under consideration, a percentage must remain open space that could include a park, playground, walking paths, or biking trails.

• The commission must conduct a traffic study. High-density housing increases traffic and creates safety concerns. After a traffic study is completed, adequate infrastructure needs to be provided to accommodate growth in average daily traffic (ADT) and average annual daily traffic (AADT) before development.