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HomeMy Public PortalAboutPKT-CC-2010-11-23CITY OF MOAB November 23, 2010 PRE-COUNCIL WORKSHOP 6:30 PM REGULAR COUNCIL MEETING 7:00 PM CITY COUNCIL CHAMBERS (217 East Center Street) Moab City CouncilMaster Meeting Calendar*111/19/2010 4:19 PM*Meeting end times are approximations onlyMoab City Recorder's OfficeSMTWT F S1234567 8 9 10 11 12 1314 15 16 17 18 19 2021 22 23 24 25 26 2728 29 30November 2010SMTWT F S123456789101112 13 14 15 16 17 1819 20 21 22 23 24 2526 27 28 29 30 31December 2010November 2010Oct 31 - Nov 6Oct 31Nov 1234566:00pm 7:00pm GCAB3:00pm 4:00pm GC Counci5:00pm 6:00pm KZMU Boa7:00pm 9:00pm GC Counci7:00pm 9:00pm CVTC3:00pm 4:00pm GCSWSSD3:30pm 4:00pm MARC7:00pm 9:00pm GWSSANov 7 - 137891011121312:30pm 2:00pm GCCOA3:00pm 4:00pm GCSDBE W3:00pm 3:30pm MVFPD6:30pm 9:00pm Moab CC6:00pm 7:00pm GC PC7:00pm 8:00pmTSSD6:30pm 8:00pm Moab PC7:00pm 8:00pm CVFP7:00pm 8:00pmTSSSFDNov 14 - 20141516171819203:00pm 4:00pm GC Counci7:00pm 9:00pm GC Counci4:30pm 5:30pm GCHPC5:00pm 6:30pm GCLB6:00pm 7:00pm GCSDBE6:00pm 6:30pm GCRSSDNov 21 - 27212223242526275:00pm 6:00pm SEUDHD6:30pm 9:00pm Moab CC6:30pm 8:00pm Moab PCNov 28 - Dec 4282930Dec 1234SundayMondayTuesdayWednesdayThursdayFridaySaturday Entry Full Description Meeting Location DatesCHCSSD Canyonlands Health Care Special Service District Grand Center #4 Last ThursdayCVFP Castle Valley Fire Protection Community Center #2 Castle Valley Drive 2nd ThursdayCVPC Castle Valley Planning Commission Community Center #2 Castle Valley Drive 1st WednesdayCVTC Castle Valley Town Council Community Center #2 Castle Valley Drive 3rd WednesdayGCCMD Grand County Cemetary Maintenance District Sunset Memorial Cemetary 2nd TuesdayGC Council Meeting Grand County Council Meeting 125 East Center Street 1st & 3rd TuesdayGCAB Grand County Airport Board 125 East Center Street 2nd TuesdayGCCOA Grand County Council on Aging Grand Center 2nd MondayGCHEC Grand County Higher Education Committee USU Extension Office 4th ThursdayGCHPC Grand County Historic Preservation Committee Grand Center 4th WednesdayGCLB Grand County Library Board 257 East Center Street 2nd WednesdayGCPC Grand County Planning Commission 125 East Center Street 2nd & 4th WednesdayGCRSSD Grand County Recreation Special Service District 217 East Center Street 2nd WednesdayGCSDBE Grand County School District Board of Education 264 South 400 East 3rd WednesdayGCSWSSD Grand County Solid Waste Special Service District 100 Sand Flats Road 1st ThursdayGCWB Grand County Weed Board Grand Center 1st MondayGWSSA Grand Water & Sewer Service Agency 3025 East Spanish Trail Road 1st & 3rd ThursdayLPC Legislative Policy Committee Utah Local Governments Trust No. SLC 3rd MondayMARC Moab Arts and Recreation Center Advisory Board 111 E. 100 North 1st ThursdayMATCAB Moab Area Travel Council Advisory Board 125 East Center Street 4th ThursdayMC Council Meeting Moab City Council Meeting 217 East Center Street 2nd & 4th TuesdayMCPC Moab City Planning Commission 217 East Center Street 2nd & 4th ThursdayMMAD Moab Mosquito Abatement Distrcit 1000 East Sand Flats Road 1st or 2nd ThursdaySEUALG South Eastern Utah Association of Local Government Price 2nd ThursdaySEUDHD South Eastern Utah District Health Department Green River City OfficesTRAIL MIX Trail Mix Grand Center 2nd Tuesday noonTSSD Thompson Special Service District Thompson Springs Fire Station 2nd TuesdayTSSFD Thompson Special Service Fire District Thompson Springs Fire Station 2nd Thursday Moab City CouncilMaster Meeting Calendar*211/19/2010 4:19 PM*Meeting end times are approximations onlyMoab City Recorder's OfficeSMTWT F S123456789101112 13 14 15 16 17 1819 20 21 22 23 24 2526 27 28 29 30 31December 2010SMTWT F S12345678910111213141516 17 18 19 20 21 2223 24 25 26 27 28 2930 31January 2011December 2010Nov 28 - Dec 4Nov 282930Dec 12347:00pm 9:00pm CVTC3:00pm 4:00pm GCSWSSD3:30pm 4:00pm MARC7:00pm 9:00pm GWSSA6:00pm 7:00pm Holiday LigDec 5 - 115678910116:00pm 7:00pm GCAB3:00pm 4:00pm GC Counci5:00pm 6:00pm KZMU Boa7:00pm 9:00pm GC Counci6:00pm 7:00pm GC PC7:00pm 8:00pmTSSD6:30pm 8:00pm Moab PC7:00pm 8:00pm CVFPDec 12 - 181213141516171812:30pm 2:00pm GCCOA12:00pm 12:30pm MTPSC3:00pm 4:00pm GCSDBE W3:00pm 3:30pm MVFPD6:30pm 9:00pm Moab CC5:00pm 6:30pm GCLB6:00pm 7:00pm GCSDBE6:00pm 6:30pm GCRSSD6:30pm 9:30pm City ChristmDec 19 - 25192021222324253:00pm 4:00pm GC Counci7:00pm 9:00pm GC Counci6:30pm 8:00pm Moab PCDec 26 - Jan 1262728293031Jan 1, 11SundayMondayTuesdayWednesdayThursdayFridaySaturday Entry Full Description Meeting Location DatesCHCSSD Canyonlands Health Care Special Service District Grand Center #4 Last ThursdayCVFP Castle Valley Fire Protection Community Center #2 Castle Valley Drive 2nd ThursdayCVPC Castle Valley Planning Commission Community Center #2 Castle Valley Drive 1st WednesdayCVTC Castle Valley Town Council Community Center #2 Castle Valley Drive 3rd WednesdayGCCMD Grand County Cemetary Maintenance District Sunset Memorial Cemetary 2nd TuesdayGC Council Meeting Grand County Council Meeting 125 East Center Street 1st & 3rd TuesdayGCAB Grand County Airport Board 125 East Center Street 2nd TuesdayGCCOA Grand County Council on Aging Grand Center 2nd MondayGCHEC Grand County Higher Education Committee USU Extension Office 4th ThursdayGCHPC Grand County Historic Preservation Committee Grand Center 4th WednesdayGCLB Grand County Library Board 257 East Center Street 2nd WednesdayGCPC Grand County Planning Commission 125 East Center Street 2nd & 4th WednesdayGCRSSD Grand County Recreation Special Service District 217 East Center Street 2nd WednesdayGCSDBE Grand County School District Board of Education 264 South 400 East 3rd WednesdayGCSWSSD Grand County Solid Waste Special Service District 100 Sand Flats Road 1st ThursdayGCWB Grand County Weed Board Grand Center 1st MondayGWSSA Grand Water & Sewer Service Agency 3025 East Spanish Trail Road 1st & 3rd ThursdayLPC Legislative Policy Committee Utah Local Governments Trust No. SLC 3rd MondayMARC Moab Arts and Recreation Center Advisory Board 111 E. 100 North 1st ThursdayMATCAB Moab Area Travel Council Advisory Board 125 East Center Street 4th ThursdayMC Council Meeting Moab City Council Meeting 217 East Center Street 2nd & 4th TuesdayMCPC Moab City Planning Commission 217 East Center Street 2nd & 4th ThursdayMMAD Moab Mosquito Abatement Distrcit 1000 East Sand Flats Road 1st or 2nd ThursdaySEUALG South Eastern Utah Association of Local Government Price 2nd ThursdaySEUDHD South Eastern Utah District Health Department Green River City OfficesTRAIL MIX Trail Mix Grand Center 2nd Tuesday noonTSSD Thompson Special Service District Thompson Springs Fire Station 2nd TuesdayTSSFD Thompson Special Service Fire District Thompson Springs Fire Station 2nd Thursday                City of Moab – Regular Council Meeting City Council Chambers: 217 East Center Street Tuesday, November 23, 2010 at 7:00 p.m.       6:30 p.m. PRE‐COUNCIL WORKSHOP           7:00 p.m. CALL TO ORDER AND PLEDGE OF ALLEGIANCE    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: NEW BUSINESS   4‐1 Confirmation of the Mayoral Appointment of Laura Uhle to the Moab City  Planning Commission   4‐2 Approval of a Temporary Class III Beer License for Melodie McCandless,  d.b.a. Mc’s on the Corner, Located at 495 West 400 North   4‐3 Approval of a Class II Beer License for Karen Whipple, d.b.a. Peace Tree Juice  Café, Incorporated Located at 20 South Main Street    4‐4 Approval of Local Consent for a Limited Restaurant License for the Peace  Tree Juice Café, Inc. Located at 20 South Main Street    4‐5 Presentation and Discussion Regarding Business Expansion and Retention  Program    4‐6 Presentation and Discussion Regarding Stewart Canyon/Highway 191 Outfall  Alternatives   4‐7 Approval of Proposed Ordinance #2010‐05 – An Ordinance Repealing  Chapter 17.09.660, Supplemental Regulations, Specifically Repealing  City of Moab  217 East Center Street  Moab, Utah 84532  Main Number (435) 259‐5121  Fax Number (435) 259‐4135  www.moabcity.org  SECTION 5: READING OF CORRESPONDENCE    SECTION 6: ADMINISTRATIVE REPORTS    SECTION 7: REPORT ON CITY/COUNTY COOPERATION    SECTION 8: MAYOR AND COUNCIL REPORTS    SECTION 9: APPROVAL OF BILLS AGAINST THE CITY OF MOAB    SECTION 10: 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  Date of Appointment (Council Meeting) Board Name Term Length Term Expiration Board Member Personal Info Name Address Telephone # Notes Replaces Previous Board Member Mayor's Signature Kara Dohrenwend Laura Uhle 430 Nichols Lane 259-5955 Moab City Board Appointments 11/23/2010 Moab City Planning Commission 5 Years 12/31/2015 Please Return to Moab City Recorder's Office 11/19/2010 City of Moab/UDOT Partnering Analysis Original Concept Plan –Alternative #1Advantages –•Project can proceed now, no waiting on UDOT•Project dollars spent now are not subject to inflationary factorsfactors•UDOT may not agree to partner •Partnering terms may not be acceptable(timingcostacceptable (timing, cost sharing) UDOT Partnering –Alternative #2Advantages –•Solves drainage issues northofStewartnorth of Stewart Canyon, which need to be addressed at some pointNorth Outfall•Addresses potential future City liability for North Outfall•Overall cost saving potential•Removes barriers to addressingcapacitySwanny Park Drainage Improvementsaddressing capacity and safety issues on the North Corridor of HWY 191Improvements dfCapacity and Safety Issues on HWY 191Near Misses are CommonVehicle to vehicle (lack of turn lanes and merging)Vehicle to Bicycle (sharing facilities)Bicycle Safety is a ConcernBicycle Safety is a ConcernInadequate shoulders for bike lanesExisting speed limit of 45mph is excessive for adjacent bicyclesPd i di  l iPedestrian accommodations are almost nonexistentAs capacity is reached and exceeded, safety issues increase exponentiallypyNo capacity improvementscan be done without addressing drainage. This includes widening shoulders for bike lanes or adding turn lanesadding turn lanes. CitdSftIHWY191Capacity and Safety Issues on HWY 191Average Annual Daily Traffic (AADT)on HWY 191 at 500 West1996 5,3252002 6,1792010Predicted7 4342010Predicted7,434Note that at 9,160 AADT the capacity of the existing road is exceeded, and it is operating and LOS E2009 Actual 9,380(26% higher than expected in 2010)Seasonal Variation in traffic weights the AADT about 25% heavier during the spring and summer months2009 Spring/Summer 11,725 Ltt tdLetter presented to the Mayor by Nth LNathan Lee on September 13, 20102010 Original Concept Plan ‐Alternative #1 UDOT Partnering  ‐Alternative #2Description Cost Description CostConstruction Cost for Stewart Canyon Outfall from Detention Pond, past Swanny Park to the existing outfall line Construction Cost for drainage improvements from Swannynear the hospital 1$656,250 Park to the existing outfall line near the hospital 1$306,500Outfall Easement $142,800 Outfall Easement $54,000Engineering (10%) $79,905 Engineering (10%) $36,050Contingency (15%) $119,858 Contingency (15%) $54,075South Outfall Subtotal $998,813 South Outfall Subtotal $450,625Construction Cost for HWY 191 Piping from MiVida to Outfall @ Motel 6/Black Oil 2$1,115,900Construction Cost for HWY 191 Piping from MiVida to Outfall @ Motel 6/Black Oil 2$1,375,000Outfall Easement $200,000 Outfall Easement $200,000Engineering (10%) $131,590 Engineering (10%) $168,000Contingency (15%) $197,385 Contingency (15%) $250,000NthOtfllSbttl$1 644 875NthOtfllSbttl$1 993 000North Outfall Subtotal$1,644,875North Outfall Subtotal$1,993,000Outfall Project Cost $2,643,688 Outfall Project Cost $2,443,625Assumed UDOT Cost Share 3$694,875 Assumed UDOT Cost Share 3$1,043,000Assumed City of Moab Cost Share $1,948,813 Assumed City of Moab Cost Share $1,400,625Upstream Improvements (Detention Pond/Piping) $1,800,000 Upstream Improvements (Detention Pond/Piping) $1,800,000Curent City of Moab Cost $2,798,813 Curent City of Moab Cost $0Future City of Moab Cost $950,000 Future City of Moab Cost $3,200,625Total City of Moab Cost $3,748,813 Total City of Moab Cost $3,200,62511Includes construction cost for pipe, manholes, inlets, and asphalt repair. Does not include potential utility relocation costs to address conflicts with the storm drain pipe. Note that utility conflicts would be more likely and thus more costly with the 60‐inch pipe required by the Original Concept Plan.2Based on cost estimate prepared by HW Lochner3UDOT cost share is assumed to be the total North Outfall cost minus the $950,000 requested from the City of Moab in the September 13, 2010 letter to the Mayor. Actual cost sharing will need to be negotiated with UDOT. Conclusion Conclusion –Based on analysis of the alternatives, it appears that partnering with UDOT for the Stewart Canyon Outfall may be beneficial to the City of Moab. Recommendations –Staff will prepare a proposal for a Partnering Agreement to City ppppggyCouncil in January. This will likely take the form of a Betterment Agreement and will establish cost sharing arrangements and timing considerations. Once approved staff will bring the proposal to UDOT discuss Once approved, staff will bring the proposal to UDOT, discuss partnering and negotiate terms of a Partnering Agreement. Staff will report back to the Mayor and the City CouncilIf the terms that UDOT is willing to accept are advantageous to the Ci ff ill d l f i  d City, staff will recommend approval of partnering arrangements and work with the Mayor and the Council to establish the next steps. If partnering is not advantageous, staff will recommend to move forward with preparation of RFP for the Original Concept Plan.ppgp Questions? equipment and architectural elements. Each view should show the dimensions, heights and appropriate schedules and show openings and identify materials used on the fagade and roof. Methods for the screening of rooftop mechanical devices shall be included. Each building shall be located using a minimum of two location dimensions; F. Conceptual master sign plan. If signage is anticipated , applicants shall submit four (4) copies of a master sign plan showing the location and dimensions of all signs and areas in square feet of all buildings and individual business spaces within each building. Signs are not specifically approved through this review process but are subject to a separate permitting, review, and approval process by the Zoning Administrator. G. Lighting Plan. The lighting plan shall show number and types of fixtures for walkways, building exterior lighting, and parking area illumination. Light fixtures shall consist of a full cutoff, fully shielded, downward directed type of light. Internal or external shielding may be used to prevent glare toward other properties or into the roadway. Lighting of required parking areas shall be a minimum of .5 foot-candles at all areas of the parking lot. Wall mounted flood lights that direct outward toward other properties and roadways are prohibited for this function. H. Landscape Plan. Applicants shall submit four (4) copies of a landscape plan. Details shall include size and species of plantings, an irrigation plan, xeriscape plan, care and maintenance plan. All applicable code sections of the Moab Municipal Code must be used to develop the Landscape Plan. Proposed erosion control and details must also be noted on the landscape plan. I. Wetlands and Riparian Areas. Riparian areas, probable wetlands, and areas where stream channels may be altered by planned development must be delineated on the site plan. Where probable wetlands are located on the project site the application must accompanied by a letter from a wetlands consultant or hydrologist describing the nature and character of same. Flood zones and the accompanying designation must be shown and will require an engineered review to mitigate storm water drainage issues and possible flood damage to structures; J. Adequate drainage. Four (4) copies of the storm water drainage plan shall be submitted and show calculations and other information specified below. a. Storm water drainage plan. This study or report shall show the acreage draining into the development, points of runoff through and away from the property. A developer shall provide, at his expense, drainage structures that will become integral parts of the existing street or roadway drainage system, and the dimensions of all drainage structures must be approved by the city public works director prior to installation. The developer shall show that the drainage plan complies with existing master drainage plan of the city and failure to provide such proof will constitute grounds for denial of the application. Drainage structures and ditches shall be of a size and nature sufficient to carry the calculated storm water from streets, roadways and open drainage areas as based on standard engineering principles. The drainage plan shall demonstrate that proposed development will result in no net increase in stormwater discharge, as compared to pre -development conditions. A grading and drainage plan as described below shall accompany any application that may require a drainage study. The plan shall be prepared, signed and sealed by a professional engineer of the state of Utah and include, at a minimum, the following information: (1) Project site, including three hundred (300) feet beyond its boundaries; (2) Existing contours at two foot intervals shown as dashed lines; 4 (3) Proposed contours at two foot intervals shown as solid lines; (4) Indication of a permanent benchmark referenced to mean sea level; (5) Drainage system shown in plan view with estimated cubic feet per second flow for a ten (10) year storm; (6) Location of all natural drainage channels and water bodies; (7) Existing and proposed drainage easements; (8) Type, size, and location of existing and proposed drainage structures such as pipes, tiles, culverts, retention ponds, detention areas, etc.; (9) One hundred -year (base) flood areas; (10) Additional grading and drainage standards may be required in specific Flood Zones to satisfy Federal Emergency Management Administration requirements; (11) Erosion Control Plan showing adequate sedimentation control which shall be accomplished throughout construction phases as well as during the ongoing operation of the use and any permanent sedimentation control structures and/or facilities to mechanically stabilize the soil (e.g., sedimentation ponds, dikes, seeding, retaining walls, rip -rap, etc.); and (12) Flood Hazards. b. Minimum Standards. All provisions for drainage and flood control shall be established at a minimum to handle the anticipated 100-year frequency storms for maximum period of intensity over the entire drainage basin, which the subdivision serves, and they shall be made in accordance with the approved improvement plan. The 100-year floodplain referred to herein shall mean that floodplain calculated on the basis of a fully -developed watershed, regardless of any regulated floodplain designations. c. Erosion. Where free fall of water occurs, satisfactory means shall be provided to prevent erosion of soil. Culverts shall have concrete head walls and wing walls where conditions require. d. Catch basins. Standard drop inlet catch basins shall be constructed. e. Engineered Design. The city requires that improvements be designed and stamped by a Utah registered engineer. f. Water and Sewer System Protection. Water supply systems and sanitary sewage systems shall be designed to minimize or eliminate infiltration of floodwaters. g. Retention Areas. For control of on -site drainage that may impact downstream flows from storm run-off, the developer may be required to construct retention areas. It may be necessary for the developer to supply, at his expense, a drainage plan to support the size or absence of retention areas on the site, as described in this section. K. Planned grading. Grading for surface drainage (shown by contours and spot elevations) should also show the planned grading and paving of driveways, access roads, and parking areas. Grading and paving shall be shown on plans, profiles, cross sections, and details as necessary to describe new construction. Details of curbs, gutters, sidewalks, drainage structures, and conveyance systems, dimensions of all improvements, size location, thickness, materials, strengths, and necessary reinforcement can be shown on the site plan if a small project or, on a separate drawing based on the complexity of the project. 5 L. Narrative. The application shall describe in reasonable detail the proposed development, Lot and Block and subdivision description. Name(s), addresses and telephone numbers of the property owners and applicable consultants must be included. A regional or vicinity map shall accompany the submitted application to indicate the location of the project. M. Utility plan. All utilities and points of connections to utility mains for sewer, water, communication services, gas, telephone, cable TV, and electric service must be shown. N. Evidence of Title. The application shall be accompanied by one (1) copy each of a current title insurance commitment, ownership and encumbrance report, or abstract of title prepared by a title insurance company or attorney showing all ownership interests, easements, and encumbrances applicable to the subject parcel. If common elements are to be included in the proposed development the applicant shall provide draft covenants, conditions, and restrictions for review. O. Slopes. If proposed development is likely to result in grading of hillsides, City staff may require the applicant to submit four (4) copies of a slope study prepared by an engineer or surveyor utilizing the most current topographical information. N. Surface and Subsurface Soils Report. The application shall include four (4) copies of a surface and subsurface soils report_and provide evidence establishing soil suitability for the proposed development. The report may be based upon information from the National Resource Conservation Service (NRCS) of the United States Department of Agriculture (USDA), a licensed geotechnical engineer or another form acceptable to city staff. At a minimum, the report shall include: • A description of soil types, • Locations and characteristics with supporting soil maps, • Soil logs of test pits and auger holes, • All other information necessary to determine soil suitability for the scope of the development; constraints on development based on the findings; • Analysis and evaluation of such information with recommendations regarding structural constraints, erosion control and • A determination of the adequacy of the characteristics of the soil as they relate to the proposed uses and development. (1) The surface mapping report of the area shall be accompanied by a written narrative and map that is titled, dated and signed by a Utah licensed professional engineer. The report must address the above concerns and any geological or flood hazards/limitations. (2) Subsurface soils investigations shall include a map locating test pits or auger holes as well as the classification logs. (3) The scope and detail of the soils analysis shall be determined by the Utah licensed professional engineer. Because the utility plan, roadway plan, grading and drainage and erosion control plans are Inter -related with the soils investigation plan, they may be shown on the same sheet of the submitted plans if it does not result in undue confusion and congestion on the plan sheet. 6 O. Other Submittals. Other information may be required by the Moab Land Use Code or by City Staff to clarify plan drawings but will not affect the completeness of the application. 17.09.670 Site Plan Review. Approval. A. The site plan application shall be reviewed by the building official, zoning administrator, city planner, public and private utilities, fire department and public works director. The Zoning Administrator shall schedule a hearing before the Planning Commission after all staff members have agreed upon the status of the application for completeness. An incomplete application shall not be scheduled for Planning Commission review. B. If and when the application is approved or conditions for approval have been met, application for a building permit may be made to the Building Inspector. Building construction plans conforming to the approved site plan and all approval conditions shall be prepared by an architect or engineer registered with the State of Utah and submitted for Building Department review and approval. A building permit may be issued by the building inspection staff upon approval of the construction documents and submittal of the appropriate fees.. C. Each project must be constructed in conformity with the approved site plan. D. A Planning Commission site plan decision may be appealed to the Appeals Authority by any affected party by filing a written notice of appeal with the Planning Director no later than ten (10) days from the date of the final action by the Planning Commission. E. Certificate of Occupancy. A certificate of occupancy will be issued, provided that all construction is completed in conformity with the approved site plan, conditions of approval, and applicable City Code and building code provisions. PASSED AND APPROVED in open Council by a majority vote of the Governing Body of the Moab City Council on , 2010. SIGNED: David L. Sakrison, Mayor ATTEST: Rachel Ellison, Recorder p:\planning department\2010\ordinances\ord 2010-05 site plan requirements redline approved.docx 7