HomeMy Public PortalAboutPKT-CC-2010-01-12CITY OF MOAI3
JANUARY 12, 2010
PRE -COUNCIL WORKSHOP
6:30 PM
REGULAR COUNCIL MEETING
7:00 PM
CITY COUNCIL CHAMI3ERS
(217 EAST CENTER STREET)
Page 1 of 96
Page 2 of 96
City of Moab
217 East Center Street
Moab, Utah 84532
Main Number (435) 259-5121
Fax Number (435) 259-4135
www.moabcity.org
City of Moab — Regular Council Meeting
City Council Chambers: 217 East Center Street
Tuesday, January 12, 2010 at 7:00 p.m.
411111111111111111111111111111111111111111111111111111111111
6:30 p.m. PRE -COUNCIL WORKSHOP
7:00 p.m.
Call to Order: Pledge to Flag:
SECTION 1: APPROVAL OF MINUTES
SECTION 2: CITIZENS TO BE HEARD
SECTION 3: DEPARTMENTAL UPDATES
3-1 Community Development Department
3-2 Engineering Department
3-3 Planning Department
3-4 Police Department
3-5 Public Works Department
SECTION 4: CONSENT AGENDA
4-1 Request to Send a Conditional Use Permit for Ben Byrd
for Thirty-one Twin Homes in the Preserve Subdivision to
Public Hearing
4-2 Request to Send Proposed Ordinance #2010-01 - An
Ordinance Amending the City of Moab Land Use Code
Chapter 17.55, Hillside Developments as Applied in all
Zones to Public Hearing
4-3 Request to Send Proposed Ordinance #2010-02 - An
Ordinance Amending Title 10. Vehicles and Traffic,
Specifically Chapter 10.04, Vehicle Code, and more
Specifically, Chapter 10.04.230, Unlawful Parking -
Vehicles Left Standing for more than Forty -Eight Hours
and Overnight Camping in Vehicles to Public Hearing
SECTION 5:
NEW BUSINESS
5-1 Request for Approval of a Moved -on Structure Permit by
Tad Brown, d.b.a. Fuoco Pizza, to Conduct a Catering
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Vending Cart Located at 90 North Main Street from
March 1 to September 1, 2010
5-2 Request for Approval of an Amplified Music Event at Old
City Park by Carla Baker on June 18, 2010
5-3 Confirmation of Mayoral Appointment of Statutory
Appointees:
a. City Recorder
b. City Treasurer
c. Public Works Director
d. Chief of Police
5-4 Confirmation of Mayoral Appointment to the Moab City
Planning Commission
5-5 Confirmation of Mayoral Appointment of City
Representative to the Grand County Solid Waste Special
Service District Board
5-6 Council Appointment of the Mayor Pro-Tem
5-7 Council Designation of a Councilmember Responsible for
Approving Bills
5-8 Award of the Workers' Compensation Insurance Coverage
Bid
5-9 Approval of Proposed Resolution #01-2010 - A Resolution
of Support and Commitment for the Lions Park Trail and
Transit Hub Transportation Enhancement Grant
Application
5-10 Approval of Proposed Resolution #02-2010 - A Resolution
Establishing Fees for Recreation Facilities
5-11 Approval of Proposed Resolution #03-2010 - A Resolution
Approving the Drinking Water Source Protection Plan for
the Lionsback Development
SECTION 6: READING OF CORRESPONDENCE
SECTION 7: ADMINISTRATIVE REPORTS
SECTION 8: REPORT ON CITY/ COUNTY COOPERATION
SECTION 9: MAYOR AND COUNCIL REPORTS
SECTION 10: PAY THE BILLS AGAINST THE CITY OF MOAB
SECTION 11: ADJOURNMENT
In compliance with the Americans with Disabilities Act, individuals needing special accommodations during this
meeting should notify the Recorder's Office at 217 East Center Street, Moab, Utah 84532;
or phone (435) 259-5121 at least three (3) working days prior to the meeting.
Check our website for updates at: www.moabcity.org
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City of Moab
Planning and Zoning Department
Inter -office Correspondence
PL-os-iso
November 6, 2009
Memo To: Honorable Mayor and Members of Council
From: City Staff
Subject: Call for Public Hearing for the Approval of the Conditional Use Permit for
Thirty -One Twin homes in The Preserve Subdivision as Submitted by Ben
Byrd, and Referred to Council by the Planning Commission
Background
Mr. Byrd has submitted a preliminary plat for The Preserve Subdivision that was reviewed by
the planning commission during a public hearing on November 12, 2009. The submitted plat
indicated that there were thirty-one (31) lots set aside for twin homes and that eight (8) of these
lots are located in Phase One of the development. Twin homes are conditional uses.
The property is located in the R-2 Zone and the required lot size is an area of not less than
seven thousand two hundred square feet for each one -family dwelling. For two-family dwellings,
the building site must contain at least ten thousand square feet.
The minimum width of any building site for a one -family dwelling or other buildings in the R-2
Zone is required to be seventy-five linear feet plus ten (10) additional linear feet for each
additional dwelling. This measurement is taken twenty-five feet back from the front lot line of
each lot.
The Planning Commission reviewed this conditional use permit application at a regular meeting
held on December 10, 2009, and through unanimous adoption of Planning Resolution 14-2009,
recommend that Council approve the permit for this residential use.
Two conditions were identified in the resolution:
1. A Party Wall Agreement shall be created for each twin home;
2. The dimensional requirements of the proposed lots in Phase One and all subsequent phases
shall be met;
Page 5 of 96
City of Moab
City Council
Conditional Use permit- Twin Homes
The Preserve Subdivision
01-05-2010
PL-10-00
Discussion
Page 2 of 4
A "Conditional use" is generally defined as "a land use that, because of its unique
characteristics or potential impact on the city, surrounding neighbors, or adjacent land uses,
may not be compatible in some areas or may be compatible only if certain conditions are
required that mitigate or eliminate detrimental impacts. If the reasonably anticipated detrimental
effects of a proposed conditional use cannot be substantially mitigated by the proposal or the
imposition of reasonable conditions to achieve compliance with applicable standards, the
conditional use may be denied. Conditional use permits may be approved for the uses indicated
in the use regulations of the zoning district of the property for which the conditional use permit is
requested."
Twin homes fall under this defined category of conditional uses in the zones that allow them,
and a review is required for this development.
Code Chapter 17.09.630, Conditional use, states that Council and the planning commission
may approve twin -home ownership as defined in Section 17.06.020 (definition of dwelling, two-
family) of any two-family dwellings where two-family dwellings are a permitted use in a particular
zone; such approval to be subject to such conditions as the planning commission may impose
on the particular application for it.
"Dwelling, two-family" is defined in 17.06.020 as, "...a building containing two separate dwelling
units each of which is designed for or occupied by one family. A twin -home shall be a two-
family attached or semi -attached dwelling, subdivided into two separately owned parcels of land
underlying said twin -home, but with the requirement that each dwelling unit in said home share
a common boundary pursuant to a party wall agreement."
Requirements
The specific requirements established in the code for this conditional use are that the
dimensional requirements of the lot size and yards for the R-2 zone and a party wall agreement
must be met. However, the code also specifically states that for twin homes, "approval may be
subject to such conditions as the planning commission may impose on the particular
application...."
In addition, general review criteria for the approval of all conditional use applications is
established in Code section 17.09.530, Conditional use permits, subsection H, and allows the
city to establish conditions to satisfy these standards.
"H. Conditions of Approval. Both the planning commission and the city council shall
use the following criteria in reviewing conditional use permit requests. It is specifically
understood that certain criteria listed below may not apply to a particular application and that
failure to meet one or more of the applicable criteria may be cause for denial. The applicant
shall adequately demonstrate that the criteria have been met:
1. The proposed conditional use and accessory uses are compatible with adjacent
Page 6 of 96
City of Moab
City Council
Conditional Use permit- Twin Homes
The Preserve Subdivision
01-05-2010
PL-10-00
Page 3 of 4
existing uses and other allowed uses in the zoning district. Such compatibility
shall be expressed in terms of appearance, architectural scale and features, site
design and scope, landscaping, as well as the control of adverse impacts
including noise, vibration, smoke, fumes, gas, dust, odor, lighting, glare, traffic
minimization or circulation, parking issues, or other undesirable or hazardous
conditions.
2. The proposed conditional use has incorporated design features sufficient to
protect adjacent uses including but not limited to: service areas, pedestrian and
vehicular circulation, safety provisions, access ways to and from the site,
buffering, fencing, and site building placement.
3. The proposed use is not detrimental to the public, health, safety and welfare
through effective management or prohibition of outdoor storage, a required sewer
connection, and proper disposal of waste.
4. Adequate public services such as streets, off-street parking, pedestrian facilities,
water, sewer, gas, electricity, police, fire, and EMS protection must be available
without the reduction of services to other existing uses.
5. Provisions for proper maintenance of the building, parking and loading areas,
drives, lighting, signs, landscaping, etc. shall be provided.
6. The proposed conditional use shall conform to all regulations of this code
concerning adopted plans, hours of operation, polices and requirements for
parking and loading, signs, highway access, and all other applicable regulations.
7. The use is consistent with the city of Moab general plan as amended.
8. The applicant must demonstrate that site impacts within the property as well as
adjoining properties have been fully mitigated appropriate to the topography of
the site. The review of impacts include, at a minimum, slope retention, flood
potential, and possible damage to riparian or hillside areas.
9. After considering the public comment relating the criteria listed above in relation
to the requested conditional use permit, the planning commission shall adopt a
resolution stating their findings of the applicant's demonstrated ability to meet the
criteria for a conditional use permit. Approval or denial of the application by the
city council shall be memorialized in the minutes of the meeting. A determination
that the applicant has not met one or more of the applicable criteria shall be
sufficient to deny the request. The planning commission and the city council,
respectively, may establish additional conditions of operation, location,
arrangement and construction in the issuance of a conditional use permit if
deemed to be in the public interest or to assure compliance with other aspects of
the Moab Municipal Code."
Subsection J also requires that conditional use permits will be held to the maximum density of
Page 7 of 96
City of Moab
City Council
Conditional Use permit- Twin Homes
The Preserve Subdivision
01-05-2010
PL-10-00
the underlying zone district. This proposal satisfies this standard.
Page 4 of 4
Subsection K contains specific performance criteria establishing that any approved conditional
use permit must be commenced within one year of the time the permit is issued. It also allows
for an expiration of the permit if the permit holder has not commenced action under the permit
within this period of time and that the holder must apply for a new permit.
However, a one-time six-month extension may be granted by the planning commission for good
cause shown. The permit holder must apply for the extension to the Zoning Administrator in
writing before the expiration of the original permit and describe the cause for requesting the
extension.
Alternatives
1) Approve the permit as submitted;
2) Approve the permit with the conditions established by the Planning Commission or with
additional conditions to satisfy provisions of the Code;
3) Table the application in order to satisfy any needs for additional information;
4) Deny approval of the proposed conditional use permit and state the reasons.
p:\planning department\2010\correspondence \p1-10-005 cc twin home cup preserve.docz
Page 8 of 96
CITY OF MOAB
PLANNING RESOLUTION NO. 14-2009
A RESOLUTION CONDITIONALLY APPROVING THE CONDITIONAL USE PERMIT FOR THIRTY-
ONE TWIN HOMES TO BE LOCATED IN THE PRESERVE SUBDIVISION ON PROPERTY LOCATED
IN THE R-2 ZONING DISTRICT
WHEREAS, Dennis and Patricia Byrd, 826 Colorado Avenue, Moab, Utah, 84532 as the owners
of record ("Owners") of an 18.6-acre tract have applied through their agent, Ben Byrd, Rainbow Lane,
Moab, Utah 84532, for an 85-lot subdivision of the tract located in the R-2 zoning; and,
WHEREAS, the Owners have expressed a desire to construct twin homes on specified lots
located throughout the proposed subdivision; and,
WHEREAS, this type of housing is a conditional use in the R-2 Zone according to Code Chapter
17.45.020;
WHEREAS, the applicant applied for a conditional use permit to construct said twin homes and
provided the City of Moab with the necessary documents, plans and drawings to complete the application
for the conditional use permit application; and,
WHEREAS, the City of Moab Planning Commission ("Commission") held a duly advertised public
hearing to review the proposal and receive testimony against and/or in favor of the proposal on December
10, 2009,; and,
WHEREAS, the proposed lots exceed the minimum required lot size for detached single family
residences of seven thousand two -hundred (7,200) square feet for the R-2 Residential Zone as described
in Chapter 17.45.030 of the Moab Municipal Code and the lot size requirement of ten thousand (10,000)
square feet for attached single-family dwellings ("twin homes"); and,
WHEREAS, the Commission, having considered public comment, Staff recommendations, and
discussion of the pertinent aspects of the conditional use, have found that the specific requirements of the
Moab Municipal Code for construction of the proposed twin homes in the R-2 Zone have or can be met.
NOW, THEREFORE, be it resolved by the Moab Planning Commission of the City of Moab, Utah,
that adoption of Resolution No. 14-2009 conditionally approves 31 lots for construction of twin homes with
the following requirements.
1. A Party Wall Agreement shall be created for each twin home;
2. The dimensional requirements of the proposed lots in Phase One and all subsequent phases
shall be met;
Kara Dohrenwend Date
Chair
p:\planning department \2009\resolutions \pc\I4-2009 cup twin homes preserve.docx
Page 9 of 96
CITY OF MOAB
CONDITIONAL USE PERMIT APPLICATION
FORM MUST BE COMPLETED IN INK
TO BE FILLED OUT BY APPLICANT
PROJECT NAME (if any): he, Pres uie
PROJECT STREET ADDRESS
OR ACCESS STREET:
1 ON FE 'i47'
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(^�;::=�.i,�F�.i!;....�=}-j�?,y:��r'd';i':il`�b1:;S�.<'.�,:;Si;�t::q{; .R?i•'f':I
All applications are subject to review by city staff for completeness. Staff will notify the applicant of deficiencies
or completeness within fifteen days.
I. PRE -APPLICATION CONFERENCE. Prior to the filing of a Conditional Use Permit
application, the Applicant shall meet with the Planning Department to become acquainted with
the requirements of the City. At such meeting, the application contents, referral agencies, review
procedures, use and area standards, and the general character of the development may be
discussed. At the pre -application conference, the Applicant may be represented by a land
planner, engineer, architect or surveyor.
II. TYPE OF CONDITIONAL USE
❑ Carport Side Setback
❑ Moved Building
❑ Secondary Dwelling
❑ Small Lot
❑ Public Utility Facilities
❑ Bed and Breakfast
❑ C-4 Dwellings
Twin Home
❑ Wireless Telecommunications Facility
❑ Drive -up Window for Financial Institution in Cl
❑ Historic Home Expansion in C3
❑ Factory Built Home Sales in C4
II. APPLICANT
Please check one of the following: owner X, agent
Name:
Mailing Address:
Phone #:
gsf 53.a
III. GENERAL INFORMATION
Property Address/Location 5O 0 bUes
Existing Zone
Detailed Explanation of Proposed Use .b oe ► ✓, te)n
cr hoMe /(7/S
Page 10of96 4-1
other
E-mail
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CITY OF MOAB
CONDITIONAL USE PERMIT APPLICATION
FORM MUST BE COMPLETED IN INK
This is to certify that I am making an application for the described action by the City and that I am responsible for
complying with all City requirements with regard to this request. This application should be processed in my name
and I am a party whom the City should contact regarding any matter pertaining to this application.
The documents and/or information I have submitted are true and correct to the best of my knowledge. I understand
that my application is not deemed complete until City Staff has reviewed the application and has notified me that it
has been deemed complete.
Signature of Applicant: Date /0/ g/ n 9
Name of Applicant (please print) gei1 yral
AFFIRMATION OF SUFFICIENT INTEREST
I hereby affirm that I am the fee title owner of the below described property or that I have written authorization from
the owner to pursue the described action.
Name of Applicant (please
Mailing Address
r01
/V(oaA tJT b'y1/4330).-
Signature Date
SUBMITTAL REQUIREMENTS AND APPLICANT RESPONSIBILITIES
At least thirty (30) days prior to the review meeting the Applicant shall file a complete application that
shall include a title certificate from a licensed title company or attorney listing the name of the property
owner(s) and all liens, easements and judgments of record affecting the subject property. The application
provided by the Planning Department shall also be accompanied by or show the following information:
E A narrative describing the project which demonstrates that the criteria for the Conditional Use
Permit have been met.
E A site plan is required with each application. The level of detail required on the site plan will
be determined at the pre -application meeting based on the proposed use.
0 The street address and legal description of the property affected.
0 Any and all plans, information, operating data and expert evaluation necessary to clearly
explain the location, function and characteristics of any building or proposed use.
C A filing fee to cover the cost of review in accordance with the fee schedule adopted by
resolution of the City Council.
E Stamped envelopes addressed to all adjacent property owners within three hundred (300) feet of
the subject property boundary lines. (No return address please)
E Any supplemental requirements applicable for the requested conditional use permit.
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Page 12of96
City of Moab
Planning and Zoning Department
Correspondence
December 16, 2009
Memo To: Honorable Mayor and Members of the City Council
From: Planning Staff
Subject: Call for Public Hearing for Proposed Ordinance #2010-01
Amending Title 17.00, Zoning, Chapter 17.55, Hillside
Developments by Providing Exemptions for Government Projects
as Referred to Council by the Planning Commission
Background
It has been recognized by staff that future projects may be in violation of Moab Code
Chapter 17.55, Hillside Development. These include, but are not limited to water tanks,
flood control measures, and transportation projects.
The attached ordinance provides an amendment to Chapter 17.55 to include a review by
city staff prior to a review by Council for government projects consisting of
transportation, and other utility and public works projects. It expands the authority of
Council to grant exemptions to the development requirements when necessary and
streamlines the process for a review by staff and Council.
The Planning Commission reviewed numerous changes during a series of public
meetings that began on June 25, 2009 and culminated in a public hearing on September
10, 2009. Additional amendments to the ordinance were drafted and the commission
voted 5-0 on December 10, 2009, to recommend that Council approve the changes to
the Code.
Discussion
The changes are being proposed by city staff as an effort to clarify some of the
requirements of the current language in the code and allow an abbreviated time period
for approval of the types of projects mentioned above. The attached ordinance, as
shaped by the Planning Commission in five meetings, contains the many changes that
were discussed. Other minor changes that have been incorporated into the new text
include:
Chapter 17.55.060 subsection B, currently states that Council issues a grading permit to
the applicant. This is incorrect, and has been amended to read that a grading permit
must be obtained from city staff subsequent to the approval by council of the hillside
development permit.
Page 13of96
Moab Council
PL-09-161
Ordinance 2010-01
Hillside Regulations
December 16, 2009
page 2 of 2
Chapter 17.55.090, subsection B is amended to reference the definition of building
height in Chapter 17.55.020, Definitions.
For clarity, the antiquated term "adjunct" in the definitions of "Major development' and
"Minor development" in Chapter 17.55.020, Definitions, will be replaced with the
contemporary term, "related".
Process
Chapter 17.04.080 requires that a text amendment of the code be reviewed through a
public hearing before the Planning Commission. While the ordinance was discussed
over five meetings, the final hearing on this ordinance was during the regularly
scheduled meeting on December 10, 2009. The decision to recommend to Council to
approve the ordinance was made by the Commission in a 5-0 vote.
Chapter 17.04.100 provides that the Council may elect to hold a public hearing but it is
not a requirement of the code.
Recommendation
Staff recommends that these amendments be adopted. In addition to clarifying specific
code provisions, the added criteria for exemptions will ensure that the goals of the
hillside regulations are upheld and still provide a more rapid review for approval of
needed projects.
Alternatives
In its action, Council can:
1) Approve Ordinance #2010-01 as recommended by the Planning Commission;
2) A approve Ordinance #2010-01 with any changes necessary to satisfy provisions
of the Code or address concerns;
3) Table the application in order to satisfy needs for additional information.
p:\planning department \2009\correspondence \p1-09-161 hillside regulations amendment.docx
Page 14of96
ORDINANCE # 2010-01
AN ORDINANCE AMENDING THE CITY OF MOAB LAND USE CODE CHAPTER 17.55,
HILLSIDE DEVELOPMENTS AS APPLIED IN ALL ZONES
WHEREAS, the City of Moab General Plan ("General Plan") was adopted by the Moab City
Council on January 8, 2002, with Resolution # 01-2002, to serve as the guide for land
development decisions; and
WHEREAS, Titles 15, Buildings and Construction, 16, Subdivisions, and Title 17, Zoning, of the
Moab Municipal Code were adopted to implement the General Plan with a view to conserving
the value of buildings and encouraging the most appropriate use of land throughout the city; and
WHEREAS, the City of Moab ("City) from time to time has found it necessary to amend the
Code to provide contemporary planning concepts and terminology and to correct language that
is outdated or was adopted in error in an effort to make the code more usable by the general
public for development within the incorporated city limits; and
WHEREAS, City Staff has identified issues with the adopted code that must be addressed by
this amendment of Chapter 17.55, Hillside Developments; and,
WHEREAS, the City of Moab Planning Commission (the "Commission") reviewed ordinance
#2010-01 (formerly #2009-11) during a public hearing held on September 10, 2009, and
subsequently recommended to Council on December 10, 2009, adoption of said ordinance; and
WHEREAS, due notice was given that the Moab City Council ("Council") would meet to hear
and consider this ordinance on , 2010, to decide the merits of the proposed
amendments; and
WHEREAS, the City Council has heard and considered all evidence and testimony presented
with respect to the changes and has determined, subsequent to said public hearing that the
adoption of this ordinance is in the best interests of the citizens of the City of Moab, Utah.
NOW, THEREFORE BE IT ORDAINED BY THE MOAB CITY COUNCIL THAT Title 17,
specifically, Chapter 17.55, Hillside Developments, is hereby amended to read as follows:
Chapter 17.55.060 subsection B is hereby repealed and replaced with the following language to
read:
B. All minor development on slopes greater than fifteen (15) percent shall first be
reviewed by the Moab Planning Commission. The planning commission shall then
make a recommendation to the city council for review and approval. Prior to any
excavation or construction activity, a grading permit must be obtained from city staff.
AND, FURTHERMORE, Chapter 17.55.060, Hillside development permit required, shall be
repealed and replaced with:
17.55.060 Hillside development permit required.
Page 15of96
4-2
A. All major development on slopes in excess of fifteen percent shall require a
hillside development permit granted by the city council prior to any excavation or construction
activity. The planning commission shall first review proposed development and make a
recommendation to the city council.
B. All minor development on slopes greater than fifteen percent shall require a
hillside development permit granted by the city council prior to any excavation or construction
activity. The planning commission shall first review the proposed development and make a
recommendation to the city council.
C. Government Exemptions. Exemptions to this chapter may be granted to
government agencies under the following guidelines. Proposed development by the City of
Moab and other government agencies, are required to submit the appropriate documentation as
established in Chapter 17.55.070. The application shall be submitted to city staff for review and
recommendation to the City Council. Subsequent to review of the proposed project by staff, City
Council shall evaluate the project at the next available meeting. In granting an exemption, the
City Council may prescribe appropriate reasonable conditions and safeguards to ensure
compliance with the requirements of the Moab land development regulations.
Exemptions apply to necessary development of various public works and community
development projects including, but are not limited to, flood control structures such as dams and
retaining walls, water tanks and water conveyance systems, and structures such as bridges,
parking areas, and roadways for transportation projects. In the application of this section,
Council shall have the authority to grant exemptions to any of the requirements of this chapter
by applying the following review criteria.
1) The establishment, maintenance or operation of the proposed special exception is not
detrimental or injurious to the use and enjoyment of existing uses on adjacent properties;
2) The establishment, maintenance or operation of the proposed special exception use or
structure will not cause traffic hazards in the vicinity;
3) Adequate provision is made for surface water drainage, ingress and egress to the
property, and off-street parking;
4) Adequate public facilities and services are available for the proposed special exception
use or structure;
5) The application meets all special requirements as detailed within the zoning ordinance
for the specific special exception if any apply;
6) The use will not be detrimental to the public health, safety or welfare;
7) The location, nature and height of each building, wall and fence, the nature and extent
of landscaping on the site and the location, size, nature, and intensity of each phase of
the use and its access streets will be compatible with the appropriate and orderly
development of the district in which it is located;
8) The proposed use will not conflict with an existing or programmed public facility, public
service, school, or road;
9) The proposed use has the written recommendations and comments of the Public Works
and Engineering Departments;
10) The applicant has presented sufficient evidence of public need for the use.
D. Permit approval under this section shall not be required for preliminary plats that
have been approved by the city council prior to the adoption of the ordinance codified in this
chapter.
E. Upon review of a permit application for either major or minor development the
planning commission may, in addition to recommending approval or denial of the application,
Ordinance #2010-01
Page 16of96
submit to the city council recommendations as to conditions to be attached to the permit to
mitigate specific adverse impacts associated with the application.
F. The city council may approve the application as submitted; approve subject to
conditions; or deny the permit in full where the development does not meet the standards of this
chapter or other provisions of the Municipal Code.
AND, Chapter 17.55.090, subsection B is hereby repealed and amended to read:
B. All buildings constructed upon lands subject to this chapter shall be one story
only, or twenty feet maximum, in height. Height shall be measured as described
in Chapter 17.55.020, Definitions.
AND, FURTHER THAT the term "adjunct" in the definitions of "Major development" and "Minor
development" in Chapter 17.55.020, Definitions, shall be replaced with the term "related".
IN EFFECT IMMEDIATELY UPON PASSAGE.
PASSED AND APPROVED in open Council by a majority vote of the Governing Body of Moab
City Council on , 2010.
ATTEST:
Rachel Ellison, Recorder
Ordinance #2010-01
SIGNED:
David L. Sakrison, Mayor
Page 17of96
City of Moab
Planning and Zoning Department
Correspondence
PL-09-Ifi2
December 16, 2009
Memo To: Honorable Mayor and Members of the City Council
From: Planning Staff
Subject: Call for Public Hearing for Proposed Ordinance #2010-02
Amending Chapter 10.04.230, Unlawful parking -Vehicles left
standing for more than forty-eight hours and overnight camping in
vehicles, as Referred to Council by City Staff
Background
A recurring problem faced by police department staff members is habitual infringement
of the regulations that manage parking on the public right-of-way. This occurs especially
in residential areas and leads to storing of trailers that are intended for utility and
recreational uses on narrow streets for very long periods of time. The current writing of
portions of Code Chapter 10.04.230 provides the police department personnel with
inadequate enforcement tools.
Discussion
The attached ordinance specifically amends Chapter 10.04.230 to include improved
standards that can be used by law enforcement officials. The proposed changes deal
with repeat offenders and reduce the time allowed for parking trailers on the public right-
of-way. The new regulations are intended to bring about a reduction in the blight
appearance of some of these publically stored trailers and increase traffic safety. In
addition, these changes:
Provide updated definitions for face block, inoperative vehicle, and recreational vehicle
that includes travel trailer, pick-up coach, motor home, camping trailer, and utility
recreation trailer;
Recommendation
Staff recommends that this amendment to the traffic code be adopted. In addition to
clarifying and updating this specific code section, the reduction in the time allowed to
park such vehicles on the street and additional enforcement tools will aid in maintaining
clean and safe streets.
Alternatives
In its action, Council can:
1) Approve Ordinance #2010-02 as written;
Page 18 of 96
Moab Council
PL-09-162
Ordinance 2010-02
Parking regulations
December 16, 2009
page 2 of 2
2) A approve Ordinance #2010-02 with any changes necessary to satisfy provisions
of the Code or address concerns;
3) Table the application in order to satisfy needs for additional information.
p:\planning department \2009\correspondence \p1-09-162 cc park trailers.docx
Page 19of96
CITY OF MOAB
ORDINANCE # 2010-02
AN ORDINANCE AMENDING TITLE 10. VEHICLES AND TRAFFIC, SPECIFICALLY
CHAPTER 10.04, VEHICLE CODE, AND MORE SPECIFICALLY, CHAPTER
10.04.230, UNLAWFUL PARKING -VEHICLES LEFT STANDING FOR MORE THAN
FORTY-EIGHT HOURS AND OVERNIGHT CAMPING IN VEHICLES.
WHEREAS, the Vehicle Code was adopted to provide a codified reference of all regulations
established by the Moab City Council relating to the operation and parking of motor vehicles and
other motorized or non motorized transportation vehicles and devices operated within the
jurisdiction of Moab City. The regulations contained within the code are intended to provide for
the safe and orderly movement of vehicle and pedestrian traffic on and about public streets,
alleys, and easements; and,
WHEREAS, historically, local law enforcement of traffic violations has been effectuated through
ordinances that basically set out provisions of the Municipal Code, the state statute known as
the Utah Vehicle Code (UVC) or through adoption by reference of the rules and procedures
promulgated by the Uniform Traffic Code (UTC); and,
WHEREAS, the City of Moab has seen an increase in the number of recreational vehicles,
boats, and utility trailers parked on neighborhood streets that are now used as storage for such
large items; and,
WHEREAS, these vehicles often remain for extended periods of time and are moved only when
a complaint is registered; and,
WHEREAS, the City Council ("Council") of the City of Moab finds that long term parking of
inoperative and unattended vehicles and detached trailers is a nuisance in neighborhoods, by
impeding the cleaning of streets, adding trash to the neighborhoods, and hindering traffic safety
within the corporate limits of the City of Moab; and,
WHEREAS, the intent of this ordinance is to reduce the impacts from parking certain
recreational vehicles, unattached trailers, and other vehicles on City of Moab rights -of -way for
the purposes of storage; and,
WHEREAS, this ordinance will improve traffic safety by decreasing congestion on public streets
and increase the visual aesthetics of neighborhoods; and,
WHEREAS, Council, in accordance with the ordinances of the City of Moab and Utah State
Law, has given the required notices and held the required public hearing regarding this
amendment of the Land Use Code on , , 2010; and,
WHEREAS, this ordinance shall take effect immediately from and after its passage and
publication in accordance with the provisions of the ordinances of the City of Moab and it is
accordingly so ordained; and,
Page 20 of 96
Draft Ordinance 2009
November 17, 2009
Page 2 of 3
WHEREAS, the Council finds that it is in the public interest to amend the code in an effort to
protect the character of neighborhoods, and increase traffic safety and decrease neighborhood
blight by curtailing the use of neighborhood streets as storage facilities for various vehicles and
trailers.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF MOAB
pursuant to Utah Code Annotated section 10-8-84, and UCA 41that, Title 10.0, Vehicles and
Traffic, Code Chapter 10.04, Vehicle Code, Section 10.04.230, Unlawful parking, is repealed
and amended with the adoption of the following new language:
"10.04.230 Unlawful parking -Vehicles left standing for more than forty-eight hours and
overnight camping in vehicles.
A. It is an infraction for any person, company, or corporation to park or to cause to park or
leave standing any inoperative vehicle, truck, recreation vehicle, or trailer on any public road,
street, alley or municipal property any motor vehicle except for loading or unloading of
equipment. In no instance shall the vehicle be parked for a period of time that will exceed four
(4) consecutive hours. Any vehicle so parked or left standing may be fined, impounded or
removed by any regularly employed and salaried officer of the police department of the City of
Moab.
B. It is unlawful to park any vehicle or motor home on a public road, street, alley, or lot, other
than designated recreational vehicle parks, for human habitation or overnight camping. Any
vehicle or mobile motor home so parked or left standing may be fined, impounded or removed
by a peace officer or designated official.
C. For purposes of impoundment and removal, an officer may, after making a reasonable effort
to locate the owner, may impound and remove any motor vehicle which has been unmoved for
four (4) consecutive hours. The cost of impoundment and removal shall be charged to the
owner or any person who claims the impounded motor vehicle.
D. The presence of any motor vehicle on any street when standing or parked in violation of this
chapter of the code is prima facie evidence that the registered owner or lessee of such vehicle
parked the same, or that the driver was acting as the agent of the owner or lessee.
E. No vehicle or trailer that has been involved in a violation of this section shall be relocated on
the street for a period of not less than 10 months and shall not be relocated within one face
block of the previous location.
F. A second offense at any time subsequent to the initial violation constitutes a repeat offense.
Repeat offenders shall be prosecuted under Moab Code Chapter 10.04.250.
AND, FURTHER THAT the following terms shall be included in Chapter 10.04.020, Definitions,
to read:
"Face block" is a section of street including both sides of the pavement that extends from one
corner to a subsequent corner of an intersecting street.
"Inoperative vehicle" is defined as any vehicle that is unlicensed or unregistered, and/or is
unable to be operated because of needed mechanical or other physical repairs.
Ordinance #2010-02 Page 2 of 3
Page 21 of 96
Draft Ordinance 2009
November 17, 2009
Page 3 of 3
"Recreational vehicle" means any of the following:
1. "Travel Trailer" a vehicular, portable structure built on a chassis,
designed to be used as a temporary dwelling for travel, recreational, and vacation uses,
permanently identified "Travel Trailer" by the manufacturer of the trailer.
2. "Pick-up Coach" a structure designed to be mounted on a truck
chassis for use as a temporary dwelling for travel, recreation and vacation.
3. "Motor Home" a portable, temporary building to be used for travel,
recreation and vacation, constructed as an integral part of a self-propelled vehicle.
4. "Camping Trailer" a folding structure, mounted on wheels and
designed for travel, recreation and vacation uses.
5. "Utility recreation trailer" is a trailer towed behind a vehicle that may or may not be
designed to provide temporary quarters for eating and sleeping but is primarily utilized to
transport recreation equipment such as OHVs, and motorcycles of every type, supplies,
or boats, rafts, four wheel drive vehicles, and snowmobiles.
EXISTING TEXT:
10.04.230 Unlawful parking -Vehicles left standing for more than forty-eight hours and overnight
camping in vehicles.
A. It is an infraction for any person to park or leave standing on any public road, street, alley or
municipal property any motor vehicle for forty-eight or more consecutive hours, and any vehicle
so parked or left standing may be fined, impounded or removed by the a peace officer or
designated official. For purposes of impoundment and removal, a peace officer or designated
official may, after making a reasonable effort to locate the owner, impound and remove any
motor vehicle which has been unmoved for forty-eight consecutive hours. The cost of
impoundment and removal shall be charged to the owner or any person who claims the
impounded motor vehicle.
B. It is unlawful to park any vehicle or mobile home on a public road, street, alley, or lot (other
than designated recreational vehicle parks) for human habitation or overnight camping. Any
vehicle or mobile home so parked or left standing may be fined, impounded or removed by a
peace officer or designated official. For purposes of impoundment and removal, a peace officer
or designated official may, after making a reasonable effort to locate the owner, impound and
remove any motor vehicle which has been unmoved for forty-eight consecutive hours. The cost
of impoundment and removal shall be charged to the owner or any person who claims the
impounded motor vehicle.
Ordinance #2010-02 Page 3 of 3
Page 22 of 96
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BUSINESS NAME: it 00) TI 775a
OWNER'S NAME ifXJ 3rOwY1
MAILING ADDRESS:
PROPOSED USE OF STRUCTURE: C.Gk:_, EA vLl
TYPE OF STRUCTURE: U, (C 9 �L
ADDRESS OF PROPOSED STRUCTURE'S LOCATION
I (THE PROPERTY OWNER) AGREE TO ALLOW THE MOVED -ON STRUCTURE ON MY
PROPERTY FOR THE TERM OFTHIS PERMIT. PROPERTY OWNER'S SIGNATURE:
BUSINESS PHONE:
OWNER'S PHONE:
S ► _C_ u C� 1Dia,
NAME OF PROPERTY OWNER (PRINT): Av k V \ `1 0,w � G 5
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LOCATION OF RESTROOM FACILITIES'
la$ N M a..l rn
SIGNATURE OF OWNER APPROVING
USE OF RESTROOM FACII ITIES:
COMPLIES WITH MOVED -ON STRUCTURE ORDIN: ACE: AYES ❑ NO
ZONE: G
Zoning Administrator's Signature: Itinijk., ,
BUILDING PERMIT REQUIRED: ❑ YES0
BUILDING INSPECTOR'S SIGNATURE:
I
DATE APPROVED BY CITY COUNCIL
SIGNATURE OF CITY RECORDER
MOVED -ON STRUCTURE TERM:
FROM 0/70 To g7/70
Required inspections on back. I
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D-ON STRUCTURE FEE:
1 c o STATE TAX:
$375.00
3.75
$378.75
PAYMENT RECEIVED
CITY OF MOAB
DEC 2 A 20C9
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Fuoco Pizza
Tad Brown, owner
Moab City Counsel Proposal
This document is a brief summation of Fuoco Pizza and proposed business operations
in the City of Moab, Utah. If there are further questions about the operations or mission
of Fuoco Pizza please contact me so I may completely answers any questions that may
arise.
WHO WE ARE
Fuoco Pizza is a family owned and operated business in the State of Utah. We are
committed to the highest standards of product quality, customer service and community
involvement.
As a certified pizzaolo from the Verace Pizza Association (VPA), I have been trained in
the art of making traditional Napoletana Pizza. Every aspect of Fuoco Pizza's
operations is in compliance to the VPA standards. The dough is hand worked from start
to finish keeping the dough airy and chewy. The dough and tomatoes are imported from
the Naples region of Italy to ensure the flavors and textures, that make authentic
Napoletana Pizza. Our basil is fresh and local to Utah, and we are striving towards the
same for our Mozzarella chesse. Our oven is imported from Italy and is able to reach
the high temperatures needed to create our pizza. The shallow dome and low walls
heat efficiently allowing us to create a pizza in two minutes cooking time, with very little
wood use.
I have been in the food service industry off and on for the last twenty years. I have
worked from the kitchen to the dining room, and from busboy to manager. Over my
years of experience, customer service has remained the most important aspect of any
business. Customer service is as simple as listening to a complaint, excepting a
compliment, remembering a name, and finding a solution that works for all. We all
expect to be treated with fairness and respect, regardless of the circumstances. At
Fuoco Pizza the client can expect a high level of service and attention to quality and
detail.
OPERATIONS
This section is presented as bullet points to simply address each topic. If more
explanation is needed please refer to the attached pictures and or contact me.
• Description- wood oven mounted on an 65x10' trailer, with plumbing and electrical self
contained. Total area usage is the equivalent of two parking spaces. We are
completely mobile and with a low visual profile. Please see the attached pictures.
• Menu- the menu consists of three simple pizzas:
Page 25 of 96
Breakfast
Flat Bread with choice of toppings, cinnamon/sugar with raisins and walnuts, or
egg and cheese 5.00
Lunch
Marinara-crushed tomatoes, basil, garlic, oregano and olive oil 6.00
Margherita- the marinara with mozzarella and parmesan 6.00
Bianca- olive oil, garlic, oregano, basil, mozzarella and parmesan 6.00
As product becomes available then toppings may become an option.
Drinks will be available as well
• Employee's- I will be the only employee for Fuoco Pizza. If there becomes a need for
extra help then I will explore the idea of an extra employee. However since we are a
family owned business there are a number of options available.
• Duration of Business- March 1st to September 1st.
• Hours of Operation- 7am to 12pm, with a break during the heat of the day.
• Days of Operation- Monday -Sunday
• Customer Environment- seating will be available
• Refuse and Recycling -all of our trash is able to be recycled, this will be taken care of
during breaks or days off, at a local facility or in Salt lake if necessary.
• Wood Use- the oven burns about a quarter cord every two weeks, and less when the
weather is warm.
• Grey Water and Ashes- although the ashes are minimal due to the high temperature
of the oven, all ashes are stored on a fire proof container until cool and properly
disposed of. Grey water will be drained per code and specifications, usually in a RV
dump.
Summary
Fuoco Pizza is a simple concept that works. Our vision of community, values, and
success stem from the idea that, "simple" is more manageable, producing a better
product and easier to sustain. A simple product for a simple price, a simple "thank you"
at the end of the day seems to go along way.
My intent in moving my business to Moab for the summer of 2010, is a scouting
mission. I have a young family with another young boy on the way. My wife and I have
been looking for a place to settle into, grow roots with ties to the community. If Fuoco
Pizza and Moab turn out to be a good match then we would look into more permanent
arrangements. I sincerely hope that this is the case.
Thank you for reviewing this proposal, and as previously mentioned, if there are any
questions or concerns please contact me via the information listed below.
Page 26 of 96
Sincerely,
Tad Brown
Fuoco Pizza
I L k i T 41
Page 27 of 96
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Page 38 of 96
December 11, 2009
Mayor David Sakrison
Moab City
Moab, UT
84532
Dear Mayor Sakrison,
I Jeanette Kopell would like to extend my term on the Moab City Planning and Zoning
Commission. I have enjoyed my term and would like to continue serving the public in this
capacity.
Thank You,
Jeane Kopell
Moab City
Board Appointments
Date of Appointment
(Council Meeting) 1/12/2010
Board Name
Term Length
Term Expiration
Name
Address
Telephone #
Notes
Replaces Previous
Board Member
Mayor's Signature
Planning Commission
5 Years
12/31/2014
Board Member Person/ Info
Jeanette Koppell
P.O. Box 820
259-5194
Jeanette Kopell
Please Return to Moab City Recorder's Office
Page 40 of 96
Moab City
Board Appointments
Date of Appointment
(Council Meeting) 1/12/2010
Board Name
Term Length
Term Expiration
Name
Address
Telephone #
Notes
Replaces Previous
Board Member
Mayor's Signature
Grand County Solid Waste District
4 Years
12/31/2013
Board Member Person/ Info
Dan Stenta
217 E. Center Street
259-5121
Dan Stenta
Please Return to Moab City Recorder's Office
Page 41 of 96
CITY OF MOAB
217 EAST CENTER STREET
MOAB, UTAH 84532-2534
MAIN NUMBER (435) 259-5121
FAX NUMBER (435) 259-4135
Memorandum
To: Honorable Mayor and City Councilmembers
From: Rachel Ellison, City Recorder/Assistant City Manager`
Date: 01/07/2010
Re: Workers' Compensation Insurance Bid
MAYOR: DAVID L. SAKRISON
COUNCIL: KYLE BAILEY
SARAH C. BAUMAN
JEFFREY A. DAVIS
GREGG W STUCK'
ROB SWEETEN
Mayor and Council:
In response to a Request for Proposals for Workers' Compensation Insurance, two proposals were
received by the bid deadline. I recommend that we award the bid to the Utah Local Government's
Trust (ULGT) in the amount of $40,179.53. ULGT was the lowest proposal and we have been very
pleased with the service that ULGT provides on our liability and auto insurance policies. We will also
receive a safety grant calculated as a percentage of our overall premiums to ULGT in excess of
$3,000 to be used on safety equipment. In addition to saving money, I think we will be very pleased
with the increased customer service as well as more efficient claims processing.
Please let me know if you have any questions.
REC-MEM-10-01-004
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Bid Opening December 23, 2009
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Page 43 of 96
City of Moab Recorder's C5
To: Moab Governing Body
From: David Olsen
CC: Donna Metzler
Date: January 7, 2010
RE: Transportation Enhancement Grant Approval
Please put the following on the next City Council agenda:
Approval of the Transportation Enhancement Grant application,
approval of the statement of intent to fund and maintain the project if
awarded, and approval of Resolution 01-2010 (see attached
documents):
Note: The City of Moab wrote a letter of intent to UDOT requesting
$500,000 to improve Lions Park. The City of Moab made the first cut
of applications. The City's match would be $120,000 that will need to
be budgeted. The improvements include installing paths and trails, a
restroom, bike racks, signs and some landscaping. The Transportation
Enhancement application is due January 14tn
Page 44 of 96
Resolution #01- 2010
A RESOLUTION OF SUPPORT AND COMMITMENT FOR THE LIONS PARK TRAIL
AND TRANSIT HUB TRANSPORTATION ENHANCEMENT GRANT APPLICATION
WHEREAS, Moab City is applying for Transportation Enhancement funding to install trails
parking areas, bike racks, signage and restrooms at Lions Park; and
WHEREAS, if the City were to be awarded such funding it would need to commit to the
following:
• Commitment to 20% match and any overmatch,
• Commitment to fund project scope document, environmental, right-of-way and
utility clearances and design, if applicable
• Commitment that the project will be ready for advertisement in STIP year applied
for.
• Commitment to pay for all cost overruns,
• Commitment to reimburse UDOT/FHWA for all federal funds used if sponsor
cancels project,
• Commitment to pay UDOT any and all review or permit fees as necessary.
NOW THEREFORE, we, the Governing Body of the City of Moab do hereby resolve to
commit to the above listed conditions.
Passed and adopted by action of the Governing Body of the City of Moab in open
session this 12th day of January, 2010.
SIGNED:
David L. Sakrison, Mayor
ATTEST:
Rachel Ellison, Recorder
Resolution #01-2010
Page 1 of 1
Page 45 of 96
5-9
Transportation Enhancement Fund
STATEMENT OF I NTENT TO FUND AND MAI NTAI N
Lions Park Trail and Transit Hub
I, the undersigned, do hereby affirm that, Moab City, hereafter known as "Sponsor", will; 1.
Provide all necessary matching funds for federal oversight, state and federal agency approvals,
design, construction, and if necessary additional cash funds to pay for construction change orders
or overruns; 2. Pursue reasonable progress to implement the project per the Transportation
Enhancement Program Policy for all tasks under control of the Sponsor; 3. Provide for long-term
maintenance to sustain the proposed Transportation Enhancement project, and assume legal
liability for the project. Sponsor also affirms that use of federal enhancement funds will result in a
fully completed and functional project, as described in the application, for use by the general
public on a not -for -profit basis, and that adequate enforcement regulations and support will be
provided to maintain accessibility. Finally, Sponsor affirms to abide by all requirements of
Federal Aid Highway projects, including, but not limited to, environmental regulations, labor
and civil rights laws, applicable federal design standards, and will adhere to all applicable laws,
ordinances and fiscal management standards.
Sponsor acknowledges Enhancement funds come from a state -administered, federal
reimbursement program; that UDOT collects and administers all funds. Sponsor also
understands projects are to be bid for construction no later than 24 months beyond
funded STI P year or the project may be subject to corrective actions or recommended to
be canceled by UDOT, in which case the Sponsor shall pay for additional administrative
program costs or all accrued project costs without federal fund cost sharing.
(The signee below must have authority for and in behalf of the application Sponsor.)
David Sakrison
Name (Type or Print Legibly) Attest
Signature Date
Page 46 of 96
City of Moab
217 East Center Street
Moab, Utah 84532-2534
Main Number (435) 259-5121
Fax Number (435) 259-4135
Memorandum
To: Moab City Council
From: John Geiger
Date: 1/8/10
Re: Proposed Recreation Facility Fee Adjustments
Mayor: David L. Sakrison
Council: Kyle Bailey
Jeffrey A. Davis
Keith H. Brewer
Gregg W. Stucki
Rob Sweeten
The Moab City Recreation Department recommends adjustments to Resolution 07-99 - A Reso-
lution Establishing Fees for Recreation Facilities. Currently proposed are fee adjustments for the
Center St Gym and Center St Ballpark. Adjustments to MARC fees were approved in 2009
along with the establishment of fees for the Moab Teen Center.
Recommended increases update the 10 year -old rates and establish daily maximum rates.
John Geiger
Recreation Coordinator
P
5-10
Resolution #02-2010
A RESOLUTION ESTABLISHING FEES FOR RECREATION FACILITIES
Whereas, the Moab City Council deems it necessary to amend and adopt fee schedules for various
recreation facilities;
NOW THEREFORE, WE, THE GOVERNING BODY OF THE CITY OF MOAB DO HEREBY
ADOPT A FEE SCHEDULE FOR VARIOUS RECREATION FACILITITES AS FOLLOWS:
1. Center St Gym
Private use by residents of Grand County (non-commercial) $15/hr $90/day
Private use by Non -Grand County Residents (non-commercial) $30/hr $180/day
Commercial use $55/hr $330/day
2. Center St Ballpark (includes use of entire Park)
Non-profit/Residential use (no admission fee) $75/day
Non-profit/Residential use (w/ admission fee) $100/day
Commercial use (no admission fee) $200/day
Commercial use (w/ admission fee) $325/day
3. Tournament rates shall be negotiated between the Recreation Coordinator and the Tournament
Organizer. All tournaments shall pay a refundable cleaning/security deposit prior to the beginning
of the tournament.
4. Refundable cleaning/damage deposit (refund based on damage) $200/event
5. Damage deposits may be assessed for high -impact use at the discretion of the Recreation
Coordinator.
This resolution shall take effect immediately upon passage.
Passed and adopted by action of the Governing Body of the City of Moab in open session this l 2th
day of January 2010.
City of Moab
Mayor David L. Sakrison
Attest:
Rachel Ellison
City Recorder
Resolution #02-2010 Page 1 of 1
Page 48 of 96
5-10
Resolution #03-2010
A RESOLUTION APPROVING THE DRINKING WATER SOURCE PROTECTION PLAN
FOR THE LIONSBACK DEVELOPMENT.
WHEREAS, the City of Moab is the owner and operator of a public drinking water system that
supplies high quality drinking water to city residents and businesses; and
WHEREAS, it is in the City's best interest to ensure the future quality of its drinking water though the
regulation and monitoring of all activities that represent a potential contamination threat to the supply
aquifer; and
WHEREAS, the Lionsback development project, due to its location over the aquifer, is subject to
special requirements pertaining to any use or activity therein that represents a potential contamination
source; and
WHEREAS, the pre -annexation agreement by and between the City and the Lionsback development
project requires the preparation and approval of a site specific drinking water source protection plan;
and
WHEREAS, the development team of the Lionsback project and the City Engineering Department
have jointly developed a formal site specific plan entitled the Lionsback Development Drinking Water
Source Protection Plan, and dated January, 2010;
WHEREAS, the City has reviewed said plan and found that it provides for the appropriate mitigation
of all current and foreseeable potential contamination sources associated with the development site;
NOW THEREFORE, we, the Governing Body of the City of Moab do hereby approve and adopt that
plan entitled the Lionsback Development Drinking Water Source Protection Plan, and dated January,
2010, which will be applicable and enforceable by the City, the Lionsback Developer, and the
Lionsback Homeowners Association, within the limits of the Lionsback development.
Passed and adopted by action of the Governing Body of the City of Moab in open session this
12th day of January, 2010.
SIGNED:
David L. Sakrison, Mayor
ATTEST:
Rachel Ellison, Recorder
Resolution #03-2010
Page 1 of 1
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LIONSBACK
DRINKING WATER SOURCE PROTECTION PLAN
For the
Lionsback Master Planned Development Project
Sand Flats Road Moab, Utah
Revision #1
January 2010
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January 13, 2010
(THIS PAGE INTENTIONALLY LEFT BLANK)
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LIONSBACK DEVELOPMENT DWSPPI
PREFACE
Title
The official title of this document is Drinking Water Source Protection Plan for the
Lionsback Master Planned Development Project. For convenience the terms
"Lionsback Drinking Water Source Protection Plan", "Lionsback DWSPP", or the
"Plan" may be used when referring to this document.
Introduction
The Lionsback development project is situated in an area where surface activities
may have an effect on the underlying groundwater, referred to as the Glen Canyon
Aquifer. This aquifer yields very high quality water and is the sole source of
drinking water serving the residents of the City of Moab and outlying
unincorporated areas.
The risk of a negative impact on the aquifer from the Lionsback
development is very low. However, the City of Moab, as the land use authority and
the public drinking water provider, and the owners/ developers of the Lionsback
project have both recognized the need to mitigate risks attributable to the use and
development of the project to the best extent practicable. The Lionsback Drinking
Water Source Protection Plan is designed to identify potential risks and provide
specific mitigation measures and requirements.
Development and Approval
The Lionsback Drinking Water Source Protection Plan has been developed jointly
by the Lionsback design team and the City of Moab. The format and content are
based on the requirements of the Lionsback Pre -Annexation Agreement (2008), and
information provided by the GROUND WATER SOURCE PROTECTION USERS'
GUIDE (Utah Division of Drinking Water, 2005). The Plan has been approved and
adopted by the Moab City Council by Resolution, and the requirements of the plan
are binding on the current and future owners of all or any part of the Lionsback
development. The components of the Plan will be deemed to be included in the
Lionsback Development and Phasing Agreement and enforceable by the City in the
manner provided for in the Development Agreement. In addition, the Plan will be
referenced in the Lionsback Homeowners Association Declaration of Covenants,
Conditions and Restrictions and will be monitored and enforced by the Lionsback
HOA.
Revision History
It is anticipated that corrections and revisions to the Lionsback Drinking Water
Source Protection Plan may be required as the development progresses. All
changes to the document must be formally approved by the City of Moab and with
each approved modification; a new version shall be prepared. Each revised version
shall be identified by a number and date. (e.g. Revision #1, January 2010)
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January 13, 2010
(INSERT COPY OF SIGNED RESOLUTION AFTER THIS PAGE)
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TABLE OF CONTENTS
PLAN SUMMARY
HOW TO USE THIS PLAN
CHAPTER 1 - ADMINISTRATION
Section
101 Applicability
102 Designated Person
103 Submittal Requirements
104 Review and Approval Procedures
105 Maintenance & Record Keeping
106 Enforcement Provisions
CHAPTER 2 - DEFINITIONS
Section
201 General
202 Definitions
CHAPTER 3 - DRINKING WATER SOURCE PROTECTION
Section
301 General
302 Contamination Process Described
303 Potential Contamination Sources
CHAPTER 4 — MANAGEMENT PLAN FOR EXISTING POTENTIAL
CONTAMINATION SOURCES (PCS'S)
Section
401 General
402 Existing PCS's
403 Preconstruction Management Controls
CHAPTER 5 - MANAGEMENT PLAN FOR FUTURE POTENTIAL
CONTAMINATION SOURCES (PCS'S)
Section
501 General
502 Temporary PCS's
503 Future PCS's
504 Construction Controls and Long Term Measures
CHAPTER 6 — INFRASTRUCTURE CONSTRUCTION REQUIREMENTS
Section
601 General
602 Developer Responsibilities
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January 13, 2010
603 Contractor Responsibilities
604 Submittals
605 Sign -off Procedure
606 Potential Contamination Sources Identified
607 Required Mitigation Measures
608 Record Keeping
609 Contingency Plan
CHAPTER 7 — BUILDING CONSTRUCTION REQUIREMENTS
Section
701 General
702 Developer Responsibilities
703 Contractor Responsibilities
704 Submittals
705 Sign -off Procedure
706 Potential Contamination Sources Identified
707 Required Mitigation Measures
708 Record Keeping
709 Contingency Plan
CHAPTER 8 — PROPERTY OWNERS' REQUIREMENTS
Section
801 General
802 Developer Responsibilities
803 Property Owner (Individual) Responsibilities
804 Property Owners Association Responsibilities
805 Submittals
807 Sign -off Procedure
808 Potential Contamination Sources Identified
809 Required Mitigation Measures
810 Record Keeping
811 Contingency Plan
CHAPTER 9 - PLAN UPDATES
Section
901 General
902 Procedure
LIST OF TABLES
Table 303.1: Inventory of Existing PCS's for Lionsback Development
Table 303.2: Inventory of Future PCS's for Lionsback Development
LIST OF APPENDICES
Appendix A: Lionsback Pre -Annexation Agreement — Section 8.0 Drinking
Water Source Protection
Appendix B: City of Moab - Drinking Water Source Protection Zone Map for
Skakel Spring
v
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LIONSBACK DEVELOPMENT DWSPPI
Appendix C:
Appendix D:
Appendix E:
Appendix F:
Appendix G:
Appendix H:
Lionsback Resort Preliminary Site Plan
EPA National Primary & Secondary Drinking Water Standards
List of the Most Common Potential Contamination Sources (State
of Utah, Division of Drinking Water)
Phase 1 Environmental Site Assessment (portions)
Lionsback Resort Preliminary Drainage Plan
Preliminary Geologic and Geotechnical Site Assessment —
Buckhorn/Geotech (portions)
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LIONSBACK DEVELOPMENT DWSPP i January 13, 111
PLAN SUMMARY
The Lionsback Master Planned Development project, (referred to as the "Lionsback
Development", the "Development", or the "project") is situated in an area where surface
activities could potentially have an effect on the public drinking water supply for the
City of Moab. The proposed development will involve some temporary and permanent
activities and land uses that are considered to be a Potential Contamination Source
(PCS). After careful study, the City determined that the threat of contamination from
the proposed development is very low; however the City of Moab and the Developer
have agreed that protective measures should be implemented in connection with the
build -out of the Development to further minimize threats to the aquifer.
This document, Lionsback Drinking Water Source Protection Plan, (referred to as the
"Lionsback DWSPP" or the "Plan"), has been developed for the primary purpose of
identifying all possible potential contamination sources associated with the
Development and establishing appropriate mitigation measures. The Lionsback DWSPP
is specific to the development site and the associated improvements. The plan is
supplemental to all other general drinking water source protection requirements that
exist in City, County, State, and Federal regulations. Conformance with the Lionsback
DWSPP is required for all activities and uses that occur on the project site, and are
associated with the Development.
The Plan provides an explanation of how contamination of the aquifer could potentially
occur, and the term potential contamination source (PCS) is defined and the concept
explained. This background information should enable all plan users to gain a basic
understanding of the groundwater protection issues associated with the project site.
The plan contains an inventory of all existing and future PCS's anticipated for the
Lionsback project and indentifies the specific mitigation measures that will be
employed to minimize the small risk presented by the development. The primary
responsibility for implementation, monitoring and maintenance of mitigation measures
will initially be that of the Developer and the responsibility will be transferred to the
Homeowners Association as the project is built out.
Chapters specific to the Infrastructure Construction phase and the Building Construction
phase have been included that cover these activities in detail. Each chapter outlines the
possible contamination sources anticipated and describes the specific mitigation
measures that will be implemented. For each type of construction; individual roles and
responsibilities are specified and enforcement authorities and procedures are
established.
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In Chapter 8, the plan addresses the long term management and control of the ongoing
potential contamination sources associated with the development. The planned
management strategy includes measures such as design controls, special requirements,
construction protocols, prohibited practices, maintenance requirements, and education.
Procedures for periodic evaluation and updates to the overall plan have been included to
ensure that the mitigation measures continue to be effective in their implementation and
maintenance.
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LIONSBACK DEVELOPMENT DWSPP January 13,111
How to Use This Plan
It is important that all parties who are required to comply with this plan understand their
roles and responsibilities in the implementation of the overall mitigation plan. The plan
has been broken down into Chapters and Sections to assist all plan users in quickly
locating the information necessary for them to perform their roles. Some provisions of
the plan apply only to specific parties, or persons engaged in specific activities. The
following paragraphs should prove helpful in determining your role.
If you are a representative of the project Developer:
You should become familiar with the entire plan as you play a key role in the
monitoring and enforcement of many elements of the plan, especially if you have been
assigned the role of Designated Person.
If you are a contractor performing infrastructure improvements (grading, roads,
utilities) work on the project:
You should read through Chapters 1 — 5, which provide information applicable to
everyone, and you should become very familiar with Chapter 6, which outlines your
specific responsibilities and provides detailed information on submittals, procedures,
specific requirements, and record keeping.
If you are a contractor performing building construction work or site
improvements on an individual lot within the Development:
You should read through Chapters 1 — 5, which provide information applicable to
everyone, and you should become very familiar with Chapter 7, which outlines your
specific responsibilities and provides detailed information on submittals, procedures,
specific requirements, and record keeping.
If you are the owner of an individual lot or unit within the development:
You should read through Chapters 1 — 5, which provide information applicable to
everyone, and you should become very familiar with Chapter 8, which covers
mitigation measures that will apply to you.
If you are a representative of the Homeowners Association:
You should become familiar with the entire plan as you play a key role in the
monitoring and enforcement of many elements of the plan. Chapter 8 covers the HOA's
specific roles and responsibilities.
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If you are a concerned citizen not directly involved in the Development in some
manner:
Chapters 1 - 5 provide a good overview of the overall mitigation plan for the
Development. If you are interested in detailed requirements of the plan that apply to
specific activities, refer to Chapters 6 — 8
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CHAPTER 1
ADMINISTRATION
Section 101
Applicability
The provisions of this plan shall apply to all property owners and all activities
associated with the Lionsback Development occurring on the project site. The plan
applies to both permanent uses, such as the use and occupancy of a dwelling unit; and
temporary uses such as construction activities and special events. Covered activities
include but are not limited to the following: construction activities such as site grading,
underground utility work, road construction, and building construction; landscaping,
activities associated with residential uses such as painting, yard maintenance, car
washing, and similar activities.
Section 102
Designated Person
Upon approval and adoption of this plan, by action of the City Council, the Developer
shall designate a responsible parry for the purposes of implementation and conformance
with this plan (referred to as: the "Designated Person"). The Developer's Designated
Person must be someone who has the authority to direct activities on the site and must
be able to be contacted within a reasonable amount of time. The assignment of the
Designated Person shall be in writing submitted in accordance with Section 103. The
designees may be changed over the course of the project; however any change will not
be effective until the City receives a letter from the Developer requesting a change of
designees.
Section 103
Submittal Requirements
103.1 Initial Submittals — Within 60 days following Council's approval of this plan,
the Developer shall submit to the City Public Works Director (with copies to the City
Planning and Engineering Depaitments) a letter designating one person as Designated
Person and one person as an alternate contact.103.2 Additional Submittals — Further
submittals providing specific information for particular activities will also be required.
Information regarding the content, timing, and procedure for additional submittals can
be found in the corresponding section of Chapters 6, 7, or 8 as applicable.
Section 104
Review and Approval Procedures
Procedures for the review and approval of required submittals are detailed in the
corresponding sections of Chapters 6, 7, & 8.
Section 105
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Maintenance & Record Keeping
All required mitigation measures and practices implemented on site shall be maintained
or replaced as necessary to ensure that they function as intended. All mitigation
measures shall be inspected on a regular periodic basis by the Designated Person. The
appropriate length of time between inspections will vary depending on the actual
measure and the nature of the hazard that is being mitigated, but in no case shall the
time period between inspections exceed 30 days. For every round of inspections an
inspection report shall be completed by the Designated Person on a standardized form.
Copies of all inspection reports shall be retained by the Designated Person and made
available to City or Building Department staff upon request. Records will be available
for a period of 30 days following the termination of the particular mitigation measure or
90 days following the date of the inspection; whichever comes first.
Section 106
Enforcement Provisions
106.1 Enforcement Entities - All requirements of this Plan are enforceable by the City
of Moab, the Building Official, the Developer, and/or the Lionsback Homeowners
Association as applicable.
106.2 Stop Work Order - In the case of the City and the Building Department,
compliance with the requirements of this plan may be enforced by the issuance of a
Stop Work Order. If a Stop Work Order is issued, the Designated Person shall be
notified in writing and a brief description of the violation will be provided. When the
violation has been corrected to the satisfaction of the enforcing authority, the Stop Work
Order shall be withdrawn and the work may proceed.
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CHAPTER 2
DEFINITIONS
Section 201
General
For the purposes of interpreting and enforcing this Plan, the follow words or phrases
shall have the meaning ascribed to them in this Chapter
Section 202
Definitions
Building construction: All construction activities associated with the construction of a
building or other structure. Building construction includes only that site work
(earthwork, utilities, surface improvements, etc.) directly associated with the building or
structure. Building construction does not include site work intended to serve multiple
buildings, or the entire development.
Building Official: The officer or other designated authority charged with the
administration and enforcement of the building code, or a duly authorized
representative.
Contaminant: An undesirable substance not normally present, or an unusually high
concentration of a naturally occurring substance, in water or soil.
Contamination: The degradation of natural water quality as a result of man's
activities.
Designated person: The person appointed by the Developer, the Contractor, and/or the
Homeowners Association as appropriate to be the primary contact for all groundwater
protection issues and who is responsible for the conformance with the provisions of this
plan.
Developer: The Lionsback Development Company, LLC, their successors and assigns.
DWSP program: The program to protect drinking water source protection zones and
management areas from contaminants that may have an adverse effect on the health of
persons.
DWSP Zone: The surface and subsurface area surrounding a groundwater source of
drinking water supplying a Public Water System, through which contaminants are
reasonably likely to move toward and reach such groundwater source.
Homeowners Association or HOA: The duly created Lionsback Homeowners
Association. (see also Property Owners Association)
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Infrastructure construction: All construction activities associated with improvements
that serve the project as a whole and not just an individual building. Includes grading,
utility work, road construction, irrigation systems, and similar.
Lionsback DWSPP or Plan: This document.
Management Controls: Any action, other than structural mitigation measures,
intended to mitigate the hazards associated with a potential contamination source.
(Examples: educational brochures, contingency plan, policy prohibiting the use of
herbicides or pesticides)
Potential contamination source (PCS): Any facility or activity that may potentially
contaminate ground water.
Project Site: All land area included in the boundaries of the Lionsback Development.
Property Owner: Any record owner of real property located within the Lionsback
development.
Property Owners Association: (see Homeowners Association)
Source protection area: see DWSP Zone
Structural Mitigation Measure: Physical mitigation measures such as fencing,
containment areas, or similar. Term used to differentiate from non-physical mitigation
measures such as education.
Wellhead: The physical structure, facility, or device at the land surface from or through
which groundwater flows or is pumped from subsurface, water -bearing formations.
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CHAPTER 3
DRINKING WATER SOURCE PROTECTION
Section 301
General
Public drinking water systems obtain the water that they provide to users from springs,
wells, reservoirs, and/or rivers referred to as sources. State and federal regulations
require that public drinking water systems protect their drinking water sources from
degradation to the quality of the water it produces. The appropriate protective measures
vary widely depending on whether the source is surface water or ground water, the
location of the source, and many others. Protective measures come in many different
forms and can be non-structural (such as land use ordinances, public education, etc.) or
structural (such as fencing around wells & springs, enhanced requirements for sewer
pipelines, containment areas for hazardous materials, etc.) In all cases the goal is to
eliminate or minimize the risk of contamination of the source.
Section 302
Contamination Process Described
302.1 Hydrogeologic Setting - The Glen Canyon Aquifer is considered to be an
unprotected aquifer. This means that no impervious layer (thick layer of clay, shale, or
unfractured bedrock) is present between the ground surface and the ground water level
that would prohibit surface water from percolating down to the aquifer. In addition, the
rock formations that make up the aquifer (primarily the Navajo sandstone) are known to
be highly fractured. Fractures (cracks or joints in the rock) can provide an easy route for
water to flow through the bedrock. Therefore, the Glen Canyon Aquifer is described as
an unprotected, fractured bedrock aquifer. This means that any liquid or dissolvable
material present on the ground surface could flow downward to the aquifer with little or
no filtering. Due to this "hydrogeologic setting", the City has designated most of the
land surface above the aquifer as a Drinking Water Source Protection Zone.
302.2 Ingredients Required for Contamination — There are four ingredients required
for contamination of the aquifer to occur. There must be: 1) A contaminant, a substance
that is hazardous to human health if present in drinking water. A list of the 87 drinking
water contaminants currently identified by the EPA is provided in Appendix D.; 2) a
sufficient quantity of the contaminant to cause elevated concentrations in the aquifer.
(The amount that constitutes a significantly quantity varies greatly depending on the
nature of the contaminant); 3) a release of the contaminant onto the ground surface or
subsurface. Releases can be intentional (in the case of application of insecticides,
herbicides, fertilizers, etc) or unintentional (in the case of leaking storage tanks, leaking
sewers, spilled materials, etc.); and 4) a method of transport for the contaminant to be
carried down to the saturated part of the aquifer (typically infiltrating rainwater,
snowmelt, or the contaminant itself if it is a large amount of liquid). This "ingredient
list" is somewhat of an oversimplification, however these four ingredients are found in
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95%+ of all contamination occurrences; and the concept is very useful in understanding
and identifying potential contamination sources.
Section 303
Potential Contamination Sources
303.1 Definition — The State of Utah Division of Drinking Water defines a potential
contamination source as:
"...any facility or site that employs an activity or procedure that may potentially
contaminate ground water; and a hazardous substance is usually associated
with the procedures employed at the facility."
In other words a potential contamination source will have some or all of the ingredients
described in the previous paragraph, usually Ingredients 1 and 2. Two examples of
PCS's are provided below.
Example 1: Dry Cleaners. The process used to dry clean fabrics requires the use
of many chemical compounds. Many of by-products of these chemicals are
drinking water contaminants. In addition, a busy dry cleaner will require the
storage of sufficient quantities of these hazardous substances to cause concern.
(Ingredients 1 & 2) If the chemicals are stored, used, and disposed of properly,
contamination should not occur. However, if the chemicals are improperly
stored, improperly disposed, or are otherwise mishandled, ingredients 3 and 4
can develop and a contamination hazard now exists. Therefore the facility, the
dry cleaning business, is considered a PCS due to the hazardous substances
associated with it.
Example 2: Active or Abandoned Wells. Wells, especially water wells, provide
a direct conduit to the groundwater aquifer (Ingredient #4). Well equipment
such as submersible pumps may contain potential contaminants such as lead or
mercury that under sealed within the pump housing. (Ingredient # 1) A corroding
well pump can cause these materials to be release. Wells that are constructed,
operated, maintained and secured properly present minimal risk. Wells that were
improperly constructed and/or have not been properly maintained can result in
the development of Ingredients 2 and 3. In addition wells provide such a direct
conduit to the aquifer that they warrant special attention. There are many
instances where a contaminant plume has been traced to an abandoned well.
Therefore wells are considered a PCS because of the direct access to the aquifer
that they provide.
303.2 Managing PCS's - Any PCS located within a drinking water source area should
be managed and controlled to reduce or eliminate the hazard. In order to manage the
PCS, its location and properties must be known. All public drinking water systems
within Utah are required to maintain an inventory of all PCS's that are located within
the protection zone.
303.3 The Lionsback PCS Inventory - The State of Utah Division of Drinking Water
(DDW) has compiled a list of 59 PCS's that public drinking water systems should
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monitor. This list is attached as Appendix E. On the basis of the DDW list, together
with the Phase I Environmental Assessment report, a site specific inventory of existing
and future PCS's was compiled as shown in Tables 303.1 and 303.2 shown below and
on the next page.
TABLE 303.1: Inventory of Existing PCS's for Lionsback Development
Name of PCS
PCS No. in DDW
Guidance
Identified Hazards
Roadways — Sand Flats
Rd. and Hells Revenge
Rd.
#39
Hydrocarbons from leaking
fluids, de-icing salts &
chemicals, transport of
hazardous materials
Water well
#1
Possible corroded
submersible pump, direct
conduit to groundwater
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TABLE 303.2: Inventory of Future PCS's for Lionsback Development
Name of possible PCS
PCS No. in DDW
Guidance
Identified Hazards
Roadways — Sand Flats
Rd. and Hells Revenge
Rd. and internal roads &
parking lots serving
development
#39
Hydrocarbons from
leaking fluids, de-icing
salts & chemicals,
transport of hazardous
materials
Water well
#1
Possible submersible
pump, direct conduit to
groundwater
Sewer system serving
project including mains,
service connections,
manholes, and pumping
stations
#43
Domestic wastewater
Residential pesticide,
herbicide, and fertilizer
storage and use.
#37
Pesticides, herbicides,
and fertilizers, and/or
their by-products.
Car wash area planned
for Phase 4.
#6
Accumulated
concentrations of
hydrocarbons, salts,
concentrated cleaning
products and similar
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CHAPTER 4
MANAGEMENT PLAN FOR EXISTING POTENTIAL CONTAMINATION
SOURCES (PCS'S)
Section 401
General
This chapter covers the interim period from adoption date of the plan to the start of
construction activities. The chapter includes only the management of PCS's that
currently exist on the site. The management plan for future PCS's associated with the
development activities is covered in Chapters 5 — 8.
Section 402
Existing PCS's
Two PCS's currently exist on the project site (See Table 303.1). They are:
1. The existing water well located near the existing building the in north -central
portion of the site, and
2. The existing public roads traversing the site (Sand Flats Road and Hells
Revenge Road).
Section 403
Preconstruction Controls
403.1 Existing Water Well - The well is of fairly recent construction (2001) and likely
was cased and sealed in accordance with current requirements. The well will be
inspected to verify that the annular space was sealed with grout, and that the wellhead is
fitted with a locking cover. If these measures are not in place and cannot be safely
retrofitted, the well will be abandoned in accordance with state regulations. If the grout
seal and locking cover are in place, the area located within a 25-ft radius of the well will
be fenced off with construction fencing. With the described measures in place, the well,
as a PCS, is considered adequately controlled. To ensure that the well continues to be
adequately controlled, the Designated Person will inspect the existing well on a
quarterly basis to make sure that the well pump is in operational condition and that the
wellhead remains secured. Repairs will be made as necessary to maintain a secure
wellhead.
403.2 Existing Public Roads — Sand Flats Road and Hells Revenge Road have been
designated by Grand County as a Class B, and Class D county road respectively. As
designated public roads there is a public right-of-way associated with each. The
Lionsback Development exercises no control over the management of the roads and the
roads have not been addressed in this plan. The Developer/Owner has installed a right-
of-way fence along each side of Hells Revenge road to eliminate the off road travel that
used to occur.
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CHAPTER 5
MANAGEMENT PLAN FOR FUTURE POTENTIAL CONTAMINATION
SOURCES (PCS's)
Section 501
General
This chapter outlines the management plan for the control of all PCS's associated with
the development in general terms. Specific mitigation controls for each identified PCS
will be covered in more detail in Chapters 7, 8, and 9.
Section 502
Temporary PCS's
Construction activities, both infrastructure and building construction, typically involve
the use of some potential groundwater contaminants such as fuels, lubricants, adhesives,
and finishes. The Division of Drinking Water does not include construction activities on
their PCS list because the quantities of the contaminants are usually small and the
duration of the activity is relatively short. However, given the relatively large scale of
the Lionsback project and the anticipated duration of construction activities, the
cumulative effects could occur. Therefore mitigation measures will be implemented for
all construction activity. Detailed descriptions of the planned mitigation are found in
Chapters 6 & 7.
Section 503
Future PCS's
Three new PCS's have been identified for the planned Lionsback development.
Together with the two existing PCS's that will remain, there will be five future PCS's.
These five PCS's are listed in Chapter 3, Table 303.2, and have been repeated below for
convenience.
1. Roads — Sand Flats Rd. and Hells Revenge Rd. and all internal roads & parking
lots serving development
2. Water well
3. Sewer system
4. Use of residential pesticides, herbicides and fertilizers
5. Centralized car wash area
Section 504
Construction Controls and Long Term Measures
5-10
It is the objective of the Developer to minimize or eliminate all hazards to the quality of
the groundwater. Several controls for the protection of the groundwater have been built
into the actual design of the project. These built-in controls include the following:
Built-in Controls
• An overall site layout that accomplishes the desired density with minimal
disturbance of the existing site,
• Extension of the city sewer system to the project as opposed to using on -site
wastewater systems such as septic systems,
• A design that preserves all of the existing natural drainages on the site and
eliminates the need for stormwater detention or retention areas where
contaminants could accumulate, and
• Development of a site landscape design and landscaping standards that promote
the use of disease resistant, low water plants and severely restrict lawns to
minimize the need to use herbicides, pesticides, and fertilizers.
These and other similar features of the proposed development will minimize or
eliminate some of the potential contamination sources that would usually be associated
with more conventional developments.
All potential contamination sources cannot be eliminated by design alone. The site and
proposed development plan have been carefully evaluated to identify all potential
contamination sources. This inventory process is described in more detail in Chapter 3.
Each potential contamination sources identified will be mitigated through the use of
management controls. A listing of the major management controls that will be
implemented is provided below. Further detail on the implementation of the
management controls can be found in Chapters 6, 7, and 8.
Management Controls
• Road salt or other de-icing chemicals will not be used on the development's
private roads.
• Information intended to educate and raise awareness of the groundwater issue
will be distributed to future home owners on a regular basis.
• The Homeowners Association will sponsor periodic household hazardous waste
collection events to prevent the accumulation of unwanted pesticides,
herbicides, stains & varnishes, heavy duty cleaners, and similar.
It has been determined that the risk of groundwater contamination due to the activities
and uses associated with the development is very low. However, the Owner and
subsequently the Homeowners Association will treat any and all potential
contamination sources as if they were a major threat.
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CHAPTER 6
INFRASTRUCTURE CONSTRUCTION REQUIREMENTS
Section 601
General
This chapter covers the specific contamination hazards and mitigation controls for
infrastructure construction only. Any and all contractors involved in infrastructure
construction should also read Chapters 1 — 3 in detail.
Section 602
Developer's Responsibilities
The Developer will be responsible for ensuring compliance with the provisions of this
plan throughout the development process. All contractors bidding on the infrastructure
work will be alerted to the sensitive nature of the site and requirements of this plan. The
Developer is responsible for ensuring that the Contractor has submitted all required
materials and received all necessary sign -offs prior to any work being performed on the
project site.
Section 603
Contractor's Responsibilities
The Contractor shall be responsible for reading and understanding this plan and
maintaining a copy of the plan on the job site at all times. The Contractor shall assign
one Designated Person who will be the primary contact for the City and the Building
Department. The Contractor's Designated Person will be responsible to see that all
required submittals, sign -offs, site controls, and other measures required by this plan are
completed, approved, and maintained in proper condition as applicable.
Section 604
Submittals
The following submittals shall be required of all Contractors performing any type of
infrastructure work on the project. The submittal sign -off procedure is described in the
Section 605.
1. DWSP Site Plan
• This shall be a simple plan showing the designated location of vehicle
and equipment parking areas; material staging areas; storage area for
fuel, lubricants, and all other fluids; trash dumpsters, and toilet facilities.
(The plan should be as simple as possible, while still showing all
required information.)
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2. Sewer Pipe and Manhole Information
• Provide information on the source and exact type of pipe material to be
used for all sewer lines.
• Provide shop drawings of all sewer manholes to be used.
• Provide shop drawings for all sewer pumping stations.
• Provide a construction schedule for the installation of all water and
sewer mains associated with the project. (The schedules should include
both an overall timeline and a more specific description of the work to be
completed in the next three weeks. An updated schedule shall be
submitted as necessary).
3. Spill Action Plan
• A spill action plan may be required depending on the Contractor's
specific work activities and materials. If an action plan is required, it
shall include pertinent contact information, MSDS sheets for material of
concern, and a brief narrative of spill protocol. A simple plan template
will be provided by the City Engineer.
Section 605
Sign -off Procedures
605.1 Developer's Review - Prior to the start of any construction activities, the
Contractor shall provide all submittals to the Developer. Developer will perform an
initial review of the submitted materials to ensure that the submittal package is
complete and appears to be in conformance with this plan. The purpose of this initial
review is to make the City review as efficient as possible.
605.2 City Review — Upon completion of the Developer's review, the package is to be
submitted to the City Engineer. The City Engineer will not accept the submittal package
until it has been reviewed and approved by the Developer. The City Engineer will
review and take action on the submittal within a reasonable time period. Upon approval,
a copy of the submittal package bearing a stamp of approval will be returned to the
Developer and the Contractor, after which the Contractor may proceed with
construction activities, provided that all other necessary approvals such as grading
permits, building permits, and similar have been obtained. In the event that the City
Engineer determines that all materials are not in compliance, those portions that are in
compliance will be approved. The non -compliant submittals will be returned with
written direction provided.
Section 606
Potential Contamination Sources Identified
There are two PCS's associated with infrastructure construction that have been
identified:
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LIONSBACK DEVELOPMENT DWSPP]
606.1 Sewer system — The project sewer system is considered a PCS because leaks in
the system could eventually lead to contamination. The sewer system is not a risk until
it is put into service, however proper materials, careful installation, and thorough testing
are the best defense against future leaks. Therefore the sewer system is addressed in this
chapter.
606.2 Fuels, lubricants, and other contaminants typically associated with
construction - Construction activities, both infrastructure and building construction,
typically involve the use of materials such as fuels, lubricants, cleaning products, which
can produce contaminant by-products. The Division of Drinking Water does not
identify construction activities as a significant PCS because the quantities of the
contaminants are usually small and the duration of the activity is relatively short.
However, given the relatively large scale of the Lionsback project and the anticipated
duration of construction activities, the cumulative effects could be significant.
Section 607
Required Mitigation Measures
The following mitigation measures are required:
607.1 Mitigation for Sewer System — All portions of the sewer system that fall within
the Skakel Spring DWSP zone shall be constructed in conformance with the State of
Utah, Department of Environmental Quality rules for sewer lines installed in drinking
water source protection areas. The rules current at the date of this plan are provided
below. In the event that the State rules are amended, whatever rules are current at the
start of project construction shall be followed.
a) Sewer lines both mains and service connections shall be ductile iron pipe with
mechanical joints or fusion welded high density polyethylene plastic pipe
(solvent welded joints shall not be accepted);
b) Lateral to main connection shall be accomplished with shop fabricated full
body wye fittings;
c) The sewer pipe to manhole connections shall made using a shop -fabricated
sewer pipe seal -ring cast into the manhole base (a mechanical joint shall be
installed within 12 inches of the manhole base on each line entering the
manhole, regardless of the pipe material);
d) Sewer pipe shall be laid with no greater than 2 percent deflection at any joint;
e) Trench backfill shall be compacted to not less than 95 percent of maximum
laboratory density as determined in accordance with ASTM Standard D-690;
f) Sewer manholes shall meet the following requirements:
(i) The manhole base and walls, up to a point at least 12 inches above the top of
the upper most sewer pipe entering the manhole, shall be shop -fabricated in a
single concrete pour.
(ii) The manholes shall be constructed of reinforced concrete.
(iii) All sewer lines and manholes shall be air pressure tested after installation.
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g) Structures used in sewer lift stations shall be limited to manhole type
structures that comply with the above provisions.
Exception: The provisions of paragraph 607.1 are not intended to prevent the use of
materials or methods that are superior to those stipulated with respect to leak
prevention. An alternative material or method may be approved by the City Public
Works Director at his discretion provided that sufficient evidence documenting the
superior performance of the proposed material or method is provided, and the City
Engineer concurs.
607.2 Mitigation for fuels, lubricants, and other contaminants associated with
construction — Methods of work and jobsite conditions shall comply with the following
provisions:
a) Fuel, lubricants, and other contaminants should be stored and handled offsite if
reasonably practicable.
b) If contaminants are stored on site, they must be located within a designated
containment area. The containment area should be located on fairly level
ground, lined with heavy duty plastic sheeting covered with sand, and
surrounded by a berm at least 12" high.
c) The volume of hazardous fluids stored on site shall never exceed 500 gallons
aggregate total.
d) All contaminants must be stored in durable water -tight containers when not
being used.
e) When a container is emptied it must be removed from the site within 24 hours.
Empty containers shall be disposed of in accordance with all applicable
regulations.
Section 608
Record Keeping
All structural mitigation measures must be maintained in good condition at all times.
Contractor shall comply with all record keeping provisions specified in Chapter 1.
Section 609
Contingency Plan
If a spill action plan is required (See Section 604), the Contractor shall provide a copy
to all personnel working on site. The contingency plan should be clearly explained to all
personnel and a copy of the contingency plan must be posted near the containment area.
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LIONSBACK DEVELOPMENT DWSPP]
Section 701
General
CHAPTER 7
BUILDING CONSTRUCTION REQUIREMENTS
This chapter covers the specific contamination issues and mitigation controls for
building construction only. Any and all contractors involved in building construction
should also read Chapters 1 — 3 in detail.
Section 702
Design Review Committee Responsibilities
The Design Review Committee is an entity that will be created by the Owner and/or
HOA for the purpose of enforcing design guidelines for all buildings on the project.
Since this committee performs a complete review of building plans, it is logical that the
committee play a role in ensuring conformance to this plan. The Design Review
Committee will be will be responsible for ensuring compliance with the provisions of
this plan for all building activities conducted on the project site. The committee shall
provide all builders a copy of this plan and explain the applicable sections.
Section 703
Contractor Responsibilities
The General Contractor shall be responsible for reading and understanding this plan and
maintaining a copy of the plan on the job site at all times. The General Contractor shall
assign one staff member as the Designated Person who will be the primary contact for
the City, the Building Depai anent, and the Homeowners Association if applicable. The
General Contractor shall be responsible for compliance with all specific requirements of
this chapter, and all other applicable provisions of this plant, by all personnel including
Sub -Contractors.
Section 704
Submittals
Prior to the start of any building activity on any lot or parcel the following submittals
shall be required of all Contractors performing any type of building work or site work
directly associated with a particular building. The sign -off procedure shall be as
described in this Chapter.
Site Housekeeping
• A housekeeping site plan showing the designated location of vehicle and
equipment parking areas; material staging areas; storage area for all job
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site fluids such as paints, stains, cleaning products, solvents, and similar;
trash dumpsters, and temporary toilet facilities.
Building Sewer
• Information on the source and exact type of pipe material to be used for
all exterior sewer lines.
• Plan drawing showing the location and depth of the sewer service stub to
the property, the proposed alignment of the building sewer, the location
of all planned cleanouts, and the general alignment of all other
underground utilities.
• Detail drawing showing how the proposed connection of the building
sewer to the stubbed service line.
• Approximate timeline for the installation of the building sewer and
connection to the sewer main.
• Name and license information for Subcontractor who will be performing
the site utility work.
Section 705
Sign -off Procedures
The review and approval procedure for the required submittals is a two step process
outlined as follows:
705.1 Initial Review - The Contractor shall provide all required submittals to the
Lionsback Design Review Committee. The committee shall perform an initial review of
the submitted materials to ensure that the submittal package is complete and appears to
be in conformance with this plan. The committee shall return the package to the
Contractor with a brief letter stating that the package was found to be compliant, or if
not compliant, a list of items that need to be added or changed.
705.2 City Review — Upon completion of the initial review by the Committee, the
Contractor shall make any changes or add additional materials as necessary in response
to the Committee's comments. The Contractor shall then provide a copy of the
submittal package to the City of Moab Public Works Director. The City will not accept
the submittal package until it has received initial review per paragraph 705.1. The
Public Works Director or his authorized staff will review the submittals for
conformance with this plan, and accepted design practices. The Public Works Director
may, at his discretion, require modifications to the design based on the specific facts
and circumstances. Upon approval, a copy of the submittal package bearing a stamp of
approval will be returned to the Contractor. A building permit will not be issued until
the Public Works Director has reviewed and approved the submittal package.
Section 706
Potential Contamination Sources Identified
The building sewer connection is the only PCS associated with building construction
that has been identified. Most contaminant containing products that were used in the
past on residential construction sites have been phased out and replaced with safer
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LIONSBACK DEVELOPMENT DWSPP]
products. Studies have confirmed that residential construction and demolition waste can
be considered inert, which is why such waste is still permitted to be disposed of in
unlined landfills.
706.1 Building Sewer Connection — Service connection sewer lines are more likely to
develop leaks than sewer mains. Leaks are often the result of poor installation and
backfilling practices; the use of improper materials; interference from trees,
foundations, and other buried utilities; and similar causes. A leak may not develop until
months or even years after the installation, but the cause of the leak usually originates
from the installation. Proper materials, careful installation, and thorough testing are the
best defense against future leaks.
Section 707
Required Mitigation Measures
The following mitigation measures are required:
707.1 Mitigation for Sewer System — All building sewer lines within the project shall
be constructed in conformance with the following provisions:
a) Pipe material shall be ductile iron pipe with mechanical joints or fusion
welded high -density polyethylene plastic pipe (solvent welded joints shall not
be accepted).
b) Pipe shall be carefully bedded using small competent material with a
maximum particle diameter of 3/4".
c) Sewer pipe shall be laid with no greater than two percent deflection at any
j oint.
d) Pipe trenches must be inspected and approved by the Building Official or
Public Works Director prior to the placement of any backfill.
e) Trench backfill shall be compacted to not less than 95 percent of maximum
laboratory density as determined in accordance with ASTM Standard D-690;
f) Provisions shall be made so that the building sewer, (with the exception of the
final joint(s), can be pressure tested after the pipe is backfilled..
Section 708
Record Keeping
Contractor shall retain copies of all reports for compaction testing of sewer trench
backfill and pressure testing of building sewer line.
Section 709
Contingency Plan
Not required.
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CHAPTER 8
PROPERTY OWNERS' REQUIREMENTS
Section 801
General
This chapter covers the specific contamination issues and corresponding mitigation
controls associated with the long term uses planned for the development; specifically
single and multi -family residences and typical resort type activities. This chapter is
applicable to all lot owners, homeowners, resort staff, and guests.
Section 802
Developer Responsibilities
The Developer shall be responsible for the compliance of all unplatted future phases,
platted but unsold lots, and all common parcels that have not yet been officially
accepted by the Lionsback Homeowners Association. The Developer shall also be
initially responsible for all requirements assigned to the Homeowners' Association,
until such time as the association becomes an effective body politic, has held at least
one annual meeting, and has assigned a Designated Person as defined herein. The
transfer of responsibility to the Association shall be accompanied by a written
notification of the transfer and proof of acceptance by the Association shall be kept on
file.
Section 803
Property Owner (Individual) Responsibilities
Any owner of a home, condo unit or building lot within the Lionsback Development
shall be responsible for compliance with this plan; particularly the required mitigation
measures outlined in this chapter. Owners should bear in mind that the purpose of this
plan is to protect the quality of the Moab's drinking water, including the water that
supplies the Lionsback Development. Owners are responsible for the actions of their
guests and anyone performing work at their direction on the property. All property
owners are responsible for reporting any situation, intentional or otherwise, that has the
potential to contaminate the groundwater. Further detail on the reporting process can be
found in Section 810.
Section 804
Homeowners Association Responsibilities
The HOA is assigned the following responsibilities by this plan.
• The designation of an HOA officer to serve as the Designated Person for all
matters pertaining to groundwater contamination; (see also Section 805
Submittals)
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LIONSBACK DEVELOPMENT DWSPP]
• The compliance of all property within the development, including common and
individually owned parcels, except for property still under the ownership of the
Developer;
• The implementation of all required mitigation measures specified in this chapter;
• The periodic evaluation and update of this plan as outlined in Chapter 9; and
• The reporting, to the City Public Works Department, of any situation, intentional
or otherwise, that has the potential to cause groundwater contamination.
Section 805
Submittals
The submittals listed in the following table are required for compliance with this plan:
TABLE 805.1: Submittals Required by Chanter 8
Party(s)
Responsible
for the
Submittal
Description of Submittal
Submitted to:
Due Date/
Frequency:
Developer
Map showing all recorded
City Engineering
Department
Submit annually by
January 31, starting
the 1st calendar year
following the
approval of the first
Final Plat
lots and tracts with Record
Owner of each parcel
identified.
Developer
Operation & Maintenance
plan covering all
watershed protection
measures to be
implemented with the
central car wash facility.
Building
Department
One time submittal
required prior to a
Certificate of
Occupancy for car
wash.
Property
Owner
(Individual)
None
Building
Department
Homeowners
Association
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Table Prior to the start of any building activity on any lot or parcel the following
submittals shall be required of all Contractors performing any type of building work or
site work directly associated with a particular building. The sign -off procedure shall be
as described in this Chapter.
Site Housekeeping
• A housekeeping site plan showing the designated location of vehicle and
equipment parking areas; material staging areas; storage area for all job
site fluids such as paints, stains, cleaning products, solvents, and similar;
trash dumpsters, and temporary toilet facilities.
Building Sewer
• Information on the source and exact type of pipe material to be used for
all exterior sewer lines.
• Plan drawing showing the location and depth of the sewer service stub to
the property, the proposed alignment of the building sewer, the location
of all planned cleanouts, and the general alignment of all other
underground utilities.
• Detail drawing showing how the proposed connection of the building
sewer to the stubbed service line.
• Approximate timeline for the installation of the building sewer and
connection to the sewer main.
• Name and license information for Subcontractor who will be performing
the site utility work.
Section 806
Sign -off Procedures
Prior to the start of any construction activities, the Contractor shall
705.1 Initial Review - Prior to the start of any construction activities, the Contractor
shall provide to the Design Review Committee all submittals required by this Chapter.
The Committee will perform an initial review of the submitted materials to ensure that
the submittal package is complete and appears to be in conformance with this plan.
705.2 City Review — Upon completion of the initial review, the Contractor shall
provide a copy of the submittal package to the Public Works Director. The City will not
accept the submittal package until it has been reviewed and approved by the Design
Review Committee. The Public Works Director or his authorized personnel will review
the submittals for conformance with this plan, and accepted design practices. The Public
Works Director may, at his discretion, require modifications to the design based on the
specific facts and circumstances. Upon approval, a copy of the submittal package
bearing a stamp of approval will be returned to the Contractor. A building permit will
not be issued until the Public Works Director has reviewed and approved the submittal
package.
Section 808
Potential Contamination Sources Identified
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LIONSBACK DEVELOPMENT DWSPP]
The PCS's that will continue after the completion of construction were identified
previously in Table 303.2. The table is copied below for reference. Following the table,
each PCS is described in more detail.
TABLE 303.2: Inventory of Future PCS's for Lionsback Development
Name of possible PCS
PCS No. in DDW
Guidance
Identified Hazards
Roadways — Sand Flats
#39
Hydrocarbons from leaking
fluids, de-icing salts &
chemicals, transport of
hazardous materials
Rd. and Hells Revenge
Rd. and internal roads &
parking lots serving
development
Water well
#1
Possible submersible
pump, direct conduit to
groundwater
Sewer system serving
#43
Domestic wastewater
project including mains,
service connections,
manholes, and pumping
stations
Residential pesticide,
herbicide, and fertilizer
storage and use.
#37
Pesticides, herbicides, and
fertilizers, and/or their by -
products.
Stormwater impoundment
sites and snow dumps
#47
Accumulated
concentrations of
hydrocarbons, salts, de-
icing chemicals and similar
Car wash area planned for
Phase 4.
#6
Accumulated
concentrations of
hydrocarbons, salts,
concentrated cleaning
products and similar
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808.1 Roadways —
808.2 Water well —
808.3 Sewer system —
808.4 Use of pesticides, herbicides and fertilizers-
808.5 Stormwater impoundment sites and snow dumps —
808.6 Community vehicle wash facility —
Section 809
Required Mitigation Measures
For each future PCS identified, one or more mitigation measures are required. These
mitigation measures are a combination of
Section 810
Record Keeping
Info on reporting
Section 811
Contingency Plan
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J LIONSBACK DEVELOPMENT DWSPP]
CHAPTER 9
PLAN UPDATES
Section 901
General
Section 902
Procedure
Page 84 of 96
Appendix A:
Appendix B:
Appendix C:
Appendix D:
Appendix E:
Appendix F:
Appendix G:
Appendix H:
Appendix I:
APPENDICES
Lionsback Pre -Annexation Agreement — Section 8 Drinking Water
Source Protection (2009)
Map of DWSP Zones for Skakel Spring
(Copied from Skakel Spring, Drinking Water Source Protection Plan, City of
Moab, January 2001)
Lionsback Resort Preliminary Site Plan
EPA National Primary & Secondary Drinking Water Standards
(Copied from U.S. EPA's website, www.epa.gov/OGWDW/)
List of the Most Common Potential Contamination Sources
(Copied from GROUND WATER SOURCE PROTECTION USER'S GUIDE,
State of Utah, Department of Environmental Quality, Division of Drinking
Water, November 2005)
Phase 1 Environmental Site Assessment, selected sections
(Buckhorn/Geotech, 2007)
Lionsback Resort Preliminary Drainage Report, selected sections
(Foley & Associates, 2007)
Preliminary Geologic and Geotechnical Site Assessment, selection
sections
(Buckhorn/Geotech, 2007)
Well Log Information for Water Well #_
(Source: Utah Division of Water Rights)
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The appendices to this document are
very voluminous.
Copies of the supporting materials are
available for review in the City
Engineer's Office.
Page 86 of 96
Appendix A
Lionsback Pre -Annexation Agreement — Section 8, Drinking Water Source
Protection
8. Drinking Water Source Protection.
8.1. General. The Parties acknowledge that portions of the Property and
other lands covered by this Agreement are situated within or adjacent to areas which are subject
to drinking water source protection zones, as established in Chapter 13.26 of the Moab
Municipal Code. It is agreed that all drinking water source protection zones shall be clearly
identified and demarcated on the Final Master Development Plan and each subsequent plat for
each phase of the Project under this Agreement and that the Company will adhere to Zone Two
Drinking Water Source Protection Standards, as defined by Chapter 13.26 of the Municipal
Code, for the entirety of the Property and the Adjoining Property. All such standards will be
finalized in conjunction with the approval of the Final Master Development Plan. A plat note
shall be appended specifying that all development within such zones shall comply with Zone
Two design standards and mitigation measures as may be required by the City to comply with
Chapter 13.26 and assure no degradation of existing ground water sources.
8.2. Source Protection Plan. The materials submitted with the Final
Master Plan Development Plan shall include a site specific Drinking Water Source Protection
Plan for the Project (excluding the uses and activities associated with Hells Revenge, which is
not the responsibility of Company) containing, at minimum, the following elements:
A. A compilation of all hydrologic information pertaining to the
Project site, including maps, well information, geotechnical reports, and the like;
B. A list of new Potential Contamination Sources that may be
created by the development, including any temporary sources that may be associated with
construction;
C. A description of all proposed mitigation measures, including:
1) construction housekeeping practices for all contractors; 2) specifications for sewer line
construction; 3) description of storm water best management practices to be applied to the site;
4) detailed inspection, maintenance, and operations plans for all mitigation measures; and 5)
other control measures, including covenant declarations, etc.;
D. A sample informational brochure for homeowners explaining
drinking water source protection measures, potential contaminants, proper handling procedures,
emergency contact information, and reference sources;
occurrence;
E. A detailed action plan covering a potential contamination
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F. An identification of the Designated Person for the Company's
drinking water source protection program; and
G. A record keeping section with appropriate report forms for use
by City staff in monitoring compliance with the plan.
8.3. Utility Specifications. In addition to all other applicable standards and
requirements, the sewer collection system for the Project shall comply with the standards for
sewer lines within water protection areas as set forth in U.A.C. R309-515-6(4). In the case of
conflicting requirements, the more stringent requirement shall apply.
8.4. Stormwater Management. In addition to all other applicable
standards and requirements, the stormwater collection system for the Project shall incorporate
applicable best management practices that reduce or eliminate the potential for contaminant
infiltration into groundwater beneath or adjacent to the Project, as specified in the Stormwater
BMP Database (http://www.bmpdatabase.org/).
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Appendix B
Map of DWSP Zones for Skakel Spring
(Copied from Skakel Spring, Drinking Water Source Protection Plan, City of Moab, January
2001)
[Document begins on next page.]
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Appendix C
Lionsback Resort Preliminary Site Plan
[Document begins on next page.]
Page 90 of 96
Appendix D
EPA National Primary & Secondary Drinking Water Standards
(Copied from U.S. EPA's website, www.epa.gov/OGWDW/)
[Document begins on next page.]
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Appendix E
List of the Most Common Potential Contamination Sources
(Copied from GROUND WATER SOURCE PROTECTION USER'S GUIDE, State of Utah,
Department of Environmental Quality, Division of Drinking Water, November 2005)
[Document begins on next page.]
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Appendix F
Phase 1 Environmental Site Assessment, selected sections
[Document begins on next page.]
Page 93 of 96
Appendix G
Lionsback Resort Preliminary Drainage Report, selected sections
[Document begins on next page.]
Page 94 of 96
Appendix H
Preliminary Geologic and Geotechnical Site Assessment, selection sections
( Buckhorn/Geotech, 2007)
[Document begins on next page.]
Page 95 of 96
Appendix I
Well Log Information for Water Well #
(Source: Utah Division of Water Rights)
[Document begins on next page.]
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