Snow Basin Plan

SKI SHOP GOLF GATHER LIVE
Weber County Rezone Application

Weber County, Utah
snowbasin resort company May 6, 2010

P.O. Box 10
1 Sun Valley Road
Landscape Architecture • Land Planning • Urban Design • Tourism Planning
Sun Valley, ID 83353 1390 Lawrence Street, Suite 200 • Denver, Colorado 80204 • 303.623.5186
Table of contents
Introduction......................................................................................1 Master Plan..................................................................................... 21
Snowbasin History. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 Master Plan - Planning and Design Principles . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
Purpose of this Application. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 Sustainability. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
Context Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 Overall Conceptual Land Use Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 Weber County Land Use Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
Project Overview . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 Density Calculation Narrative . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
Approval Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 Density Calculation. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
Supplemental Approval Criteria. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 Area A (Earl’s Village) - Development Summary. . . . . . . . . . . . . . . . . . . . . . . . . . . 28
Compliance with General Plan. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5 Area A - Slope Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
Why Present Zoning Should Be Changed . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 Area A - East Side Mixed Use Village Concept Plan. . . . . . . . . . . . . . . . . . . . . . . . . 30
Changes Since Adoption of General Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 Area A - West Side Mixed Use Village Concept Plan . . . . . . . . . . . . . . . . . . . . . . . . 31
Promote Health, Safety and Welfare to Weber County. . . . . . . . . . . . . . . . . . . . . . . 7 Area A - Thematic Images. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
Public Interest. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 Area A - Thematic Images. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
Area B (The Forest) - Development Summary. . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
Area B - Slope Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
Area B - Thematic Images. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
Existing Conditions.............................................................................8
Area F (The Meadows) - Development Summary . . . . . . . . . . . . . . . . . . . . . . . . . . 37
Weber County Snowbasin Property. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
Area F - Slope Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
Existing Zoning. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
Area G (The Ranch) - Development Summary. . . . . . . . . . . . . . . . . . . . . . . . . . . . 39
Geologic Hazards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
Area G - Slope Map. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40
Topography/Slope. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
Area G - Concept Plan. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41
Floodplain Map. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
Area G - Thematic Images. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .42
Sensitive Land Areas - Wildlife Habitat. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
Recreation Facilities Plan. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43
Sensitive Land Areas - Stream Corridors . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
Emergency Services Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44
Sensitive Land Areas - Scenic Roads 2.5 Mile Buffer. . . . . . . . . . . . . . . . . . . . . . . . 15
Seasonal Workforce Housing Plan. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45
Existing Utilities Overview . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
Open Space with Trails Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46
Wet Utilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
Open Space Calculation. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47
Wet Utilities (Base Area) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
Road System and Approximate Parking Locations. . . . . . . . . . . . . . . . . . . . . . . . . .48
Dry Utilities. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
Stormwater System - Hydrologic Soil Group Map. . . . . . . . . . . . . . . . . . . . . . . . . . 49
Dry Utilities (Base Area). . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
Weber County Rezone Application |i

Project Team
the applicant
Snowbasin REsort COMPANY
Attention: Wallace Huffman
P.O. Box 10
1 Sun Valley Road
Sun Valley, ID 83353
208.622.2041
the team
Design Workshop, Inc. Stantec consulting inc. Felsburg holt & ullevig RRC associates, inc.
1390 Lawrence Street, Suite 200 3995 South 700 East, Suite 300 6600 South Syracuse Way, Suite 600 4940 Pearl East Circle, Suite 103
Denver, CO 80204 Salt Lake City, Utah 84107 Centennial, CO 80111 Boulder, CO 80301
303.623.5186 801.261.0090 303.721.1440 303.449.6558
Weber County Rezone Application | ii

iNTRODUCTION
Snowbasin History Purpose of this application
Snowbasin got its start in 1938, when members of the In preparation for the Olympic Games, several improvements In order to fulfill the vision of Snowbasin as a destination The Applicant requests a zoning change for the Snowbasin
U.S. Forest Service (USFS) determined that the area had were made to Snowbasin, including the ski runs off Mt. four-season resort, the process of creating a master plan project area per the Ogden Valley Destination and Recreation
excellent conditions for skiing. The first ski tow lift was Ogden, the addition of Earl’s Lodge, John Paul Lodge, The for the approximately 12,000 acres in the Snowbasin area, Resort Ordinance passed and signed on August 18, 2009
put in operation in 1939, and as word of the pristine powder Grizzly Center and Needles Lodge to provide skier services which spans both Weber County and Morgan County, began (Ord. 2009-16). This new ordinance was created to enable
spread, the area began attracting more and more visitors. The and food services, additional parking for the Olympic in 2007. The resulting master plan creates a four-season quality resort development in appropriate locations. The
ski area remained largely unchanged, with the exception of athletes and visitors, and road improvements to access the resort with neighborhoods clustered throughout the 12,000 Snowbasin Resort is currently a day-trip destination, with
small improvements including a day lodge, access roads and resort. During Olympic venue construction, Snowbasin and acres and activity centers in both counties. In continuing to no overnight accommodations. By rezoning the property
ski runs and lifts, until 1984 when Earl and Carol Holding the USFS considered the environment their first priority, make the environment a top priority, careful consideration to a Destination and Recreation Resort, the resort owners,
brought their Sun Valley Resort experience to Utah and protecting soil, water quality, wetlands, wildlife and aesthetic was given to the pristine beauty of the Snowbasin area and Snowbasin Resort Company, has the ability to realize
purchased Snowbasin. values. This was accomplished by avoiding sensitive areas protecting sensitive lands within the area. The planning the vision of turning Snowbasin into a year-round resort
whenever possible, insulating them from construction process began with a complete geographic information that exemplifies the owner’s reputation for high-quality
A master plan for Snowbasin Resort was completed in
impacts when it was not, and restoring the original functions system (GIS) analysis of the land including slope, sensitive destinations. The proposed master plan for the Snowbasin
1985 and included the development of a destination four-
and qualities where impacts to the land and water could not areas, landslide and avalanche zones, wetlands, water Resort is presented in this application on page 24. Although
season resort and a land exchange with the USFS. The
be avoided. The 2002 Olympic Games were very successful corridors, wildlife habitat and viewsheds. The results of the the resort property crosses county lines and is located within
environmental impact study of the plan began in 1989 and
and moved Snowbasin from Utah’s best-kept secret to analysis provided the basis for determining the areas most Weber County and Morgan County, the resort was master
took nearly two years to complete. During this time, Trappers
recognition as a world-renowned ski mountain. suitable for development. Of the approximately 3,800 acres planned as one project to ensure compatibility and continuity
Loop Road was constructed connecting Huntsville to Weber
in Weber County, the master plan for Snowbasin proposes between the two counties.
Canyon. In 1995, Salt Lake City was awarded the 2002 In 2004, Snowbasin took one more step toward the goal to
to develop only twenty percent (20%). The remaining land
Olympic Games and Snowbasin was chosen as the venue for become a four-season resort when it opened for its inaugural
will be preserved for recreation, open space and conservation
the men’s and women’s downhill, Super G and combined Summer Season.
open space.
races.
A historic look at Snowbasin (Photo/Utah State Historical Society - Rosemarie Bleuer racing the National Slalom at Snowbasin Einer Fredbo and Haluer Halsted (Photo/Utah State Historical The John Paul Lodge sits high on the mountain and takes
Approximate date: 1947) (Photo/Utah State Historical Society - Approximate Date 1947) Society - Approximate Date 1930) advantage of mountain and valley views
Weber County Rezone Application Introduction | 1

Context Map
WYOMING
SNOWBASIN RESORT
UTAH
OGDEN, UT
§
¦
¨15
(
/
162
SITE CONTEXT
§
¦
¨ 84
Powder Mtn.
y 39
Wolf Creek Resort Snowbasin Resort is approximately 45 miles from Salt
wa
gh
Lake City International Airport. It is accessed from the
Snowbasin Property
Hi
Snowbasin Ski Area Boundary
Nordic Valley south through
! Ski the town of Mountain Green and Interstate
resorts
84 or from the north via Trappers Loop Road from
Huntsville
EVANSTON # Golf resort
Highway 39.Major Road
Ogden
k
The resort property
Cities
is in Morgan and Weber Counties.
Water
Snowbasin
Federal Land
Mountain Green
WYOMING
SNOWBASIN RESORT
UTAH
§
¦
¨ 15 Morgan
§
¦
¨
84
Great Salt Lake (

/89
§
¦
¨
80
OGDEN, UT
§
¦
¨
15
(
/
162
WYOMING
SITE CONTEXT
§
¦
¨84
Powder Mtn.
UTAH
y 39
Wolf Creek Resort
wa
gh
Snowbasin Property
Hi
Nordic Valley
! Ski resorts
Huntsville
EVANSTON # Golf resort
Major Road
Ogden
k Cities
§
¦
¨
80 Salt Lake City Water
Snowbasin
§
¦
¨ 80 ° Federal
0
Land
1 2 4
Miles
Mountain Green
The Canyons Date: April 18, 2008
§
¦
¨
80 Park City Sources:
• Snowbasin property boundary, ski area boundary, USFS
Special Use Permit Area, ski lift and detailed topographic
Park City (5ft and 10ft) information was received from Snowbasin in
2007. Snowbasin property boundary was updated with Weber
Solitude Deer Valley
§
¦
¨
County data 2008.
15
(
/89
Morgan
§
¦
¨84
Brighton
(
/
40
• USFS boundary, county boundaries, hydrology, transportation
and general topographic (30ft) information were obtained from
the Utah AGRC in 2007.
§
¦
¨
• Federal lands, major roads, cities were obained from ESRI
ake 80 data sets.
Alta
Snowbird
Tooele §
¦
¨15
WYOMING
UTAH 1390 Lawrence St., Suite 200
Heber City Denver, Colorado 80204
303.623.5186
www.designworkshop.com

retail stores and may include a grocery store, gas station,
movie theater, restaurants, offices, and other retail stores for
residents and visitors. A limited number of multi-family units
are also planned for this area, walkable to the retail center.
Additional single family lots are proposed to the south and up
the hill toward the resort.
Throughout the planning process, the resort property has

been viewed as a whole, incorporating plans for roads, water
and sewer, power and recreational facilities for both Weber
and Morgan Counties into one plan and incorporating plans
within Ogden Valley to ensure continuity throughout the
region. Many of the plans within this application show both
Weber and Morgan County, as the master plan was created to
be cohesive, regardless of an (arbitrary) county line.
Process such as Snowbasin. This application has been prepared in shops and other establishments will be included to provide
accordance with the resulting Destination and Recreation visitors the opportunity to remain in the area and enjoy the APPROVAL CRITERIA
The documents included in this application are submitted in
Resort Ordinance. surroundings while reliving their adventures on the mountain.
order to obtain zoning and entitlements, which will allow The proposed Snowbasin Resort project is compatible
Multi-family residential in Area A will consist of townhomes
Sun Valley Company to move forward with the development Due to the vast area of the resort property, proposed with surrounding land uses and, as outlined below, is in
and condominiums at the base of the mountain, as well as
plans outlined in this document. The information has been development has been arranged into separate planning areas compliance with the goals and objectives outlined in the
residential wrapped around the parking structure, providing a
compiled in accordance with the application requirements denoted with a letter (Areas A through G). The portion of the Ogden Valley General Plan. The impact to the surrounding
variety of accommodations that allows visitors to purchase a
outlined in the Ogden Valley Destination and Recreation resort master plan located in Weber County can be found on area will be positive as outlined in the Cost Benefit Analysis/
home and live in the beautiful surroundings of the Valley.
Resort Ordinance. Upon acceptance of the rezone application page 25. Fiscal Impact study. The impact on traffic congestion through
documents, the applicant is prepared to present the plan at Located southwest of Area A, Area B - The Forest the Valley will be minimal due to the fact that most visitors
a public Ogden Valley Planning Commission (OVPC) work The proposed plan for the property within Weber County
includes multi-family homes and single family residences. will access the Resort from the south via I-84 through
session and receive comments and feedback. Following the includes ways to enliven the existing ski mountain base (Area
The parcels have been sited to accommodate ski-back Mountain Green. A complete study of the transportation
OVPC findings, a public hearing(s) will be held with the A - Earl’s Village) by including a hotel and condominiums for
trails throughout the area, providing ski-in and ski-out element is also included as Exhibit 2. The addition of
County Commission. overnight accommodations at the base of the mountain. This
opportunities for residents. A chair lift will connect to the services and accommodations at the base of the mountain,
is an amenity that has been lacking, which increases traffic
base of the mountain. In the non-skiing months, the ski together with additional neighborhood areas, will enhance
through the Valley for day trip skiers, hikers and sightseers.
trails will provide walking trails and green space between the and enliven the experience of visiting and residing at
PROJECT OVERVIEW Restaurants and retail are also included in Area A to provide
parcels. Snowbasin.
goods and services to the year-round visitors and serve as
The Snowbasin Resort consists of approximately 12,000
an entrance to the mountain. This area also includes as an The eastern portion of the property is referred to on the
acres in the Wasatch-Cache National Forest and spans both
events plaza, enabling special activities and social events proposed master plan as Areas F - The Meadows and Area
Weber County and Morgan County. Approximately 3,800
to be held at Snowbasin. In order to create a four -season G - The Ranch. Area F is the southernmost portion, which
acres are located within Weber County, including the existing
destination resort, activities for the non-skiing months extends to the south into Morgan County. The portion
base of the Snowbasin ski mountain.
include mountain biking, naturalist tours, pond fishing and in Weber County includes nine holes of an 18-hole golf
The Snowbasin Resort engaged Design Workshop in activities such as a zip line course. Structured parking will course. Single family homes are also planned for this area.
2007 to develop a 50-year master plan for the Snowbasin be located to allow guests and visitors to park their car and Area G comprises the remaining northeastern portion of the
property and to work with Weber County staff and officials walk through the retail core to the mountain, enhancing Snowbasin property and extends from Highway 39 south to
to draft an ordinance that would accommodate the effective their experience and providing an activity center by which Area F. The intersection of Highway 39 and Trappers Loop
and efficient review and approval of a resort master plan retailers will gain exposure and patrons. Restaurants, coffee Road is identified as a prime location for neighborhood

SUPPLEMENTAL APPROVAL CRITERIA • Market feasibility »» Labor income: Direct labor income is projected at
• Utah (and particularly the Wasatch Front resorts) $41 million annually.
As outlined in Chapter 35 of the Weber County code (35-3),
possess superlative competitive advantages with • As one means of placing these economic measures
the project meets the approval criteria as follows: respect to air access, convenient local accessibility, in context, the economic impact of Snowbasin can
and consistently high-quality, abundant snowfall. be compared to the size of the overall Weber County
A. The proposed Resort can be developed in a manner
The state also enjoys significant competitive economy in 2008. Upon project stabilization,
that will not substantially degrade natural/ecological
advantages on a national and international scale with Snowbasin would directly or indirectly generate
resources or sensitive lands as identified in Chapter respect to factors that are traditional catalysts for economic activity equivalent to 1.6 percent of
43, Ogden Valley Lands Overlay District, or the Weber skier retention and long-term growth: scenic beauty, the existing (2008) output of the Weber County
County Zoning Ordinance. relatively inexpensive and high-quality lodging, less economy; 2.6 percent of the employment (jobs); and
• Page 13 - 15 show the sensitive land districts as crowded experiences on the mountain slopes and 1.5 percent of the labor income.
outlined in Chapter 43 of the Weber County Code in villages and towns, and perceived high value of
with the Snowbasin project boundary indicated. experience relative to price.
• Fiscal impact
The Important Wildlife Habitat drawing shows that • With multi-faceted summer and winter recreation
the Snowbasin project area is outside the important • The Snowbasin project is projected to have a positive
and tourism amenities in the area, many of which are
wildlife habitat area. While there are stream fiscal impact on all growth-sensitive funds in the
already well developed, a long-range projection of
corridors within the project area, development does Weber County budget. Upon project stabilization
consistent growth in year-round tourism/destination
not encroach on the riparian corridors or setbacks. after buildout, Snowbasin is projected to generate
visitation in the Ogden Valley and Snowbasin is both
Since Snowbasin is near Highway 39 and Trappers $3.7 million in annual revenue for the General
reasonable and compatible with the planning vision.
Loop Road, a portion of the project is within the Fund, while generating $1.15 million in annual
The Ogden Valley will continue to attract seekers
Scenic Roads 2.5 Mile Buffer. The proposed master expenses, resulting in an annual net surplus of $2.6
of a recreation-oriented active lifestyle, which will
plan is in compliance with the development standards million. This very positive budgetary impact is due
reinforce and create local demand opportunities
in that it does not add any access points off Highway Native vegetation to anticipated high property values, the assessment
for the long-range Snowbasin development. The
39 and minimizes access points and driveways of most residential units at full market value, and the
close proximity of the area to the Salt Lake City
off Trappers Loop Road. There are no plans for significant visitor / second homeowner orientation
airport will further create ongoing interest in viable
additional fencing off either highway; however, (resulting in high per capita spending and resulting
second-home investment opportunities from already
should fencing be required, they will be designed to sales tax revenues, and a moderate cost of service
established national markets. The competitive
comply with the development standards outlined in profile). Other growth-sensitive Weber County
advantages of the Snowbasin Resort will become
Chapter 43, Ogden Valley Sensitive Lands Overlay funds are also projected to experience positive fund
more recognized by a greater audience as resort
Districts. Chapter 43 also outlines development balances throughout the construction period of the
infrastructure improvements are implemented and the
standards for ridgelines, defined as structures within project and upon project stabilization after buildout.
well-planned resort community is initiated.
100 feet of the crest, which will be adhered to for any
structure within the defined ridgeline area. While C. A professional and empirical study has provided
• Economic impact
Area A is located within the 2.5 mile buffer, the substantial evidence determining that proposed traffic
development is entirely unseen from Highway 39. • Total economic impacts of the Snowbasin project
are anticipated to increase as the project builds mitigation plans will prevent transportation corridors,
It was determined that Area A is not included in the
out and the economic activity by visitors, second serving the Resort, from diminishing below an
scenic overlay and the development standards for
ridgeline development do not apply. homeowners, and local resident occupants of the acceptable Level of Service.
project correspondingly grows. Upon project • The Transportation Element study prepared by FHU
stabilization after construction buildout, ongoing out of Denver, Colorado is attached as Exhibit 2.
B. A professional empirical study has provided substantial economic impacts are projected as follows: • Overall, the road network can provide good access
evidence determining that the proposed Resort is »» Output: Direct annual output is projected at $132 to and from the Snowbasin Resort, with some
viable and contributes to the surrounding community’s million, and total annual output (including direct improvements as the project is built out. The
economic well being. A fiscal impact and cost benefit output plus secondary or “multiplier” impacts) is planned development for the resort would generate
analysis is attached as Exhibit 3. This study was projected at $246 million. approximately 30,200 vehicle trips on a peak
conducted by RRC Associates out of Boulder, Colorado. »» Employment: Direct jobs created by the weekend ski day and around 17,700 trips during the
Hikers at Snowbasin enjoy the terrain and the scenery
Highlights of the market, economic and fiscal impact are development are projected at 1,960. week. Approximately 35 percent of these trips are
as follows: generated by the development around the base of the

COMPLIANCE WITH GENERAL PLAN
The proposed master plan for Snowbasin presented in this
application is in compliance with the Ogden Valley General
Plan Goals and Objectives as outlined in the Ogden Valley
General Plan as follows:
3.01 Vision: Protect the Natural Beauty and Natural

Resources of the Valley.
Protect Air Quality and Water Resources

As outlined in the Design Principles on Page 21, Snowbasin
Resort is committed to Weber County’s goal of preserving
the natural beauty and natural resources of the Ogden
Valley. Principles of sustainable development provided the
framework for the master planning of Snowbasin. The plan
to protect the natural resources and beauty of the Ogden
Valley both during and after construction include:
• Provide on-mountain accommodations to encourage

residents and guests to drive to the resort and then
not need their vehicles, by providing the supportive
The winter beauty of Snowbasin is unsurpassed The autumn scenery at Snowbasin Great mountain biking is one of the year-round attractions commercial uses (such as dining, entertainment and
resort-related shopping) within the Resort, reducing the
ski area, 20 percent are generated by the residential walking/hiking, mountain biking, golf, horseback get feedback on the types of facilities required
need to drive outside the Resort.
development across Trappers Loop Road from riding, naturalists tours, kids camp, pond fishing, and for these services within the Snowbasin project
the ski area, and 45 percent are generated by the special events. area. Feasibility letters are attached as Exhibit 4. • Allow an internal shuttle system between the
predominantly retail development at the Highway Additionally, an area for a combined on-site facility development areas to provide residents and guests
E. The proposed Seasonal Workforce Housing Plan will
39/Trappers Loop Road intersection. The residential for these emergency services will be provided within mobility within the resort without using their vehicles.
provide a socially, economically and environmentally
development at the Pineview Reservoir accounts for the Snowbasin project area. • Establish walkability within the Resort through a
responsible development.
less than one percent of the total project traffic. It comprehensive multi-use trail system, which connects
is estimated that transferring units of the Reservoir • The seasonal workforce housing plan is included on
page 45. development areas within the Resort and to the regional
resulted in a 91 percent trip reduction on both
trails throughout Weber County.
weekday and weekend daily trips. • At full build-out, it is estimated that Snowbasin
D. The natural and developed recreational amenities, Resort will generate 781 full-time equivalent
employees and 479 workforce housing units. As Water
provided by the Resort, shall constitute a primary
calculated in the table on Page 45, Snowbasin Resort Water quality controls will be implemented on several
attraction and provide an exceptional recreational will provide at least 53 affordable seasonal units. levels. The stormwater plan has been planned to ensure
experience by enhancing quality public recreational
F. Public safety services are and/or will be feasible water quality. Snowbasin plans to implement structural
opportunities.
and available to serve the Resort in a manner that is and nonstructural Best Management Practices (BMP’s)
• Snowbasin Resort is currently a well known ski
acceptable to the County Commission. during construction and post construction. These BMP’s
resort. The proposed master plan is designed to
• The development team met with representatives from will be designed to meet County and State requirements
enhance the visitor experience with overnight
accommodations, retail, restaurants and services. the Sheriff’s office, fire department, and emergency for suspended solids, sediment removal, and oil/water
Public recreation facilities and activities are planned medical service providers prior to submitting separation.
throughout the resort area to establish Snowbasin as this application. The purpose of the meeting was
a year-round destination. These activities include to outline the proposed development plans and

Resort views from Trappers Loop Road. Snowbasin peaks are dramatic along the Wasatch Front The view looking west towards Snowbasin Resort
Groundwater Protect Open Space and Sensitive Lands 3.02 Vision: Maintain the Valley’s Rural Atmosphere and that development is compatible with the Valley’s rural
Snowbasin understands the value of the groundwater A complete GIS analysis was completed to investigate Rural Lifestyle character and natural setting, a set of Design Guidelines will
resource. To protect this resource, full wastewater sensitive lands and determine the appropriate location for be established prior to lots being sold that will govern the
treatment is proposed. Part of the plan for the development, leaving the steep slopes and sensitive lands as Promote a Sense of Pride in the Valley’s style and characteristics of buildings, landscaping, signage,
Snowbasin project includes the potential reuse of History and Heritage etc.
open space and conservation open space. The land analysis
treated wastewater for irrigation. Snowbasin anticipates There are no identified cultural and/or historical resources
served as the base framework from which the resort master
within the Snowbasin project area. The applicant is dedicated Require that Development and Community
treating wastewater effluent to State of Utah reuse plan was created. Additionally, Weber County’s sensitive
to appropriately addressing the elements that make the Services Confirm with the Valley’s Natural
standards. land maps were overlayed on the master plan to ensure Resource Capabilities
Valley special, namely the “timeless mix of pioneer heritage,
development does not occur on areas identified as important Development within the Snowbasin project area will be
Erosion Control & Surface Water Protection agricultural lands, recreation opportunities, abundant wildlife,
wildlife habitats or within stream corridors and scenic road phased to ensure market acceptance. Each phase of the
Snowbasin anticipates the preparation of erosion control scenic vistas and quiet living” (Ogden Valley General
buffers. project will include complete infrastructure plans that
plans and Stormwater Pollution Prevention Plans Plan). To that end, development has been carefully sited to
Preserve Wildlife and Wildlife Habitat will need to be completed prior to or with the proposed
(SWPPPs) specific to each site of development. These avoid sensitive lands and preserve the scenic views. This
As shown on the Sensitive Lands drawing on Page 14, the development.
plans will incorporate the appropriate BMP’s necessary application proposes transferring 521 entitled units adjacent
Snowbasin development does not impede upon important to the Pineview Reservoir to the resort. This will have a Provide Adequate Emergency and Medical
to protect drainages, wetlands and surface waters.
wildlife habitat areas as designated by Weber County. significant beneficial impact for the Ogden Valley. Services
Water Conservation However, it is recognized that wildlife can be found The Emergency Services Plan on page 4 of this application
Require that Development be Compatible
The goal for Snowbasin Resort is to conserve water throughout the valley. The master plan for Snowbasin outlines the discussions with the sheriff and fire marshall
with the Valley’s Rural Character and
indoors and outdoors. Use of low flow appliances and proposes development on only 20 percent of the adjusted as well as letters of feasibility from each. Emergency and
Natural Setting
fixtures will yield a 25-30% reduction in water use when gross acres located in Weber County. The remaining 80 medical services will be phased appropriately and adequately
It is the intent that development will be compatible with and
compared to conventional models. Outdoor conservation percent is preserved for wildlife, habitat, open space, and as development occurs.
complement the Valley’s character and natural setting. The
will be achieved by a combination of native plant conservation open space.
existing buildings at the base of the Snowbasin ski area are a
types, limited irrigation areas, and water wise irrigation precedent for the quality (but not necessarily the architectural
systems. style) that future development will follow. In order to ensure

Promote Agricultural Land
Due to the steep slopes and recreational focus of Snowbasin,
the project area does not include an abundance of agricultural
land. A portion of the land will continue to be used for
ranching operations.
Recognize and Respect Private Property

Rights
The proposed master plan is on private property owned by
the applicant and does not negatively impact any adjacent
private land.
Facilitate the Smooth Flow of Traffic In and

Out of the Valley
The Transportation Study prepared by FHU is included
with this application as Exhibit 2. The report examines the
transportation impacts associated with the proposed master
plan. In addition to transportation analysis, the report
includes an analysis of intermediate development steps to
identify when roadway improvements would be needed
WHY PRESENT ZONING SHOULD BE CHANGED PROMOTE HEALTH, SAFETY AND WELFARE TO
to ensure the road system continues to provide adequate
Snowbasin Resort is a well-known ski mountain, despite WEBER COUNTY
operations as the development progresses toward completion.
Access to Snowbasin is primarily from the south via I-84 missing key elements for a successful destination resort, such The proposed master plan for the Snowbasin Resort promotes
through Mountain Green, the Ogden Valley will not be over as accommodations. The current zoning on the property is the health, safety and welfare of Weber County by creating
burdened by traffic to and from the proposed Resort. not adequate for resort development. Rezoning the property a year-round resort, which will provide economic benefit
to Destination and Recreation Resort will enable the land to Weber County while preserving significant open space
Enhance Quality Recreational Opportunities owner to create an extraordinary recreation resort experience within the area. The master plan includes connections
The Recreation Facilities Plan and the Open Space and Trails while promoting the goals and objectives of the Ogden between neighborhoods and with the region through the
Plan outline the recreation opportunities that are proposed Valley General Plan. The rezone will enable good resort regional trails system that have been extended into the
for the Resort. These opportunities are designed to enhance development, preserve open space and contribute to the Resort property. The development areas were designed with
and expand upon the outstanding recreation opportunities surrounding community’s well being. respect to the land attributes preserving sensitive lands and
currently available at Snowbasin Resort. The trails plan stream corridors and to avoid skylining. The importance of
was designed to connect to the Ogden Valley and regional CHANGES SINCE ADOPTION OF GENERAL PLAN
economic, environment, community, and aesthetic benefits
trials. In addition to skiing, snowboarding, snowshoeing, The Ogden Valley General Plan indicates that the County were taken into consideration to ensure a quality destination
etc., which are already enjoyed at Snowbasin, the recreation supports the expansion and development of the Snowbasin that provides benefits to the owners, Weber County and the
facilities plan expands the recreation opportunities to include area as a recreation/resort area (Chapter 10 Land Use, community.
non-skiing activities, such as hiking, mountain biking, 10.03 Public Lands). The Destination and Recreation
naturalist tours, ice skating, pond fishing, as well as facilities Resort Ordinance was written to allow resort development PUBLIC INTEREST
for special events and equestrian experiences. in appropriate locations. Since Snowbasin is already The additions to Snowbasin Resort will enhance the visitor
recognized as a destination ski resort, the Snowbasin area is and resident experience. The additional residential, hotel(s)
an appropriate location for responsible resort development. and commercial at Snowbasin will provide additional tax
revenues to Weber County and benefit the community as
a whole. Publically-accessible recreation activities will be
created and critical open space preserved.

Weber County
Snowbasin Property
The Snowbasin Resort owns approximately 3,800 acres

within Weber County as a part of the Snowbasin Resort.
Hi g
hwa
y 39 The Snowbasin Property Map illustrates the primary
roads, project boundaries, County line and ski area
boundary within Weber County.
d
oa
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Project Boundary
wb
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Project Boundary
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Existing Base Area

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Web
M or
Not to scale
To Highway 84 To Mountain Green
Weber County Rezone Application Existing Conditions | 8

Existing Zoning
FV-3 The Snowbasin property located in Weber County is

Forest Valley Zone currently zoned Forest Valley (FV-3), Forestry (F-40 and
(3 acres/lot) F-5).
12 7 8 9 10 11 12 7 8 9 10
SNOWBASIN RESORT
OGDEN, UT
8
15
OWNERSHIP MAP
TU
N.
Huntsville
Pineview Reservoir
13 18
17 16 15 14 13 18 F-5 17 16 15 Snowbasin Property Boundary
d
Forestry Zone Snowbasin Ski Area Boundary
a
Ca
ny
on
Ro
(5 acres/lot) USFS Special Use Permit Area
en
F-40
d
Og
Weber County Snowbasin ski lifts
Forestry Zone Roads
24 19
20 21
(40 22acres/lot) 23 24 19 20 21 22
Streams
Ogden Morgan County
30 29 28 27 26
25 25 30 29 28 27
Weber County
Morgan County
We
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36 36 31 a n 32 33 34
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° 0 750 1,500 3,000

Feet
Weber County 9
7 Rezone Application Existing Conditions | 9
8 10 11
12 12 7 8 9 10
Date: April 15, 2008

Geologic Hazards
The Geologic Hazards map illustrates known active

and inactive landslides as well as potential landslides
located in Weber County. Potential landslide areas
are determined by identifying zones that have a
similar geologic and hydraulic composition as known
landslides.
Geologic hazard areas are not included in development

parcels in the Snowbasin resort master plan.
The known geologic conditions are explained in greater

detail in the preliminary geologic hazard evaluation
report that is included in the Exhibits of this submission.
Project Boundary
Weber County
Morgan County
Weber County Morgan County
Drawing not to scale
Date: June, 2009

Existing
Topography/Slope
The Slope analysis illustrates that the land’s topography

varies from 0% to over 30%.
Although county regulations allow for development on

slopes up to 40%, the resort master plan only considered
slopes less than 25% as developable.

Floodplain Map
The FEMA flood insurance rate map for Weber County

illustrates that there are no floodplains within the
Snowbasin project boundaries.

Sensitive
Land Areas
Wildlife Habitat
The Snowbasin property does not overlap with

the Important Wildlife Habitat Zone. Although the
additional mitigation methods prescribed by the Ogden
Valley Sensitive Lands Overlay District for important
wildlife habitats do not apply to the Snowbasin property.
Future development will conform to applicable local,
state and national regulations concerning wildlife.
Snowbasin
Property
Source: Weber County

Sensitive
Land Areas
Stream Corridors
The Snowbasin property is affected by the Ogden Valley

Sensitive Lands Overlay District for streams corridors,
wetlands and shorelines. The master plan has conformed
to the development standards outlined in Chapter 43-2.
As requested by the county, an approved jurisdictional
wetland delineation report and concurrence report
from the United States Army Corps of Engineers
shall be required with the submittal for each phase of
development.
Snowbasin
Property

Sensitive
Land Areas
scenic roads 2.5 Mile
buffer
The Snowbasin property is affected by the Ogden Valley
Sensitive Lands Overlay District for Scenic Corridors,
Ridgelines, and Historical/Cultural Resources as the
property borders Highway 39 and Trappers Loop Road.
The proposed master plan is in compliance with the
development standards in that it does not add any access
points off Highway 39 and minimizes access points and
driveways off Trappers Loop Road (see Road System
and Approximate Parking Locations diagram on page
48). There are no plans for additional fencing off either
highway; however, should fencing be required, it will
be designed to comply with the development standards
outlined in Chapter 43-4, Scenic Corridors, Ridgelines,
and Historical/Cultural Resources. Chapter 43-4 also
outlines development standards for ridgelines, defined as
structures within 100 feet of the crest. These standards
will be adhered to for any structure within the defined
ridgeline area. While Area A is located in the 2.5 mile
buffer, the development is not visible from scenic roads.
It was determined that Area A is not included in the
scenic overlay district and the development standards for
ridgeline development do not apply.
Snowbasin
Property

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Weber County Rezone Application Weber River Point of Diversion Existing Conditions | 16
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B
Existing
Wet Utilities
The existing wet utilities diagram illustrates the existing

water, wastewater and storm drain infrastructurre on-
site at Snowbasin. The majority of the infrastructure is
located in and around the mountain operations.
Date: June, 2009

Existing
Wet Utilities
Base Area
The existing wet utilities base area map illustrates the

water, wastewater and storm drain infrastructure at the
Earl’s Lodge base area in Snowbasin Resort.
Date: June, 2009

Existing
Dry Utilities
The existing dry utilities map illustrates the existing

on and off-site power, gas and communications
infrastructure at Snowbasin Resort.
Date: June, 2009

Existing
Dry Utilities
Base Area
The existing dry utilities base area map illustrates the

power, gas and communications infrastructure at the
Earl’s Lodge base area in Snowbasin Resort.
Date: June, 2009

Master Plan
planning and Design Principles
The Snowbasin Resort consists of approximately 12,000 • Let land attributes determine appropriate development
acres near the Wasatch-Cache National Forest and spans both
• Site buildings to take advantage of solar orientation
Weber County and Morgan County. Approximately 3,800
• Use Low Impact Development (LID) techniques for stormwater management
acres are located within Weber County, including the existing
• Maintain high quality stream corridors
base of the Snowbasin ski area. Due to the vast area of the
resort property, proposed development has been arranged • Provide significant open space corridors for habitat and wildlife migration
into separate planning areas denoted with a letter (Areas A • Use best practices to minimize light pollution
through G). The following pages show the master plan for • Use best practices to minimize skylining
the entire Snowbasin property (Weber and Morgan Counties)
followed by detailed plans for the property located within
Weber County. This master plan represents a 50 year build-
• Provide economic benefit to the counties by
out period and will be phased as market conditions allow.
creating a successful destination resort
The design process for Snowbasin began with an in-depth • Maximize developable land potential in order to
site analysis process using geographic information system preserve significant open space
(GIS) to discern the most suitable areas for development. • Extend recreation assets beyond its existing
The development areas depicted in this application have been boundaries and amenities
carefully cited to avoid steep slopes, geologic hazards and • Reduce traffic trips by providing amenities on-
waterways. The concept for each area within Weber County site
is described on the development summary page. Each area is
also shown on a slope map. A concept plan is also included
for the village in Area A and the mixed-use center in Area G.
In order to demonstrate the general vision and character of • Create a circulation pattern that supports transit use
area, thematic renderings are included for Areas A, B, F and • Provide connections between neighborhoods
G. • Provide gathering spaces for residents and visitors
• Create places and recreation that serve the broader
The Snowbasin Master Plan was prepared with respect to the
community
land attributes and with overall sustainability in mind. The
sustainability goals and objectives are further outlined in this
document. The proposed plan creates a year-round resort
consistent with Snowbasin’s reputation for high quality,
while taking advantage of the recreational and residential
opportunities within the area and respecting the natural
beauty, habitat and wildlife migration, view corridors and • Create a signature destination through high quality design
sensitive lands within the region. In doing so, the importance • Create distinct character for each neighborhood (i.e.
of the economic, community and aesthetic benefits were also amenities, product, architecture, landscape character)
taken into consideration and play an important part in the • In developable areas, let views guide development patterns
proposed plan. The design principles to ensure attainment of to reinforce the sense of place
development goals are outlined on this page.
Weber County Rezone Application Master Plan | 21

Sustainability
SUSTAINABILITY DEFINED COMMUNITY SUSTAINABILITY AESTHETIC INTEGRITY ENVIRONMENTAL STEWARDSHIP
Snowbasin Resort will be built as a high-quality, year- A community should have easy access to the amenities of By taking advantage of its scenic surroundings and the The land uses illustrated in the proposed master plan for
round resort that is a sustainable model for mountain an active lifestyle. The Snowbasin open space program is beauty of its sensitive lands, Snowbasin Resort will become Snowbasin have been carefully positioned based on attributes
resort communities. Sustainable design, according to the a vital part of the planning approach for the community known as one of the premier resort communities in the West. of the land. Drainage and wildlife corridors, steep slopes,
World Commission on the Environment and Development that embraces the need for personal well being and for It is an art form to frame and direct attention to natural beauty and landslide hazards have been buffered and preserved from
“meets the needs of the present without compromising the connections to the natural environment. But wellness goes and dramatic views. The natural setting of Snowbasin, with development. The areas identified for development are those
ability of future generations to meet their own needs.” Dr. beyond just wellness of the body and has many dimensions, its rugged mountains and long valley views, are what make that have the capacity to support construction, are physically
Warren Flint, sustainability expert, considers sustainable including wellness of the mind, family, community and of the the setting so inspiring. The preservation of this aesthetic is accessible and add value to real estate development
design practices to be techniques that balance economic, land. critical to the long-term vision for Snowbasin Resort. opportunities.
environmental and social considerations. In his words,
In order to foster all areas of community sustainability, To ensure that the existing natural beauty is preserved, Approximately 80 percent of Snowbasin Resort property is
“Sustainability means working to improve human quality
the proposed master plan for Snowbasin includes planned Snowbasin is setting a precedent of protecting approximately being preserved as open space. These areas will retain their
of life without damaging or undermining society or the
development to unite all of these elements, each benefiting 80 percent of the land as open space. This means that value and character as scenic amenities and recreational
environment, now or in the future. In this way, economic
the next. Wellness of the land is achieved by preserving the there are places with uninhibited views of the majestic assets. Development areas are planned as compact
desires become accountable to an ecological imperative to
natural beauty and ecosystems of Snowbasin. An individual’s mountains and valleys throughout the development. High- neighborhoods to create a sense of place, establish identity
protect the biosphere, and a social equity imperative to create
interaction with the land fosters experience, growth and quality materials and craftsmanship, which has long been a and to preserve the natural character of the land. The large
equal access to resources and maximize human well being.”
peace of mind. This then affects family and community well standard of the Snowbasin Resort and the Holding family, undeveloped tracts of open space allow for undisturbed
In this context, everything in the resort community falls
being and the benefits go full circle. Wellness in all areas will continue to be used to create enduring, beautiful and habitat preservation, high quality stream corridors and
under consideration – from the decisions about how to treat
will be fostered by experiencing the natural beauty and peace sustainable buildings. wildlife migration zones through contiguous corridors
stormwater to the programming of the Resort village. The
of the landscape and the integration and involvement fostered connecting to the greater landscape.
following narrative describes some of the strategies that will
in community relationships.
be used to achieve a strategic, sustainable community. Stewardship of the land will sustain the health of its
Variety is important to serve the wants and needs of a natural systems, habitat and scenic value while the careful
diverse community and ensure its sustainability. There will integration of a resort community will benefit future
ECONOMIC SUSTAINABILITY be a variety of dwelling types, price ranges and character at community residents, landowners and Weber County. This
Snowbasin. A variety of architectural styles, sizes and forms symbiotic balance is the ultimate goal.
The proposed master plan for Snowbasin will provide
creates community identity and establishes a place. There
economically viable development while protecting the natural
will also be a variety of options in commercial offerings;
environment and conserving natural resources. The Cost/
daily needs, shopping and visitor accommodations. Civic
Benefit and Fiscal Impact Analysis defines the economic and
events and recreational opportunities will also serve a wide
intangible benefits of the proposed Snowbasin Resort.
demographic and provide active and passive opportunities
that range from skiing, mountain biking, people watching
and golf to music events and festivals. Families, community
residents, and individuals will benefit from the open space
system that links the existing regional trail system to
the additional amenities at Snowbasin in a network with
proximity to all residents.

Sustainability (con’t)
POTABLE WATER STORMWATER ENERGY TRANSPORTATION
The primary goal in providing a sustainable potable water New development inevitably causes an increase in Renewable energy is derived from sources that are naturally Transportation sustainability is accomplished by limiting
system for Snowbasin is to reduce the water demand impervious area, potentially resulting in greater stormwater replenished from natural resources. The use of innovative the demand on the roadway system. The primary way to
compared to a typical development. Snowbasin is volumes and surface water runoff that can alter the renewable energy systems at Snowbasin will be analyzed at achieve this is by providing on-mountain accommodations
committed to an efficient potable water system and may natural hydrology of receiving waters. Through the use each phase of development to take advantage of the latest that allow residents and guests to drive to the resort once
use a combination of the following means to achieve this of Low Impact Design and Best Management Practices developments in renewable energy. For example, solar and and stay for multiple days, instead of making daily trips. A
goal: project-wide Covenants, Conditions and Restrictions (BMPs), natural conditions can be simulated by allowing geothermal energy could potentially be utilized at Snowbasin second way is providing the supportive commercial uses
(CC&R’s) that require the use of water-efficient plumbing additional time for infiltration and pollutant removal prior (see below). within the resort that allow residents and guests to fulfill
and appliances for new residential construction, incentives to conveyance to the storm drain system. Vegetated swales, many of their trip purposes (such as dining, entertainment
such as reduced rates and rebates to encourage the use of extended catch basins, oil/water separators, and/or detention and resort-related shopping) on-site, limiting the number
low-flow plumbing, and water rates developed for the project ponds may be utilized at Snowbasin to prevent downstream Solar Energy of trips to Mountain Green, Huntsville or Ogden for those
may impose higher rates on consumers for excessive water water quality degradation and minimize the effective needs. A third is an internal shuttle system between each
Solar energy applications that could be utilized in some areas
use. impervious area. of the resort development areas that will enable guests and
at Snowbasin include photovoltaic solar cells, heating and
residents to access the ski area bases or other areas without
cooling air through use of solar chimneys, heating buildings
using their vehicle. This system could operate as an on-
directly through passive solar heating and daylighting
IRRIGATION WATER GREEN BUILDING call system, a fixed route/fixed schedule system or hybrid
building design, solar hot water, and space heating using
The Utah Division of Water Rights estimates that 67 percent Green building practices may be used at Snowbasin to ensure system that offers fixed route service during the peak demand
solar-thermal panels.
of water use in residential areas is used for outside irrigation the construction and maintenance of buildings is sustain- periods and on-call service during lower demand periods.
(Utah Division of Water Rights 2003). A large portion of this able. Green building incorporates energy efficiency, healthy Finally, a comprehensive system of pedestrian and bicycle
water is wasted due to runoff and other factors. To reduce living, and conscientious resource management. Because trails at Snowbasin will promote alternate modes of travel by
Geothermal Energy
irrigation water demands, Snowbasin will limit the amount of green building does not dictate a particular architectural providing internal connections to each development area and
irrigated area allowed for each land use. Native water-wise style, a range of architectural styles can be used. The main The geothermal energy system that would be most feasible to the regional trails within the Valley.
vegetation will be utilized throughout the community except focus of green building is to provide benefits to the occupants at Snowbasin is the geothermal exchange heat pump. Heat
pumps utilize the upper 10 feet of the Earth, which maintains Other ways that the resort could reduce travel demand in the
for certain areas of the resort village, golf courses and other and owners, such as lower operating and maintenance costs.
an almost constant temperature of 50-60 degrees Fahrenheit. future and promote sustainability include:
recreational areas that have specific planting and irrigation Buildings at Snowbasin may incorporate U.S. Green Building
needs. Smart irrigation systems, water efficient landscaping Council’s Leadership in Energy and Environmental Design It is warmer than the air above the surface in the winter and • Utilize the built I-84 intercept lot for employee parking
and the use of secondary water for irrigation (if approved) (LEED) standards. cooler in the summer. Geothermal heat pumps use a ground and consider constructing an employee parking lot near
are all strategies that will reduce irrigation water needs heat exchanger and a pump unit to heat and cool buildings Huntsville and provide shuttle service between those
dramatically. and heat water. They use less energy than conventional locations and the resort.
heating and cooling systems and are more efficient, saving • Provide preferred parking in the day skier lots for
energy, money and reducing air pollution. This application vehicles with three or more occupants and/or energy-
WASTEWATER may be suitable for use at Snowbasin for individual efficient vehicles.
residences or resort buildings. • Provide transit service between the resort, Mountain
As water quality standards for wastewater effluent discharge
Green and the Trappers Loop/SR 39 intersection.
are becoming more stringent and water resources continue National Renewable Energy Lab, http://www.nrel.gov/learning/
• Utilize alternative fuel shuttles for the employee/day
to be stressed, many municipalities across the country and skier transit services.
in Utah are turning towards water reuse. On-site wastewater • Provide bicycles for use by resort residents and guests.
treatment at Snowbasin will allow water reuse to be a • Provide information on shuttles, transit and other
feasible alternative provided lengths of transmission lines alternate modes to visitors and residents.
and pumping requirements are not excessive. The use of
advanced wastewater treatment techniques and reuse are
being explored with the Weber Basin Water Conservancy
District.

Overall Conceptual
Highway 39
Land Use Plan
g The overall conceptual land use plan serves as the resort

master plan and illustrates areas determined to be the primary
development zones based on an extensive site analysis
process.
.
Rd
sin
Each area within Weber County is depicted in greater detail on
ba
the following pages.
now
S
Project Boundary
Old
Project Boundary
a
f
Weber County
b
Morgan County
Snowbasin Rd.
Special Use
Permit Area
c
Roads
d Single Family residential
Multi-family residential
Condominiums
e
Mixed-use development
ad
Golf and Golf Infrastructure

p Ro
Lo o
er s

p
Trap
Drawing Not to Scale

To I-84 NORTH

Weber County
Land Use Plan
Highway 39
g WEbER cOUNTY
Total Hotel commercial
development area acres
Units Units Sq ft
Weber county Total Land area 3,808
Area A - earl's Village 142 1,529 150 75,000
Area b - the Forest 216 502
Area F - the Meadows 76 22
Area g - the Ranch 252 297 140,000
Right-of-way (10% of proposed
69 n/A
development areas)
.
ad
Weber county Total development 755 2,350 150 215,000
Rd
rs Loop Ro
Weber county Total Open Space 3,053
sin
Project Boundary
Weber co % of Land to be developed 19.8%
ba
Weber co % of Land to be Open Space 80.2%
now
S
pe
Old
Trap
a f
b
Roads
Single Family residential
Snowbasin Rd. Multi-family residential
Condominiums
Mixed-use development
0 625’ 1250’ 2500’

NORTH 1” = 2500’

density calculation
Section 44-2(4) and Section 44-2(5) of the Ogden Valley the land to define where development is appropriate, c) Provide an additional 10 percent or more of Conservation h) Donation of site to local sewer, cemetery or other district.
Destination and Recreation Resort Zone Ordinance defines and transfers units to area that are more suitable for Open Space preserved within the Resort in excess of the • N/A
opportunities for transferring development units from the development. minimum required by this ordinance. (5 percent bonus)
valley floor to receiving sites. The applicant owns a parcel of • As is illustrated on the Open Space diagram (Page 47), i) Donation of site determined to be desirable or necessary for
land adjacent to the Pineview Reservoir zoned CVR-1, from This application meets the requirement for the 10 percent approximately 40 percent of the total open space (1,124 local park, public cultural or recreational facility.
bonus. acres of 2,750 acres) is preserved as Conservation Open • N/A
which it desires to transfer units to Snowbasin Resort. The
Space. This exceeds the requirement of this Ordinance by
calculation described below and illustrated on the following
b) Develop a Resort that can demonstrate that due to proposed 10 percent.
page, defines the permitted units that would be allowed
transferring of development rights to the Resort, an 80 percent
at the Resort after the property is rezoned to Destination
reduction in (potential) future traffic congestion throughout This application meets the requirement for the 5 percent
and Recreation Resort and the transfer of units has been bonus.
the Ogden Valley and/or at key intersections. (10 percent
transacted.
bonus)
• Under the current land use zoning designation, up to 571 d) Provide developed and approved access to public lands.
units could be developed on the reservoir site, which (5 percent bonus)
Section 44-2(4) – Transfer Incentive would add significant volume to SR 158 on the west side
Matching Units (TIMU) • The Snowbasin Resort currently provides developed and
of the reservoir. Limiting traffic on that road is important
approved access to public lands. This access will be
The applicant owns a 26.32-acre parcel of land adjacent because previous traffic impact studies already identified
enhanced and expanded with the addition of regional trail
to the Pineview Reservoir zoned CVR-1. It is entitled for that SR 39/SR 158 would experience LOS F with the
connections and trailheads. Types of access will be varied
buildout of Powder Mountain Resort. As a result of
571 units. The applicant is offering to transfer 521 units by season.
Snowbasin transferring 521 units off of this parcel, traffic
off of the parcel. This transfer would receive a match This application exceeds the requirement for the 5 percent
would be reduced by approximately 760 trips per day on
of 2.0. The transfer base units (TBU’s) plus the transfer the weekday and 1,480 trips per day on the weekend. This bonus.
incentive matching units (TIMU’s) results in 1563 total units is a reduction of over 90%. See table below. (Source:
(521+1042=1563). Snowbasin Resort Master Plan Transportation Study, e) Preservation via recordation of 50 to 100 acres of agricultural
March 2010). land.
• N/A
Section 44-2(5) – Density Bonus Units (DBU)
f) Preservation of historical site.
There are nine opportunities to receive density bonus units, • N/A
with the maximum bonus percentage not to exceed 60
percent. The Snowbasin Resort master plan, as submitted, is g) Establishment, promotion and implementation of innovative
eligible for five of these bonuses as follows: program or project that substantially furthers Ogden Valley
community interests and objectives as specifically referred to
in the Ogden Valley General Plan (30 percent bonus)
a) Develop a Resort that can demonstrate how it meets the • Via this application, the applicant proposes to impose
purpose and intent of this Ordinance. (10% bonus) a Real Estate Transfer Fee (RETF) on all market-rate
• This destination resort master plan clearly preserves residential units within Snowbasin Resort.
significant open space (approximately 72% of the This application significantly exceeds the requirement for • The RETF will be established via private covenant and
adjusted gross acres), contributes to the economic the 10 percent bonus.
well being of the community (as demonstrated in applied to residential units upon the initial sale and
the Economic Impact Study), utilizes sustainable resales of the lot, home or unit. Prior to formation of the
development principles (defined in Design Principles RETF, the use of funds will be jointly agreed upon by the
and Sustainability sections), enhances and expands Applicant and the County.
public recreation facilities and activities, transfers a
significant number of entitled units from the valley in This application meets the requirement for the 30% bonus.
order to maintain its character, uses the attributes of

Transfer Incentive Matching / Density Bonus Units
Density Calculation
Reservoir Transferable Units Reservoir Transferable Units
Development Rights Calculation ‐ Reservoir The top chart on this page delineates the number of
26.32 Acres, per Weber County record survey Sq. Ft. per Building 7,500 transferable units available on applicant’s property on the
valley floor (Reservoir Parcel) per Section 9C-6 Minimum Lot
0 Acres with slopes over 40% # Units per Building 2 Area, Width and Yard Regulations for property zoned CVR-
26.32 Transferable Development Acres Sq. Ft. Per Add'l. Unit 2,000 1. This was calculated using Weber County’s development
Add Units Total equation for CVR-a zoned property.
26.32 Transferable Development Acres # of Sq. Ft. per Sq. Ft. Allowed Units on
1,146,499.2 Transferable Development ‐ Square Feet Buildings Building Remaining # Units Per Bldg. Reservoir
Transfer Incentive Units (TIMU) – Transferred
571 Tranferable Development Units 1 7,500 1,138,999 569 2 571 Base Unit (TBU)
This chart outlines the transfer incentive matching units per
Section 44.2(4) and the number of units that would need to
Transfer Incentive Matching Units (TIMU) ‐ Transferred Base Unit (TBU) be transferred off the Reservoir Parcel in order to achieve the
matching units per County Code.
Percentage of Units # Units Need Additional
Transferred to Transfer Match Density
0% 39% 228 0.00 0 Density Bonus Units (DBU) (Maximum Bonus of 60%)
40% 55% 229 319 1.25 286 399 The Snowbasin Resort master plan, as submitted, is eligible
56% 70% 320 405 1.50 480 607 for five of the nine opportunities to receive density bonus
71% 85% 406 490 1.75 710 858 units. This table lists the bonuses the plan is eligible to be
awarded with corresponding letters per Section 44.2(5) as well
86% 100% 491 571 2.00 983 1,143 as the bonus percentage available. The total possible density
bonus percentage is 60 percent, which is the maximum bonus
Density Bonus Units (DBU) (Maximum Bonus of 60%) allowed per the Code. The proposed master plan meets or
exceeds the requirement to earn the full 60 percent bonus.
Description Bonus
a. Develop Resort that can demonstrate how it meets intent of this Ordinance 10%
b. Develop Resort that can demonstrate 80% reduction in (potential) future traffic congestion 10% Snowbasin Densities / Transferable Units
c. Provide an additional 10% or more Conservation Open Space within Resort in excess of minimum requirement 5% Required
d. Provide developed and approved access to public lands 5% Per Section 44.2(6)(a), “the number of permitted units shall
g. Establishment, promotion & implementation of innovative program /project that furthers Ogden Valley community interests 30% diminish as development occurs at a rate of one (1) unit per
one (1) residential lot/unit developed and a rate of one (1)
Total Possible Density Bonus Percentage 60% unit for every 5,000 sq. ft. of commercial space developed.
Commercial area within hotel lobbies and conference rooms/
facilities are excluded from this calculation.” The proposed
hotel located in Area A – Earl’s Village is proposed to be
Snowbasin Densities / Transferable Units Required 225,000 sq. ft. with five percent (5%) excluded for the lobby
Proposed Density for Snowbasin Units Acres Required Permitted Units Comm Sq Ft. # Units and conference rooms/facilities. The retail in Area A is
Area A ‐ Earl's Village 1,529 142 Mountain Density 2,350 proposed to be 75,000 square feet and 140,000 square feet in
Area G. The units required to support the residential density
Area B ‐ The Forest 502 216 Commercial ‐ Area A ‐ Hotel (1) 213,750 43 as well as commercial square footage is estimated at 2,436
Area F ‐ The Meadows* 22 76 Commercial ‐ Area A ‐ Retail, etc. 75,000 15 units.
Area G ‐ The Ranch 297 252 Commercial ‐ Area G ‐ Retail, etc. 140,000 28
Total Density Within Project Boundary 2,350 686 TOTAL UNITS REQUIRED 2,436
Snowbasin TBU, TIMU & DBU Calculations Based on
Ordinance
Snowbasin TBU, TIMU & DBU Calculations Based on Ordinance The applicant proposes to transfer 521 units or 91.2% off
Total Units of the Reservoir Parcel for a two (2) unit match, resulting
Matching Units ‐ (2 Units) Transferable Transfer Transferred Remaining Full Credit in 1,563 permitted units within Snowbasin Resort. The
Snowbasin Resort master plan is eligible for a 60% bonus,
Transfer 90% off Reservoir to achieve highest match Develop Units % of TTL TBU Bonus TIMUs Units Reservoir DBUs resulting in 937 density bonus units. The total number of
Transferrable Units on Reservoir 571 permitted units available for the Snowbasin Resort master
Applicant's Initial Transfer of Base Units (TBU's) 521 521 50 521 plan is 2,500 units.
+ Transfer Incentive Matching Units (TIMU's) Awarded 91.3% 2 1,042 1,042 1,042
x Density Bonus (DBUs) 937
=Maximum Permitted Units 1,563 2,500
(1) Assumes 225,000 square foot hotel. Hotel lobbies and conference rooms/facilities are excluded and assumed to be 5% (11,250) of total square footage.

Area A - earl’s village
Development Summary
aREa a dEVELOPMENT cHaRT Area A - Earl’s Village is the vibrant portal to the
avg. Total mountain. As one of the focal points of the Snowbasin
development area acres
du/acre Units Resort master plan, it is comprised of a hotel, pedestrian
area a - Earl's Village plaza, retail and restaurants, parking garages and multi-
Multi Family 97 4.1 399
27.6 ac family buildings. It will be a true destination resort
Condominiums 5 34 170 experience.
air lift
104 units
Mixed use Village 40 24 960
area a developed Land Total 142 1,529 2.7 ac Structured parking is planned for the northern portion
Proposed Ch
Hotel units 150
12 units of the mixed-use area; this structure will be wrapped
Commercial sF 75,000
with condominiums, visually making the building part
of the village. After guests park their cars, they can
Legend
12.0 ac walk through the retail-lined plaza to Earl’s Lodge
7.3 ac
Single Family 48 units and the mountain. Retail in this area may include
43 units
Multi Family restaurants, bars, sporting goods, clothing and gift shops,
Condominiums and other retailers that focus on servicing Snowbasin
Mixed Use guests and residents. The village will feature a hotel,
Landslide Hazard
condominiums and townhomes allowing visitors to
20.2 ac
stay and/or live within the beautiful surroundings of the
Ski Trail 92 units
Snowb
Valley. A chair lift between the village and residents to
Stream 18.7 ac
the north is planned for ski-in and ski-out capabilities.
70 units
asin Rd
Proposed Road Condominiums are also planned at the base of Wildcat
r lift
Existing trail and Becker lifts.
d Chai
.
Proposed trail
The village will also feature a plaza providing the
opportunity for special events and for residents and
e
Propos
Village guests to gather and relive experiences on the mountain.
0 150’ 300’ 600’
NORTH 1” = 600’ 40.1 ac Ponds on the eastern edge provide the opportunity for
960 units fly fishing in the summer and perhaps ice skating in
the winter. Hiking/biking trails wind through the area
allowing residents and visitors to connect to other areas
within the Resort and to the regional trails in the Valley.
key map
8.0 ac The streams that run through this parcel provide the
30 units opportunity to amenitize the mixed-use and residential
areas. Development within stream setbacks will not
A occur and sensitive areas will be avoided whenever
possible. Road right-of-way setbacks will be utilized for
B 5.0 ac development near Snowbasin Road.
170 units

Area A
Slope map
This image shows the development parcels over a slope map.

Development parcels have been located on slopes less than 30
percent. Higher density development, such as the mixed-use
village, is sited on relatively flat land.
Legend
Single Family Stream
Multi Family Proposed Road
Condominiums Existing trail
Mixed Use Proposed trail
Landslide Hazard
Ski Trail
0 150’ 300’ 600’

NORTH 1” = 600’
Slope
15 - 20%
20 - 30%
> 30%

Area A
east side mixed-use
village CONCEPT PLAN
This is intended to become a mixed-use village that will

provide a quality visitor and resident experience. The
Concept Plan shows the relationship of the arrival, parking,
accommodations, real estate and variety of activities.
Multi-Family
Structured Parking
Mult
i-fam
ily
Multi-Family
ntial
e
Resid
Pond
from
Lift
ntial
Chair
Hotel
e
resid
Pond
un to
Sk i r
Plaza
Existing
Hotel
NOTE: This plan is conceptual. It is not intended to show
Existing actual building footprints or configuration.
Chair
Chair Lift
Chair Lift
Lift Chair 0 50’ 100’ 200’
Lift NORTH 1” = 200’

Area A
west side mixed-use
village CONCEPT PLAN
The village could be expanded to the area of the current

western parking lots. A mix of uses will be appropriately
scaled and create year-round activity.
Multi-Family
Structured Parking
ily
t i-fam
M ul
Sk i
run
to r
eside
ntia
l
Hotel
Existing
Chair Chair
Lift Lift
Chair
Lift NOTE: This plan is conceptual. It is not intended to show
actual building footprints or configuration.
0 50’ 100’ 200’

NORTH 1” = 200’

Area A
Thematic images
Thematic renderings and perspective sketches are

provided here to illustrate the general mass and scale
of the village, the relationship of the base area to the
mountain or a variety of uses. They are not intended to
depict a specific design or architectural style.
The Village
Carefully tucked between two ridgelines, the new base area
village at Snowbasin will serve as an energized center of the
resort.
Pedestrian Circulation
A pedestrian spine connects skiers and year-round users from
the main parking area to the mountain, creating energy and
activity within the slope-side setting.
Retail and Community

The village houses a variety of dining and retail opportunities
including sidewalk cafe and fine dining, a main plaza, and
meandering streams and fly-fishing pond. Together with
additional skier services, the mountain resort’s spa and new
residential lodging units will offer amenities for everyone all
year long.
Relationship with Skiing

The parking and proposed residential units are just an easy
walk from the base of skiing.
Building Mass and Scale

The architectural vernacular of the proposed building will
complement the existing lodge and skier services facilities,
blending into the surrounding context by using natural colors
and materials. The massing and scale of the village will fit the
context of the surrounding landforms and vegetation.

Area A
Thematic images (Con’t)

Area B - the forest
AREA B DEVELOPMENT CHART Development Summary
Avg. Total
Development Area Acres
du/acre Units
Area B - The Forest
single family 118 1.2 143
Multi family 98 3.7 359 Area B - The Forest will be a residential neighborhood of
Area B Developed Land Total 216 502 multi-family and single family residences on both sides of
Snowbasin Road and within close proximity to the base
area at Snowbasin. The existing and proposed trails provide
connectivity to the village and to the regional trails within the
Valley.
AREA A 13.0 ac
15 units
The variety of single family and multi-family residences will
provide a range of choices for homeowners and visitors who
Legend 6.5 ac 5.3 ac
ft wish to spend time at the Resort but prefer the peace afforded
k i li 28 units 6 unts
Single Family Stream e dS by the serene surroundings of this area. The development
os
op 7.5 ac parcels have been carefully cited to avoid landslide hazards.
Proposed Road Pr 9 units
Multi Family Most of the homes will be ski-in and ski-out capable and a
Existing trail 9.8 ac
Condominiums 40 units 21.9 ac real estate-served chair lift will bring residents to the upper
3.0 ac 29 units parking lot allowing residents to connect to the Wildcat and
Proposed trail 13.2 ac 3.3 ac
Mixed Use 14 units 3 units
40 units Becker lifts. Setbacks from road right-of-way will be utilized
Landslide Hazard for development near Snowbasin Road.
5.9 ac
Ski Trail 23 units 6.7 ac
14.4 ac 29 units
54 units
4.9 ac
19 units
0 200’ 400’ 800’
NORTH 1” = 800’
10.1 ac
6.7 ac 39 units
9 units
SN O
5.0 ac
4 units 19.9 ac
WB
70 units
ASI
NR
6.4 ac
key map 52.4 ac
OA
8 units
63 units
D
Penny Lane
A
B

Area B
slope
This image shows the development parcels over a slope map.

Multi-family parcels are located closer to Snowbasin Road
and on flatter slopes.
Legend
Proposed Road
Multi Family
Existing trail
Condominiums
Proposed trail
Mixed Use
Landslide Hazard
Ski Trail
0 200’ 400’ 800’

NORTH 1” = 800’
Slope
15 - 20%
20 - 30%
> 30%

Area B
Thematic images
These sketches illustrate the feel of the residential units

in this neighborhood.
The Forest
Located on both sides of Snowbasin Road, this residential
neighborhood is made up of both single family and multi-
family units and will be thoughtfully tucked into the hillside
and landscape.
Ski-in/Ski-out Residential
Ski trails will be extended into the community from the
existing resort, providing both ski-in and ski-out capability
to the majority of the units along with a new lift transporting
users back up to the base of the ski area.
The Environment
A trails and open space system will weave through the
neighborhoods and present opportunities to enjoy a variety of
scenery.

Area F - the meadows
Development Summary
Area F - The Meadows spans the county line and as such,

AREA G
AREA G development occurs in both Weber and Morgan Counties.
AREA G
Tra
The portion in Weber County includes single family homes,
pp
nine holes of golf and a portion of the mixed-use center. The
er s
single family homes are planned to be on one to two acre lots
Loo
to take advantage of views and appropriately respond to the
p
topography. Nine holes of an 18-hole golf course are also
Roa
planned for the Weber County portion, as well as part of the
d
81.0 ac
Golf mixed-use parcel that includes the clubhouse.
AREA F DEVELOPMENT CHART

17.8 ac
8.3 ac 3 units Avg. Total
3 units Development Area Acres
6.4 ac du/acre Units
2 units
Area F - The Meadows
10.1 ac 11.7 ac Clubhouse 3 n/A n/A

3 units 4 units Area F Developed Land Subtotal 76 22
2.7 ac 9.6 ac
Weber 2 units Weber
County Clubhouse County
Legend
Morgan
Weber County Single Family Stream
County Morgan
9.1 ac County Proposed Road
5 units Multi Family
Existing trail
Condominiums
Morgan Proposed trail
keyCounty
map Mixed Use
Landslide Hazard
G Ski Trail
0 200’ 400’ 800’

NORTH 1” = 800’

Area F
slope
This image shows the development parcels over a slope

map to demonstrate how land uses respond to the varied
topography.
Legend
Proposed Road
Multi Family
Existing trail
Condominiums
Proposed trail
Mixed Use
Landslide Hazard
Ski Trail
0 200’ 400’ 800’

NORTH 1” = 800’
Slope
15 - 20%
20 - 30%
> 30%

Area G - the ranch
AREA G DEVELOPMENT CHART Development Summary
Avg. Total
Development Area Acres
Old Trappers Loop Road du/acre Units
Area G - The Ranch creates an opportunity within the Resort
Area G - The Ranch
to provide the goods and services to meet the needs of Resort
Multi family 26.3 6.2 162
visitors and residents within the Ogden Valley. The mixed-
34.0 ac
34 units Mixed use 20.8 n/A 140k use areas at the intersection of Highway 39 and Trappers
Area G Developed Land Total 252 297 Loop Road will include neighborhood retail stores such as
14.5 ac a grocery store, gas station, movie theater, restaurants and
84 units
other goods and services for residents and visitors, as well as
office space. A limited number of multi-family units are also
planned for this area near the retail center, providing walkable
access to the retail stores. Additional single family homes
are planned just south of the intersection. These homes are
Equestrian intended to be on large one- to two- acre lots, responding
39
Facilities to the gently sloping topography. Additional single family

6.8 ac
ay
40K s.f. homes are planned to the south and up the hill, removed from
hw
Hig
the Valley floor, providing dramatic views of Mount Ogden

35.6 ac
25 units 64.0 ac and Pineview Reservoir. Large swaths of open space are
Tra
29 units
preserved along most of Trappers Loops Road. Existing and
pep
14.0 ac
proposed trails through this area will allow residents access
rs
100K s.f.
Lo
to the mixed-use center as well as to the regional trails within
op
the Valley. Equestrian facilities provide the opportunity to
Ro
11.8 ac
ad
78 units offer horseback riding on the trails as well as preserve the
area as recreation open space as viewed from Trappers Loop
Road. Setbacks from Trappers Loop Road will be utilized for
development near the road.
14.0 ac
7 units AREA F
Legend
G 6.3 ac
11.3 ac 5 units Proposed Road
Multi Family
F 20.1 ac 10 units
12 units Existing trail
Condominiums
Proposed trail
Mixed Use
Project Boundary
19.7 ac
13 units Landslide Hazard
Ski Trail
NORTH
0 200’ 400’ 800’

NORTH 1” = 800’

Area G
slope
This image shows the development parcels over a slope

map to demonstrate how the land use plan responded to the
topography and protected the very steep slopes.
Legend
Proposed Road
Multi Family
Existing trail
Condominiums
Proposed trail
Mixed Use
Landslide Hazard
Ski Trail
0 200’ 400’ 800’

NORTH 1” = 800’
Slope
15 - 20%
20 - 30%
> 30%

Area G
CONCEPT PLAN
The mixed-use center will provide goods and services for

Parking Hig residents and visitors. Parking will be visually buffered from
hw
ay the road with berms and landscaping. Office space may be
39
12K
integrated with retail or located adjacent to it. Clustered
residential units are also integrated into the mixed-use plan.
15K
Service
Parking
48K
Gas
Service Station
Parking
Regional trail
connection
Parking
15K
Parking 10K
Movie
Theater
(40K)
Multi-Family Pool
76 Units Office with Parking
Residential
Tra
pp
er s
Loo
pR
Trail oad Regional trail NOTE: This plan is conceptual. It is not intended to show
connection actual building footprints or configuration.
To Residential
Parcels
0 50’ 100’ 200’
NORTH 1” = 200’

Area G
Thematic images
Area G is proposed as a mixed-use neighborhood with a

commercial/retail center at the intersection of Highway 39 and
Trappers Loop Road. Further south, a variety of residential
units will be carefully clustered into the hillside to provide
dramatic views to the ski area and Pineview Reservoir. An
equestrian facility, multi-use trails and a community park are
also proposed here. The photo in the lower right corner is a
grocery store built in a ranch-style architecture.

Highway 39 Recreation
AREA A
AREA G
Equestrian Facility
Facilities Plan
Skiing/Snowboarding Walking/hiking trails
AREA B
Spa Mountain bike trails
Skiing/Snowboarding
Ice skating Equestrian trails
Walking/hiking trails
Pond fishing
Mountain bike trails The Snowbasin master plan offers a wide variety of
Sledding/tubing
Events plaza . recreational activities for its residents, visitors and the local
Rd AREA F community. Each area offers different amenities and activities
Zip line
sin
Kids camp Golf based on the identity and needs of that particular community.
ba
now
Guided snowshoeing Walking/hiking trails For example, Area A offers predominately mountain-based
Mountain bike trails amenities while Area F offers more quiet recreational
S
Mountain biking
Old
Naturalist tours Equestrian trails activities including golf and trails. Multi-use trails meander
Interpretive information throughout the entire property’s open space and cater to
Project Boundary
walking, hiking, mountain biking, and equestrian uses.
Weber County
Special Use Morgan County

Project Boundary Permit Area Snowbasin Rd.
Project Boundary
AREA C
p Road
AREA D
Skiing/Snowboarding Roads
Golf
Mountain biking Walking/hiking trails
Lo o Proposed Development
Scenic lift rides Mountain bike trails
Parcel
rs
Sledding/tubing Equestrian trails

Trappe
County Line
Walking trails Spa
Naturalist tours Proposed Skiing
Ropes course Proposed Golf
AREA E
Outdoor Amphitheatre
Walking/hiking trails
Events Plaza
Mountain bike trails Drawing not to scale
Equestrian trails
To I-84

Emergency Services Plan
The Snowbasin Resort project team met with representatives

from the Weber County Sheriff’s Office, the Weber Fire
District and Emergency Medical Technicians on March 5,
2010. During the meeting, the concept plan for Snowbasin
Resort was discussed, as well as potential emergency services
facilities and personnel that would be required to support the
Resort. The Fire Marshall and Sheriff indicated they would
need a facility on-site, preferably in a central location to aid
in easy access to the entire Resort. The possibility of shared
facilities was discussed as well as potentially shared facilities
between Weber County and Morgan County. At this point, it
is envisioned that the facility would need to include a sheriff
office, holding area, one engine, ambulance and brush truck.
The Snowbasin Resort is committed to the health, safety

and welfare of visitors and residents of the future Resort and
will work with the emergency services providers to ensure
adequate facilities are onsite in the appropriate size and
location. Construction of said facilities will be phased as
appropriate depending on development.
Included with this application are feasibility letters submitted

by the Fire Marshall and Sheriff. Additional feasibility letters
are included as Exhibit 5.

Seasonal Workforce
Snowbasin Resort Housing Plan
Seasonal Workforce Housing
Employee generation at Snowbasin Resort has been calculated
Employee Generation (FTEE) # Emps Per Room/SF FHU Calcs* Source on the accompanying table according to the formula in the
Resort Operations Snowbasin/SVCO Destination and Recreation Resort Ordinance. Based on
Hotel 0.75 1 Room FHU calcs based on CBECS
these calculations, it is estimated that a total of 781 full time
Condo / Townhome Rental 0.3 1 Room FHU/Amer Skiing Corp Data
Grocery Store 1.14 1000 SF FHU calcs based on CBECS equivalent employees will be generated by Snowbasin Resort
Office 2.3 1000 SF FHU calcs based on CBECS at full build out. Since the major additions to the ski mountain
Restaurant & Drinking Establishment 3.5 1000 SF FF Space 1.89 Weber County DRRO are anticipated to be near the Strawberry Lift, additional
Retail 2 1000 SF FF Space 0.8 Weber County DRRO employees generated for resort operations will be in Morgan
Commercial Amusement & Recreation 3 1000 SF FF Space Weber County DRRO County, therefore, additional full time equivalent employees
Est. # Employees in WF Housing Unit 1.65 Weber County DRRO For Use in are not forecast for Weber County.
Required # Seasonal WF Housing Units 0.1 Weber County DRRO Calculations
*I l d d FHU l l ti
*Included FHU calculations based on CBECS data for informational purposes.
b d CBECS d t f i f ti l
As calculated in the accompanying table, Snowbasin Resort
full-time equivalent employees will generate the need for 479
FTEE Emps in WF Required workforce housing units and approximately 53 affordable
Total Sq Ft % in Rental (Employees Housing Unit # Units seasonal workforce housing units. These housing units may
Employees By Area or Rooms Unit Rental Pool Units Generated) (/1.65) 10% be provided in the form of group dwelling (dormitories) or
Area A multi-family dwelling (condominiums) within the Resort, and
Restaurant 50,000 SF ‐ ‐ 175 107 11 will be phased with development. Conceptually, the seasonal
Retail 25,000 SF ‐ ‐ 50 31 4
employees be housed in the Area, as outlined on the proposed
Hotel 150 Rooms ‐ ‐ 113 69 7
Snowbasin Resort master plan, nearest their employment.
Condo Rentals 170 Units 75% 128 39 24 3
Townhome Rentals 439 Units 50% 220 66 40 4 Individuals employed in the hotel, restaurant, retail and to
Total WF Housing Units‐ Area A support the condominium rentals in Area A – Earl’s Village
(Units Provided in Area A) 443 271 29 will likely be housed in Area A as will the employees to
support the rentals in Area B. Individuals employed in the
Area B commercial space in Area G – The Ranch will likely be
Townhome Rentals 382 Units 50% 191 58 36 4 housed in Area G as will the individuals employed to support
Total WF Housing Units‐ Area B
the rentals in Area F – The Meadows. It is estimated that
(Units Provided in Area A) 58 36 4
approximately 426 units will be required off-site to support
Area F the seasonal workforce housing requirements.
Townhome Rentals 22 Units 50% 11 4 3 1
Golf Clubhouse 16 10 1 In order to ensure affordable housing remain available and
Total WF Housing Units‐ Area F affordable in perpetuity. Accommodation units will be deed
(Units Provided in Area G) 20 13 2 restricted. Upon request, an annual report that outlines the
previous year’s employment level, workforce housing needs,
Area G
housing type/availability and occupancy will be generated to
Townhome Rentals 84 Units 50% 42 13 8 1
presented to Weber County Planning Staff.
Commercial
Grocery Store (Food Sales) 45,000 SF ‐ ‐ 52 32 4
Retail 80,000 SF ‐ ‐ 160 97 10
Office 15,000 SF ‐ ‐ 35 22 3
Total WF Housing Units‐ Area G
(Units Provided in Area G) 260 159 18
TOTALS 781 479 53

open space with
* Highway 39
trails plan
The Open Space and Trails System diagram illustrates existing
and proposed trails that will connect neighborhoods to one
another and to the regional trail network.
There will be a variety of trails that include multi-use trails,
Rd
.
* single-track for mountain biking and general use trails for
walking and hiking. Approximately 94,000 linear feet or 17.8
in
as
miles of new trails are proposed in Weber County.
wb
noS
Project Boundary
A priority has been placed on creating loops and connecting
Old
land use areas to provide non-motorized routes to each
neighborhood.
* Weber County In Weber County, approximately 80 percent of the total land

has been preserved as open space. Approximately 70 percent
of the adjusted gross area is Open Space and 40 percent of the
* adjusted gross area is preserved as Conservation Open Space.

The character and beauty of the land will remain and residents
Project Boundary Special Use

Permit Area
* Snowbasin Rd.
Morgan County
and guests will enjoy the recreational assets and mostly native
landscapes.
* Snowbasin Project Boundary
* Snowbasin Proposed Trailhead
* Existing Trailhead
Open Space
p Road
Development
Golf Course
Lo o
Snowbasin Proposed Trails

rs
Trappe
Existing Trails
Roads
To I-84

open space
calculation
Required 8
WEBER COUNTY OPEN SPACE
Percentage 15 Huntsville
UT
Weber County DRR Ordinance N.
Pineview Resevoir
Total Land Area 3,808
Approximately 3,800 acres of the Snowbasin Resort property
Development Acres 755
are located in Weber County. In order to calculate the open
Total Land Preserved as Open Space 3,053 space and conservation open space, the approximate 1,058
Percentage of Total Land Preserved as
80.2% no Requirement acres that slope more than 40 percent were subtracted from the
Open Space Highway 39
total acres, resulting in adjusted gross acres of approximately
Acres with slope over 40% 1,058
2,750 acres. Development is planned on approximately 755
Adjusted Gross Acres (Less than 40% Slope) acres, leaving 1,995 acres or 72.5 percent of adjusted gross
2,750
acres preserved as open space. Further, approximately 1,124
Adjusted Gross Acres of Open Space 1,995 1,650
acres or 40.9 percent has been preserved as conservation open
Percentage of Adjusted Gross space.
72.5% 60.0%
Acres Preserved as Open Space
Adjusted Gross Acres of Conservation Open
1,124 825 According to the Destination and Recreation Resort
Space
Percentage of Adjusted Gross Acres
40.9% 30.0%
Ordinance, 60 percent of adjusted gross acres is required
as Conservation Open Space
to be preserved open space. Additionally, 30 percent of the
. open space is to be preserved as conservation open space.
Rd
The conservation open space preserved by the proposed
sin
ba
Snowbasin Resort master plan is 10 percent, approximately
now
299 acres, above what is required, which qualifies the project
Project Boundary
S
for the full five percent density bonus units (DBU).
Old
Project Boundary
Weber
County
Legend
ad Land over 40% Slope

Ro
p
Loo Morgan
rs Conservation Open Space
pe County
ap
Tr
Open Space
Special Use Snowbasin Rd.
Permit Area Development

Roads
To I-84 Drawing not to scale

Road System
and Approximate
Highway 39
Parking Locations
The Road System diagram illustrates the hierarchy of

proposed roads within Snowbasin.
ad
Ro The rural major collector roads provide the primary
sin
ba structure for the development areas. These are the main
Project Boundary
ow
access points from Trappers Loop Road and Snowbasin
Sn
Old
Road. Standard residential / rural local roads are utilized in
lower density areas that may also be a primary access point
but are secondary to the major collector. The minor / rural
minor roads are used primarily in cul-de-sac conditions or
when accessing small development pods.
Weber County Structured parking is currently planned in Area A -

Earl’s Village to support base-mountain requirements.
Additionally, surface parking lots are tentatively planned in
Area A and in Area G - The Ranch.
Snowbasin Rd.
Special Use
Project Boundary Permit Area Morgan County
Existing Roads
p Road
Collector/Rural Major Collector Roads
Standard Residential/Rural Local Roads

Lo o
Project Boundary Minor (Private)/Rural Minor Roads

rs
Trappe
Access from existing road
Surface Parking
Weber County Morgan County Structure Parking
To I-84

ek
Cr
e
da l e C
e
k
Huntsville Figure Description
Proposed Conceptual
Go o
Pineview Reservoir
O gden River


39
Stormwater System
v er
The Hydrologic Soil
types within the deve
rk Ogden R i
h Fo
N orth B
r anc hS ou t
Hydrologic Soil Group map
provide estimates of
Sh
water.
an
gh R1
ai R2 The Conceptual Stormwater System map was created
C
re
by Stantec Consulting, Inc. in 
June 2009 as part of an
ek
na k e C
ek
Huntsville
R attles
C re
r
Pineview Reservoir
infrastructure master 
plan. The infrastructure master plan is
ee
R4
Sh
k
R3
h
O g d e n Rive r
an g
Sm i t

 39 Sp ring based on the conceptual master plan for Snowbasin Resort
ek
ha
Cre
k
ek
iC
d a l e C re
Cree
e Ea at that time, which hasiversince been revised. An infrastructure
re
st
k
en R
F Figure Description
Nortmaster plan Fis
Ogd
orknot required by Weber County for a rezone
Bennett
Huntsville h Branch S
Go o
outh
or
Pineview Reservoir
application.
Legend
kW
O gden River So u

 39
R1 The
th B Hydrologic Soil Group Map exhibits the different soil
ran c
h So
Legend
he
e Cre ek rk Ogden R i
v er R2 types within uth the development area. The soil types are used to
W h eler
Fo
el e
r h Fo rk O
Sout provide estimates gdeof infiltration and runoff rates for Weber
surface
N orth B
Per conversations Riverwith Curtis Christensen P.E.,
Hawkins Ck r a n ch n
Existing
Existing Ski LiftsS
ek
water.
C re e
re
Ea
County Engineer, Stantec provided a copy of the Snowbasin
k
R4
C
s R1
R3
ee
tF
th
orr R2
Hydrologic Basins
Resort Infrastructure Master Plan (Exhibit 1) in lieu ofHydrologic
Sm i
k
k
the
Ba
C
W
sek
Wh Ck T1
lly
he
MF T3
Cnre
ki Stormwater Narrative. The Stormwater section of the report Ski Bo
Snowbasin
el
MF T4
W at
Sh e rC R4
w R3
h
Snowbasin
an
Ha
Sm i t
re
ts
gh ek
Property Boundary
k
ai
describes Stormwater mitigation in detail.
Cr
Hawkins Ck T1
Cree
C Ea
ee
re st
ek
Huntsville
k
F
Property
County BoundaryB
Bennett
!
(
or
MF T1 Pineview Reservoir Legend Abbrevations
kW
W he eler r eek W The Hydrologic Soil Group map exhibits
Ck -the different soil Soil Gro
Hydrologic
Creek
he
O g d e n Rive r Cre ek C
areCounty Bo
e
W h eler e

 be
el e
39 r Hawkins Ck
Hawkins Ck M rC
or ou typesExisting
within theSkidevelopment
Lifts areas. The
MF soil typesFork
- Middle used
B
C re e
ga nt
Dry Ck T8 ep Her d C re ek EF - East Fork
k
n
k
MF T2 C o Cr y S h e
ee
to provide estimates of infiltration and runoff rates for surface
ee
r
Dry Ck T3 Hydrologic Basins
Hydrologic S
i v er
k
un R
C
Snowbasin
Wh Ck T1 MF T3 ty gden R - Residential
C
Wh
MFCk
T4 T1 ork O
ns
s
MF T3 ki Nort h Bra
k in
aw nch S outh F water.
Dry Ck T6 H MF T4 aw Snowbasin Ski Boundary T - Tributary
Hawkins Ck T1 H
D
!
(
R1
So u
th B
ran c Hawkins Ck T1 Property Boundary
WF - West Fork B
Legend Wh - Wheeler
MF T1 h S ou
W
!
(
W R2 th F
ork
County Boundary
eb
C
!
(
er
MF T1 Dry Ck T5
Mo Co den R
Dry Ck T1.1
Og
Dry Ck 2 rg un iver S heep Her d C al Abbrevations
an
Existing Ski Lifts
ek
Dry Ck T8
B
ty
EF T1 MF T2 Co r e ek ly
C
Dry Ck T3 un W
Hydrologic WSoil Groups
re
D ry
Ea eb
!
(
Snowbasin ty
R4 att Ck - Creek
C
s e rC
DFork
tF R3 Mo
ekDry Ck T6
th
s
re
B Hydrologic Basins
or rg ou
Sm i
k an nt MF - Middle
Ba
County W MF T2 Dry Ck T8 Co y
Weber
lly
Cr
he Dry Ck T3
!
(
un
k
County el
C Snowbasin Ski Boundary EF - East Fork
re e
Snowbasin ty
W at
n
ee
W
a e
Morg rC Dry Ck 2 Dry Ck T5 Dry Ck T1.1 al
gC
R - Residential
k
EF T1 re ly
ts
ek D ry
C Dry Ck T6 Wa
!
(
D Property Boundary
r in
tt
Cr
ek s
re T - Tributary
Sp
ee
Weber
Count
y
Dry Ck T9
Cr
Dry Ck T2
k
n
WF - West Fork
y
!
(
n Count
W County Boundary
ke
ee
Morga
ic
Ch
k
Dry Ck 2 Dry Ck T5 Dry Ck T1.1 Wh - Wheeler
Hydrologic Soil Groups
W he e k Dry Ck T9
EFler Gordan
C r ee Ck 1 EF T1 Dry Ck T2
Dry Ck T7 Dry
!
Dry Ck T1
(
Hawkins Ck
Dry Ck T4
Cr
EF Gordan Ck 1
B
ee
Dry Ck T7 Dry Ck T1
Coun ty
k
Weber
k
Mo
Dry Ck T4
ee
Cr
C ou nty
We
Mo
C
r
rg an
ga
Wh Ck T1 M o
s
We
MF T3
k in
ga
be
nC
be
nC
MF T4 aw
r

Co
H
D
ou
Co
ou
DryDry
CkCkT91
nty
un
nty
un
Hawkins Ck T1Dry Ck 1 Dry Ck T2

ty
ty
WF Dry Ck T1
EF Dry Ck T1 W
WF Dry
Ck 1Ck T1
!
(
MF T1 EF Gordan
Dry Ck T7 EF Dry Ck T1 Dry Ck T1

B u r ch C
re e
k
Dry WCk
eb T4
Abbrevations
Mo er Ck - Creek
Mo
Co

k
re e
rg un
MF - Middle Fork
We
rg
Dry Ck T8 an ty
u r ch C MF T2 Co
a
b
Dry Ck T3
nC
un
k
er
EF - East Fork
re e
Snowbasin ty
Co
ou
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R - Residential
nt y
un
Dry Ck T6 Dry Ck 1 0 0.5 1 2 Graphic S

ty
r in
T - Tributary 1 in = 1 miles 4,000 0

Sp
WF Dry CkekT1
St
n
aw
WF -Notes
West Fork
!
(
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Cr
r
C re
ek be
od EF Dry Ck T1 ( in feet
ic
Ch rr y
wo
C Dry Ck T5 n Dry Ck T1.1 Wh - 1.Wheeler
h
Dry rCk 2 tt o Aerial Courtesy of: 1 inch = 4,00

rc
C reek EF T1 Co
ee
ee k
Bu
r in g Dry
Utah AGRC 2006 National 0
!
(
Sp
k
Go Agricultural Imagery Program (NAIP)

Cr
Cr
rd
Ta n ty on o (Morgan & Weber County)
ee
rd n
Weber
Cottuers C 1i
k
Go
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St
C ou nty aw Notes
r ee
2. Contour Data Courtesy of:
re
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r
M
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Utah AGRC 2 Meter Bare Earth LiDAR Date: June, 2009
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1. Aerial Courtesy of:Notes

C re
rr y oo Utah AGRC 2006 National

nw
ek
C Dry Ck T9 tt o
Agricultural Imagery Program (NAIP)
r 1. Aerial
Weber County
C re ek Rezone Application Dry Ck T2
Co Master
(Morgan & Weber Plan | 49 Court
County)

ee
ee k
g Utah AGRC
St
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Sp
ra
W eber Rive r
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k 2. Soil Data Courtesy of:

re e Agricultural
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EF Gordan Ck 1
Cr
r Riv er C Natural Resources

ebe
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er
W Dry Ck T1 C ot t o n w (Morgan & W

do
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Ta Dry Ck T4
Cr
e

Snow Basin Plan

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SKI SHOP GOLF GATHER LIVE

Weber County Rezone Application

snowbasin resort company May 6, 2010

Weber County Rezone Application |i

Weber County Rezone Application | ii

Weber County Rezone Application Introduction | 1

Great Salt Lake (

Weber County Rezone Application Introduction | 2

Throughout the planning process, the resort property has

Weber County Rezone Application Introduction | 3

Weber County Rezone Application Introduction | 4

3.01 Vision: Protect the Natural Beauty and Natural

Protect Air Quality and Water Resources

• Provide on-mountain accommodations to encourage

Weber County Rezone Application Introduction | 5

Weber County Rezone Application Introduction | 6

Recognize and Respect Private Property

Facilitate the Smooth Flow of Traffic In and

Weber County Rezone Application Introduction | 7

The Snowbasin Resort owns approximately 3,800 acres

Snowbasin Project Boundary

Existing Base Area

To Highway 84 To Mountain Green

Weber County Rezone Application Existing Conditions | 8

FV-3 The Snowbasin property located in Weber County is

° 0 750 1,500 3,000

Date: April 15, 2008

The Geologic Hazards map illustrates known active

Geologic hazard areas are not included in development

The known geologic conditions are explained in greater

Drawing not to scale

Date: June, 2009

Weber County Rezone Application Existing Conditions | 10

The Slope analysis illustrates that the land’s topography

Although county regulations allow for development on

Weber County Rezone Application Existing Conditions | 11

The FEMA flood insurance rate map for Weber County

Weber County Rezone Application Existing Conditions | 12

The Snowbasin property does not overlap with

Source: Weber County

Weber County Rezone Application Existing Conditions | 13

The Snowbasin property is affected by the Ogden Valley

Source: Weber County

Weber County Rezone Application Existing Conditions | 14

Source: Weber County

Weber County Rezone Application Existing Conditions | 15

Existing Water Line Easement

Existing Water Line Easement

T5N R1W USFS

T6N R1W un T6N R1E T6N R2E Snowbasin Ski Boundary

d USFS County Boundary

10" Raw Water

1. Aerial Courtesy of:

MGSID Agricultural Imagery Program (NAIP)

TatFiber Optic Line

Waste Water on C 1 in =&5,280

Co u 1. Aerial Courtesy of:

n ty an MGSID Existing Agricultural Imagery Program (NAIP)

Da Co Waste Water Water Line Easement C