THE GENERAL PLAN

OF

2000 to the Year 2020 

As Adopted January 25, 2000  (changes pending)

Table of Contents 

1. General Plan Introduction
2. Vision Statement 
3. The Pleasant View Planning Process 
4. Elements of the General Plan, Existing Conditions 

   A. The Setting
   B. History
   C. Growth Potential 

5. General Plan Recommendations and Implementation Actions 

   A. Transportation
   B. Parks and Recreation
   C. Housing
   D. Infrastructure
   E. Economic Development
   F. Land Use 

6. Acknowledgments 
7. The General Plan Map 
8. The Master Street Plan Map 
9. Bicycle/Trail Plan Map 
10. Preservation Plan Map 
11. Current Zoning Map 

APPENDIX

Citizen Committee reports (available at the city office)

Survey results (available at the city office)

I. General Plan Introduction

How can Pleasant View preserve the wonderful character that it now enjoys with all the development pressure that seems to be increasing along the Wasatch Front? This issue is at the heart of the General Plan process. The 1971 "Master Plan" suggested keeping much of the area in A-2 and A-5 lots. The 1991 Plan added an allowance for 15,000 and 20,000 square foot lots over most of the City. Development trends have gravitated toward the smaller lots which has resulted in many beautiful homes but an urbanized look. Some may say that "full" development is inevitable or that market forces should be allowed to reach their ultimate end. From the vision statements of each issue oriented citizen committee the "inevitable build out" scenario does not seem to be what the community wants. Can these current development trends be modified so that Pleasant View can achieve an economically viable pattern of development yet retain the character and atmosphere that is inherently Pleasant View?

In the nine years since the previous General Plan was adopted many issues have been raised that the Plan did not fully resolve. Although General Plans are "general" by nature, they require review and updating when their ability to clarify issues is questioned. The demand for this Plan to be updated had become evident because the amount of growth over the last several years was well in excess of what the citizenry and the elected/appointed officials had expected. This growth threatens the lifestyle and ambiance of the community.

A General Plan is a guide for the future. It is not unlike a compass that helps a hiker in the woods find the way. It provides a sense of direction and sets in motion actions to reach a goal. The hiker may plan a trek with the provisions in a pack but a city must use its financial, programmatic and inspirational abilities to achieve its goals. The hiker plans for one person, while the City plans for many people. The collective vision is difficult to determine and the steps to reach the end goal are not always easy to ascertain. A plan should motivate and ask for greatness. The excitement of looking to the future is filled with many difficult decisions.

II. Vision Statement for the City of Pleasant View

By summarizing the findings of five citizen committees the following vision statement for the community was created:

Pleasant View must remain a beautiful city in which to live a lifetime, while not becoming a tax burden on the residents who live here now nor those that hope to live here in the future. We should strive to keep Pleasant View a pleasant place to live with good access to a diverse transportation system. It should be a city composed of mostly single family homes on large lots. It needs to retain a feeling of open space even if agricultural use dissipates in the future. Pleasant View should promote commercial use on the south and west sides of the community to reduce conflicts with the residential areas. The City should work to preserve the congenial rural atmosphere and the community's uniqueness but still make the City economically stable and safe for our families.

III. The Pleasant View Planning Process

Through the involvement and commitment of the City Council and Planning Commission an overall framework for the updating of this plan was created. Issues were discussed in a brainstorming session during a joint meeting of the two bodies.

The issue list that was developed included:

1. How can neighborhood commercial uses minimize their impact on the surrounding residential uses?

2. In what areas should Pleasant View consider annexation in the future?

3. How much manufacturing and commercial use should be proposed near Highway 89?

4. How should access to Highway 89 be improved?

5. How can the City encourage open space, parks, trails and access to the mountains?

6. How can the land adjacent to the proposed 2700 North corridor connecting Washington Blvd. with Highway 89 best be used ?

7. What should be done, if anything, with the nonstandard intersection of 1000 West/Highway 89 and 2550 North?

8. How will mounting infrastructure problems such as storm water, culinary water, sanitary sewer, and roadways be resolved ?

9. What other roads are needed to serve the Pleasant View citizens?

10. How should development on steep slopes be controlled?

11. Wellheads need to be protected and water rights identified and expanded to meet future needs.

12. What role does affordable housing have in Pleasant View?

13. Should gateways to the community receive special treatment?

14. Should a more specific sign ordinance be considered?

15. Where does the City need additional semaphores?

The above issues were considered as minimum issues that the Plan should cover. It is interesting to note that the brain-storm list did not clearly address the issue that emerged from the public process as the most significant to Pleasant View's future, namely, the preservation of the existing character of the community.

These issues formed the basis for a series of issue-specific workbooks that were created to support the public participation process. The workbooks provided information about the City, maps, a survey of the city residents, a request for the resident planning participants to define their own vision of what Pleasant View should look like in the future and a way for structuring their recommendations. Citizen volunteers gathered in the new City Hall to be briefed on the current status of the Plan, the need for updating and their role in helping the City grapple with issues that are important to the future of Pleasant View. Citizen committees were structured and a chairperson selected for each committee. The committees met for several months before their recommendations on the issues of transportation, housing, infrastructure, parks/recreation and economic development were presented. Their findings and recommendations were presented in a public meeting held on August 18, 1998.

The Planning Commission reviewed the committee reports over a several month time period. Each meeting resulted in further clarification of the issues. Again the most highly debated issue at each of the meetings was the difficulty of trying to maintain the open space and agricultural appearance of the City over the long term. Many felt that the open space preservation philosophy should not be a burden simply placed on the remaining large acreage land owners. At this point the Planning Commission was acting as the land use committee for the City. All of the reports had a variety of land use recommendations that needed to be summarized, checked for consistency and placed on a draft map.

A format was developed for the General Plan, text and maps were drawn up and a hearing held on the draft General Plan by the Planning Commission. Eventually a Plan was adopted by the City Council. Implementation in terms of revisions to the City Ordinances, changes in policy and new programs will still need to be developed.

IV. Elements of the General Plan, Existing Conditions

A. THE SETTING

Pleasant View City lies on the north bench of the Ogden area in Weber County at the base of rugged Ben Lomond Peak. It is a gateway community to Weber County for travelers going south on I-15. The current mix of farmland and homes with some commercial development near Highway 89 creates a rural appearance, since there is much vacant or agricultural use still within the City. Large homes and large lots characterize the residential areas. Pleasant View occupies an area of approximately five square miles.

The community has just completed a major project, that being the construction of a new City Hall. This building was a significant partnership of City dollars and volunteer efforts. It is a monument to the citizens of Pleasant View and a proud display of the strength of the City. The plans for a park surrounding the new City Hall will complement the beautiful building that already exists.

The geologic setting is represented by the foothills of the northern Wasatch mountains, the old Lake Bonneville beach and lowlands with high water table problems. Ben Lomond peak provides a picturesque backdrop for the community. Water, mostly in the form of snow, blankets the adjacent mountains feeding a series of springs and intermittent creeks that flow down various drainages from the peaks. These springs became the source of irrigation and drinking water for early settlers and play an important role today in the City's culinary water system. The steep slopes of the mountains are interrupted by what are commonly called benches, but are actually the beaches left by the receding waters of Lake Bonneville. As the Lake began to diminish, it often lingered for many years at a particular depth. Depending on the amount of time that the Lake stayed in one place, beaches formed and the larger ones, like those found in Pleasant View, traverse through the community providing outstanding home sites and views. In the past, many of the benches were used for orchards and other agricultural purposes. The major quantity of water from the mountains eventually causes a shallow depth to the water table problem in the lowlands below the benches. Some wetlands appear on a seasonal basis and some are fed by springs.

B. HISTORY

Peter Skeen Ogden, a fur trapper and trader, and explorer of the early west, spent time in the area of what is now Pleasant View. John C. Fremont, an early explorer, was at the Utah Hot Springs, northwest of the City, on September 5, 1843 and passed through Pleasant View on his way to the Weber River. He returned through Harrisville, North Ogden and Pleasant View on September 12, 1843.

From all available written accounts, it appears that the Simeon Cragun family was the first to settle in Pleasant View. Among the early settlers were Daniel Campbell, John Mower, James Maycock, Dr. Ezra G. Williams, Charles H. Rhees, Samuel Ferrin, John Johns, and Edward Davis Wade. Their first homes were built of logs. A splendid patch of trees, tall and straight, suitable for building purposes, stood at the foot of Mount Ben Lomond on the upper edge of Pleasant View town site. The pioneers called that spot "Pole Patch." Later, some of the settlers built their houses of adobe, and still later, William Godfrey erected the first brick house in Pleasant View.

Pleasant View was one of the first rural communities in the state to have a local railroad or streetcar service.

Indian trails crossed Pleasant View from the Willard area and for 50 years after the first settlers arrived, the Indians continued to make a north to southeast trek through town at least yearly.

Indian inhabitants settled along the small creeks in this area. Food for their ponies was plentiful and hunting in the Pole Patch area and nearby hills was alluring. Indians pitched their tents and found food in Pleasant View long before the first trappers, explorers, and pioneers arrived. Many relics found indicate some may have lived here for extended periods of time. The Utah Hot Springs attracted Indians for medicinal purposes.

The most frequent tribe that visited the area was the Ute tribe, led by Tobe, their chieftain. While camped here, they visited every house in the community and begged for food. Then they moved up North Ogden Canyon for the summer to fish and hunt. In the fall, they again returned to the Pleasant View area, camping for a while to dry fruit and meat. They commonly camped in the fields belonging to the Humphreys and Rhees'. The area was dotted with their wigwams. Sometimes they traded ponies with the area residents.

The first settlers were not concerned with community boundaries. Being on the west of North Ogden, they were identified as the West End, then West District, Stringtown and finally became known as Pleasant View. The town was named by Wilford Cragun, the first white child born in the settlement. It is said that Wilford looked over the community and remarked that it had a "pleasant view".

Although the Pleasant View area was first settled in 1851, the city did not become officially known as Pleasant View until 1882. Pleasant View City became incorporated on August 27, 1945. Odell Kirk was the first town president. Other town presidents and mayors were: Paul B. Cragun, Eldred H. Erickson, Leon B. Jones, Peary B. Barker, Timothy W. Healy, Richard G. Diamond, Ron Horton, and D. Brent Hales. Currently serving as mayor is James R. Fisher.

The first church in Pleasant View was an LDS meeting house located on the corner of Pleasant View Drive and 900 West. Across the street from the meeting house was the site of the first large brick school house, where the city park is currently located.

C. GROWTH POTENTIAL

In April of 1990, the Census said that the City had a population of 3650. This included 930 single family homes and 300 mobile homes. Since that time Pleasant View has added the following:         

The total number of dwelling units as of January 1, 1999 was 1826. 

Below are the estimates of population. These estimates use building permit records and the assumption that there are, on the average, 3.27 persons per single family detached home and 2.9 persons per mobile home(1990 Census). This year end estimate should be reduced by 5% to account for vacancy to yield 5522 persons.

Using these same numbers the future population can be projected through a linear regression technique as follows:                                                                           
                                                                                

These projections are year end totals and should also be reduced by the assumed vacancy rate of 5% to yield a ten year projection of population of 7991 for the year 2010. Over the planning period(20 years), one can expect that the population will essentially double to about 10,500 by the year 2020. Given the amount of vacant and agricultural land that could be developed into one-third and one-half acre lots, this population increase should easily be accommodated. However, this growth could result in a diminishing rural appearance leading to a more urban community.

Growth of commercial and manufacturing areas can also be expected. This is much harder to predict, since market demands have been very inconsistent over time. The new Parkland Business Park has just begun construction with a dental office and two proposed office buildings. It is conceivable that over the next 20 years much of land west of Highway 89 could fill in with business related uses, especially with City administration promotion.

It is also reasonable to expect that the 2700 North extension to North Ogden could be completed during the planning period, which is presently scheduled for 2003. This creates another corridor that could provide for a mixture of housing and commercial use. Not only will Pleasant View be increasing its demand for commercial facilities through its increasing population, but expected higher traffic volumes along this corridor will also increase commercial potential.

V. General Plan Recommendations and Implementation Actions

A. TRANSPORTATION

As part of the General Plan adopted in 1991, a Major Street Plan was approved. The Major Street Plan indicated the suggested alignments and rights-of-way for streets within the community. The following hierarchy of streets with their associated width (i.e., right-of-way width) is now recommended:

1. Residential streets - 60 foot right-of-way width intended to serve low volumes of traffic in residential areas.

2. Collector street - 66 foot right-of-way width intended to serve larger volumes of traffic generally in residential areas. Usually characterized by one lane of traffic in each direction with a median turning lane. Extra pavement should allow for a bicycle path.

3. Minor arterial - 80 foot right-of-way width intended to move significantly larger volumes of traffic to the highway or major arterial system. Usually these roads are striped for 2 lanes in each direction and a median turning lane. When configured as described, there is insufficient area for a bicycle lane.

4. Major arterial - 106 foot right-of-way width intended for large volumes of traffic with reduced side friction to allow for much pass through traffic. Access should be carefully controlled. Striping patterns usually allow for three lanes of traffic in each direction and a median turning lane. Usually there is too much conflict between bicycles and vehicles for these streets to accommodate bicycles.

5. Highways - 106 or greater right-of-way width intended to serve adjacent uses in a limited manner and to generally serve greater volumes of traffic over longer distances. Limited access or no access accommodation to adjacent uses is required for these roads to function properly.

The map that was adopted with the 1991 Plan has been modified and is found in Chapter VII. Major changes include clarifying the road widths and characterizing how each major street should function. The 1991 Plan suggested certain setbacks for development adjacent to a major road. This philosophy of setting development back as the street becomes more intense is a good one, but should be incorporated into the zoning ordinance.

-- Action Plan --

The following guidelines should be implemented as part of the transportation vision:

1. Adopt the revised Major Street Plan and associated hierarchy of streets.

2. Study the possibility of creating bicycle trails on all 66 foot streets. Consider bicycle trails such as 4300 North which is shown as an 80 foot road only if road striping does not reflect the standard cross section or additional right of way can be acquired. Bicycle trails should connect to parks, schools and neighborhood shopping areas within Pleasant View. It is suggested that a committee be developed to refine the Bicycle/Trail Plan Map that is found in Section VIII. The Bicycle/Trail Plan Map essentially covers trails suggested by the County and also the Hi-Line Canal in Pleasant View. The plan could include recommendations for changing some of the City's street standards to better accommodate pedestrians and bicyclists as suggested in the street classification section above.

3. Continue to help promote the construction of the 2700 North corridor project. Although this is a UDOT project, local support can help to increase the probability of its construction. Most likely, land use issues in the corridor will need to be addressed before the road is constructed. Reservation of the right of way should be coordinated with UDOT, but local flexibility to allow for clustering and other creative design concepts to assure that the road is still affordable when it is time for construction should be considered.

4. Development should pay for roadway extensions and expansions. It is not feasible for the City to buy the needed property and build roads. A road impact fee should be considered, because there will be situations where the development does not warrant the size of the road that the Major Street Plan suggests, and therefore getting the recommended width is difficult. Impact fees help to equalize these responsibilities.

5. A road maintenance program consisting of a five to seven year policy to either slurry or re-pave each road should be considered.

6. Street lights for traffic control should be evaluated by the City Engineer on an as needed basis.

7. Larger sidewalks should be considered along major streets where significant pedestrian use can be anticipated.

8. In the housing section of this document, incentives that may help promote the continued interest in large lots are described. Essentially, these incentives involve reducing the requirements for streets as lot sizes increase, except for streets found on the Major Street Plan. It is recommended that this Plan incorporate the suggested changes into a new set of standard drawings for the community.

B. PARKS, RECREATION, TRAILS AND GATEWAYS

Currently, Pleasant View has approximately 25 acres included within 3 parks, namely, Pleasant View Park, Shady Lane Park and the new City Park which will be called Samuel and Myra Powell Park in recognition of proceeds received through the William Barker Family/Samuel Powell Foundation. The following information describes each park:

1. New City Hall Park. Ten acres of recreation (City Hall area functions are not included). This park is currently under construction, but will provide a picnic area, playground equipment, tennis courts, bowery, a baseball field, a walking path, and a soccer field that will double as a storm water detention basin.

2. Pleasant View Park. Five acres. This park includes a bowery with picnic tables, play equipment, and two baseball fields.

3. Shady Lane Park. Ten acres. This park includes a large bowery with picnic tables, two baseball fields which are also used for soccer in the spring and fall, a horse arena, play equipment, and restrooms.

4. Other parks. There are several parks proposed at this time, including the "Wadman" Park which will be located in the Majestic Heights area, and the Weber County Detention Basin Park, which will be situated in the southwest section of the city in the Parkland Business Center which is currently beginning development. Although the design for the County Detention Basin has been created, the improvements other than the basin have not been completed. Weber County has committed to provide for the construction of this new park. The general concept has been for a passive recreation site with a trail and picnicking facilities. The Wadman Park has been suggested for similar recreation use, but may also include more formal recreation facilities.

Many cities utilize a hierarchy of parks to organize their system. Such a system would suggest that there be neighborhood, city-wide and regional parks. Most of Pleasant View's parks combine many functions. The current amount of parks achieves a standard of about 4.39 acres of parks per 1000 residents using a formula as defined in the Parks Impact Fee Analysis. This indicates a continuing need for parks in the future plan.

Pleasant View's location along the north bench of Weber County provides the opportunity for trails that access the adjacent mountains, follow canal systems, skirt railroad rights of way and generally enhance the desirability of the community. Trail systems that accommodate pedestrians, bicyclists, and horses should be a part of the vision for the City. Useful connections of trails to the recreation areas and areas of frequent use, such as convenience stores, should be considered. This may include Pleasant View Drive, 600 West, 4300 North and 125 West. A Bicycle/Trail Plan Map in Section VIII will act as a starting point to guide the City. This Plan warrants refinement and expansion so that more users can be served.

Parks can play an important role in preserving open space. Natural areas can be inexpensive for the City to maintain and provide a "break" from urban development. Raw ground that includes unique natural features, such as the rock out-croppings, drainages from the mountains or wetlands, can add, in a positive way, to the character of a community. Many of these features are what people recognize as memorable images that are inherent to Pleasant View.

-- Action Plan --

The following guidelines shall be implemented as part of the parks, recreation and trails vision:

1. Continue to collect Park Impact fees as the primary source of revenue to purchase park property. Where possible solicit donations of land and use the park fees for improvement construction.

2. Future parks should be considered utilizing the hierarchal system suggested above. Neighborhood parks should provide several neighborhoods with an easily accessible, walkable park in the 1 to 3 acre range. Such parks should provide functions that cannot be accommodated in a private yard but may still not allow for highly organized formal sports. Citywide parks should range from 3 to 15 acres and promote more organized activities. Park users will be expected to drive to access these parks, so parking lots will be necessary. Regional parks should be a responsibility of the County but may be accommodated in the City.

3. The role of the City in promoting a sense of community should expand as funds or volunteer efforts become available. The ability of the City to hold various events is a major burden on the City staff. The expectation that staff "can do it all", probably cannot reasonably continue if significant expansion of recreation programs and activities is required. A community events committee should be organized to help plan and carry out such events.

4. The Bicycle/Trail Plan Map should be refined through the assistance of a citizen committee, and adopted to assure consideration of those issues as roads are expanded and as the budget permits. Recommended as a starting point is the Bicycle/Trail Plan Map proposed by the Weber County Trails Committee in January of 1995.

5. Gateways to the community should be enhanced to provide immediate recognition that you have arrived in Pleasant View. This can be accomplished with landscaping, lighting, attention to architecture and appropriate entrance signs. A consistent type of street tree should be considered near each of the City's major gateways. Locations along 2700 North and Pleasant View Drive could incorporate a tree with historical significance or simply a distinctive shape/appearance to establish a street scape that is unique to Pleasant View. New business should be required to place selected tree types on their property and the City may wish to purchase trees at cost for already existing businesses to enhance the gateways to the community.

6. Parks should help to achieve the City's goals of open space. Preservation of many natural areas that include unique features that many citizens recognize as part of what makes Pleasant View a special place should be considered.

7. The priorities for expenditures on the city parks should be the New City Hall Park, Shady Lane Park, Pleasant View Park and the proposed "Wadman" Park. No expenditure is expected for the new park in Parkland based on the County's agreement to develop the park in exchange for the clay which the County removed to cover over the old Weber County landfill.

C. HOUSING

Pleasant View City is composed of essentially two housing types, namely single family homes and mobile homes. It has been reported that there may be nearly 100 homes with an accessory dwelling unit, but as of March 1999, only a handful have made those units legitimate through the conditional use process. Some of the single family units are attached in Planned Residential Unit Developments (PRUD's). The majority of the single family detached units are found on large lots of over a third of an acre. The homes are also generally large when compared to many communities in the area. The housing condition is excellent.

Pleasant View is a highly desirable place to live in Weber County. There will be continued pressure to develop much of the vacant and agricultural land. An ultimate build out of large lots, one-third, one-half acre or larger, can be foreseen. This creates one of the most important issues for this General Plan which is, should the community insist on preservation of the rural lifestyle or allow market forces to ultimately change the land into a visually urban form.

There is a delicate balance between a property owner's right to develop and the desires of a community to maintain more open space. The City does not wish to infringe on an owner's ability to profit in the development of the land, yet full development would erase a heritage that the City residents seem to hold dearly. This General Plan update assumes that the rural flavor of the community should be preserved through a conscious effort based on zoning incentives, clustering, PRUD's with open space and the concept of Transfer of Development Rights (TDR).

-- Action Plan --

The following guidelines are provided as part of the housing vision:

1. Preserve open space. To maintain the rural atmosphere that currently makes Pleasant View so unique, the following techniques are suggested:

a. Home ownership concepts such as clustering, patio homes, and condominiums should be considered. These housing types, if promoted in strategic locations, could help to retain the "open feel" that the community now enjoys, yet continue to promote the positive aspects of home ownership.

b. Private open space that is part of a Private Residential Unit Development (PRUD) or cluster subdivision may be maintained by the Homeowner's Association or through a Special Service District, (SSD). In a Homeowner's Association, the covenants shall allow the City to intervene and create an SSD, if due to a lack of maintenance, poor appearance results.

c. The open space could be composed of manicured areas or natural areas that could continue to be farmed or grazed through agreements. An open space in a PRUD or cluster subdivision could be an orchard, hay field, pasture, wildlife refuge, equestrian area or any other use that has been determined to maintain the character of Pleasant View.

d. The goal of TDR's is to encourage the preservation of open space. The TDR issue will promote development in areas that more easily accommodate growth. This principle will also provide a method of compensation for those property owners in areas defined as necessary for preservation, by allowing for the sale and/or transfer of development rights to areas considered more appropriate for growth and development.

2. Continue to develop housing with a minimum of one-third and one-half acre lots, as demand may warrant. Consider a policy of maintaining approximately 20 to 25 percent of the housing as affordable. This may be satisfied by the number of mobile homes already planned in the City, but may be supplemented with a mix of other housing types in appropriate locations.

3. Larger lots of two acres or greater may be appropriate near the mountains and in the wetland areas where development potential is inhibited by problems inherent to the land, such as steep slopes, fault lines, natural drainage or a lack of infrastructure. To encourage larger lots the following incentives are suggested:

a. For residential constructed with a 60 foot right-of-way a waiver of sidewalks and curb and gutter could be granted. Pavement width shall provide for a pedestrian/bicycle path at the side of the road.

b. In developing areas with lots in excess of three acres, residential street requirements could be reduced in width as well as a waiver of sidewalks and curb and gutter. Improvements may still require pedestrian/bicycle paths at the side of the road.

4. Agricultural use and open space are encouraged by the policies of this Plan. New development should be responsible for the creation of a buffer for agricultural use. Fencing and notification of potential buyers about the neighboring agricultural use should become a requirement in the City ordinances.

5. Steep slopes create more pronounced runoff problems. Larger lot sizes allow for more water absorption. A new chapter in the ordinances should be adopted that addresses slope. In addition to a grading plan, the following lot size to slope relationship is suggested:

0 - 15% use existing zone

15 - 25% one unit per acre

25 - 30% one unit per five acres

30% plus open space with no development

6. Secondary water use should continue to be required for all residential development. Open spaces, if required to be watered as part of a PRUD or cluster subdivision, should be required to use secondary water also. New landscape standards that promote the use of low water demand plants or "hard scape" should be researched and evaluated for future consideration.

7. The City should consider a new ordinance that allows for PRUD's to be built with somewhat higher densities. Current density is two units per acre. Higher densities could be allowed in exchange for higher quality, upscale developments which might include exceptional amenities such as landscaping, recreational opportunities, open space, dwelling size and materials and possibly including the requirement that the project purchase TDR's.

D. INFRASTRUCTURE

The ability of a City to provide for the needs of the various property owners that wish to develop their land relies on the flexibility of the infrastructure system. An infrastructure system that has reasonable capacity to accommodate changing demands is achieved through sound planning principles, financial planning and a solid understanding of the potential needs of the community. The Pleasant View infrastructure system includes storm drainage, water (both culinary and secondary), sewer, utilities, garbage collection, schools, police and fire. Each component of the infrastructure system must be in satisfactory condition for the community to remain a desirable place, for business to prosper, and for housing development.

1. Storm Drainage. Each home that is built on the slopes below the Wasatch peaks creates impermeable surfaces that result in storm water runoff. The steep slopes contribute to the problem of storm water management. The City currently uses a limited system of detention and retention ponds to prevent flooding as the waters are funneled to the Great Salt Lake. A cursory storm drain study was completed in 1997 to serve as the basis for impact fees. The study identified some trouble spots in the current system in terms of pond capacities and pipe sizes. A Master Storm Drainage Plan should be created when this Plan is complete. It can utilize the future land use plan to model the need for various ponds and collection systems. It may prove useful to revisit the Plan when the Storm Drainage Plan is done so that multi-use facilities, such as parks, could be developed in a coordinated manner.

2. Culinary Water.

a. Culinary water in Pleasant View is provided through a system of springs, wells, tanks and distribution lines. It is the future demand on the system, not just the existing system capacity and water quality, that needs to be addressed. The existing Water Impact Fee Study and Capital Facilities Plan estimates a future need for 4760 new connections ( called residential equivalents or "RE") and will require an investment by the City of about $5,562,000.

b. The present system was purchased in 1989 and has very little capacity for future connections. The City has approximately 920,000 gallons of storage at this time. An additional tank to increase that storage by another 500,000 gallons is being designed at this time.

c. Protection of the well head areas through zoning should be promoted to assure the continued high level of water quality and quantity. The City completed a Water Source Protection Study in 1993. It was the product of Bryce Montgomery, a professional geologist.

3. Secondary Water. Secondary water is required for all development within the City. Pineview Water Improvement District provides this water. One existing and expensive problem is that water must be pumped up to a portion of the residents above the canal. Pineview is charging the city for those pumping costs. The City is currently evaluating the legality of those charges. If it is determined that they are legal, the city should consider an additional user fee for those in the benefitted areas.

4. Sewer. The sewer system was constructed in 1972 and paid for by a combination of grants, hook up fees and a bond. It consists of a pipe collection system that feeds into a regional treatment facility called Central Weber Sewer Improvement District. To date, the capacity of the regional system has not been a problem. The existing Sewer and Water Impact Fee Study and Capital Facilities Plan indicates an estimated 5555 RE's will need to be served at ultimate build out, which results in another $1,049,500 of needed transmission lines.

5. Utilities. Electricity, telephone, and cable television are utilities not controlled by Pleasant View. Occasionally there are power interruptions, but essentially the system serves the needs of the City very well. The issue of visual degradation due to overhead utility lines is addressed in new development where buried lines are required. Burying existing overhead lines is an expensive proposition and one that should be addressed regionally, not on the local community level.

6. Garbage Collection. Pleasant View City has used automated garbage cans since November 1994. The current contract is carried by Econo Waste of Ogden. The residents seem to enjoy the convenience of automated collection. There have been periodic requests for recycling, but to this point a cost effective system for recycling has not been identified. The City, however, does encourage voluntary recycling.

7. Schools. Two schools are located within the Pleasant View City boundaries: (1) Lomond View Elementary School at 3644 North 900 West with approximately 600 students, and (2) Weber High School located at 430 W. Weber High Drive with 1750 students. Junior High students currently attend North Ogden Junior High School in North Ogden or Wahlquist Junior High School in Farr West. The Weber County School District does not currently own other properties in Pleasant View.

8. Police. Pleasant View City is currently served by five full time officers and eight part time officers with 24 hour coverage. An animal control officer also functions within the city. Consideration was given recently to combine with the Weber County Sheriffs Office, but a determination was made to remain with our local police force.

9. Fire. North View Fire Department serves the citizens of North Ogden, Pleasant View and Harrisville. Their department is staffed 24 hours a day, and they currently have eight full time and 22 part time employees. All employees of the department are state certified as Fire-fighter I and most are also certified as Emergency Medical Technicians. Training is provided for firefighters on a regular basis. North View Fire Department offers fire prevention, suppression, emergency medical care and ambulance service. Plans are underway to purchase property to construct two additional fire stations within the next five years - one along 4300 North between North Ogden and Pleasant View and one in Harrisville.

-- Action Plan --

The following guidelines are provided as part of the infrastructure vision:

1. Additional culinary water capacity should be identified based on an assumed doubling of population during the 20 year planning period and expanded commercial demand. Existing well head areas should be protected through sound land use management policies, and at least one new well location has been tentatively identified. Additional water rights should be acquired as part of this plan. The City Water Source Protection Study may need to be updated.

2. A separate system or a more equitable way of charging for the added cost of serving the residents above the canal with secondary water should be sought.

3. The City could also investigate the feasibility of creating a second water system using water collected in detention and retention basins.

4. Underground utilities should continue to be required by ordinance.

5. With continued growth, schools, police, and fire service should be expanded. The development of five year plans is recommended.

6. Consider the feasibility of a Pleasant View Cemetery District.

E. ECONOMIC DEVELOPMENT

There are very few "bedroom" communities that are able to provide high level services without very high taxes. Pleasant View has the potential to be a much more diverse community with an excellent mixture of land uses. Most cities rely on sales tax revenues to augment their property tax base. The potential to expand the sales tax base of Pleasant View exists and should continue to be explored .

Most of the significant commercial development lies to the southeast, in Ogden City. Malls and major strip development seem to be concentrated outside of Pleasant View's boundaries. The future population of the City will help provide more demand for commercial development. Additional density in certain areas such as along the proposed 2700 North corridor and along Highway 89 could compliment the commercial potential. Both of these areas have the additional demand that pass-through trips should create. Some destination shopping such as the R.C Wiley phenomena or an Eagle Hardware could also help to round out the future tax base. Big "Box" or larger scale development along Highway 89 with its excellent access seems to make sense from a land use point of view. The real difficulty of developing the sales tax base is attracting the tenant.

1. Commercial Distinctions. The Economic Development Committee suggested breaking the City into many subdistricts. Essentially they focused on the Highway 89 and 2700 North corridors, except for a discussion of minor commercial potential on Pleasant View Drive. The Land Use section will address each of these areas. A distinction between commercial areas is suggested to help define appropriate uses as follows:

a. Neighborhood Commercial - should promote goods and services that are needed on a regular and frequent basis. Neighborhood commercial use has few impacts as compared to general commercial use. Offices within the home or as the primary use of a home are included in this range of uses. Such areas should provide the potential to walk from residential uses and be convenient to the local public. This type of commercial should be considered for Pleasant View Drive and the east side of Highway 89.

b. General Commercial - major goods may be purchased in these areas. From malls to car sales, all significant goods and services can be accommodated in general commercial areas. Manufacturing within an enclosed building with no outside storage, but with commercial sales, may also be allowed in these areas. The west side of Highway 89, the 2700 North corridor, and possibly the area directly adjacent to I-15, have potential for these types of diverse commercial uses.

c. Light Manufacturing with Commercial Sales - these areas promote major manufacturing complexes and may allow commercial use also. Railroad access between the Interstate 15 and Highway 89 makes that area an obvious choice for general commercial and light manufacturing businesses.

2. Economic Development Tools. The most commonly used tools for economic development include Redevelopment Agencies (RDA), Economic Development Agencies (EDA), business associations and a willingness to pass back to potential commercial businesses some of the revenues that they might generate.

a. RDA. An RDA is, in a sense, a financing mechanism to create long term economic improvements within a project area. RDA's can use the taxes generated by new development to make physical improvements, provide gap financing or assemble land to assure better development patterns. The City Council usually acts as the RDA Board. They can encourage private and public partnership investments within approved project areas that are "blighted" or require new investment to increase business activity. They can work with existing business to increase the number of jobs available and increase the variety and amount of affordable housing in the community. RDA's have the power of eminent domain which often makes them susceptible to criticism in the public's opinion.

b. EDA. An EDA differs from an RDA in that it does not have the power of eminent domain and blight does not have to exist for the agency to be formed. Commercial use has to be the end product of the process.

c. Business Associations. Business associations utilize their collective advertising power to promote their area in a better way than they could have done individually. Such associations usually collect fees from the businesses and perform activities that would help foster purchasing and patronage in their defined area.

e. Promoting Development. Today, perhaps more than ever before, cities are asked to help with gap financing or to "sweeten' the deal in promoting business development. Many communities will sacrifice short term sales tax gains in order to realize long term benefits. Deals where the sales tax is returned to the new business to help pay off their construction financing or simply to make the decision to locate in the community more competitive have become commonplace in the 90's. Communities that are willing to negotiate are generally more successful in attracting major business to the local area.

--Action Plan--

The following guidelines provide general direction in achieving economic goals:

1. Educate City staff and City Council about the variety of economic development tools. Explore alternatives to bring major commercial use to the City.

2. Consider building a developer relationship to foster commercial activity in the center of Pleasant View and for the Hot Spring potential near the northwest portion of the City. A property owner committee or a relationship with the Weber County Industrial Park should be considered to help promote the Highway 89 area. The City should consider hiring a qualified consultant to promote economic development which may be an investment that pays significantly over the long run.

3. Promote neighborhood commercial use on both sides of Pleasant View Drive east of 1000 West and east of Highway 89 with the possibility of home based business (live and work) on both sides of the street, east of 1000 West. Offices would be a compatible use in a neighborhood commercial zone.

4. Promote general commercial use along the west side of Highway 89 and in the 2700 North corridor. 2700 North should be developed in nodes first near the main intersections of 1000 West and 600 West.

5. Building appearance in commercial and manufacturing areas should be upgraded to promote better appearance and to increase property tax revenues. Plain metal buildings do not improve the attractiveness of the area. Gateway architecture and landscaping should be distinctive to help promote a positive image. A separate sign ordinance should be developed covering all types of signs, their size, and placement.

6. Secondary water should continue to be required in all areas serviced by Pleasant View Culinary water.

F. LAND USE

The Land Use section of this General Plan will describe the General Plan map that is included in the document. The General Plan map, in a sense, summarizes many of the concepts presented in the Plan. The map describes future land use and categorizes possible zones that could apply to the recommended future uses. The General Plan map will act as the guide to future development of the City of Pleasant View subject to the Sensitive Area Overlay, TDR's and Slope Ordinances.

1. Agricultural Use.

a. Agricultural use in the City currently includes an L.D.S. Church farm, small orchards, grazing and recreational horse raising. The policies of the Plan are not expected to detract from the continuation of those uses. Although there may be inherent conflicts between urban development and agricultural areas, the Plan can help to assure that those that wish to maintain an agricultural lifestyle can do so. This can be accomplished through the creation of buffers, such as fencing and up front notification of newcomers to the area. Notification could occur as a note on the plat, or if covenants are recorded with a subdivision, a special notation could be written into those documents.

b. Agricultural use should be promoted north of the Hi-Line Canal and south of the North Ogden (lower) Canal.

2. Residential. The majority of the land use in Pleasant View will be in residential development. Home ownership concepts such as clustering, patio homes, or PRUD's and other development concepts which promote preservation of open space are strongly recommended. Very low density residential development south of the lower canal and rural low density residential above the Hi-Line Canal as depicted on the General Plan Map is recommended, except as adjusted through TDR's. Medium density development that is characterized by mobile homes is promoted near the existing mobile home parks west of Highway 89. Medium density uses may also be considered along the south side of the proposed 2700 North corridor, east of 1000 West and in the general commercial/manufacturing areas near the railroad. Larger lots will be encouraged with incentives as previously described in this Plan. Strong policies and incentives to preserve open space and farming are incorporated by this plan. This includes ordinance changes to ensure the retention of the rural character of the land and compatibility of lot size with land characteristics.

3. Commercial.

a. Commercial development is comprised of the two categories that have been previously described, namely, neighborhood commercial and general commercial. Neighborhood commercial should be promoted in nodes along Pleasant View Drive and Highway 89. Initially, these nodes should focus on 800 West, 600 West and Lomond View Dr. On the east side of Highway 89 nodes of neighborhood commercial should be promoted where major streets intersect the highway. Neighborhood commercial may be expanded to allow for home business and offices that can advertise to the pass-by traffic.

b. General commercial use is important to the community, especially due to the potential to help increase the tax base. On the west side of Highway 89, extending from just south of 2700 North to the north boundary of the City, a band of commercial use, over to the railroad, should be encouraged. In addition, general commercial nodes should be located at about 600 West and 1000 West on both sides of the future 2700 North corridor. A mix of low density residential/general commercial should be encouraged on both sides of 2700 North between 1000 West and the east City boundary, except at the previously identified commercial nodes.

c. This suggests that certain parts of the current zoning map should be reclassified. A slightly more flexible CP-2 zone should be created and the CP-3 zone eliminated. Zone changes would need to be initiated by the City. Only two commercial zones should be the end product of this revision process, not the six that the City currently has in the zoning ordinance.

4. General Commercial/Light Manufacturing. A manufacturing zone that allows for general commercial/light manufacturing uses should be created in the area west of the railroad. This mix of uses should help promote the development of the area, since it will now become more flexible. The new zone could emphasize sales tax producing businesses by shortening the development process through the permitted use concept. This area may also allow for some medium density residential uses.

5. Parks. General park locations are shown on the map. Some small neighborhood parks such as near Rocky Point or Hunt's Rock should be considered for the western part of the City. The City will rely on the existing parks to provide citywide functions. Parks could encompass some of the existing rock out-croppings and could help provide access to mountain trails. Where possible, parks should be linked by urban trails to include the bicycle.

6. Areas For Preservation. The City Council has identified a variety of areas throughout the City for preservation. These areas include orchards, pastures, wetlands, steep slopes, wooded acreage, gullies, springs, rock out-croppings and access to the mountains. Preservation of these and other areas will help maintain the rural character of Pleasant View. The Transfer of Development Rights technique and the use of Conservation Easements will be used to preserve the land in perpetuity. Such areas may be held in private or public ownership. The Preservation Map in Section X is incorporated as part of this General Plan. It clearly displays properties deemed important for preservation and represents a key goal of the General Plan.

7. Annexation. The City has neighboring land adjacent to its current City boundaries with the potential for annexation. The areas of undeveloped land lying north of the future Skyline Drive, next to Box Elder County, and near the mountains should be annexed when development begins to approach the area. No development should be allowed to occur in those areas without annexation, since the City will bear the impacts from any development of these foothill areas. The General Plan map designates the areas for proposed annexation and suggests very low density, residential land use.

VI. Acknowledgments

1. Without the support of Mayor James Fisher and the City Council this document would not have been produced. The Council members are:

David Erickson
Dave Iverson
Brent Jensen
Alan McKay
Dave Wade

2. The Planning Commission was charged with the responsibility of developing the Plan. The untiring efforts of the following members are appreciated:

John Shepard, Chair
Frank Maughan
Leonard Call
Russ Chatelain
Brent Anderson
Paula Craven
Mike Humphreys

3. The City utilized a series of committees to accomplish this update. The following citizens devoted much time and commitment to providing recommendations to the Planning Commission:                            

Transportation Â	HousingÂ	Economic Development Infrastructure	Recreation
Frank Casperson	Tim Hjorten	Mike Wright               Brent Marriott	Jill Sjoblom
Becky Casperson	Carolyn Jones	Annette Wright             Sheryl Gramalia	Will Hales
Andrea Harris	Tom Hales	Lynn Smith                  D. Brent Hales	Kristy Hales
Ray Lewis	L. Hesselgesser	John Reynolds       Billy Hales	Monica Stakebake
Sonne Shriber	Paul Ellsworth	Heather Neilson       John Hansen	Diane Ercanbrak
Bryce Forsythe	Fred Hellstrom	Elmer Bailey         Gary Doud	Lynda Davis
Steve Foster	Leon Jones	Kent Jones                Richard James
Bruce Swenson		R. Brent Hales            Eric Stakebake
		Nancy Garland

4. Staff helped to create the process, text and graphics for the Plan. Sincere thanks are offered to Mark Miller and John M. Janson.

VII. The General Plan Map

The General Plan Map displays the future land use for the City. http://www.pleasantviewcity.com/images/gpmap.bmp 

VIII. The Master Street Plan Map

The Major Street Plan Map shows the general alignments and proposed right-of-way widths for existing and planned streets in Pleasant View.   http://www.pleasantviewcity.com/images/masterstreetmap.jpg

IX. Bicycle/Trail Plan Map

X. Preservation Plan Map 

XI. Current Zoning Map

The Current Zoning Map shows the existing zoning at the time of the adoption of the General Plan.

APPENDIX

1. Citizen Committee reports - are available at the City office.

2. Survey results - are available at the City office.