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PKT-CC-2018-10-09
CITY OF MOAB Moab City Council October 9, 2018 Pre -Council Workshop 6: oo P.M. REGULAR COUNCIL MEETING 7: oo P.M. Moab City Council Chambers City Center (aid East Center Street) Page 1 of 282 Page 2 of 282 CITY OF MoAg City Council Regular Council Meeting City Council Chambers Tuesday, October 9, 2o18 at 6:oo p.m. 217 East Center Street Moab, Utah 84532 Main Number (435) 259-5121 Fax Number (435) 259-4135 www.moabcity.org 6:oo p.m. PRE -COUNCIL WORKSHOP ■ Utah State University/State and Institutional Trust Lands Administration Agreements and Understandings ■ Water Conservation Advisory Board Update 7:oo p.m. CALL TO ORDER AND PLEDGE OF ALLEGIANCE SECTION 1: APPROVAL OF MINUTES None SECTION 2: MAYOR AND COUNCIL REPORTS SECTION g: ADMINISTRATIVE REPORTS SECTION 4: CITIZENS TO BE HEARD SECTION 5: PRESENTATIONS 5-1 Mayor's Student of the Month Awards for the Grand County Middle School for October 2018 SECTION 6: PUBLIC HEARING (Approximately 7:15 p.m.) 6-1 Solicitation of Public Input on Proposed Resolution #46-2018 — Amending the Annual Budget for Fiscal Year 2018-2(19 6-2 Solicitation of Public Input on Proposed Ordinance #2018-oi — An Ordinance Amending Various Sections of Moab Municipal Code Chapter 17 Pertaining to Conditional Uses in All Zones SECTION 7: SPECIAL EVENTS/VENDORS/BEER LICENSES Page 3 of 282 7-1 Electric Light Parade to be held on Saturday, December 1, 2018 ■ Approval of Fee Waivers not to exceed $10,059.80 SECTION 8: OLD BUSINESS 8-1 Revision of City Parks Policies ■ Follow-up Discussion SECTION 9: NEW BUSINESS 9-1 Proposed Resolution # 48-2018 - Confirmation of Mayoral Appointment of Statutory Appointee and Authorization to Execute an Employment Agreement ■ City Treasurer — Chantel Lindsay 9-2 Proposed Resolution #47-2018 — Boundary Line Adjustment for Power House Subdivision Amendment #3 ■ Approval for Property Located at noo Sand Flats Road in the RA-1 Zone 9-3 Mill Creek Drive West Extension Project ■ Award to Harrison Field Services in the amount of $1,935,078.44 ■ Approval of Construction Contract 9-4 Proposed Resolution #40-2018 — Adopting City of Moab Water Distribution and Storage Master Plan ■ Briefing and Possible Approval 9-5 Proposed Resolution #44-2018 — Adopting Utah Geological Survey Special Study 162 and the Geologic Hazards of the Moab Quadrangle Set of 13 Hazard Specific Maps ■ Briefing and Possible Approval 9-6 Proposed Ordinance #2018-21— Adopting the Community Reinvestment Project Area Plan for the South Moab Community Reinvestment Project Area ■ Briefing and Possible Approval SECTION io: APPROVAL OF BILLS AGAINST THE CITY OF MOAB SECTION it: 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 Page 4 of 282 AGENDA SUMMARY MOAB CITY COUNCIL MEETING October 9, 2o18 Agenda Item Workshop Title: Annual Report to Council by the Water Conservation and Drought Management Advisory Board Presenter: Water Board members and Rosemarie Russo Department: Administration Summary: A written report accompanied by an in -person presentation on the goals, activities and accomplishments of the Council -appointed Water Conservation and Drought Management Advisory Board Page 5 of 282 Workshop MOAB WATER FACTS City of Moab Water Conservation and Drought Management Advisory Board October 2018 Current estimate of production potential: Moab City: 5,401 AF** GWSSA: 3,940 AF*** (potential was reported as 9,444 AF but they only have 3,940 AF of water rights) SJSVSSD: 0 AF* GCWCD & MIC at Sheley Tunnel: 2,500 AF* MIC Lower Diversions: 1783 AF **** Private Wells: 400 AF * Total current production potential = 14,024 AF According to the United States Geologic Survey (USGS) Draft Groundwater Study, the amount of Groundwater Available for sustainable use is 10,100 to 15,100 AF (USGS Study 2017, this includes both the Valley and Glen Canyon Group Aquifer) Current estimate of Water requirements: Moab City estimate at build out: 9434 AF*** GWSSA estimate by 2060: 1550**** SJSVSSD estimate by 2060: 500* (5000 if full rights are developed as stated in the SJSVSSD 40-year water right plan) GCWCD & MIC at Sheley Tunnel if use stays the same: 2,500 AF * MIC Lower Diversions if use stays the same: 1783 AF **** Private Wells if use stays the same: 400* Total Current estimate of water requirements = 16,167 AF Estimates of current groundwater use: Moab City: 2283 AF ** GWSSA: 830 AF*** SJSVSSD: 0 Private Wells: 400 * GCWCD & MIC at Shelley Tunnel: 2,500 AF * MIC Lower Diversions: 1783**** Estimated total amount of groundwater currently being used= 7,796 Sources: * Utah Division of Water Rights ** Moab City 2016 Water Conservation Plan ***GWSSA 2014 Water Conservation Plan **** Moab Irrigation Company 2017 Water Distribution Plan Estimates for Use: single-family home with landscaping = 1.0 AF per year condominium without landscaping = .45 AF seasonal cabin without landscaping =.25 AF hotel room = .36 AF Overall Moab Usage: Residential 50% Nightly Accommodations 16% Other commercial and Institutional 17% Cemeteries & Parks 3% Water Loss 6% Other 8% Conversions and Acronyms: AF = Acre Foot or Acre Feet 1 AF = 325,851 gallons cfs = cubic feet per second 1 cubic foot = —7.5 gallons 1 cfs/year = 236,000,000 gallons 1 cfs/year = 724 AF GWSSA = Grand Water and Sewer Service Agency SJSVSSD = San Juan Spanish Valley Special Service District UDWRi = Utah Division of Water Rights GW = Groundwater GCWCD = Grand County Water Conserv- ancy District MIC = Moab Irrigation Company TNC = The Nature Conservancy GCA=Glen Canyon aquifer VF=Valley Fill aquifer Common Household Uses of Drinking Water (Gallons per Capita per Day) Bathing: 20 Toilet Flushing: 24 Lawn Watering and Pools: 25 Laundry: 8.5 Dishwasher: 4 Car Washing: 2.5 Drinking and Cooking: 2 Garbage Disposal: 1 Wastewater Treatment Quick View Current plant averages 1 Million Gallons per Day (MGD) New Water Reclamation Facility (WRF) will have a capacity to process 1.7 MGD. Current plant uses 2 Million Gals of water per month. New WRF is estimated to use 300,000 Gals of water per month. Page 6 of 282 Moab Area Water Rights Overview Paper Groundwater Rights: Moab City: 10,091 AF ** (others have calculated it at 9440 and 9658) GWSSA: 3940 AF *** SJSVSSD: 500 AF *(Currently they have approval for 500 AF but their water right appropriation is pending for 5,000 AF) Estimated private well water rights currently being used: 400 AF* Estimated surface water rights that are "base flow" or groundwater: GCWCD & MIC @ Sheley Tunnel: 2,500 AF* MIC Lower Diversions: 1783 AF **** Total amount of groundwater currently considered appropriated: Paper water rights (14,931 total) + base flow rights (4,283) = 19,214 AF Other Water Rights Details Spanish Valley is currently closed to new appropriation of surface water * Current Spanish Valley groundwater appropriation limit is 6.73 AF * Spanish Valley groundwater is open to transfer appropriations * The adjudication process currently being administered by the Division of Water Rights will be ongoing for at least one year. Did You Know? Water use in the US has not correlated propor- tionally to total population. Agriculture and in- dustrial uses account for the biggest withdraw- als; withdrawals for domestic use amount to only 11 %. There is a great deal of regional vari- ation. Irrigation is largely a western phenome- non, which increases the per capita withdraw- als. Groundwater and surface Water Interaction: Many large aquifers have been exploited at rates far exceeding recharge rates. In these cases, municipalities and water supply organi- zations have been forced to turn to alternative freshwater supplies. Decisions need to be made about managing existing aquifers, espe- cially to coordinate groundwater and surface water withdrawals. Water Resources Key Terms Administered water systems: Most of the rivers in the West were fully appropriated by the end of the nineteenth century leading most Western states to manage water systems (i.e. dams, canals) through "administered" systems. These systems refer to public agencies involved in regulating surface water use. Average -cost pricing: Revenue to cover costs of production so that general tax revenues do not need to be used. The total costs of de- livering water are divided by the quantity of water delivered, and the unit water price. Declining block pricing: Uses two pricing mechanisms — one for the first quantity of water and a second price for higher consumption rates. Discharge: Gaining Streams; Springs and Seeps; Wells; Waste Water Treatment Plants Flow System: bedrock controlled by topography, degree of dissection, continuity, and hydro structures; and alluvium controlled by collapsed anticlines/graben hydrostructures, topography, dissection, continuity, and deposit thickness. Freshwater: Most of the water on earth is salty. Much of the global supply of freshwater is locked up in glaciers, ice caps, and else- where. This means that freshwater supplies for humans and ecosystems must come from the relatively small amounts that run off as surface water or are contained in accessible groundwater aquifers. Groundwater: The law of groundwater resources is different from, but related to, surface water rights. Groundwater is extracted from underground aquifers, the geohydrological characteristics of which vary widely. Recharge rates can vary from year to year and by the surrounding formations. In many cases, they are hydrologically interconnected to surface water resources, recharging from and discharging to water in streams and lakes. Instream flow protection: Relatively new principle that balances traditional demands for water withdrawals with services such as boat- ing, fishing, ecosystem protection and scenic values. Riparian water rights: Stems from the Latin word riparius, meaning, "situated on the banks of a natural watercourse or body of water." It was used in the East, where water is abundant and derived from English legal doctrine. By this doctrine, the rights to use water (other than for irrigation, which was reserved to the government) belonged to the people who owned the banks of the streams or lakes. Prior appropriation water rights: Essentially gives water rights to the first person who appropriates it and makes beneficial use of it. It is sometimes called "first in time, first in right." While riparian water law tends to arbitrate right holders as equal in status, prior appropriation creates primacies such as that first users have rights that take precedence over those coming later. It was developed because of the arid climate in the West. The first user is referred to as a senior right holder. Later users known as junior rights holders can gain access to the portion of the water not used by senior holders. Appropriation water rights are also "use it or lose it" rights. The rights exist only so long as the water is actually used; if use stops, the right is lost. Per capita domestic supply: is the sum of public supply and domestic self -supply in relation to the population. U.S. domestic use averaged 123 gallons per person per day in 1960, 163 gallons in 1980, 164 in 2000 and 320 in 2016. Recharge: Infiltration of Precipitation; Losing Streams; Subregional Flow from Bedrock to Alluvium and Glacial Materials; Site Flow from Eolian, Alluvial and Glacial Materials to Bedrock; Site Flow from Irrigation. Safe yield: the amount of water that can be withdrawn from an aquifer without significant ecological impacts, which could result from reductions in streamflow where groundwater discharge to the stream provides baseflow. If the amount of groundwater withdrawn exceeds the safe yield amounts, the well can go dry. Safe yield is generally considered equal to the average replenishment rate of the aquifer from natural and artificial recharge. Surface Water: Streams, lakes and rivers Third -party effects: a person who is affected by water right transfers but is not part of the agreement (i.e., downstream user) Water markets: generally involves buying irrigation rights through private agreements Water withdrawals/consumption: Groundwater typically falls in the category of open -access resource, but in the West, groundwater laws tend to be consistent with prior appropriation. Groundwater management areas may be empowered to set and enforce rules, such as permitting, well spacing, well construction standards, allocation preferences, limited pumping rates, restrictions on place of use and water monitoring and reporting. Page 7 of 282 CITY OF MoAg UTAH Moab Water Conservation and Drought Management Advisory Board Annual Report to Moab City Council 2018 Background and Membership: The Moab Water Conservation and Drought Management Advisory Board (Water Board) was established by Ordinance 2017-09 by the City Council, based on recommendations set forth in the Council -approved Moab Water Conservation and Drought Management Plan Update of 2016 which also recommended the creation of the Sustainability Director position. The Council confirmed the inaugural appointment of five City residents recommended by Mayor David Sakrison. The original membership included Arne Hultquist, Kara Dohrenwend, Jeremy Lynch, Kyle Bailey and Sarah Sidwell. Later, Mike Duncan was appointed and Sidwell moved from the City limits and relinquished her position on the board. In March of 2018 the Bylaws were amended and ratified by Council to include one position on the seven -member board which did not have a City residency requirement if the candidate resided within the watershed area. After that action, Grand County resident John Gould was appointed to the Board, as well as Denver Perkins, a City resident. City staff who regularly attend Water Board meetings and work on projects with the Board include Sustainability Director Rosemarie Russo, Assistant City Engineer Eric Johanson and Records/Project Specialist Eve Tallman, who serves as the Board Secretary. Public Works Staff members Levi Jones, LeighAnne Reinhart and Pat Dean also attend selected meetings. Mission and 2o17 Goals: Early on, the Board established bylaws and a mission statement: it is the mission of the Moab Water Conservation and Drought Management Advisory Board to advise the Moab City Council on policies and practices to ensure a quality water supply for current and future residents of Moab. The Goals adopted for 2017 included: • Review the current Water Conservation Plan for corrections and improvements. • Discuss the purposes of water conservation, and the appropriate buffers needed for hardened water demand [demand hardening refers to perceived basic water needs, as opposed to "discretionary water use," such as landscaping]. • Review the impact of outdoor water use on Moab's culinary water supply. • The role of trees, lawns, and other landscaping in a water conservation program. • Educational and public information efforts. • Drought management. • Participation in the Groundwater Management Plan process being conducted by the Division of Water Rights, including consideration of closing the aquifer and consideration of recharge rate. • Flood Control as part of the General Plan review. • Stormwater Management. • Engagement with the City's expert staff. • Review the Water Rate Schedule and water usage by type. Page 8 of 282 Workshop " T h e r o l e o f T r a n s i e n t R o o m T a x r e v e n u e s t o c o m p e n s a t e f o r i m p a c t s o f t o u r i s m o n w a t e r i n f r a s t r u c t u r e . 2 o 1 7 A c t i v i t i e s : D u r i n g t h e p a s t y e a r , t h e a b o v e t o p i c s a s w e l l a s t h e f o l l o w i n g h a v e b e e n d i s c u s s e d i n W a t e r B o a r d m e e t i n g s : M a n t i - L a S a l N a t i o n a l F o r e s t M a n a g e m e n t P l a n r e v i s i o n s ; C i t y ' s r i p a r i a n p l a n ; w a t e r s u p p l y a n d p r o d u c t i o n c o m p a r e d t o M o a b ' s p a p e r w a t e r r i g h t s ; a c c u r a c y o f w a t e r m e t e r s i n t h e C i t y a n d C o u n t y ; s u n s e t o f t h e d e b t f o r K e n ' s L a k e ; U n i t e d S t a t e s G e o l o g i c a l S u r v e y ( U S G S ) G r o u n d w a t e r S t u d y ; 5 , 0 0 0 A c r e - F o o t ( A F ) w a t e r r i g h t s r e q u e s t m a d e b y S a n J u a n S p a n i s h V a l l e y S p e c i a l S e r v i c e D i s t r i c t , a n d i n j e c t i o n w e l l s a s a p o s s i b i l i t y f o r M o u n t a i n V i e w o v e r f l o w . T h e d e v e l o p m e n t o f n e w c u l i n a r y w e l l s a n d t h e r e v i e w o f w a t e r s o u r c e p r o t e c t i o n z o n e s h a v e b e e n a c o n c e r n o f t h e B o a r d , a s w e l l a s t h e E . C o l i o u t b r e a k i n M i l l C r e e k a n d t h e u s e o f c u l i n a r y w a t e r t o i r r i g a t e t h e b a s e b a l l f i e l d s n e a r t h e S p a n i s h V a l l e y A r e n a . T h e n e w W a t e r R e c l a m a t i o n F a c i l i t y ( W R F ) a n d r e c h a r g i n g t h e w e t l a n d s h a s b e e n a t o p i c o f i n t e r e s t , a l o n g w i t h i n - l i n e m i c r o - h y d r o p o w e r t u r b i n e s a s a m e c h a n i s m t o d e f r a y e l e c t r i c a l c o s t s a t t h e W R F . D u e t o t h e p r e p o n d e r a n c e o f c o m p l e x a n d v a r y i n g f a c t s a n d f i g u r e s i n t h e d i s c u s s i o n o f w a t e r s u p p l y a n d d e m a n d , W a t e r B o a r d m e m b e r s a n d s t a f f c o m p i l e d a Q u i c k R e f e r e n c e G u i d e f o r p u b l i c u s e . D r s . K e n K o l m a n d P a u l v a n d e r H e i j d e m e t w i t h t h e W a t e r B o a r d t o d i s c u s s t h e i r r e p o r t t o t h e C i t y o n t h e H y d r o g e o l o g i c a n d E n v i r o n m e n t a l S y s t e m A n a l y s i s o f M o a b C i t y ' s s p r i n g s a n d w e l l s . T h e B o a r d s e n t q u e s t i o n s a n d f e e d b a c k o n t h e r e p o r t t o K o l m a n d C i t y E n g i n e e r C h u c k W i l l i a m s . M e m b e r s o f t h e B o a r d , a l o n g w i t h C o u n c i l m e m b e r s a n d s t a f f , a t t e n d e d t h e S o u t h e a s t e r n U t a h W a t e r W o r k s h o p l a s t O c t o b e r . T h e c l o s i n g c o m m e n t s o f S t a t e E n g i n e e r K e n t J o n e s a t t h e c o n f e r e n c e w e r e i n f l u e n t i a l t o t h e B o a r d . A f t e r a n a u d i e n c e m e m b e r b r o u g h t u p t h e a s s e r t i o n t h a t c l i m a t e c h a n g e c o u l d d e p l e t e w a t e r s u p p l y b y u p t o 3 0 p e r c e n t , a n d t h a t o u r l o c a l a r e a i s a l r e a d y a t t h e l i m i t o f s a f e y i e l d , h e s t a t e d t h a t h e i s n o t o p t i m i s t i c a b o u t t h e f u t u r e o f M o a b ' s w a t e r s u p p l y . 2 0 1 8 G o a l s a n d A c t i v i t i e s : T h e 2 0 1 8 G o a l s f o r t h e W a t e r B o a r d a r e a s f o l l o w s : 1 ) A d v i s e C i t y C o u n c i l a n d s t a f f t o e n s u r e t h e C i t y c a n s e c u r e q u a l i t y w a t e r a n d a s u f f i c i e n t q u a n t i t y o f w a t e r r e q u i r e d f o r b u i l d o u t . A ) E n s u r e w e u n d e r s t a n d M o a b ' s w a t e r s y s t e m a n d h a v e a c c u r a t e d a t a i n o r d e r t o a s s i s t C i t y C o u n c i l a n d s t a f f w i t h s u c h p r o j e c t s a s a g r o u n d w a t e r m o n i t o r i n g e f f o r t a n d t h e u p c o m i n g G r o u n d w a t e r M a n a g e m e n t P l a n , a s w e l l a s o t h e r n u m e r i c a l g o a l s , f r o m a s c i e n c e - b a s e d p o s i t i o n a n d a s a r e l i a b l e p a r t n e r i n r e g i o n a l w a t e r m a n a g e m e n t . B ) P r o v i d e g u i d a n c e a r o u n d m a n a g e m e n t o f M o a b ' s w a t e r r i g h t s a n d e n s u r e w e h a v e s u f f i c i e n t r i g h t s a n d p r o d u c t i o n c a p a c i t y f o r c u r r e n t a n d f u t u r e r e s i d e n t s o f M o a b . 2 ) A d v i s e C i t y C o u n c i l a n d s t a f f o n w a t e r p r o t e c t i o n , i n c l u d i n g s o l e s o u r c e p r o t e c t i o n a n d w a t e r s h e d m a n a g e m e n t . 3 ) A d v i s e C i t y C o u n c i l a n d s t a f f o n w a t e r m a n a g e m e n t p r i o r i t i e s a n d s t r a t e g i e s t o i n f o r m m u n i c i p a l p l a n n i n g f o r s t o r m w a t e r a n d o t h e r i n f r a s t r u c t u r e d e v e l o p m e n t s . A c t i o n I t e m s : I n t h e p a s t 1 2 m o n t h s , t h e W a t e r B o a r d h a s v o t e d u p o n a n d t a k e n t h e f o l l o w i n g a c t i o n s : 1 ) R e c o m m e n d e d t o t h e C i t y t o d r a f t a M e m o r a n d u m o f U n d e r s t a n d i n g r e g a r d i n g a n u p g r a d e a n d s h a r e d c o s t s f o r s t r e a m g a u g e s t o m o r e a c c u r a t e l y m e a s u r e w a t e r s u p p l y a n d d i v e r s i o n s f r o m M i l l C r e e k . 2 ) R e c o m m e n d e d t o C o u n c i l t o d r a f t a r e s o l u t i o n t o l i m i t n e w w a t e r r i g h t a p p r o p r i a t i o n s . P a g e 9 o f 2 8 2 W o r k s h o p 3) Recommended to Council to discuss water resources with the County Council in view of proposed increased density and buildout. 4) The Board recommended the City hire a water rights attorney. 5) In collaboration with the local League of Women Voters, the Board and staff hosted an open house to share information about such things as water supply, irrigation, and the ongoing Division of Water Rights adjudication process in the area. 6) The Board reviewed a grant application for a turnout (river pumping) station. 7) Staff researched new water right allocation requests to determine possible impacts on the City's water supply. In addition, Rosemarie has accomplished the following water -related actions: 1) Honored a request from Grand Water and Services Agency (GWSSA) to collaborate on an educational effort aimed at residential, commercial and industrial users. 2) Launched a Lead By Example program for City facilities and water conservation which will include an internal audit of use. 3) Initiated the Green To Gold program for local businesses that includes water conservation requirements, in which 20 companies have enrolled. 4) In collaboration with the Board and Kara Dohrenwend in particular, drafted a recommended irrigation table for lawns and landscaping. 5) Distributed water conservation signs and door hangers to hotels. Top Three Concerns of the Water Board: The Water Board presents to Council and City staff its top three enduring concerns: 1) The available quantity of water. a) Implications of the proposed Regional Groundwater Management Plan and the ongoing adjudication process; b) The forthcoming USGS report which will likely show a vastly reduced water supply compared to historical understanding; and c) The water budget consulting work of Ken Kolm and Paul Van der Heijde. 2) The importance of a water audit. Rosemarie has begun a process to evaluate the City government's own consumption, along with other institutional, commercial, and residential use. 3) A public information effort about efficient water use and wasteful practices, including part-time residents and increasing demand, regulations for hotels regarding water use for landscaping, pools, and lawns, and updating the City's General Plan to reflect new information regarding water supply and buildout. Toward this end, Dr. Russo has already distributed more than 5o aerators and other water saving devices to local hotels. Page 10 of 282 Workshop Moab City Council Agenda Item Meeting Date: October 9, 2018 Title: Public Hearing for Resolution #46-2018—A Resolution Amending the Fiscal Year 2018/2019 Budget Presenter: David Everitt Attachment(s): • Memo to Council • Draft resolution Suggested Motion: I move to close the public hearing and defer action to a future meeting. Background/Summary: October 4 Update. Since publication of the proposed resolution for the public hearing, a few items have been suggested for inclusion in Budget Amendment #1: Capital Projects: - Increase revenue in "41-36228 Utah Power Grant" by $12,000. The City will receive rebates back from Rocky Mountain Power because of its participation in the WattSmart Program. These will offset the City's investment in the lighting retrofitting of City facilities initially; the future use of these rebates is to be determined. - Increase expense in "41-46o72 MARC Building Improvements" by $3o,000. MARC staff are moving expeditiously to finish off a series of improvements, and these funds will, along with the current additional funds requested, allow them to complete the lower bathroom remodel, additional painting, and window replacements within this fiscal year. If the Council supports these additions, the net impact to the General Fund balance will be a reduction of $18,000. [From September 25,2018] From time to time, it is necessary to amend the adopted annual budget to adjust revenues and expenses, account for unplanned budget items, and re -prioritize spending. This amendment comes to you a little earlier than usual in order to accommodate the expected revenues and expenses associated with the Walnut Lane property purchase, but also includes some other proposed changes in the General Fund, the Capital Projects Fund, the Culinary Water Fund, and the Sewer Fund. 1 Page 11 of 282 6-1 Public Hearing Overall, the recommended changes would result in an additional $468,568 in General Fund expenditures, which would be balanced by General Fund balance and a small increase in ongoing revenues. The Water and Sewer Enterprise Funds see small adjustments to account for additional revenue related to impact fees, and the Sewer Enterprise Fund will receive additional contingency funds related to the water reclamation facility bond that may be used for other sewer -related projects. Details are in the included memo. 2 Page 12 of 282 6-1 Public Hearing RESOLUTION # 46-2018 A RESOLUTION AMENDING THE FISCAL YEAR 2018/2019 BUDGET WHEREAS, the City of Moab has proposed to amend the 2018/2019 fiscal year budget for the various funds; NOW, THEREFORE BE IT RESOLVED THAT THE 2018/2019 FISCAL YEAR BUDGET SHALL BE AMENDED AS FOLLOWS: Amended Fiscal Year 2018/2019 Budget Amended Amended Revenue Expenditures 1. General Fund ($13,291,574) $ 13,291,574 2. Housing Fund ($3,320,000) $ 3,320,000 3. Millcreek Fund ($ 845,000) $ 845,000 4. Capital Projects Fund ($5,131,053) $ 5,131,053 5. Enterprise Water Non -Operating ($ 72,000) 6. Enterprise Sewer Operating ($1,752,782) $ 1,504,864 7. Enterprise Sewer Non -Operating ($ 406,749) 2018/2019 Fiscal Year Budget Amendments FUNDS Account # Account Name Adjustment Amount General Fund Revenue 10-32-213 Plan Check Fees $ (20,000.00) 10-35-006 Public Safety Donations $ (12,000.00) 10-36-400 Sale of Real/Personal Property $ (13,966.00) 10-39-940 General Fund Beg. Fund Balance $ (422,602.00) Total Revenue $ (468,568.00) General Fund Expenses Transfers 10-480-61 To Capital Projects Fund $ 326,807.00 New Account To Affordable Housing Fund $ 240,000.00 Police 10-421-14 Other Benefits $ 29,500.00 Animal Control 10-426-50 Grant Expenses - Donor $ 37,920.00 Parks 10-451-10 Salaries & Wages $ 20,386.00 Resolution #46-2018 Page 1 of 3 Page 13 of 282 6-1 Public Hearing 10-451-13 Employee Benefits $ 19,955.00 Planning 10-418-31 Professional & Technical $ 25,000.00 Executive 10-413-23 Travel 10-413-33 Education $ $ 2,000.00 3,000.00 Community Contributions Transfer to Affordable Housing 10-460-27 Fund $ (240,000.00) 10-460-84 Grand County/4th of July $ 4,000.00 Total Expenses $ 468,568.00 Housing Fund (new fund) Revenue New Account Proceeds from Long Term Debt $ (1,800,000.00) New Account Grants $ (1,250,000.00) New Account Rent/Lease Income $ (30,000.00) New Account Transfer from General Fund $ (240,000.00) Total Revenue $ (3,320,000.00) Expenses New Account Acquisitions $ 1,800,000.00 New Account Debt Retirement $ 1,000,000.00 New Account Development Costs $ 504,000.00 New Accounts Operation & Maintenance costs $ 16,000.00 Total Expenses $ 3,320,000.00 Millcreek Project Fund Revenue 28-39-209 Expenses 28-400-31 Beginning FB $ (45,000.00) Total Revenue $ (45,000.00) Professional & Technical $ 45,000.00 Total Expenses $ 45,000.00 Capital Projects Fund Revenue 41-36-124 Grants $ (6,693.00) 41-36-228 Utah Power Grant $ (50,000.00) 41-39-222 Transfer from General Fund $ (326,807.00) Total Revenue $ (383,500.00) Expenses 41-790-44 Perf Guarantee Default $ 4,700.00 41-440-70 Road Improvements $ 100,000.00 41-440-81 City Shop/Yard Improvements $ 45,000.00 Resolution #46-2018 Page 2 of 3 Page 14 of 282 6-1 Public Hearing 41-760-72 MARC Building Improvements $ 80,000.00 41-780-44 Park Improvements $ 12,000.00 41-770-50 City Center Bldg Improvements $ 115,500.00 41-770-55 City Sustainability $ 26,300.00 Total Expenses $ 383,500.00 Water Fund Non -Operating Income 51-36-111 Water Impact Fees $ (20,000.00) Sewer Fund Operating Income 52-57-200 Non -operating Revenue 52-56-111 Dperating Expenses Sewer Existing Facility Fee $ (25,000.00) Total Operating Revenue $ (25,000.00) Sewer Impact Fees $ Total Non -Operating Revenue $ (120,000.00) (120,000.00) 52-600-15 WRF - Overtime $ 7,000.00 52-600-27 WRF - Utilities $ 75,000.00 Total Operating Expenses $ 82,000.00 PASSED AND ADOPTED in open Council by a majority vote of the Governing Body of the City of Moab this 23rd day of October, 2018. Emily S. Niehaus Mayor ATTEST: Rachel E. Stenta City of Moab Resolution #46-2018 Page 3 of 3 Page 15 of 282 6-1 Public Hearing September 19, 2018 To: Moab City Council From: David Everitt Re: Budget Opening #1, FY 2018-19 Dear Mayor and Councilmembers, From time to time, it is necessary to amend the adopted annual budget to adjust revenues and expenses, account for unplanned budget items, and re -prioritize spending. This amendment comes to you a little earlier than usual in order to accommodate the expected revenues and expenses associated with the Walnut Lane property purchase, but also includes some other proposed changes in the General Fund, the Capital Projects Fund, the Culinary Water Fund, and the Sewer Fund. Overall, the recommended changes would result in an additional $468,568 in General Fund expenditures, which would be balanced by General Fund balance and a small increase in ongoing revenues. The Water and Sewer Enterprise Funds see small adjustments to account for additional revenue related to impact fees, and the Sewer Enterprise Fund will receive additional contingency funds related to the water reclamation facility bond that may be used for other sewer -related projects. Of the recommended expenses in the General and Capital Funds, $389,727 is one-time and $78,841 is ongoing. This amendment also recommends creating a separate Affordable Housing Fund, transferring the $240,00o from the General Fund that is already budgeted. Here are the departmental specifics: Revenue - Overall, revenue trends appear to be steady, but it's too early in the fiscal year to make any adjustments to tax revenue. - Small adjustments are proposed to the plan check fees, donations, and sale of property line items. $45,966 ongoing. - Final F1718 numbers are still forthcoming, but we anticipate being over the statutory fund balance maximum by approximately $200,000. That amount will be transferred to the Capital Projects Fund when finalized. Expenses - Administration: o Fireworks. Per the information from Grand County, the cost of the 4t'' of July fireworks production is increasing. The City and the County split the expense. $4,000 ongoing. Page 16 of 282 6-1 Public Hearing o Electeds travel and training. Council and Mayor travel, training, and food has eaten (!) into the Executive line items. These small additions should keep us in the black for the year. $5,000 ongoing. - Planning and Development: o Dam appraisals. The Department needs to commission a set of appraisals of the storm water control dam at the east end of Center Street. Appraisals are necessary to secure a formal access to the top of the dam for repairs and cleaning., and generate valuations of the White and Cozzens parcels to possibly begin settlement negotiations. $25,000 one time. - Police: o Recruitment and retention pilot program. The Police Department asks that the Council formally review the request to fund officer recruitment and retention, but proposes that the funds be part of the Departmental budget, as opposed to coming from the affordable housing setaside. This is a follow up item from last spring's budget deliberations when the Council discussed the proposal, but no formal decision was made. $29,5oo ($59,000 ongoing). o Cat support. Cat -specific funds were gifted to the City, most of which were spent on the animal shelter improvements (also known as the Cattery). The unspent funds are being rebudgeted here to go toward feline operational needs. $37,92o one-time. - Public Works: o Restroom maintenance and upkeep. As requested, an additional Parks Service Worker is proposed to focus on parks and facilities restroom maintenance and upkeep. With the addition of the BMX park bathroom and the overall increase in use by residents and visitors, there's a need to service public restrooms more frequently. $40,341($8o,681 ongoing). - Capital Projects: o Grant receipts. The City received some small grant funds for riparian related projects along with the Rocky Mountain Power grant for the EV charging stations. $56,693 one time. o Transfer from General Fund. This is a balancing number to cover Capital Project expenses. $326,807 one time. o 1ooW. Project management. Engineering requests that the additional costs for project management for the looW. improvements be added to the budget, instead of draining Engineering's Professional and Technical services line item or taking from the project budget itself. The Council has already approved the task order for the project. $ioo,000 one time. o Public Works building space assessment. Public Works requests funds to pay for the space assessment work that will provide data regarding the expenses associated with building a new Public Works office and yard. Funds were budgeted in FY18 $45,000 one time. o MARC improvements. The MARC is planning to complete the bulk of their renovations within the year, but needs additional funds to do so. These funds would primarily pay for new windows. $8o,000 one time. o BMX bathroom solar power. The new BMX Park bathroom could be set up as a standalone photovoltaic -supplied facility, which would be around $5,000 more 2 Page 17 of 282 6-1 Public Hearing than simply hard -wiring into the grid. Regardless, this project needs some additional funds to complete the electrical installation. Project costs came in higher than originally budgeted for, in part due to increases in concrete costs. $12,000 one time. o Retro-commissioning of City facilities. The City is ready to invest in the retro-commissioning process for City Center ($32,000), the MRAC ($32,000), and the Center Street Gym ($23,500). This process is expected to achieve demand and energy savings through the implementation of low-cost and no -cost measures, improve system operations, and, in many cases, improve occupant comfort. $87,5oo one time. o Council chambers communication improvements. Upgrades to the council chambers include the ability to hold videoconferences, better audio conferences, and tying in the video transmission to the audio system. $13,000 one time. o Other City Center improvements. We recommend additional funds for office space for new positions and some shade structures for bike parking. $15,000 one time. o EV charger installation. These expenses are what the Rocky Mountain Power grant will reimburse. Other expenses associated with this project were expended in FY18. $26,3oo one time. - Millcreek Fund: o Trail support. These funds are to be used to a) maintain current non -paved and possibly paved trails, b) develop additional trail connections, and c) fund in part an update to the regional trail master plan. Funds will come from the Millcreek Fund balance this year. $15,000 one time and $30,000 ongoing. - Water Enterprise Fund: o Impact fee revenue. Based on actuals to date and anticipated projects, this amount is increased. $20,000 one time. - Sewer Enterprise Fund: o Existing facility fee. Based on actuals to date, this amount is increased. $25,000 ongoing. o Impact fees. Based on actuals to date and anticipated projects, this amount is increased. $12o,000 one time. o WRF overtime. The transition from the current facility to the new facility has required additional overtime for city employees. $7,000 one time. o WRF electricity. The new facility will use significantly more electricity, and actuals indicate the need to increase the annual budget accordingly. Once the photovoltaic panels are operational and the expenses related to water use are factored in, it's possible this amount will decrease in future years. $75,000 ongoing. 3 Page 18 of 282 6-1 Public Hearing Moab City Council Agenda Item Meeting Date: October 9, 2018 #: 6-2 PL-18-44 Title: Public Hearing and Consideration to Adopt Ordinance #2018-01 to Repeal Conditional Uses from the Moab Municipal Code Date Submitted: April 16, 2018 Applicant: City Staff Presenter: Jeff Reinhart, Planning Director; Sommar Johnson, Development Services Coordinator Attachment(s): Final Draft Ordinance #2018-01 Options: Adopt, Adopt with changes Recommended Motion: I move to adopt Ordinance #2018-01 to remove conditional uses from the Moab Municipal Code and amend the uses to be allowed with standards in Title 17 of the Municipal Code and add definitions as recommended by the Planning Commission. Background/Summary: Attached is a clean version of Ordinance #2018-01 that incorporates the changes discussed in the City Council workshops. The two chapters of code, MMC 17.09.530 and 17.09.531 that deal with conditional uses will be repealed in their entirety and those uses that are "conditional" will now become "allowed uses with standards." In addition, some uses that were conditionally allowed before have been removed from some zones (i.e., bed and breakfast facilities removed from R-3 and R-4). Additional definitions are proposed for inclusion in MMC 17.06.020 for uses that were listed but not defined. The following changes have been made through the various versions of the ordinance. 1. Alphabetized all uses 2. Changed "family" to "household" 3. Changed "secondary dwelling unit" to "accessory dwelling unit" 4. Changed "churches" to "places of worship" 5. Consolidated similar uses into a single use. (i.e., animal pound or kennel and veterinary clinic changed to "veterinary clinic") 6. Changed all day care terminology in code (i.e., child day care centers in R2, R3, and R4. Large commercial and home -based day-care centers in 17.09.530&17.09.531) to "day care". Simplified the standards in residential to encourage the use and eliminated the standards in some commercial zones. 7. Simplified standards for group homes and added appropriate occupancy number based on the zone. 8. Simplified standards for schools. 9. Removed bed and breakfast facilities from all residential zones. Added bed and breakfast facilities to C-1. 10. Removed boarding and rooming houses from R-3 and R-4. 11. Allow accessory dwelling units to be constructed that are smaller than five hundred square feet in area. 12. Removed "lodging (under ten units)" from C-2. Added bed and breakfast facilities. 13. Removed day care standards in C-3 and C-4 Page 19 of 282 6-2 Public Hearing This ordinance principally converts conditional uses to permitted uses with standards, and in some cases removes certain uses from residential zones. Page 20 of 282 6-2 Public Hearing ORDINANCE #2018- 01 AN ORDINANCE AMENDING THE CITY OF MOAB MUNICIPAL CODE, SECTIONS 17.18, 17.20, 17.21, 17.24, 17.27, 17.30, 17.31, 17.35, 17.36, 17.42, 17.45, 17.48, 17.51, and 17.54 PERTAINING TO USES IN THE SPECIFIC ZONES; AMENDING CHAPTER 17.06.020 DEFINITIONS; AMENDING SECTION 17.69 SECONDARY DWELLING UNITS TO READ "ACCESSORY DWELLING UNITS"; AND REPEALING CHAPTERS 17.09.530 AND 17.09.531, CONDITIONAL USES The following findings describe the intent and purpose of this ordinance: a. The City has enacted Title 17.00, Zoning, of the Moab Municipal Code, which governs land use and development within the City Limits. b. From time to time the City undertakes to revise its zoning ordinances to improve the quality of land development and align the Code with state law and contemporary planning concepts. c. The City has experienced complications in uses with the status of "Conditional" and desires to remove them from the schedule of uses in each zone. c. Council believes that removal of conditional uses is necessary to: i) eliminate misunderstandings of the review criteria; ii) assure that there is a clear understanding of the allowed uses in each zone; iii) promote development in accord with the objectives and characteristics of the zones while providing sufficient standards to mitigate potential impacts on adjacent properties d. Repealing Chapters 17.09.530 and 17.09.531 that deal with Conditional Uses will aid in removing ambiguity from the Code. e. Amending the definitions in MMC Section 17.06.020 will provide clear descriptions of uses that have not been defined in past iterations of various code sections. f. The City finds that this ordinance will serve the public health, safety, and welfare, and that adoption is in the best interests of the Moab community. g. This ordinance was reviewed by the Planning Commission on February 22, 2018, and in an unanimous vote, the Commission recommended that City Council adopt Ordinance #2018-01. Therefore, the City of Moab enacts as follows: Sections 17.09.530 and 17.09.531 are hereby repealed in their entirety and the City Council adopts the following amendments to the Code: Page 21 of 282 6-2 Public Hearing 17.18 A-2 Agricultural Zone 17.18.020 Permitted uses and Regulations. 1. Agriculture 2. Agriculture buildings 3. Cemeteries, public and private No cemetery, or any extension of an already existing cemetery, shall hereafter be established in the city without a site plan permit process, as outlined in Chapter 17.67. A. Application Required. Application for the establishment of a cemetery or for the extension to an existing cemetery shall be made on forms provided by the zoning administrator. The application shall include: 1. The name(s) and address(es) of the owner(s) of the land; 2. The area(s) of the property that will be used for burial purposes; 3. The area(s) of the property that will be used for screening purposes; 4. An appropriate fee as adopted by resolution of the city council; 5. Detailed site plans drawn to scale by a licensed professional Utah registered land surveyor or professional engineer as per Chapter 17.67; 6. A written legal description of the cemetery; 7. A narrative describing the: i. Age and condition, ii. Historical significance if applicable, iii. Whether the cemetery is religious, family, organizational, or publicly owned, iv. Any prehistoric or historic archaeological discoveries on the property, and v. A written description of names and vital dates of those interred. B. Expansion/Disruption. If the expansion requires a disruption of existing burial sites, the applicant shall provide a detailed site alteration plan indicating the extent of disruption of the cemetery, methods of construction or removal of human remains, and reburial plan. Such plan shall include a written description and visual drawing of the plan showing the relocation of graves. C. Standards of Approval to be Specified. A resolution shall be prepared establishing specific standards of compliance to create/extend a cemetery. These shall be based on: 1. The need for the proposed cemetery or extension; 2. The desirability of the location; 3. Specific areas to be used for burial purposes and screening; 4. Type and extent of landscaping; 5. Amount of guarantee bond for improvements; 6. Light, glare, dust, noise; 7. Traffic impacts; 8. Parking. 4. Day care Day care shall be permitted to operate subject to the following standards: A. City of Moab business license is required. B. A valid day care license or certificate as issued by the State of Utah is required C. Applicants for a city business license shall submit a conceptual site plan that indicates: 1. Ingress and egress to the property; 2. Drop off/pick up areas; 3. Traffic circulation; 4. Off-street parking (single family residence + space for each FTE staff member); 5. Landscaping; 6. Buffering or separation from dissimilar uses; Page 22 of 282 6-2 Public Hearing 7. Open space for older kids. D. Compliance with all applicable City regulations regarding noise, odor and glare. 5. Golf courses Golf courses must contain a minimum of ten acres. Applications for golf courses must follow the site plan requirements of Chapter 17.67 and must address the following standards: A. Golf course designs shall implement nonpoint source pollution best management practices (BMPs). B. Course designs and best management plans shall be submitted to the Moab City planning department for review. C. Course designs must show that there are no encroachments into areas restricted from development and to minimize the impact of the overall site development on natural resources of the area. The design must meet the requirements of Section 17.67, site plan required, and contain the following supplemental information: 1. Address stream, wetland, and habitat protection; 2. Contain an environmental constraints analysis that includes the existing environmental conditions on the site and a report with plans that provide: i. Field located streams, ponds or other water bodies, name of watershed and sub -watershed and stream use class designation, ii. Field located wetlands including documentation of vegetation, soils, and hydrology, iii. Wetlands classifications (Cowardin; National Vegetation Classification Standard for wetlands), iv. Calculated one hundred -year floodplain, v. Topography with slopes differentiated as 1--25%, 26--39%, 40--45%, and 46%+, vi. Existing land cover (e.g., forest, meadow, old field, etc.). vii. Location of significant plant and/or animal habitat including: documentation of species, date of last known siting, status, and source of documentation. D. Application of Regulations and Policies. After verification of the existing environmental conditions by the U.S. Army Corps of Engineers or other federal agency, the applicant will identify on the plan those areas of the site that would be restricted from development by: (1) denoting buffer boundaries, (2) denoting those areas of significant habitat determined to exist on site that will be preserved, and (3) denoting those existing areas that will be preserved. E. Design Standards for Preliminary Plan. After the applicant has determined the areas restricted from development, a plan should be prepared for submission to the planning department that shows the proposed lay -out of the golf course. The plan shall include the following: 1. Tees, greens, fairways, and practice range; 2. Buildings (e.g., clubhouse, maintenance facilities, etc.); 3. Roads, cart paths, and parking lots; 4. Conceptual design for the management of storm water runoff and water quality including locations and methods and documentation that these locations and methods are practical; and 5. Location of irrigation wells and/or ponds. F. Approval of Encroachments. If any of the above facilities would require encroachment on buffers, streams, wetlands or floodplains, approval must be granted by the U.S. Army Corps of Engineers or other federal agency. 6. Group homes A. Such homes must be licensed by the State of Utah. B. All exterior aspects of a group home, including its scale and off-street parking configuration, shall conform with the requirements of the A-2 Zone. C. Such homes shall provide off-street parking pursuant to Sections 17.09.210--17.09.340 of this code. D. Such homes may provide living arrangements for not more than eight residents per home (excluding supervisory personnel). Page 23 of 282 6-2 Public Hearing 7. Home occupations subject to the requirements set forth in Section 5.08.050. 8. One -household dwellings and accessory uses 9. Places of worship All places of worship shall be subject to the regulations established by Utah State Code Annotated ("UCA"). The Planning Depai Unent, in accordance with Chapter 17.67, shall receive a complete site plan which demonstrates that: A. Traffic impacts are minimized so that on -street vehicle flows will not be impeded. B. Noise, odor, and glare is contained on the property. C. Landscaping shall be completed in accordance with the provisions located in Sections 17.09.360 (Landscaping --Required) and 17.09.370 (Landscaping --Specifications generally). A minimum of fifteen percent of the interior of the parking areas must be landscaped. Trees shall be utilized to provide shade for vehicles and must be of a sufficient size and placement to provide shade to forty percent of the parking area within three years. D. Possible impacts on adjacent streets, sidewalks, and bike/pedestrian routes have been identified and reduced to minimum levels. E. Adequate parking for the intended use is provided. 10. Planned unit developments which are connected to a public sewer, subject to the requirements set forth in Chapter 17.66 11. Premises agricultural occupations This type of occupation specifically concerns the retail sale of feed, seed, fertilizer, equipment and similar items used in agriculture. The following standards shall be met for this type of business: A. Parking areas shall be an all-weather surface such as concrete, asphalt or sealed gravel that will not generate dust or deposit gravel on paved roadways. B. Hours of operation shall be confined to 7:00 a.m. to 7:00 p.m. C. Dust, glare, odor, and noise shall be confined within the boundaries of the property. D. All signs shall comply with the sign regulations of Chapter 15.44 and shall not exceed fifteen square feet. E. Outside storage of products for sale is limited to hours of operation 12. Public facilities This type of use shall be allowed in compliance with the following standards. A. The proposed use shall be situated on a tract of land sufficient in size to provide for the activities of the use as well as required landscaping, off-street parking, and trails; B. Landscaping, screening, and fencing shall be installed and maintained to mitigate impacts on surrounding residential uses; C. Parking areas shall be an all-weather surface such as concrete, asphalt or sealed gravel that will not generate dust or deposit gravel on paved roadways; D. Compliance with all applicable City regulations regarding noise, odor and glare.; E. Outside storage of equipment, materials, and supplies shall be contained and located within a building or a sight obscuring fence; F. The use shall demonstrate that there is a benefit to the neighborhood or community; G. The proposed use shall not generate traffic in excess of the level of traffic associated with the number of residential dwellings that could be permitted on the parcel. 13. Public parks 14. Raising, care and keeping of animals and fowl for household use and consumption 15. Schools All schools shall be subject to the regulations established by Utah State Code Annotated. The City, in accordance with Chapter 17.67, shall receive a complete site plan showing that: A. Traffic impacts are minimized so that on -street vehicle flows will not be impeded. B. Possible impacts to adjacent streets, sidewalks, and bike/pedestrian routes have been identified and reduced to minimum levels. 16. Utility provider structures Page 24 of 282 6-2 Public Hearing New construction of water lines, sewer lines and electric substations and structures may be constructed subject to the approval of the planning commission and council with a review of a subdivision plat. Such construction is not required to apply for a separate permit but must satisfy the requirements below. Expansions of existing facilities are also subject to the approval of the planning commission and council, and subject to the standards below. The planning commission may require standards in accordance with the following language that are reasonably necessary to protect surrounding property values and residential amenities. A. These types of facilities include but are not limited to: 1. Electrical utility facility, provided transmission lines are excluded from the requirements of this section if visibility is essential to safety, security, or maintenance access; 2. Solid waste disposal facility; 3. Water pumping plants and pipelines; 4. Public utility buildings and structures (except power plants); 5. Flood control structures; 6. Substations; 7. Sewage treatment plants subject to review and approval of the State Department of Health. B. Site Standards. 1. Architectural Form and Character. A building housing all or a majority of a utility facility must be compatible with the architectural form of surrounding buildings. This requirement is not applicable to a utility facility where significant elements of the facility are not housed inside of a building or to isolate minor elements such as pad mounted transformers, telephone pedestals and metering stations. 2. Screening and Fence Requirements. A utility facility must be site screened with landscaping and/or fencing. Landscape development, shall include retention of significant trees, as necessary to maintain and protect property values, enhance the visual appearance of the city, to preserve the natural character of the area, to promote utilization of natural systems, to reduce the impacts of development on the storm drainage system and water resources, and to provide a better transition between the various land uses permitted in the city. a) The planning department and community development director shall review the proposed landscape plan with each application and make a recommendation to the planning commission. b) The applicant shall provide site perimeter landscaping that consists of a minimum width of ten feet and includes: i. Evergreen and deciduous trees, with no more than fifty percent being deciduous, a minimum of six feet in height, and planted at intervals no greater than thirty feet on center; ii. A minimum of three and one-half feet in height, and living ground cover planted so that the ground will be covered within three years. 3. If planted to buffer a parking area, access, or site development other than a building, any of the following alternatives may be used unless otherwise noted: a) Shrubs, a minimum of three and one-half feet in height and living ground cover must be planted so that the ground will be covered within three years. b) Earth -mounding, an average of three and one-half feet in height, planted with shrubs or living ground cover so that the ground will be covered within three years. This alternative may not be used in a downtown land use district. c) A combination of earth -mounding and shrubs to produce a visual barrier at least three and one-half feet in height. 4. Equipment and vehicle storage yards require fifteen feet of landscaping on all sides if visible from a public right-of-way. 5. Parking Area Landscaping. Parking areas require landscaping as follows in addition to any site perimeter landscaping as required. Page 25 of 282 6-2 Public Hearing 6. Alternative landscaping may be approved by the planning commission if the landscaping will provide the desired screening as noted below: a) The proposed landscaping represents an equal or better result than that which could be achieved by strictly following the requirements of this section; and b) The proposed landscaping either: i. Incorporates the increased retention of significant trees and naturally occurring undergrowth; ii. Better accommodates or improves the existing physical conditions of the subject property; iii. Incorporates elements to provide for wind protection or to maintain solar access; iv. Incorporates elements to protect or improve water quality; or v. Incorporates native species in a design that buffers a critical area from uses on the site, including parking. 17. Veterinary clinic with kennel A. Noise, odor and glare shall be contained on the property. B. Fencing, landscaping, the design of parking areas, and downward directed and full cut-off light fixtures shall be used to reduce impacts on adjacent properties. C. Parking shall be provided at a rate of one space per one thousand square feet and one space per each employee. ADA handicapped accessible spaces shall be provided as required. D. A buffer area of twenty-five feet shall be used to provide a separation from other uses and adjacent properties. Buffering shall include the elements of subsection B above. E. Vehicular ingress and egress traffic patterns shall be designed to not impede existing traffic flows and provide adequate interior circulation. F. Hours of operation for public access shall be from 7:00 a.m. to 7:00 p.m. G. Landscaping shall consist of berms, solid wooden privacy fence, decorative block wall or combination thereof and be in accordance with the requirements of Sections 17.09.360 (landscaping --required) and 17.09.370 (landscaping --specifications). A minimum of fifteen percent of the interior of the parking areas must be landscaped. Trees shall be utilized to provide shade for vehicles and must be of a sufficient size and placement to provide shade to forty percent of the parking area within three years. 17.18.050 Location requirements. 1. Front Setback. All buildings and structures shall be set back at least twenty-five feet from the front lot line or fifty-five feet from the centerline of any public street, whichever is greater. 2. Side Setback. All dwellings shall be set back from the side property line a distance of at least ten feet and the total distance of the two side setbacks shall be at least twenty-four feet. On corner lots, the side setback from any street shall not be less than twenty-five feet for main buildings. 3. Rear Setback. For interior lots, all dwellings and other main buildings shall be set back from the rear property line a distance of at least twenty-five feet. For corner lots, all dwellings and other main buildings shall be set back from the rear property line a distance of at least twenty feet. 4. The minimum side setback for accessory buildings on interior and corner lots is listed in Section 17.09.560, accessory use or structure. 5. Livestock and fowl setback. Uses for the care and keeping of livestock and fowl shall be located at least one hundred feet distance from any existing dwelling and one hundred feet from the front property lines. 17.18.070 Special provisions. The maximum density in a planned unit development shall not exceed one dwelling unit per five acres of land contained in the development. Page 26 of 282 6-2 Public Hearing 17.20 C-1 Commercial — Residential 17.20.020 Permitted uses and Regulations. 1. Arts and crafts shop less than three thousand square feet 2. Bed and breakfast facilities All Bed and Breakfast facilities shall comply with the following standards: A. Bed and breakfast facilities may be allowed where the proprietor can show evidence of compliance with the standards and procedures outlined below and where there is minimal impact on adjacent residential properties and neighborhoods. An inspection by the building inspector, fire chief and health department shall be required prior to issuance of a business license, and as often as necessary for enforcement of this chapter. No person shall operate a bed and breakfast unless the person holds a valid business license. B. A written letter sworn before a notary public shall be provided by the owner(s) stating that such owner or a manager will occupy the facility, as provided for herein. The letter shall be recorded by the city recorder. C. The bed and breakfast shall conform to the requirements for landscaping found in Sections 17.09.360 through 17.09.420. D. The bed and breakfast facility shall not unduly increase local traffic in the immediate neighborhood. A bed and breakfast shall not be located on a cul-de-sac, dead-end street, or a zoning lot with a street frontage of less than fifty feet. E. There shall be a minimum perimeter separation of three hundred feet between property lines of bed and breakfasts. F. Construction and alterations of bed and breakfast facilities shall not alter the residential appearance of the dwelling. A new structure shall not be constructed solely for the use of a bed and breakfast. A property owner may not operate a bed and breakfast for a period of five years after the date a certificate of occupancy is issued. Bed and breakfast facilities shall be located in an existing structure that is a minimum of two thousand square feet in size. Additions to an existing structure for a bed and breakfast use shall not exceed twenty percent of the total area of the existing structure. G. The parcel shall also be of sufficient size to be in scale with the number of people using the facility. All bed and breakfast rentals must provide adequate parking (required one off-street parking space per rental bedroom) in addition to needed parking for owners of the facility. A maximum stay shall not exceed thirty days, and meals shall be served only to guests. One off- street parking space for trailers must be provided per every two off-street parking spaces for vehicles. H. No bed and breakfast facility shall rent for compensation more than five rooms. Suites that do not use a public corridor or passageway between suite bedroom areas shall be counted as one room. I. No bed and breakfast facility shall allow more than two adults in any rental room unless the bedroom square footage is larger than three hundred square feet and does not use a public corridor or passageway between suite bedroom areas. J. Signs are limited to one non -flashing sign not larger in area than four square feet. If lighted, the light shall be diffused or shielded and downward directed. K. All bed and breakfast facilities shall pay water and sewer rates according to the rates established by the City Council. L. All bed and breakfasts must collect and pay an applicable transient room tax, sales tax, and pay a city gross business license fee. M. The bed and breakfast facility shall conform to fire, building and health codes and be licensed in conformance with all city ordinances. 3. Day care Day care shall be permitted to operate subject to the following standards: Page 27 of 282 6-2 Public Hearing A. City of Moab business license is required. B. A valid day care license or certificate as issued by the State of Utah is required C. Applicants for a city business license shall submit a conceptual site plan that indicates: 1. Ingress and egress to the property; 2. Drop off/pick up areas; 3. Traffic circulation; 4. Off-street parking (single family residence + space for each FTE staff member); 5. Landscaping; 6. Buffering or separation from dissimilar uses; 7. Open space for older kids. D. Compliance with all applicable City regulations regarding noise, odor and glare. 4. Financial institutions Standards for drive -through windows for financial institutions: A. The drive -through use shall not interfere with traffic circulation to and from the building site; B. The drive -through use shall not hinder the use of available parking areas or access to parking areas; C. The drive -through use shall utilize additional landscaping, berms, and/or fencing as required to serve as a buffer for light and/or noise; D. Design features shall be incorporated for the sufficient protection of adjacent uses from adverse impacts including noise, vibration, smoke, fumes, gas, dust, odor, lighting, glare, traffic minimization or circulation, parking issues, or other undesirable or hazardous conditions; E. Provisions for proper maintenance of the drive areas, lighting, signage, landscaping, etc. shall be provided; F. The drive -through window shall be operated only during normal business hours; G. The developer or proprietor 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. 5. Funeral establishments 6. Greenhouses and nurseries 7. Group homes A. Such homes must be licensed by the State of Utah. B. All exterior aspects of a group home, including its scale and off-street parking configuration, shall conform with the requirements of the C-1 Zone. C. Such homes shall provide off-street parking pursuant to Sections 17.09.210--17.09.340 of this code. 8. Gymnasiums 9. Home occupations subject to the requirements set forth in Section 5.08.050 10. Hospitals 11. Multi -household dwellings Developments consisting of seven or more multi -household more units shall be subject to the following additional requirements: A. Access. Vehicular access shall be provided to the property in such a way that it does not impede traffic patterns on adjacent streets. B. Parking. Off-street parking shall be designed in such a way as to allow vehicles to pull forward into the on -street traffic flow. C. Garages or Carports. If provided, garages and carports shall not be located in the front yard and shall be setback from the front wall of the principal structure at least fifteen feet or be accessed from the rear or side of the property. Page 28 of 282 6-2 Public Hearing D. Landscaping. All off-street parking shall be landscaped and buffered from adjacent uses. A minimum of fifteen percent of the interior of the parking area shall be landscaped to provide shade and break up the expanse of asphalt. E. Buffering. All adjacent uses shall be buffered by a distance of not less than fifteen feet and contain berms, shrubs, and other plantings. Buffering may be combined with screens, fences and hedges. F. Apartments and court apartments shall designate an open space/recreation area that is a minimum of two hundred (200) square feet in size to be developed into recreation, play or landscaped areas. The requirement can be met with the construction of a recreation room ("rec room") or club house of a similarly sized area that can be used for residents and their guests for recreation/social activities and/or relaxation- also called a "rec room". 12. One -household dwellings and accessory uses 13. Places of worship All places of worship shall be subject to the regulations established by Utah State Code Annotated ("UCA"). The Planning Department, in accordance with Chapter 17.67, shall receive a complete site plan which demonstrates that: A. Traffic impacts are minimized so that on -street vehicle flows will not be impeded. B. Noise, odor, and glare is contained on the property. C. Landscaping shall be completed in accordance with the provisions located in Sections 17.09.360 (Landscaping --Required) and 17.09.370 (Landscaping --Specifications generally). A minimum of fifteen percent of the interior of the parking areas must be landscaped. Trees shall be utilized to provide shade for vehicles and must be of a sufficient size and placement to provide shade to forty percent of the parking area within three years. D. Possible impacts on adjacent streets, sidewalks, and bike/pedestrian routes have been identified and reduced to minimum levels. E. Adequate parking for the intended use is provided. 14. Planned unit developments subject to the requirements in Chapter 17.66 15. Professional offices 16. Public buildings This type of use shall be allowed when in compliance with the following standards. A. The proposed use shall be situated on a tract of land sufficient in size to provide for the activities of the use as well as required landscaping, off-street parking, and trails; B. Landscaping, screening, and fencing shall be installed and maintained to mitigate impacts on surrounding residential uses; C. Parking areas shall be an all-weather surface such as concrete, asphalt or sealed gravel that will not generate dust or deposit gravel on paved roadways; D. Dust, glare, odor, and noise shall be confined within the boundaries of the property; E. Outside storage of equipment, materials, and supplies shall be contained and located within a building or a sight obscuring fence; F. The use shall demonstrate that there is a benefit to the neighborhood or community; G. Traffic from the proposed use shall not create a significant negative impact on the neighborhood. 17. Public parks 18. Retail establishments that are less than three thousand square feet 19. Schools All schools shall be subject to the regulations established by Utah State Code Annotated. The City, in accordance with Chapter 17.67, shall receive a complete site plan showing that: A. Traffic impacts are minimized so that on -street vehicle flows will not be impeded. B. Possible impacts to adjacent streets, sidewalks, and bike/pedestrian routes have been identified and reduced to minimum levels. 20. Two -household dwellings and accessory uses 21. Veterinary Clinic with Indoor Kennel Page 29 of 282 6-2 Public Hearing A. Noise, odor and glare shall be contained on the property. B. Fencing, landscaping, the design of parking areas, and downward directed and full cut-off light fixtures shall be used to reduce impacts on adjacent properties. C. Parking shall be provided at a rate of one space per one thousand square feet and one space per each employee. ADA handicapped accessible spaces shall be provided as required. D. A buffer area of twenty-five feet shall be used to provide a separation from other uses and adjacent properties. Buffering shall include the elements of subsection B above. E. Vehicular ingress and egress traffic patterns shall be designed to not impede existing traffic flows and provide adequate interior circulation. F. Hours of operation for public access shall be from 7:00 a.m. to 7:00 p.m. G. Landscaping shall consist of berms, solid wooden privacy fence, decorative block wall or combination thereof and be in accordance with the requirements of Sections 17.09.360 (landscaping --required) and 17.09.370 (landscaping --specifications). A minimum of fifteen percent of the interior of the parking areas must be landscaped. Trees shall be utilized to provide shade for vehicles and must be of a sufficient size and placement to provide shade to forty percent of the parking area within three years. 22. Wholesale establishments less than three thousand square feet Page 30 of 282 6-2 Public Hearing 17.21 C-2 Commercial — Residential 17.21.020 Permitted Uses and Regulations. The following uses shall be permitted in the C-2 commercial -residential zone upon compliance with requirements set forth in this title: 1. Art and craft shops 2. Assembly of appliances from previously prepared parts (contained within a building) 3. Bed and breakfast facilities All Bed and Breakfast facilities shall comply with the following standards: A. Bed and breakfast facilities may be allowed where the proprietor can show evidence of compliance with the standards and procedures outlined below and where there is minimal impact on adjacent residential properties and neighborhoods. An inspection by the building inspector, fire chief and health department shall be required prior to issuance of a business license, and as often as necessary for enforcement of this chapter. No person shall operate a bed and breakfast unless the person holds a valid business license. B. A written letter sworn before a notary public shall be provided by the owner(s) stating that such owner or a manager will occupy the facility, as provided for herein. The letter shall be recorded by the city recorder. C. The bed and breakfast shall conform to the requirements for landscaping found in Sections 17.09.360 through 17.09.420. D. The bed and breakfast facility shall not unduly increase local traffic in the immediate neighborhood. A bed and breakfast shall not be located on a cul-de-sac, dead-end street, or a zoning lot with a street frontage of less than fifty feet. E. There shall be a minimum perimeter separation of three hundred feet between property lines of bed and breakfasts. F. Construction and alterations of bed and breakfast facilities shall not alter the residential appearance of the dwelling. A new structure shall not be constructed solely for the use of a bed and breakfast. A property owner may not operate a bed and breakfast for a period of five years after the date a certificate of occupancy is issued. Bed and breakfast facilities shall be located in an existing structure that is a minimum of two thousand square feet in size. Additions to an existing structure for a bed and breakfast use shall not exceed twenty percent of the total area of the existing structure. G. The parcel shall also be of sufficient size to be in scale with the number of people using the facility. All bed and breakfast rentals must provide adequate parking (required one off-street parking space per rental bedroom) in addition to needed parking for owners of the facility. A maximum stay shall not exceed thirty days, and meals shall be served only to guests. One off- street parking space for trailers must be provided per every two off-street parking spaces for vehicles. H. No bed and breakfast facility shall rent for compensation more than five rooms. Suites that do not use a public corridor or passageway between suite bedroom areas shall be counted as one room. I. No bed and breakfast facility shall allow more than two adults in any rental room unless the bedroom square footage is larger than three hundred square feet and does not use a public corridor or passageway between suite bedroom areas. J. Signs are limited to one non -flashing sign not larger in area than four square feet. If lighted, the light shall be diffused or shielded and downward directed. K. All bed and breakfast facilities shall pay water and sewer rates according to the rates established by the City Council. L. All bed and breakfasts must collect and pay an applicable transient room tax, sales tax, and pay a city gross business license fee. Page 31 of 282 6-2 Public Hearing M. The bed and breakfast facility shall conform to fire, building and health codes and be licensed in conformance with all city ordinances. 4. Carpentry shops 5. Convenience establishments that are less than three thousand square feet 6. Day care Day care shall be permitted to operate subject to the following standards: A. City of Moab business license is required. B. A valid day care license or certificate as issued by the State of Utah is required C. Applicants for a city business license shall submit a conceptual site plan that indicates: 1. Ingress and egress to the property; 2. Drop off/pick up areas; 3. Traffic circulation; 4. Off-street parking (single family residence + space for each FTE staff member); 5. Landscaping; 6. Buffering or separation from dissimilar uses; 7. Open space for older kids. D. Compliance with all applicable City regulations regarding noise, odor and glare. 6. Eating establishments less than 2,000 square feet excluding drive-ins or drive through services 7. Electrical appliance shops (wholesale) 8. Engraving and printing establishments 9. Funeral establishments 10. Greenhouses and nurseries 11. Group homes A. Such homes must be licensed by the State of Utah. B. All exterior aspects of a group home, including its scale and off-street parking configuration, shall conform with the requirements of the C-2 Zone. C. Such homes shall provide off-street parking pursuant to Sections 17.09.210--17.09.340 of this code. 12. Gymnasiums 13. Home occupations subject to the requirements set forth in Section 5.08.050 14. Hospitals 15. Multi -household dwellings Developments consisting of seven or more multi -household units shall be subject to the following additional requirements: A. Access. Vehicular access shall be provided to the property in such a way that it does not impede traffic patterns on adjacent streets. B. Parking. Off-street parking shall be designed in such a way as to allow vehicles to pull forward into the on -street traffic flow. C. Garages or Carports. If provided, garages and carports shall not be located in the front yard and shall be setback from the front wall of the principal structure at least fifteen feet or be accessed from the rear or side of the property. D. Landscaping. All off-street parking shall be landscaped and buffered from adjacent uses. A minimum of fifteen percent of the interior of the parking area shall be landscaped to provide shade and break up the expanse of asphalt. E. Buffering. All adjacent uses shall be buffered by a distance of not less than fifteen feet and contain berms, shrubs, and other plantings. Buffering may be combined with screens, fences and hedges. F. Apai intents and court apai indents shall designate an open space/recreation area that is a minimum of two hundred (200) square feet in size to be developed into recreation, play or landscaped areas. The requirement can be met with the construction of a recreation room ("rec room") or club Page 32 of 282 6-2 Public Hearing house of a similarly sized area that can be used for residents and their guests for recreation/social activities and/or relaxation- also called a "rec room". 16. One -household dwellings and accessory uses 17. Outfitters and guide services and facilities 18. Parking lots (commercial) 19. Places of worship All places of worship shall be subject to the regulations established by Utah State Code Annotated ("UCA"). The Planning Department, in accordance with Chapter 17.67, shall receive a complete site plan which demonstrates that: A. Traffic impacts are minimized so that on -street vehicle flows will not be impeded. B. Noise, odor, and glare is contained on the property. C. Landscaping shall be completed in accordance with the provisions located in Sections 17.09.360 (Landscaping --Required) and 17.09.370 (Landscaping --Specifications generally). A minimum of fifteen percent of the interior of the parking areas must be landscaped. Trees shall be utilized to provide shade for vehicles and must be of a sufficient size and placement to provide shade to forty percent of the parking area within three years. D. Possible impacts on adjacent streets, sidewalks, and bike/pedestrian routes have been identified and reduced to minimum levels. E. Adequate parking for the intended use is provided. 20. Professional offices 21. Public buildings This use shall be allowed when in compliance with the following standards. A. The proposed use shall be situated on a tract of land sufficient in size to provide for the activities of the use as well as required landscaping, off-street parking, and trails; B. Landscaping, screening, and fencing shall be installed and maintained to mitigate impacts on surrounding residential uses; C. Parking areas shall be an all-weather surface such as concrete, asphalt or sealed gravel that will not generate dust or deposit gravel on paved roadways; D. Dust, glare, odor, and noise shall be confined within the boundaries of the property; E. Outside storage of equipment, materials, and supplies shall be contained and located within a building or a sight obscuring fence; F. The use shall demonstrate that there is a benefit to the neighborhood or community; G. Traffic from the proposed use shall not create a significant negative impact on the neighborhood. 22. Public parks 23. Retail establishments that are three thousand square feet or less 24. Schools All schools shall be subject to the regulations established by Utah State Code Annotated. The City, in accordance with Chapter 17.67, shall receive a complete site plan showing that: A. Traffic impacts are minimized so that on -street vehicle flows will not be impeded. B. Possible impacts to adjacent streets, sidewalks, and bike/pedestrian routes have been identified and reduced to minimum levels. 25. Secondhand stores 26. Service establishments 27. Two -household dwellings and accessory uses 28. Veterinary Clinic with Indoor Kennel A. Noise, odor and glare shall be contained on the property. B. Fencing, landscaping, the design of parking areas, and downward directed and full cut-off light fixtures shall be used to reduce impacts on adjacent properties. C. Parking shall be provided at a rate of one space per one thousand square feet and one space per each employee. ADA handicapped accessible spaces shall be provided as required. Page 33 of 282 6-2 Public Hearing D. A buffer area of twenty-five feet shall be used to provide a separation from other uses and adjacent properties. Buffering shall include the elements of subsection B above. E. Vehicular ingress and egress traffic patterns shall be designed to not impede existing traffic flows and provide adequate interior circulation. F. Hours of operation for public access shall be from 7:00 a.m. to 7:00 p.m. 29. Wholesale establishments that are less than three thousand square feet (wholesale establishments with stock on premises but excluding establishments whose principal activity is that of a storage warehouse) Page 34 of 282 6-2 Public Hearing 17.24 C-3 Central Commercial Zone 17.24.020 Permitted Uses and Regulations: 1. Assembly of appliances from previously prepared parts 2. Auto body and fender shops, auto painting 3. Bars 4. Day care 5. Drive -through windows 6. Dwellings above the ground floor of a nonresidential structure 7. Eating establishments 8. Engraving and printing establishments 9. Funeral establishments 10. Ground floor dwellings for legally constituted housing authorities or legally recognized affordable housing nonprofit or land trust. Ground floor dwellings shall be allowed in the C-3 zone when all of the following exist: A. The owner of the property is a legally constituted housing authority as recognized by the state of Utah, Grand County, or the City of Moab, or alternatively, the owner of the property is a legally recognized affordable housing nonprofit or land trust. B. The dwellings are limited to affordable housing units, which shall be defined as housing occupied or reserved for occupancy by households with a gross household income equal to or less than eighty percent of the median gross income of Moab City or Grand County for households of the same size; and C. No existing commercial or retail activities shall be displaced. Ground floor dwellings permitted under the provisions of this chapter shall be exempt from the designated recreation area requirements of Section 17.09.670. 11. Ground floor employee dwellings. Dwellings and apartment houses are permitted on the ground floor only when constructed in conjunction with a commercial use. Such dwellings and apartment houses on the ground floor must adhere to the following standards: A. The housing units shall be for employees of the business that operates the premises on which the employee housing units are built; B. The housing units shall be located on the business property or on a directly adjacent property; C. Housing shall meet all residential standards of the International Building Code; D. The lease term shall be for a period of not less than thirty-one days; E. In no case shall employee housing be physically located in the front of a building, and where all ground floor building frontage is used exclusively for business related purposes and not housing ingress/egress; F. Employee housing may be allowed at a rate of up to twenty percent of the commercial structure; and G. Off-street parking shall be provided at a rate of 0.75 spaces/unit. 1) An exception to the required employee housing parking spaces may be granted by the planning commission if the applicant can show that more than sufficient parking exists for the commercial use; 12. Gymnasiums 13. Historic dwelling Dwellings that have or may have historical significance may apply for historic designation through the review process contained in Chapter 17.90. The dwelling must satisfy the review criteria and meet the standards included in that chapter. 14. Hospitals 15. Lodging Page 35 of 282 6-2 Public Hearing 16. Parking lots (commercial) 17. Professional offices 18. Public facilities 19. Public parking structures 20. Retail establishments 21. Schools All schools shall be subject to the regulations established by Utah State Code Annotated. The City, in accordance with Chapter 17.67, shall receive a complete site plan showing that: A. Traffic impacts are minimized so that on -street vehicle flows will not be impeded. B. Possible impacts to adjacent streets, sidewalks, and bike/pedestrian routes have been identified and reduced to minimum levels. 22. Service establishments 23. Service stations 24. Vehicle sales and rentals 25. Vehicle repair 26. Veterinary Clinic with Indoor Kennel A. Noise, odor and glare shall be contained on the property. B. Fencing, landscaping, the design of parking areas, and downward directed and full cut-off light fixtures shall be used to reduce impacts on adjacent properties. C. Parking shall be provided at a rate of one space per one thousand square feet and one space per each employee. ADA handicapped accessible spaces shall be provided as required. D. A buffer area of twenty-five feet shall be used to provide a separation from other uses and adjacent properties. Buffering shall include the elements of subsection B above. E. Vehicular ingress and egress traffic patterns shall be designed to not impede existing traffic flows and provide adequate interior circulation. F. Hours of operation for public access shall be from 7:00 a.m. to 7:00 p.m. 27. Wholesale establishments with stock on premises but excluding establishments whose principal activity is that of a storage warehouse Page 36 of 282 6-2 Public Hearing 17.27 C-4 General Commercial Zone 17.27.020 Permitted Uses and Regulations. 1. Asphalt/Concrete Batching Plant, Temporary (not to exceed one calendar year) A temporary asphalt or concrete batching plant for producing asphalt or concrete products used in construction activities on the same or nearby sites is permitted subject to the following standards. A. The batching plant site shall comply with all applicable provisions of city, state and federal laws. B. The batching plant shall not be located within six hundred feet of a residence. C. Hours of operation will be limited to Monday through Friday, 7 a.m. to 7 p.m. D. The batch plant may operate for up to six months, with a single renewal of a six month time period permitted by the zoning administrator. E. No portion of the batch plant or its operation shall be located on a public street. F. The batch plant shall only furnish concrete, asphalt, or both, to a specific project. The placement of a temporary batching plant for a private project is restricted to the site of the project. G. The site must be clear of all equipment, material and debris upon completion. H. All public improvements that are damaged during the operation of the temporary batching plant must be repaired or replaced within thirty days of completion of the project. I. At termination and/or removal of the plant operation, operator shall have the person responsible walk the site with the building official or his/her designee to verify the site meets city approval. J. Compliance with all applicable City regulations regarding noise, dust, odor and glare. 2. Assembly of appliances from previously prepared parts 3. Auction houses 4. Auto body and fender shops, auto painting, welding and sheet metal shops 5. Bars 6. Caretaker dwellings 7. Day care 8. Dwellings above the ground floor of a nonresidential structure 9. Dwellings in the C-4 Commercial Zone. All dwellings, other than ground floor employee dwellings, on the ground floor shall be subject to the following requirements: A. Minimum wall dimensions of the principal structure, excluding garage, shall be twenty-four feet. B. All principal residential structures shall: 1. Be placed on a slab -on -grade or perimeter foundation as approved by the building department; 2. Have a wood, brick or stucco exterior, or a material that looks similar to wood, brick or stucco; 3. Have a minimum 4:12 roof pitch and a one foot overhang (structures constructed in the traditional southwest Spanish style are exempt from this requirement); 4. The combined total area of all primary, secondary, and accessory buildings on a lot may cover not more than seventy-five percent of the lot area. 5. Buffering is required in accordance with other provisions of this chapter; 6. Minimum Setbacks for Residential Structures in the C-4 Zone. Front yard 30 feet Side yard 15 feet Rear yard 20 feet Minimum Setbacks for Residential Structures in the C-4 Zone C. Multi -household dwellings of seven or more units shall be subject to the following additional requirements: 1. Access. Vehicular access shall be provided to the property in such a way that it does not impede traffic patterns on adjacent streets. Page 37 of 282 6-2 Public Hearing 2. Parking. Off-street parking shall be designed in such a way as to allow vehicles to pull forward into the on -street traffic flow. 3. Garages or Carports. If provided, garages and carports shall not be located in the front yard and shall be setback from the front wall of the principal structure at least fifteen feet or be accessed from the rear or side of the property. 4. Landscaping. All off-street parking shall be landscaped and buffered from adjacent uses. A minimum of fifteen percent of the interior of the parking area shall be landscaped to provide shade and break up the expanse of asphalt. 5. Buffering. All adjacent uses shall be buffered by a distance of not less than fifteen feet and contain berms, shrubs, and other plantings. Buffering may be combined with screens, fences and hedges. 6. Apartments and court apal talents shall designate an open space/recreation area that is a minimum of two hundred (200) square feet in size to be developed into recreation, play or landscaped areas. The requirement can be met with the construction of a recreation room ("rec room") or club house of a similarly sized area that can be used for residents and their guests for recreation/social activities and/or relaxation. 10. Eating establishments 11. Engraving and printing establishments, 12. Farm equipment sales 13. Funeral establishments 14. Ground Floor Employee dwellings Employee dwellings on the ground floor of a non-residential use must adhere to the following standards: A. The housing units shall be for employees of the business that operates the premises on which the employee housing units are built; B. The housing units shall be located on the business property or a directly adjacent property; C. Housing shall meet all residential standards of the International Building Code; D. Housing shall house employees for a period of not less than thirty-one days; E. In no case shall employee housing be located in front of buildings and such units shall be located in the rear portion of commercial business structures; F. Employee housing may be allowed at a rate of up to two units per ten thousand square feet of the floor area of the commercial structure and shall not exceed one thousand square feet per unit in size; and G. Off-street parking shall be provided at a rate of 0.75 spaces/unit. 1) An exception to the required employee housing parking spaces may be granted by the planning commission if the applicant can show that more than sufficient parking exists for the commercial use; 15. Gymnasiums 16. Hardware stores and lumber yards 17. Historic dwelling Dwellings that have or may have historical significance may apply for historic designation through the review process contained in Chapter 17.90. The dwelling must satisfy the review criteria and meet the standards included in that chapter. 18. Hospitals 19. Laboratories, but not including activities which are hazardous by reason of explosion, fare, chemical, biochemical, or other danger 20. Lodging 21. Manufactured home sales The following additional items shall be used during review of applications for this use in an effort to mitigate impacts from the sales of factory built structures: Additional landscaping, berms, screening, fencing, increased setbacks, hours of operation, storm water management, compatibility in terms of Page 38 of 282 6-2 Public Hearing appearance, architectural scale and features, site design and scope, the control of adverse impacts from noise, vibration, smoke, fumes, gas, dust, odor, lighting, glare, traffic minimization or circulation, parking, [Other undesirable or hazardous conditions] 22. Manufacturing, compounding and processing 23. Parking lots (commercial) 24. Places of worship All places of worship shall be subject to the regulations established by Utah State Code Annotated (UCA). The Planning Department, in accordance with Chapter 17.67, shall receive a complete site plan which demonstrates that: A. Traffic impacts are minimized so that on -street vehicle flows will not be impeded. B. Noise, odor, and glare is contained on the property. C. Landscaping shall be completed in accordance with the provisions located in Sections 17.09.360 (Landscaping --Required) and 17.09.370 (Landscaping --Specifications generally). A minimum of fifteen percent of the interior of the parking areas must be landscaped. Trees shall be utilized to provide shade for vehicles and must be of a sufficient size and placement to provide shade to forty percent of the parking area within three years. D. Possible impacts on adjacent streets, sidewalks, and bike/pedestrian routes have been identified and reduced to minimum levels. E. Adequate parking for the intended use is provided. 25. Professional offices 26. Public facilities 27. Public and private research establishments 28. Recreational Vehicle Park or Campground The following provisions are intended to manage the development of RV parks while minimizing land use conflicts and environmental degradation: A. Trees and other landscaping serving as a buffer to other adjacent uses must surround the area for a minimum distance of fifteen feet. Landscaping shall be in accordance with the requirements of Chapter 17.09.360 B. A solid decorative privacy wall or wooden privacy fence shall be constructed and maintained around the park perimeter. C. A minimum separation of twenty feet shall be maintained between each RV unit. D. Adequate sanitation facilities and ADA facilities shall be provided and maintained for the maximum number of units as per the International Building Code Appendices. E. A minimum area of ten percent or five hundred/ two hundred square feet, whichever is greater, must be provided as open space for a playground and/or picnic area. F. Traffic patterns within the park and ingress and egress from adjacent streets shall be designed to minimize congestion at all intersections. G. Hours of operation shall be limited to 6:00 a.m. to 10:00 p.m. for the office and other park facilities. 29. Retail establishments 30. Schools All schools shall be subject to the regulations established by Utah State Code Annotated (UCA). The Planning Department, in accordance with Chapter 17.67, shall receive a complete site plan which demonstrates that: A. Traffic impacts are minimized so that on -street vehicle flows will not be impeded. B. Noise, odor, and glare is contained on the property. C. Possible impacts on adjacent streets, sidewalks, and bike/pedestrian routes have been identified and reduced to minimum levels. D. Adequate parking for the intended use is provided. 31. Second Hand stores 32. Self -storage warehouses. Page 39 of 282 6-2 Public Hearing A. All new self -storage warehouse facilities or expansions are subject to approval of a site plan as described in Chapter 17.67, Site Plan Review. B. All drives and parking area surfaces shall consist of a maintained all-weather dust free surface such as asphalt, concrete, bricks, pavers, cobblestones or some other porous surface, but gravel is not allowed. C. Drive lanes must be of a sufficient width to allow vehicles to pass when another is loading or unloading by a unit. D. Traffic impacts shall be evaluated and mitigated in accordance with Sections 17.67.040(M) and (N)- E. Self -storage warehouses shall be screened/buffered from adjacent properties by the use of decorative/solid wooden privacy fencing or decorative block walls. Fences/walls shall be constructed to a minimum of six feet in height when adjacent to other commercial zones and no less than eight feet when adjacent to residential zones. Landscaping shall also be incorporated into the screening effort at the following rate: 1. Landscape designs shall be in harmony with the environmental context of the development site. Preservation of native, on -site vegetation shall be a primary objective of site planning for development. Specimen plants shall be given particular consideration for retention on site. 2. Wherever the undisturbed natural desert landscape cannot be preserved, landscape design and construction shall promote the use of transplanted, on -site desert plants, container plants, seeded desert plants and inorganic ground covers. This standard shall be particularly emphasized on all landscaped areas abutting public rights -of -way. 3. Trees shall be a minimum of fifteen gallons in size, or of comparable height if bare -rooted, at planting time. If twenty -four -inch box trees or transplanted trees of two-inch caliper or larger are planted for all of the required trees, a reduction of one required tree per one hundred linear feet will be allowed. i. Trees shall be planted at appropriate intervals so that a continuous perimeter canopy will be provided at maturity and not be at a rate of less than four canopy trees and six understory trees per one hundred feet of buffer length; ii. Trees and shrubs shall be planted so that at maturity they do not interfere with service lines, traffic sight lines and the property rights of adjacent property owners; iii. Any tree placed in the sight visibility triangle must be of a box size large enough to be immediately pruned up to a seventy -two-inch height for clear sight visibility. All other trees shall be placed so that severe pruning is not required to keep the sight visibility triangle clear. 4. Trees located within sight visibility triangles shall not exceed one foot in their greatest crosssectional dimension at maturity and shall not be planted in a line that could result in a solid wall effect when viewed at an angle; and i. Trees planted within ten feet of public sidewalks or curbs shall be provided with suitable root diverters to minimize heaving of those improvements. 5. Ground Covers. i. When inorganic ground covers are used they shall be in combination with live plants and not exceed two-thirds of the total area of applied ground covers. ii. Turf use is prohibited. iii. Unpaved areas in any plant bed, median or tree understory within a planter shall be planted with shrubs, accents or vines, or covered with appropriate organic and inorganic ground covers. iv. All areas not required for buildings, access drives, parking spaces, trails, and accessory uses shall be landscaped. 6. Shrubs. i. Shrubs shall be either deciduous species planted at two and one-half feet in height with a mature height of at least six feet or a coniferous species planted at two and one-half feet Page 40 of 282 6-2 Public Hearing in spread. Shrubs shall be at least five gallons in size or at least thirty -inch -tall pots at planting time; ii. Shrubs shall be planted at a rate of twenty-four shrubs for each one hundred feet of buffer length, or a portion thereof. F. Maintenance and replacement of all vegetation is the responsibility of the owner(s) of the property. G. Landscaping shall be provided in accordance with the requirements above. Landscaped screening shall be provided and maintained along the perimeter of the property and consist of ten feet in depth. H. All structures shall be maintained in accordance with the adopted version of the International Property Maintenance Code. I. The lot size shall be between a minimum of two acres and a maximum of five acres. J. The total area covered by buildings shall not exceed fifty percent of the site. K. The maximum height of the enclosed building or buildings permitted shall not exceed twenty feet. L. No outside storage is permitted except for large vehicles and boats that are under a permanent cover. The permanent cover shall not exceed twenty-four feet in height. M. The storage of hazardous, toxic, or explosive substances, including, but not limited to, but excluding the storage of, hazardous waste, industrial solid waste, medical waste, municipal solid waste, septage, or used oil, is prohibited. N. No business activity other than the rental of storage units shall be conducted on the premises. O. One dwelling unit is permitted on the same lot for use as a caretaker dwelling. 33. Service establishments 34. Service stations 35. Trucking companies A. Parking areas shall be paved with an all-weather hard surface such as concrete or asphalt that will not generate dust or gravel deposits on paved roadways. B. A minimum of fifteen percent of the parking area shall be landscaped with: 1. Shrubs, a minimum of three and one-half feet in height and living ground cover must be planted so that the ground will be covered within three years. 2. Earth -mounding, an average of three and one-half feet in height, planted with trees, shrubs or living ground cover so that the ground will be covered within three years. A combination of earth -mounding and shrubs to produce a visual barrier at least three and one-half feet in height. 3. Evergreen and deciduous trees, with no more than fifty percent being deciduous, a minimum of six feet in height, and planted at intervals no greater than thirty feet on center. C. Odor, glare, and noise shall be confined to the property. D. Adjacent properties shall be buffered by perimeter landscaping a minimum of fifteen feet in width. E. Parking areas shall be illuminated by pole lighting only that shall be downward directed with full cut-off fixtures dispersed throughout the parking area and shall provide a minimum of .5 candle power and not more than 1.0 candle power of illumination. No light shall be placed on the eave or side of buildings and be directed outward toward the perimeter of the property. F. Adequate access/ingress shall be provided so as not to impact traffic patterns in the area. G. Refrigerator units shall not be allowed to run from the hours of 10:00 p.m. to 7:00 a.m. 36. Utility provider structures Utility Provider Structures and Buildings. New construction of water lines, sewer lines and electric substations and structures may be constructed subject to the approval of the planning commission and council with a review of a subdivision plat. Such construction is not required to apply for a separate permit but must satisfy the requirements below. Expansions of existing facilities are also subject to the approval of the planning commission and council, and subject to the standards below. The Page 41 of 282 6-2 Public Hearing planning commission may require standards in accordance with the following language that are reasonably necessary to protect surrounding property values and residential amenities. A. These types of facilities include but are not limited to: 1. Electrical utility facility, provided transmission lines are excluded from the requirements of this section if visibility is essential to safety, security, or maintenance access; 2. Solid waste disposal facility; 3. Water pumping plants and pipelines; 4. Public utility buildings and structures (except power plants); 5. Flood control structures; 6. Substations; 7. Sewage treatment plants subject to review and approval of the State Department of Health. B. Site Standards. 1. Architectural Form and Character. A building housing all or a majority of a utility facility must be compatible with the architectural form of surrounding buildings. This requirement is not applicable to a utility facility where significant elements of the facility are not housed inside of a building or to isolate minor elements such as pad mounted transformers, telephone pedestals and metering stations. 2. Screening and Fence Requirements. A utility facility must be site screened with landscaping and/or fencing. Landscape development, shall include retention of significant trees, as necessary to maintain and protect property values, enhance the visual appearance of the city, to preserve the natural character of the area, to promote utilization of natural systems, to reduce the impacts of development on the storm drainage system and water resources, and to provide a better transition between the various land uses permitted in the city. a) The planning department and community development director shall review the proposed landscape plan with each application and make a recommendation to the planning commission. b) The applicant shall provide site perimeter landscaping that consists of a minimum width of ten feet and includes: i. Evergreen and deciduous trees, with no more than fifty percent being deciduous, a minimum of six feet in height, and planted at intervals no greater than thirty feet on center; ii. A minimum of three and one-half feet in height, and living ground cover planted so that the ground will be covered within three years. 3. If planted to buffer a parking area, access, or site development other than a building, any of the following alternatives may be used unless otherwise noted: a) Shrubs, a minimum of three and one-half feet in height and living ground cover must be planted so that the ground will be covered within three years. b) Earth -mounding, an average of three and one-half feet in height, planted with shrubs or living ground cover so that the ground will be covered within three years. This alternative may not be used in a downtown land use district. c) A combination of earth -mounding and shrubs to produce a visual barrier at least three and one-half feet in height. 4. Equipment and vehicle storage yards require fifteen feet of landscaping on all sides if visible from a public right-of-way. 5. Parking Area Landscaping. Parking areas require landscaping as follows in addition to any site perimeter landscaping as required. 6. Alternative landscaping may be approved by the planning commission if the landscaping will provide the desired screening as noted below: a) The proposed landscaping represents an equal or better result than that which could be achieved by strictly following the requirements of this section; and b) The proposed landscaping either: Page 42 of 282 6-2 Public Hearing i. Incorporates the increased retention of significant trees and naturally occurring undergrowth; ii. Better accommodates or improves the existing physical conditions of the subject property; iii. Incorporates elements to provide for wind protection or to maintain solar access; iv. Incorporates elements to protect or improve water quality; or v. Incorporates native species in a design that buffers a critical area from uses on the site, including parking. 37. Vehicle repair 38. Vehicle sales 39. Warehouses 40. Wholesale establishments with stock on premises 41. Wireless telecommunication towers subject to the regulations set forth in Chapter 17.76. Page 43 of 282 6-2 Public Hearing 17.30 C-5 Neighborhood Commercial Zone 17.30.020 Permitted uses and regulations. 1. Arts and crafts shops 2. Convenience enterprises that are less than three thousand square feet 3. Day care Day care shall be permitted to operate subject to the following standards: A. City of Moab business license is required. B. A valid day care license or certificate as issued by the State of Utah is required C. Applicants for a city business license shall submit a conceptual site plan that indicates: 1. Ingress and egress to the property; 2. Drop off/pick up areas; 3. Traffic circulation; 4. Off-street parking (single family residence + space for each FTE staff member); 5. Landscaping; 6. Buffering or separation from dissimilar uses; 7. Open space for older kids. D. Compliance with all applicable City regulations regarding noise, odor and glare. 4. Eating establishments 5. Fraternal lodges 6. Group homes A. Such homes must be licensed by the State of Utah. B. All exterior aspects of a group home, including its scale and off-street parking configuration, shall conform with the requirements of the C-5 Zone. C. Such homes shall provide off-street parking pursuant to Sections 17.09.210--17.09.340 of this code. 7. Gymnasiums 8. Home occupations subject to the requirements set forth in Section 5.08.050 9. Multi -Household Dwellings of Seven or More Units Developments consisting of seven or more multi -household units shall be subject to the following additional requirements: A. Access. Vehicular access shall be provided to the property in such a way that it does not impede traffic patterns on adjacent streets. B. Parking. Off-street parking shall be designed in such a way as to allow vehicles to pull forward into the on -street traffic flow. C. Garages or Carports. If provided, garages and carports shall not be located in the front yard and shall be setback from the front wall of the principal structure at least fifteen feet or be accessed from the rear or side of the property. D. Landscaping. All off-street parking shall be landscaped and buffered from adjacent uses. A minimum of fifteen percent of the interior of the parking area shall be landscaped to provide shade and break up the expanse of asphalt. E. Buffering. All adjacent uses shall be buffered by a distance of not less than fifteen feet and contain berms, shrubs, and other plantings. Buffering may be combined with screens, fences and hedges. F. Apartments and court apartments shall designate an open space/recreation area that is a minimum of two hundred (200) square feet in size to be developed into recreation, play or landscaped areas. The requirement can be met with the construction of a recreation room ("rec room") or club house of a similarly sized area that can be used for residents and their guests for recreation/social activities and/or relaxation- also called a "rec room". 10. One -household dwellings and accessory uses Page 44 of 282 6-2 Public Hearing 11. Planned unit developments subject to the requirements set forth in Chapter 17.66, relating to large- scale developments 12. Professional offices 13. Public buildings This use shall be allowed when in compliance with the following standards. A. The proposed use shall be situated on a tract of land sufficient in size to provide for the activities of the use as well as required landscaping, off-street parking, and trails; B. Landscaping, screening, and fencing shall be installed and maintained to mitigate impacts on surrounding residential uses; C. Parking areas shall be an all-weather surface such as concrete, asphalt or sealed gravel that will not generate dust or deposit gravel on paved roadways; D. Dust, glare, odor, and noise shall be confined within the boundaries of the property; E. Outside storage of equipment, materials, and supplies shall be contained and located within a building or a sight obscuring fence; F. The use shall demonstrate that there is a benefit to the neighborhood or community; G. Traffic from the proposed use shall not create a significant negative impact on the neighborhood. 14. Schools All schools shall be subject to the regulations established by Utah State Code Annotated. The City, in accordance with Chapter 17.67, shall receive a complete site plan showing that: A. Traffic impacts are minimized so that on -street vehicle flows will not be impeded. B. Possible impacts to adjacent streets, sidewalks, and bike/pedestrian routes have been identified and reduced to minimum levels. 15. Small neighborhood retail uses less than one thousand five hundred (1,500) square feet. 16. Two -household dwellings and accessory uses 17. Veterinary Clinic with Indoor Kennel A. Noise, odor and glare shall be contained on the property. B. Fencing, landscaping, the design of parking areas, and downward directed and full cut-off light fixtures shall be used to reduce impacts on adjacent properties. C. Parking shall be provided at a rate of one space per one thousand square feet and one space per each employee. ADA handicapped accessible spaces shall be provided as required. D. A buffer area of twenty-five feet shall be used to provide a separation from other uses and adjacent properties. Buffering shall include the elements of subsection B above. E. Vehicular ingress and egress traffic patterns shall be designed to not impede existing traffic flows and provide adequate interior circulation. F. Hours of operation for public access shall be from 7:00 a.m. to 7:00 p.m. Page 45 of 282 6-2 Public Hearing 17.35 MH/RV-1 - Mobile Home / Recreational Vehicle Parks Zone 17.35.020 Permitted Uses and Regulations. 1. Accessory buildings and uses 2. Home occupations subject to the requirements set forth in Section 5.08.050 3. Mobile home parks 4. Park or Playground 5. Recreational vehicle parks The following provisions are intended to manage the development of RV parks within a mobile home park while minimizing land use conflicts and environmental degradation: A. Spaces may not be rented for less than thirty (30) days B. Trees and other landscaping serving as a buffer to other adjacent uses must surround the area for a minimum distance of fifteen feet. Landscaping shall be in accordance with the requirements of Chapter 17.09.360 C. A solid decorative privacy wall or wooden privacy fence shall be constructed and maintained around the park perimeter. D. A minimum separation of twenty feet shall be maintained between each RV unit. E. Adequate sanitation facilities and ADA facilities shall be provided and maintained for the maximum number of units as per the International Building Code Appendices. F. A minimum area of ten percent or two hundred square feet, whichever is greater, must be provided as open space for a playground and/or picnic area. G. Traffic patterns within the park and ingress and egress from adjacent streets shall be designed to minimize congestion at all intersections. H. Hours of operation shall be limited to 6:00 a.m. to 10:00 p.m. for the office and other park facilities or be established by resolution of the planning commission. Page 46 of 282 6-2 Public Hearing 17.36 I-1 Industrial Zone 17.36.010 Permitted uses and Regulations. The following buildings, structures and uses of land shall be permitted in the I-1 industrial zone upon compliance with requirements as set forth in this title: 1. Agriculture 2. Arts and crafts shops 3. Asphalt and concrete mixing plants Asphalt or concrete batching plant for producing asphalt or concrete products used in construction activities on the same or nearby sites is permitted subject to the following standards. A. The batching plant site shall comply with all applicable provisions of city, state and federal laws. B. The batching plant shall not be located within six hundred feet of a residence. C. Hours of operation will be limited to Monday through Friday, 7 a.m. to 7 p.m. D. The batch plant may operate for up to six months, with a single renewal of a six month time period permitted by the zoning administrator. E. No portion of the batch plant or its operation shall be located on a public street. F. The batch plant shall only furnish concrete, asphalt, or both, to a specific project. The placement of a temporary batching plant for a private project is restricted to the site of the project. G. The site must be clear of all equipment, material and debris upon completion. H. All public improvements that are damaged during the operation of the temporary batching plant must be repaired or replaced within thirty days of completion of the project. I. At termination and/or removal of the plant operation, operator shall have the person responsible walk the site with the building official or his/her designee to verify the site meets city approval. 4. Automobile wrecking and salvage yards, when surrounded by a well -maintained sight -obscuring fence constructed to a height of at least eight feet so that the material stored in the enclosure cannot be observed from any street adjacent to the yard. 5. Caretaker dwelling consisting of a maximum footprint of eight hundred square feet when associated with a nonresidential use. 6. Coal yards 7. Earthmoving equipment and equipment storage 8. Eating establishments 9. Farm machinery storage sheds 10. Gas and oil storage facilities 11. Gymnasiums 12. Livestock raising 13. Manufacturing, compounding, processing, packaging, fabrication and warehousing of goods and materials. Does not include processing of animal by-products, livestock feed yards, steel manufacturing, oil refineries, wallboard manufacturing and similar establishments which emit offensive fumes, smoke, noise, odor, etc. 14. Mines including gas and oil wells, gravel pits, sand pits, clay pits, rock quarries, rock crushers and associated buildings and accessory structures. 15. Processing and packaging plants for fruits and vegetables 16. Professional offices All professional offices in the industrial zone shall have a perimeter buffer area of fifteen feet in depth that shall be: A. Screened/buffered from adjacent properties by the use of decorative/solid wooden privacy fencing or decorative block walls. Fences/walls shall be constructed to a minimum of six feet in height when adjacent to other industrial uses and no less than eight feet when adjacent to residential zones. Page 47 of 282 6-2 Public Hearing B. Landscaping shall be incorporated into the screening effort at the following rate: 1. Landscape designs shall be in harmony with the environmental context of the site. Preservation of native, on -site vegetation shall be a primary objective of site planning for development. Specimen plants shall be given particular consideration for retention on site; 2. Wherever the undisturbed natural desert landscape cannot be preserved, landscape design and construction shall promote the use of transplanted, on -site desert plants, container plants, seeded desert plants and inorganic ground covers. This standard shall be particularly emphasized on all landscaped areas abutting public rights -of -way; 3. Trees shall be a minimum of fifteen gallons in size, or of comparable height if bare -rooted, at planting time. If twenty -four -inch box trees or transplanted trees of two-inch caliper or larger are planted for all of the required trees, a reduction of one required tree per one hundred linear feet will be allowed; 4. Trees shall be planted at appropriate intervals so that a continuous perimeter canopy will be provided at maturity and not be at a rate of less than four canopy trees and six understory trees per one hundred feet of buffer length; 5. Shrubs shall be at least five gallons in size or at least thirty -inch -tall pots at planting time. Shrubs shall be either deciduous species planted at two and one-half feet in height with a mature height of at least six feet or a coniferous species planted at two and one-half feet in spread. Shrubs shall be planted at a rate of twenty-four shrubs for each one hundred feet of buffer length, or portion thereof; 6. Trees and shrubs shall be planted so that at maturity they do not interfere with service lines, traffic sight lines and the property rights of adjacent property owners; 7. Any tree placed in the sight visibility triangle must be of a box size large enough to be immediately pruned up to a seventy -two-inch height for clear sight visibility. All other trees shall be placed so that severe pruning is not required to keep the sight visibility triangle clear; 8. Trees located within sight visibility triangles shall not exceed one foot in their greatest crosssectional dimension at maturity and shall not be planted in a line that could result in a solid wall effect when viewed at an angle; 9. Trees planted within ten feet of public sidewalks or curbs shall be provided with suitable root diverters to minimize heaving of those improvements; and 10. Ground Cover. i. When inorganic ground covers are used they shall be in combination with live plants and not exceed two-thirds of the total area of applied ground covers. ii. The use of turf is prohibited. iii. Unpaved areas in any plant bed, median or tree understory within a planter shall be planted with shrubs, accents or vines, or covered with appropriate organic and inorganic ground covers. iv. All areas not required for buildings, access drives, parking spaces, trails, and accessory uses shall be landscaped. C. Maintenance and replacement of all vegetation is the responsibility of the owner(s) of the property. Dead or dying plants and trees shall be replaced immediately. D. All structures shall be constructed and maintained in accordance with the adopted versions of the International Building Code. E. The total area covered by buildings shall not exceed fifty percent of the site 17. Public buildings This use shall be allowed when in compliance with the following standards. A. The proposed use shall be situated on a tract of land sufficient in size to provide for the activities of the use as well as required landscaping, off-street parking, and trails; B. Landscaping, screening, and fencing shall be installed and maintained to mitigate impacts on surrounding residential uses; Page 48 of 282 6-2 Public Hearing C. Parking areas shall be an all-weather surface such as concrete, asphalt or sealed gravel that will not generate dust or deposit gravel on paved roadways; D. Dust, glare, odor, and noise shall be confined within the boundaries of the property; E. Outside storage of equipment, materials, and supplies shall be contained and located within a building or a sight obscuring fence; F. The use shall demonstrate that there is a benefit to the neighborhood or community; G. Traffic from the proposed use shall not create a significant negative impact on the neighborhood. 18. Retail commercial uses 19. Scenic railroads and railroad maintenance yards. 20. Self -storage warehouses. A. All new self -storage warehouse facilities or expansions are subject to approval of a site plan as described in Chapter 17.67, Site Plan Review. B. All drives and parking area surfaces shall consist of a maintained all-weather dust free surface such as asphalt, concrete, bricks, pavers, cobblestones or some other porous surface, but gravel is not allowed. C. Drive lanes must be of a sufficient width to allow vehicles to pass when another is loading or unloading by a unit. D. Traffic impacts shall be evaluated and mitigated in accordance with Sections 17.67.040(M) and (N)- E. Self -storage warehouses shall be screened/buffered from adjacent properties by the use of decorative/solid wooden privacy fencing or decorative block walls. Fences/walls shall be constructed to a minimum of six feet in height when adjacent to other commercial zones and no less than eight feet when adjacent to residential zones. Landscaping shall also be incorporated into the screening effort at the following rate: 1. Landscape designs shall be in harmony with the environmental context of the development site. Preservation of native, on -site vegetation shall be a primary objective of site planning for development. Specimen plants shall be given particular consideration for retention on site. 2. Wherever the undisturbed natural desert landscape cannot be preserved, landscape design and construction shall promote the use of transplanted, on -site desert plants, container plants, seeded desert plants and inorganic ground covers. This standard shall be particularly emphasized on all landscaped areas abutting public rights -of -way. 3. Trees shall be a minimum of fifteen gallons in size, or of comparable height if bare -rooted, at planting time. If twenty -four -inch box trees or transplanted trees of two-inch caliper or larger are planted for all of the required trees, a reduction of one required tree per one hundred linear feet will be allowed. i. Trees shall be planted at appropriate intervals so that a continuous perimeter canopy will be provided at maturity and not be at a rate of less than four canopy trees and six understory trees per one hundred feet of buffer length; ii. Trees and shrubs shall be planted so that at maturity they do not interfere with service lines, traffic sight lines and the property rights of adjacent property owners; iii. Any tree placed in the sight visibility triangle must be of a box size large enough to be immediately pruned up to a seventy -two-inch height for clear sight visibility. All other trees shall be placed so that severe pruning is not required to keep the sight visibility triangle clear. 4. Trees located within sight visibility triangles shall not exceed one foot in their greatest crosssectional dimension at maturity and shall not be planted in a line that could result in a solid wall effect when viewed at an angle; and i. Trees planted within ten feet of public sidewalks or curbs shall be provided with suitable root diverters to minimize heaving of those improvements. 5. Ground Covers. Page 49 of 282 6-2 Public Hearing i. When inorganic ground covers are used they shall be in combination with live plants and not exceed two-thirds of the total area of applied ground covers. ii. Turf use is prohibited. iii. Unpaved areas in any plant bed, median or tree understory within a planter shall be planted with shrubs, accents or vines, or covered with appropriate organic and inorganic ground covers. iv. All areas not required for buildings, access drives, parking spaces, trails, and accessory uses shall be landscaped. 6. Shrubs. i. Shrubs shall be either deciduous species planted at two and one-half feet in height with a mature height of at least six feet or a coniferous species planted at two and one-half feet in spread. Shrubs shall be at least five gallons in size or at least thirty -inch -tall pots at planting time; ii. Shrubs shall be planted at a rate of twenty-four shrubs for each one hundred feet of buffer length, or a portion thereof. F. Maintenance and replacement of all vegetation is the responsibility of the owner(s) of the property. G. Landscaping shall be provided in accordance with the requirements above. Landscaped screening shall be provided and maintained along the perimeter of the property and consist of ten feet in depth. H. All structures shall be maintained in accordance with the adopted version of the International Property Maintenance Code. I. The lot size shall be between a minimum of two acres and a maximum of five acres. J. The total area covered by buildings shall not exceed fifty percent of the site. K. The maximum height of the enclosed building or buildings permitted shall not exceed twenty feet. L. No outside storage is permitted except for large vehicles and boats that are under a permanent cover. The permanent cover shall not exceed twenty-four feet in height. M. The storage of hazardous, toxic, or explosive substances, including, but not limited to, but excluding the storage of, hazardous waste, industrial solid waste, medical waste, municipal solid waste, septage, or used oil, is prohibited. N. No business activity other than the rental of storage units shall be conducted on the premises. O. One dwelling unit is permitted on the same lot for use as a caretaker dwelling. 21. Tire recapping establishments 22. Utility provider structures Utility Provider Structures and Buildings. New construction of water lines, sewer lines and electric substations and structures may be constructed subject to the approval of the planning commission and council with a review of a subdivision plat. Such construction is not required to apply for a separate permit but must satisfy the requirements below. Expansions of existing facilities are also subject to the approval of the planning commission and council, and subject to the standards below. The planning commission may require standards in accordance with the following language that are reasonably necessary to protect surrounding property values and residential amenities. A. These types of facilities include but are not limited to: 1. Electrical utility facility, provided transmission lines are excluded from the requirements of this section if visibility is essential to safety, security, or maintenance access; 2. Solid waste disposal facility; 3. Water pumping plants and pipelines; 4. Public utility buildings and structures (except power plants); 5. Flood control structures; 6. Substations; 7. Sewage treatment plants subject to review and approval of the State Department of Health. Page 50 of 282 6-2 Public Hearing B. Site Standards. 1. Architectural Form and Character. A building housing all or a majority of a utility facility must be compatible with the architectural form of surrounding buildings. This requirement is not applicable to a utility facility where significant elements of the facility are not housed inside of a building or to isolate minor elements such as pad mounted transformers, telephone pedestals and metering stations. 2. Screening and Fence Requirements. A utility facility must be site screened with landscaping and/or fencing. Landscape development, shall include retention of significant trees, as necessary to maintain and protect property values, enhance the visual appearance of the city, to preserve the natural character of the area, to promote utilization of natural systems, to reduce the impacts of development on the storm drainage system and water resources, and to provide a better transition between the various land uses permitted in the city. a) The planning department and community development director shall review the proposed landscape plan with each application and make a recommendation to the planning commission. b) The applicant shall provide site perimeter landscaping that consists of a minimum width of ten feet and includes: i. Evergreen and deciduous trees, with no more than fifty percent being deciduous, a minimum of six feet in height, and planted at intervals no greater than thirty feet on center; ii. A minimum of three and one-half feet in height, and living ground cover planted so that the ground will be covered within three years. 3. If planted to buffer a parking area, access, or site development other than a building, any of the following alternatives may be used unless otherwise noted: a) Shrubs, a minimum of three and one-half feet in height and living ground cover must be planted so that the ground will be covered within three years. b) Earth -mounding, an average of three and one-half feet in height, planted with shrubs or living ground cover so that the ground will be covered within three years. This alternative may not be used in a downtown land use district. c) A combination of earth -mounding and shrubs to produce a visual barrier at least three and one-half feet in height. 4. Equipment and vehicle storage yards require fifteen feet of landscaping on all sides if visible from a public right-of-way. 5. Parking Area Landscaping. Parking areas require landscaping as follows in addition to any site perimeter landscaping as required. 6. Alternative landscaping may be approved by the planning commission if the landscaping will provide the desired screening as noted below: a) The proposed landscaping represents an equal or better result than that which could be achieved by strictly following the requirements of this section; and b) The proposed landscaping either: i. Incorporates the increased retention of significant trees and naturally occurring undergrowth; ii. Better accommodates or improves the existing physical conditions of the subject property; iii. Incorporates elements to provide for wind protection or to maintain solar access; iv. Incorporates elements to protect or improve water quality; or v. Incorporates native species in a design that buffers a critical area from uses on the site, including parking. 23. Wireless telecommunication towers subject to the regulations set forth in Chapter 17.76. Page 51 of 282 6-2 Public Hearing 17.42 R-1 One -Household Residential Zone 17.42.020 Permitted Uses and Regulations. 1. Accessory dwelling units ("ADUs") as per Chapter 17.69 2. Agriculture 3. Day care Day care shall be permitted to operate subject to the following standards: A. City of Moab business license is required. B. A valid day care license or certificate as issued by the State of Utah is required C. Applicants for a city business license shall submit a conceptual site plan that indicates: 1. Ingress and egress to the property; 2. Drop off/pick up areas; 3. Traffic circulation; 4. Off-street parking (single family residence + space for each FTE staff member); 5. Landscaping; 6. Buffering or separation from dissimilar uses; 7. Open space for older kids. D. Compliance with all applicable City regulations regarding noise, odor and glare. 4. Group home A. Such homes must be licensed by the State of Utah. B. All exterior aspects of a group home, including its scale and off-street parking configuration, shall conform with the requirements of the R-1 Zone. C. Such homes shall provide off-street parking pursuant to Sections 17.09.210--17.09.340 of this code. D. Such homes may provide living arrangements for not more than eight residents per home (excluding supervisory personnel). 5. Home occupations subject to the requirements set forth in Section 5.08.050 6. One -household dwellings and accessory uses 7. Places of worship All places of worship shall be subject to the regulations established by Utah State Code Annotated ("UCA"). The Planning Department, in accordance with Chapter 17.67, shall receive a complete site plan which demonstrates that: A. Traffic impacts are minimized so that on -street vehicle flows will not be impeded. B. Noise, odor, and glare is contained on the property. C. Landscaping shall be completed in accordance with the provisions located in Sections 17.09.360 (Landscaping --Required) and 17.09.370 (Landscaping --Specifications generally). A minimum of fifteen percent of the interior of the parking areas must be landscaped. Trees shall be utilized to provide shade for vehicles and must be of a sufficient size and placement to provide shade to forty percent of the parking area within three years. D. Possible impacts on adjacent streets, sidewalks, and bike/pedestrian routes have been identified and reduced to minimum levels. E. Adequate parking for the intended use is provided. 8. Planned unit developments subject to the requirements set forth in Chapter 17.66 9. Public facilities This type of use shall be allowed in compliance with the following standards. A. The proposed use shall be situated on a tract of land sufficient in size to provide for the activities of the use as well as required landscaping, off-street parking, and trails; B. Landscaping, screening, and fencing shall be installed and maintained to mitigate impacts on surrounding residential uses; Page 52 of 282 6-2 Public Hearing C. Parking areas shall be an all-weather surface such as concrete, asphalt or sealed gravel that will not generate dust or deposit gravel on paved roadways; D. Compliance with all applicable City regulations regarding noise, odor and glare.; E. Outside storage of equipment, materials, and supplies shall be contained and located within a building or a sight obscuring fence; F. The use shall demonstrate that there is a benefit to the neighborhood or community; G. The proposed use shall not generate traffic in excess of the level of traffic associated with the number of residential dwellings that could be permitted on the parcel. 10. Public libraries 11. Public parks and public recreation buildings 12. Schools All schools shall be subject to the regulations established by Utah State Code Annotated. The City, in accordance with Chapter 17.67, shall receive a complete site plan showing that: A. Traffic impacts are minimized so that on -street vehicle flows will not be impeded. B. Possible impacts to adjacent streets, sidewalks, and bike/pedestrian routes have been identified and reduced to minimum levels. 17.42.060 Special requirements. The following special provisions shall apply in this zone in order to protect its essential characteristics and to promote the purpose of this title: A. The ground floor area of the primary dwelling shall be at least one thousand two hundred square feet. B. The maximum density in a planned unit development shall not exceed five dwellings per acre of land contained within the development. Page 53 of 282 6-2 Public Hearing 17.45 R-2 One -Household and Two -Household Residential Zone 17.45.020 Permitted Uses and Regulations. 1. Accessory dwelling units as per Chapter 17.69 2. Agriculture 3. Day care Day care shall be permitted to operate subject to the following standards: A. City of Moab business license is required. B. A valid day care license or certificate as issued by the State of Utah is required C. Applicants for a city business license shall submit a conceptual site plan that indicates: 1. Ingress and egress to the property; 2. Drop off/pick up areas; 3. Traffic circulation; 4. Off-street parking (single family residence + space for each FTE staff member); 5. Landscaping; 6. Buffering or separation from dissimilar uses; 7. Open space for older kids. D. Compliance with all applicable City regulations regarding noise, odor and glare. 4. Foster care homes 5. Group home A. Such homes must be licensed by the State of Utah. B. All exterior aspects of a group home, including its scale and off-street parking configuration, shall conform with the requirements of the R-2 Zone. C. Such homes shall provide off-street parking pursuant to Sections 17.09.210--17.09.340 of this code. D. Such homes may provide living arrangements for not more than twelve residents per home (excluding supervisory personnel). 6. Home occupations subject to the requirements set forth in Section 5.08.050 6. One -household dwellings and accessory uses 7. Places of worship All places of worship shall be subject to the regulations established by Utah State Code Annotated ("UCA"). The Planning Department, in accordance with Chapter 17.67, shall receive a complete site plan which demonstrates that: A. Traffic impacts are minimized so that on -street vehicle flows will not be impeded. B. Noise, odor, and glare is contained on the property. C. Landscaping shall be completed in accordance with the provisions located in Sections 17.09.360 (Landscaping --Required) and 17.09.370 (Landscaping --Specifications generally). A minimum of fifteen percent of the interior of the parking areas must be landscaped. Trees shall be utilized to provide shade for vehicles and must be of a sufficient size and placement to provide shade to forty percent of the parking area within three years. D. Possible impacts on adjacent streets, sidewalks, and bike/pedestrian routes have been identified and reduced to minimum levels. E. Adequate parking for the intended use is provided. 8. Planned unit developments subject to the requirements set forth in Chapter 17.66.10. 9. Public facilities This type of use shall be allowed in compliance with the following standards. A. The proposed use shall be situated on a tract of land sufficient in size to provide for the activities of the use as well as required landscaping, off-street parking, and trails; Page 54 of 282 6-2 Public Hearing B. Landscaping, screening, and fencing shall be installed and maintained to mitigate impacts on surrounding residential uses; C. Parking areas shall be an all-weather surface such as concrete, asphalt or sealed gravel that will not generate dust or deposit gravel on paved roadways; D. Compliance with all applicable City regulations regarding noise, odor and glare.; E. Outside storage of equipment, materials, and supplies shall be contained and located within a building or a sight obscuring fence; F. The use shall demonstrate that there is a benefit to the neighborhood or community; G. The proposed use shall not generate traffic in excess of the level of traffic associated with the number of residential dwellings that could be permitted on the parcel. 10. Public libraries 11. Public parks and public recreation buildings 12. Schools All schools shall be subject to the regulations established by Utah State Code Annotated. The City, in accordance with Chapter 17.67, shall receive a complete site plan showing that: A. Traffic impacts are minimized so that on -street vehicle flows will not be impeded. B. Possible impacts to adjacent streets, sidewalks, and bike/pedestrian routes have been identified and reduced to minimum levels. 13. Two -household dwellings and accessory uses 17.45.060 Special requirements. The following special provisions shall apply in this zone in order to protect its essential characteristics and to promote the purpose of this title: A. The ground floor area of the primary dwellings shall be at least five hundred square feet. B. The maximum permitted density of planned unit developments shall be eight dwelling units per acre of land contained within the development. Page 55 of 282 6-2 Public Hearing 17.48 R-3 Multi -Household Residential Zone 17.48.020 Permitted Uses and Regulations. 1. Accessory dwelling units as per Chapter 17.69 2. Agriculture 3. Day care Day care shall be permitted to operate subject to the following standards: A. City of Moab business license is required. B. A valid day care license or certificate as issued by the State of Utah is required C. Applicants for a city business license shall submit a conceptual site plan that indicates: 1. Ingress and egress to the property; 2. Drop off/pick up areas; 3. Traffic circulation; 4. Off-street parking (single family residence + space for each FTE staff member); 5. Landscaping; 6. Buffering or separation from dissimilar uses; 7. Open space for older kids. D. Compliance with all applicable City regulations regarding noise, odor and glare. 4. Foster care homes 5. Group homes A. Such homes must be licensed by the State of Utah. B. All exterior aspects of a group home, including its scale and off-street parking configuration, shall conform with the requirements of the R-3 Zone. C. Such homes shall provide off-street parking pursuant to Sections 17.09.210--17.09.340 of this code. D. Such homes may provide living arrangements for not more than sixteen residents per home (excluding supervisory personnel). 6. Home occupations subject to the requirements set forth in Section 5.08.050 7. Multi -household dwellings Developments consisting of seven or more multi -household units shall be subject to the following additional requirements: A. Access. Vehicular access shall be provided to the property in such a way that it does not impede traffic patterns on adjacent streets. B. Parking. Off-street parking shall be designed in such a way as to allow vehicles to pull forward into the on -street traffic flow. C. Garages or Carports. If provided, garages and carports shall not be located in the front yard and shall be setback from the front wall of the principal structure at least fifteen feet or be accessed from the rear or side of the property. D. Landscaping. All off-street parking shall be landscaped and buffered from adjacent uses. A minimum of fifteen percent of the interior of the parking area shall be landscaped to provide shade and break up the expanse of asphalt. E. Buffering. All adjacent uses shall be buffered by a distance of not less than fifteen feet and contain berms, shrubs, and other plantings. Buffering may be combined with screens, fences and hedges. F. Apartments and court apartments shall designate an open space/recreation area that is a minimum of two hundred (200) square feet in size to be developed into recreation, play or landscaped areas. The requirement can be met with the construction of a recreation room ("rec room") or club house of a similarly sized area that can be used for residents and their guests for recreation/social activities and/or relaxation- also called a "rec room". G. The allowed number of multi -household units shall be determined by Section 17.48.030. Page 56 of 282 6-2 Public Hearing 8. One -household dwellings and accessory uses 9. Places of worship All places of worship shall be subject to the regulations established by Utah State Code Annotated ("UCA"). The Planning Department, in accordance with Chapter 17.67, shall receive a complete site plan which demonstrates that: A. Traffic impacts are minimized so that on -street vehicle flows will not be impeded. B. Noise, odor, and glare is contained on the property. C. Landscaping shall be completed in accordance with the provisions located in Sections 17.09.360 (Landscaping --Required) and 17.09.370 (Landscaping --Specifications generally). A minimum of fifteen percent of the interior of the parking areas must be landscaped. Trees shall be utilized to provide shade for vehicles and must be of a sufficient size and placement to provide shade to forty percent of the parking area within three years. D. Possible impacts on adjacent streets, sidewalks, and bike/pedestrian routes have been identified and reduced to minimum levels. E. Adequate parking for the intended use is provided. 10. Planned unit developments subject to the requirements set forth in Chapter 17.66 11. Public facilities This type of use shall be allowed in compliance with the following standards. A. The proposed use shall be situated on a tract of land sufficient in size to provide for the activities of the use as well as required landscaping, off-street parking, and trails; B. Landscaping, screening, and fencing shall be installed and maintained to mitigate impacts on surrounding residential uses; C. Parking areas shall be an all-weather surface such as concrete, asphalt or sealed gravel that will not generate dust or deposit gravel on paved roadways; D. Compliance with all applicable City regulations regarding noise, odor and glare.; E. Outside storage of equipment, materials, and supplies shall be contained and located within a building or a sight obscuring fence; F. The use shall demonstrate that there is a benefit to the neighborhood or community; G. The proposed use shall not generate traffic in excess of the level of traffic associated with the number of residential dwellings that could be permitted on the parcel. 12. Public libraries 13. Public parks and public recreation buildings 14. Schools All schools shall be subject to the regulations established by Utah State Code Annotated. The City, in accordance with Chapter 17.67, shall receive a complete site plan showing that: A. Traffic impacts are minimized so that on -street vehicle flows will not be impeded. B. Possible impacts to adjacent streets, sidewalks, and bike/pedestrian routes have been identified and reduced to minimum levels. 15. Two -household dwellings and accessory uses 17.48.060 Special provisions. The special provisions shall apply in this zone in order to protect its essential characteristics and to promote the purpose of this title: A. The ground floor area of the primary dwelling shall be at least five hundred square feet. B. The maximum permitted density of planned unit developments shall be ten units per acre of land contained within the development. Page 57 of 282 6-2 Public Hearing 17.51 R-4 High Density Multi -Household Residential Zone 17.51.020 Permitted Uses and Regulations. 1. Accessory dwelling units as per Chapter 17.69 2. Agriculture 3. Boys and girls schools and correctional institutions 4. Day care Day care shall be permitted to operate subject to the following standards: A. City of Moab business license is required. B. A valid day care license or certificate as issued by the State of Utah is required C. Applicants for a city business license shall submit a conceptual site plan that indicates: 1. Ingress and egress to the property; 2. Drop off/pick up areas; 3. Traffic circulation; 4. Off-street parking (single family residence + space for each FTE staff member); 5. Landscaping; 6. Buffering or separation from dissimilar uses; 7. Open space for older kids. D. Compliance with all applicable City regulations regarding noise, odor and glare. 5. Group homes A. Such homes must be licensed by the State of Utah. B. All exterior aspects of a group home, including its scale and off-street parking configuration, shall conform with the requirements of the R-4 Zone. C. Such homes shall provide off-street parking pursuant to Sections 17.09.210--17.09.340 of this code. D. Such homes may provide living arrangements for not more than sixteen residents per home (excluding supervisory personnel). 6. Home occupations subject to the requirements set forth in Section 5.08.050 7. Mobile home parks and mobile home subdivisions subject to the regulations as set forth in Title 15 of this code 8. Multi -household dwellings Developments consisting of seven or more multi -household units shall be subject to the following additional requirements: A. Access. Vehicular access shall be provided to the property in such a way that it does not impede traffic patterns on adjacent streets. B. Parking. Off-street parking shall be designed in such a way as to allow vehicles to pull forward into the on -street traffic flow. C. Garages or Carports. If provided, garages and carports shall not be located in the front yard and shall be setback from the front wall of the principal structure at least fifteen feet or be accessed from the rear or side of the property. D. Landscaping. All off-street parking shall be landscaped and buffered from adjacent uses. A minimum of fifteen percent of the interior of the parking area shall be landscaped to provide shade and break up the expanse of asphalt. E. Buffering. All adjacent uses shall be buffered by a distance of not less than fifteen feet and contain berms, shrubs, and other plantings. Buffering may be combined with screens, fences and hedges. F. Apai invents and court apartments shall designate an open space/recreation area that is a minimum of two hundred (200) square feet in size to be developed into recreation, play or landscaped areas. The requirement can be met with the construction of a recreation room ("rec room") or club Page 58 of 282 6-2 Public Hearing house of a similarly sized area that can be used for residents and their guests for recreation/social activities and/or relaxation- also called a "rec room". G. The allowed number of multi -household units shall be determined by Section 17.51.030. 9. One -household dwellings and accessory uses 10. Places of worship All places of worship shall be subject to the regulations established by Utah State Code Annotated ("UCA"). The Planning Department, in accordance with Chapter 17.67, shall receive a complete site plan which demonstrates that: A. Traffic impacts are minimized so that on -street vehicle flows will not be impeded. B. Noise, odor, and glare is contained on the property. C. Landscaping shall be completed in accordance with the provisions located in Sections 17.09.360 (Landscaping --Required) and 17.09.370 (Landscaping --Specifications generally). A minimum of fifteen percent of the interior of the parking areas must be landscaped. Trees shall be utilized to provide shade for vehicles and must be of a sufficient size and placement to provide shade to forty percent of the parking area within three years. D. Possible impacts on adjacent streets, sidewalks, and bike/pedestrian routes have been identified and reduced to minimum levels. E. Adequate parking for the intended use is provided. 11. Planned unit developments subject to the requirements set forth in Chapter 17.66. 12. Public facilities This type of use shall be allowed in compliance with the following standards. A. The proposed use shall be situated on a tract of land sufficient in size to provide for the activities of the use as well as required landscaping, off-street parking, and trails; B. Landscaping, screening, and fencing shall be installed and maintained to mitigate impacts on surrounding residential uses; C. Parking areas shall be an all-weather surface such as concrete, asphalt or sealed gravel that will not generate dust or deposit gravel on paved roadways; D. Compliance with all applicable City regulations regarding noise, odor and glare.; E. Outside storage of equipment, materials, and supplies shall be contained and located within a building or a sight obscuring fence; F. The use shall demonstrate that there is a benefit to the neighborhood or community; A. The proposed use shall not generate traffic in excess of the level of traffic associated with the number of residential dwellings that could be permitted on the parcel. 13. Public libraries 14. Public parks and public recreation buildings 15. Schools All schools shall be subject to the regulations established by Utah State Code Annotated. The City, in accordance with Chapter 17.67, shall receive a complete site plan showing that: A. Traffic impacts are minimized so that on -street vehicle flows will not be impeded. B. Possible impacts to adjacent streets, sidewalks, and bike/pedestrian routes have been identified and reduced to minimum levels. 16. Two -household dwellings and accessory uses 17.51.060 Special provisions. The special provisions shall apply in this zone in order to protect its essential characteristics and to promote the purpose of this title: A. The ground floor area of the primary dwelling shall be at least five hundred square feet. B. The maximum permitted density of planned unit developments shall be eight dwelling units per acre, up to a maximum of ten units per acre utilizing affordable housing density bonuses. C. The minimum building site for a mobile home park and mobile home subdivision shall be not less than ten acres. Page 59 of 282 6-2 Public Hearing 17.54 RA-1 Residential — Agricultural Zone 17.54.020 Permitted Uses and Regulations. 1. Accessory dwelling units as per Chapter 17.69 2. Agriculture 3. Agriculture buildings 4. Cemeteries, public and private No cemetery, or any extension of an already existing cemetery, shall hereafter be established in the city without a site plan permit process, as outlined in Chapter 17.67. A. Application Required. Application for the establishment of a cemetery or for the extension to an existing cemetery shall be made on forms provided by the zoning administrator. The application shall include: 1. The name(s) and address(es) of the owner(s) of the land; 2. The area(s) of the property that will be used for burial purposes; 3. The area(s) of the property that will be used for screening purposes; 4. An appropriate fee as adopted by resolution of the city council; 5. Detailed site plans drawn to scale by a licensed professional Utah registered land surveyor or professional engineer as per Chapter 17.67 6. A written legal description of the cemetery; 7. A narrative describing the: i. Age and condition, ii. Historical significance if applicable, iii. Whether the cemetery is religious, family, organizational, or publicly owned, iv. Any prehistoric or historic archaeological discoveries on the property, and v. A written description of names and vital dates of those interred. B. Expansion/Disruption. If the expansion requires a disruption of existing burial sites, the applicant shall provide a detailed site alteration plan indicating the extent of disruption of the cemetery, methods of construction or removal of human remains, and reburial plan. Such plan shall include a written description and visual drawing of the plan showing the relocation of graves. C. Standards of Approval to be Specified. A resolution shall be prepared establishing specific standards of compliance to create/extend a cemetery. These shall be based on: 1. The need for the proposed cemetery or extension; 2. The desirability of the location; 3. Specific areas to be used for burial purposes and screening; 4. Type and extent of landscaping; 5. Amount of guarantee bond for improvements; 6. Light, glare, dust, noise; 7. Traffic impacts; 8. Parking. 5. Day care Day care shall be permitted to operate subject to the following standards: A. City of Moab business license is required. B. A valid day care license or certificate as issued by the State of Utah is required C. Applicants for a city business license shall submit a conceptual site plan that indicates: 1. Ingress and egress to the property; 2. Drop off/pick up areas; 3. Traffic circulation; 4. Off-street parking (single family residence + space for each FTE staff member); 5. Landscaping; 6. Buffering or separation from dissimilar uses; Page 60 of 282 6-2 Public Hearing 7. Open space for older kids. D. Compliance with all applicable City regulations regarding noise, odor and glare. 6. Golf courses Golf courses must contain a minimum of ten acres. Applications for golf courses must follow the site plan requirements of Chapter 17.67 and must address the following standards: A. Golf course designs shall implement nonpoint source pollution best management practices (BMPs). B. Course designs and best management plans shall be submitted to the Moab City planning department for review. C. Course designs must show that there are no encroachments into areas restricted from development and to minimize the impact of the overall site development on natural resources of the area. The design must meet the requirements of Section 17.67, site plan required, and contain the following supplemental information: 1. Address stream, wetland, and habitat protection; 2. Contain an environmental constraints analysis that includes the existing environmental conditions on the site and a report with plans that provide: i. Field located streams, ponds or other water bodies, name of watershed and sub -watershed and stream use class designation, ii. Field located wetlands including documentation of vegetation, soils, and hydrology, iii. Wetlands classifications (Cowardin; National Vegetation Classification Standard for wetlands), iv. Calculated one hundred -year floodplain, v. Topography with slopes differentiated as 1--25%, 26--39%, 40--45%, and 46%+, vi. Existing land cover (e.g., forest, meadow, old field, etc.). vii. Location of significant plant and/or animal habitat including: documentation of species, date of last known siting, status, and source of documentation. D. Application of Regulations and Policies. After verification of the existing environmental conditions by the U.S. Army Corps of Engineers or other federal agency, the applicant will identify on the plan those areas of the site that would be restricted from development by: (1) denoting buffer boundaries, (2) denoting those areas of significant habitat determined to exist on site that will be preserved, and (3) denoting those existing areas that will be preserved. E. Design Standards for Preliminary Plan. After the applicant has determined the areas restricted from development, a plan should be prepared for submission to the planning department that shows the proposed lay -out of the golf course. The plan shall include the following: 1. Tees, greens, fairways, and practice range; 2. Buildings (e.g., clubhouse, maintenance facilities, etc.); 3. Roads, cart paths, and parking lots; 4. Conceptual design for the management of storm water runoff and water quality including locations and methods and documentation that these locations and methods are practical; and 5. Location of irrigation wells and/or ponds. F. Approval of Encroachments. If any of the above facilities would require encroachment on buffers, streams, wetlands or floodplains, approval must be granted by the U.S. Army Corps of Engineers or other federal agency. 7. Group homes A. Such homes must be licensed by the State of Utah. B. All exterior aspects of a group home, including its scale and off-street parking configuration, shall conform with the requirements of the RA-1 Zone. C. Such homes shall provide off-street parking pursuant to Sections 17.09.210--17.09.340 of this code. D. Such homes may provide living arrangements for not more than eight residents per home (excluding supervisory personnel). Page 61 of 282 6-2 Public Hearing 8. Home occupations subject to the standards set forth in 5.08.050 9. One -household dwellings and accessory uses 10. Places of worship All places of worship shall be subject to the regulations established by Utah State Code Annotated ("UCA"). The Planning Depai tment, in accordance with Chapter 17.67, shall receive a complete site plan which demonstrates that: A. Traffic impacts are minimized so that on -street vehicle flows will not be impeded. B. Noise, odor, and glare is contained on the property. C. Landscaping shall be completed in accordance with the provisions located in Sections 17.09.360 (Landscaping --Required) and 17.09.370 (Landscaping --Specifications generally). A minimum of fifteen percent of the interior of the parking areas must be landscaped. Trees shall be utilized to provide shade for vehicles and must be of a sufficient size and placement to provide shade to forty percent of the parking area within three years. D. Possible impacts on adjacent streets, sidewalks, and bike/pedestrian routes have been identified and reduced to minimum levels. E. Adequate parking for the intended use is provided. 11. Planned unit developments which are connected to a public sewer, subject to the requirements set forth in Chapter 17.66 12. Premises agricultural occupations This type of occupation specifically concerns the retail sale of feed, seed, fertilizer, equipment and similar items used in agriculture. The following standards shall be met for this type of business: A. Parking areas shall be an all-weather surface such as concrete, asphalt or sealed gravel that will not generate dust or deposit gravel on paved roadways. B. Hours of operation shall be confined to 7:00 a.m. to 7:00 p.m. C. Dust, glare, odor, and noise shall be confined within the boundaries of the property. D. All signs shall comply with the sign regulations of Chapter 15.44 and shall not exceed fifteen square feet. E. Outside storage of products for sale is limited to hours of operation 13. Public facilities This type of use shall be allowed in compliance with the following standards. A. The proposed use shall be situated on a tract of land sufficient in size to provide for the activities of the use as well as required landscaping, off-street parking, and trails; B. Landscaping, screening, and fencing shall be installed and maintained to mitigate impacts on surrounding residential uses; C. Parking areas shall be an all-weather surface such as concrete, asphalt or sealed gravel that will not generate dust or deposit gravel on paved roadways; D. Compliance with all applicable City regulations regarding noise, odor and glare; E. Outside storage of equipment, materials, and supplies shall be contained and located within a building or a sight obscuring fence; F. The use shall demonstrate that there is a benefit to the neighborhood or community; G. The proposed use shall not generate traffic in excess of the level of traffic associated with the number of residential dwellings that could be permitted on the parcel. 14. Public parks 15. Raising, care and keeping of animals and fowl for household use and consumption 16. Schools All schools shall be subject to the regulations established by Utah State Code Annotated. The City, in accordance with Chapter 17.67, shall receive a complete site plan showing that: A. Traffic impacts are minimized so that on -street vehicle flows will not be impeded. B. Possible impacts to adjacent streets, sidewalks, and bike/pedestrian routes have been identified and reduced to minimum levels. 17. Utility provider structures Page 62 of 282 6-2 Public Hearing New construction of water lines, sewer lines and electric substations and structures may be constructed subject to the approval of the planning commission and council with a review of a subdivision plat. Such construction is not required to apply for a separate permit but must satisfy the requirements below. Expansions of existing facilities are also subject to the approval of the planning commission and council, and subject to the standards below. The planning commission may require standards in accordance with the following language that are reasonably necessary to protect surrounding property values and residential amenities. A. These types of facilities include but are not limited to: 1. Electrical utility facility, provided transmission lines are excluded from the requirements of this section if visibility is essential to safety, security, or maintenance access; 2. Solid waste disposal facility; 3. Water pumping plants and pipelines; 4. Public utility buildings and structures (except power plants); 5. Flood control structures; 6. Substations; 7. Sewage treatment plants subject to review and approval of the State Department of Health. B. Site Standards. 1. Architectural Form and Character. A building housing all or a majority of a utility facility must be compatible with the architectural form of surrounding buildings. This requirement is not applicable to a utility facility where significant elements of the facility are not housed inside of a building or to isolate minor elements such as pad mounted transformers, telephone pedestals and metering stations. 2. Screening and Fence Requirements. A utility facility must be site screened with landscaping and/or fencing. Landscape development, shall include retention of significant trees, as necessary to maintain and protect property values, enhance the visual appearance of the city, to preserve the natural character of the area, to promote utilization of natural systems, to reduce the impacts of development on the storm drainage system and water resources, and to provide a better transition between the various land uses permitted in the city. a) The planning department and community development director shall review the proposed landscape plan with each application and make a recommendation to the planning commission. b) The applicant shall provide site perimeter landscaping that consists of a minimum width of ten feet and includes: i. Evergreen and deciduous trees, with no more than fifty percent being deciduous, a minimum of six feet in height, and planted at intervals no greater than thirty feet on center; ii. A minimum of three and one-half feet in height, and living ground cover planted so that the ground will be covered within three years. 3. If planted to buffer a parking area, access, or site development other than a building, any of the following alternatives may be used unless otherwise noted: a) Shrubs, a minimum of three and one-half feet in height and living ground cover must be planted so that the ground will be covered within three years. b) Earth -mounding, an average of three and one-half feet in height, planted with shrubs or living ground cover so that the ground will be covered within three years. This alternative may not be used in a downtown land use district. c) A combination of earth -mounding and shrubs to produce a visual barrier at least three and one-half feet in height. 4. Equipment and vehicle storage yards require fifteen feet of landscaping on all sides if visible from a public right-of-way. 5. Parking Area Landscaping. Parking areas require landscaping as follows in addition to any site perimeter landscaping as required. Page 63 of 282 6-2 Public Hearing 6. Alternative landscaping may be approved by the planning commission if the landscaping will provide the desired screening as noted below: a) The proposed landscaping represents an equal or better result than that which could be achieved by strictly following the requirements of this section; and b) The proposed landscaping either: C. Incorporates the increased retention of significant trees and naturally occurring undergrowth; D. Better accommodates or improves the existing physical conditions of the subject property; E. Incorporates elements to provide for wind protection or to maintain solar access; F. Incorporates elements to protect or improve water quality; or G. Incorporates native species in a design that buffers a critical area from uses on the site, including parking. 18. Veterinary clinic with kennel A. Noise, odor and glare shall be contained on the property. B. Fencing, landscaping, the design of parking areas, and downward directed and full cut-off light fixtures shall be used to reduce impacts on adjacent properties. C. Parking shall be provided at a rate of one space per one thousand square feet and one space per each employee. ADA handicapped accessible spaces shall be provided as required. D. A buffer area of twenty-five feet shall be used to provide a separation from other uses and adjacent properties. Buffering shall include the elements of subsection B above. E. Vehicular ingress and egress traffic patterns shall be designed to not impede existing traffic flows and provide adequate interior circulation. F. Hours of operation for public access shall be from 7:00 a.m. to 7:00 p.m. G. Landscaping shall consist of berms, solid wooden privacy fence, decorative block wall or combination thereof and be in accordance with the requirements of Sections 17.09.360 (landscaping --required) and 17.09.370 (landscaping --specifications). A minimum of fifteen percent of the interior of the parking areas must be landscaped. Trees shall be utilized to provide shade for vehicles and must be of a sufficient size and placement to provide shade to forty percent of the parking area within three years. 17.54.050 Location requirements. 1 Front Setback. All buildings and structures shall be set back at least twenty-five feet from the front lot line or fifty-five feet from the centerline of any public street, whichever is greater. 2. Side Setback. All dwellings shall be set back from the side property line a distance of at least ten feet and the total distance of the two side setbacks shall be at least twenty-four feet. On corner lots, the side setback from any street shall not be less than twenty-five feet for main buildings. 3. Rear Setback. For interior lots, all dwellings and other main buildings shall be set back from the rear property line a distance of at least twenty-five feet. For corner lots, all dwellings and other main buildings shall be set back from the rear property line a distance of at least twenty feet. 4. The minimum side setback for accessory buildings on interior and corner lots is listed in Section 17.09.560, accessory use or structure. 5. Livestock and fowl setback. Uses for the care and keeping of livestock and fowl shall be located at least one hundred feet distance from any existing dwelling and one hundred feet from the front property lines. 17.54.070 Special provisions. The maximum density in a planned unit development shall not exceed five units per acre contained in the development. Page 64 of 282 6-2 Public Hearing 17.31 RC Resort Commercial Zone 17.31.020 Permitted Uses and Regulations. A. Permitted Uses. The following uses shall be permitted -by -right: 1. Accessory buildings and uses; 2. Bars; 3. Caretaker or guard residence, accessory; 4. Custom personal services; 5. Eating establishments; 6. Gasoline service station, subject to the supplementary regulations of Section 17.31.050(B); 7. General retail (indoors); 8. Lodging; 9. Multi -household dwellings; 10. Municipal facilities and services; 11. Office, business or professional; 12. One -household dwelling and accessory uses; 13. Outdoor recreational uses, commercial; 14. Outfitters and guide services and facilities; 15. Recreational vehicle/travel trailer park, subject to the supplementary regulations of Section 17.31.050(C). 16. Two -household dwelling and accessory uses B. Large -Scale Retail Prohibited--Large-Scale Commercial Uses Allowed. As defined in Chapter 17.80, large-scale retail development comprising a retail use in a single building in excess of thirty thousand square feet is not permitted in the Resort Commercial (RC) zoning district. Other uses permitted in this chapter which would constitute large-scale commercial development, e.g., lodging related uses in excess of thirty thousand square feet, are permitted in the RC zoning district, subject to the criteria in Chapter 17.80. All other uses permitted in the RC district shall be subject to the remaining criteria of this chapter. Page 65 of 282 6-2 Public Hearing "Accessory Dwelling Unit" (ADU, granny -flat, mother -in -law -apartment) means a habitable living unit added to, created within, or detached from a primary one -unit single -household dwelling, and includes separate cooking, sleeping, and bathroom facilities. An ADU does not constitute a two - household dwelling (duplex). Only one ADU is permitted in addition to the main dwelling on one platted lot of record. ADU's shall not be used for nightly, or weekly rentals, and shall not be occupied for periods of less than 31 consecutive days. ADU's shall be a permanent structure and travel trailers, boats, or RVs shall not be used. "Agriculture buildings" means a structure on agricultural land designed, constructed, and used to house farm implements, livestock, or agricultural produce or products used by the owner for growing and harvesting crops and raising livestock and small animals. Examples include barns, greenhouses, storage buildings for farm equipment, animal supplies or feed, "cold" storage buildings for crops grown and raised on site, and horticultural nursery. "Buffering" means a landscaped screen, solid fencing, berms, swales, or other feature that individually or in combination, reduces the impact of a land use on adjacent areas, which are of a significantly different character, density, or intensity. A buffer consists of a horizontal distance from a lot line, which may only be occupied by screening, underground utilities, retention areas, and landscaping and fencing materials. The more different the use of the adjoining property, the more dense or extensive the buffer must be. "Business establishment" means a location where business is conducted, goods are made or stored or processed or where services are rendered. "Custom personal services" means any business with a primary purpose of providing personal services such as law, engineering, design, finance, accounting to an individual or group for compensation. "Convenience enterprise" means a business catering to an area with sales of easily obtained goods and merchandise. Convenience enterprises include, but are not limited to: stores with extended hours, in a convenient location, stocking a limited range of household goods and groceries and can include sandwich shops, small grocery/convenience stores, food stands, hardware stores, coffee shops, dollar stores, tobacco shops, video stores. "Eating establishment" means a public place where food and drinks are served for a fee. This use includes restaurants, cafes, drive -through, coffee shops, and donut shops. "Flood control structure means an engineered feature designed to manage storm water, reduce erosion, and prevent or mitigate local flash flooding downstream and may include revetments, dams, diversions, levees, channels or dykes. "Group home" means a residential home where a small number of unrelated people in need of care, support, or supervision can live together, such as those who are in a foster care program or with chronic disabilities. "Hardware stores" means a store selling tools, fasteners, building materials, hand and power tools, lumber, implements, keys, locks, hinges, chains, plumbing supplies, electrical supplies, cleaning products, housewares, tools, utensils, paint, and lawn and garden products directly to consumers for use at home or for gardening, construction or business. Many hardware stores have specialty departments that include hunting and fishing supplies, plants and nursery products, marine and boating supplies, pet Page 66 of 282 6-2 Public Hearing food and supplies, farm and ranch supplies (including animal feed), swimming pool chemicals, home brewing supplies and canning supplies. "Household" means one or more persons related or unrelated who live in the same dwelling and share meals or living accommodation, and may consist of a single family or some other grouping of people. "Lodging" means any short term temporary living or sleeping place in which someone lives or stays for a period of time not to exceed thirty (30) consecutive days. This includes hotels, motels, bed and breakfasts, townhomes condominiums, and campgrounds located in an appropriate zone that allows short term lodging. "Places of worship" (house of worship) shall mean a specially designed structure or consecrated space where individuals or a group of people come to perform acts of devotion, veneration, or religious study. Buildings constructed or used for this purpose include temples, churches, synagogues, convents, monasteries and mosques. "Premises agricultural occupation" means a business selling seed, feed, fertilizer, and other items and equipment used in agriculture. "Professional offices" means an office for a professional person that includes but is not limited to architects, engineers, surveyors, doctors of medicine, osteopaths, dentists, optometrists, lawyers, accountants, chiropractors, chiropodists, naturopaths, and consultants who engage in a vocation that requires graduation from an accredited school of higher learning. "Public facility" means a publicly -owned structure, building or place open to the public that provides a particular service or is used for a particular activity of leisure and may include entertainment, sports and social activities available for all ages. "Retail establishment" means a business that sells new goods and merchandise from a single point of purchase directly to customers who intend to use that product and serves the everyday needs of the community in which it is located. The use does not include lodging, service or dining uses. Such an establishment sells food, drink, clothing, jewelry, furniture, stone and monuments, automobiles, radios, refrigerators, coal, lumber, and other goods, hardware, and may perform incidental services on such goods when necessary. "Service establishment" means a business that sells services to the general public that fulfill the everyday needs of the community in which it is located. Such an establishment provides repair and other services for the comfort and convenience of the public in the course of daily living and include, but are not limited to, hardware stores, tailors, seamstresses, watch repair, home cleaning, investment banking, gas stations, branch offices for insurance companies, repair shops, shoe shop, tailor, seamstress, hair salons, barbers, medical clinics, delivery and mail businesses, car repair, travel agency, tutoring services, and similar activities. "Usable floor area" means the net floor area of a building where persons may move about and carry on the usual tasks for working and living but does not include: restrooms and lounges, stairwells, elevators and escalator shafts, building equipment and service areas, entrance and elevator lobbies, stacks and shafts, freezer and coolers areas, storage and stock rooms, and other building elements where patrons would not normally be allowed. Page 67 of 282 6-2 Public Hearing "Warehouse" means a large building, or part of one, where raw materials or manufactured goods may be stored before their export or distribution for sale. AND, the following language shall be inserted in every subsection titled "Permitted Uses and Regulations": A. Permitted Uses. The following uses shall be permitted -by -right. If a use is not listed it is prohibited. PASSED AND APPROVED by a majority of the City of Moab City Council. This ordinance shall take effect immediately upon passage. SIGNED: Emily Niehaus, Mayor Date ATTEST: Rachel Stenta, Recorder Page 68 of 282 6-2 Public Hearing Moab City Council Agenda Item Meeting Date: October 9, 2018 #: 7-1 Title: Approval of Fee Waivers for the 2018 Electric Light Parade to be held on Saturday, December 1, 2018 with Fee Waivers. Date Submitted: September 24, 2018 Staff Presenter: Carmella Galley Attachment(s): Fee Waiver Request Fee Breakdown Options: Approve, deny, or modify. Recommended Motion: I move to approve the "Fees be waived for the Electric Light Parade not to exceed $10,059.80." Background/Summary: The Electric Light Parade and Tree Lighting are annual community events. The Tree Lighting happens at Swanny Park on November 30, 2018. The Tree Lighting is a joint effort of the City and Chamber. The Parks Department wires the tree with lights as well as decorating the tree with ornaments made by students at the elementary school. The Chamber of Commerce sets up for cookies with hot chocolate and Santa as well as music. The parade itself will be on December 1, 2018 from 4:30 pm (line up on 100 West and circling Swanny Park) to-9:30 pm (Highway and city streets reopen to traffic). The parade will adhere to the approved UDOT parade route. The Chamber of Commerce has obtained their UDOT Permit. Safety for our employees as well as parade participants are always a concern. An issue this year is the excavation of the 100 West area. In communication with City Engineer, Chuck Williams, we feel, at this time, that the project may not hinder the parade. Page 69 of 282 r7-1 Special Events Historically fees have been waived for the parade although it takes all hands on deck to assure the safety of all with approximately 30+ city personnel to set up, monitor and breakdown the parade route. The fees for this parade are attached. These fees include preparation of set up, setting up and closing down streets, extra personnel to secure the route and breaking down the equipment and safely reopening the highway along with all the equipment needed to do so. As well as the entire Police Department monitoring intersections and controlling traffic. City Staff hopes to be fully prepared with enough personnel and equipment to ensure a safe event for the entire community. Page 70 of 282 7-1 Special Events Tree Lighting/Electric Light Parade 2018 TOTAL EXPENSES $10,059.80 City Co Sponsors Tree Lighting Tree Lighting in Park Clean Up Deposit Total $0.00 ($35.00) ($1 50.00) ($185.00) $0.00 >200 People/Parade $0.00 <200 People/Tree Lighting $0.00 Total Personnel Estimated Actual Police 20 @ $65/hr min 4 hours $5,200.00 PD Vehicles- 18 @ $65/ea $1 ,1 70.00 Pub Wrks 13 @ $65/hr 4 hrs $3,380.00 Pub Wrks-4@ $40/hr/4hrs (loading) Pub Wrks-3@$40/hr/3hrs (pre -setup) Pub Wrks-3@$40/2hrs(unloading) $ 640.00 $ 360.00 $ 240.00 Pub Wrks Trucks- 6 @ $20/hr/9 hrs ($1 ,080.00) Pub Wrks 2@$65/hr 1 hr (lights) $1 30.00 Pub Wrks- 1@$65/hr/2hr(mess board setup/down) Total ($1 30.00) $ 9,910.00 $ 0.00 Cones 90@.40 ea. Signs/stands 24@$2.50 ea. Drums 48@.60 ea. Candlesticks 20@.50 ea. Message Boards Total # of officers being used 4 hour minimum charge $400.00 ($200.00) $0.00 $200.00 $0.00 # of vehicles with those officers. Mileage from fee schedule not assessed as they are sitting at intersections. # of PWD emp being used at intersections before (for set up of road closure), during and after parade (removing barricades, etc.). # emp to load all equipment into trucks during the regular work day prior to parade day # emp to pre set the equipment at the south end detour location the work day prior to the parade. Basically unloading all drums, cones, flashing barricades, etc onto the side of the road so they are in a position to be hauled out to the proper road closure position at 400 E/191 and other high traffic areas. # emp to unload equipment the next work day after the parade. # of trucks used and out of regular service while being used for parade. Not on fee schedule, removed from estimate. # emp to ensure street and decorative lights along parade route are turned off for parade effect, then turned back on for Not on fee schedule. Unsure of availability 7-1 Special Events The fees for use of Traffic Control/Safety Equipment is not complete.) do not have everything that is used on our fee schedule and did not wish to add more fees.Although I could guesstimate that this could easily double if not $36.00 triple with a night time parade and flashing barricades being required for visibility and safety. $ 60.00 $28.80 $10.00 $134.80 Not on fee schedule. Unsure of availability $ 0.00 Page 71 of 282 September 21, 2018 Dear Moab City Council, The Moab Chamber of Commerce is planning the annual City Tree Lighting event and Electric Light Parade for 2018. Holding to tradition, this will take place the first weekend in December, with the Tree Lighting Nov. 30t, and the parade on December 1, 2018. As these are long standing events held to bring the community together in a time of celebration, and efforts are provided by Chamber volunteers, community volunteers, local school students, and donations from local business, we ask that the event fees be waived for BOTH the Moab Tree Lighting {which is a joint venture with the City}, and the Electric Lights Parade. Moab Chamber of Commerce would like to thank Moab City for their part in making this anticipated local celebration a possibility. Thank you for your time and consideration. Sincerely, Z4e` ci Shumway Executive Director Moab Chamber of Commerce Page 72 of 282 7-1 Special Events Moab City Council Agenda Item Meeting Date: October 9, 2018 Title: Revisions to the City of Moab Park Use Policies Date Submitted: October 4, 2018 Presenters: David Everitt Attachments: N/A Possible Motion: N/A Background/Summary: This spring, the City Council indicated a desire to revise the City of Moab Park Use Policies. The addition of new parks, the changing use of some parks, and a need to ensure consistency with City Code necessitate revisions. The working document contains general park and park area (including the Millcreek Parkway) policies, information about areas that may be reserved for exclusive use, and park -specific policies and guidelines. The intent of this document is to create clear expectations for users, residents, and City staff. The City Council workshopped this document on August 28, and this agenda item is a continuation of that process. The working edits are located at https://tinyurl.com/Y9p8sc8y 1 Page 73 of 282 8-1 - Old Business Moab City Council Agenda Item Meeting Date: October 9, 2m8 Title: Resolution #48-2018— A Resolution Confirming the Appointment of the City Treasurer and Authorizing the Mayor to Execute an Employment Agreement. Presenter: Mayor Niehaus Attachment(s): • Proposed Resolution • City Treasurer Letter of Interest • City Treasurer Job Description Suggested Motion: "I move to approve Resolution 48-2m8, confirming the appointment of Chantel Lindsay, as the City Treasurer, and authorizing the Mayor to execute an Employment Agreement between the City of Moab and Ms. Lindsay." Background/Summary: Pursuant to the City of Moab Municipal Code, Section 2.16.02o, the City Treasurer is appointed by the mayor, with the advice and consent of the city council. Utah Code Annotated §10-3-916 states that each city of the third, fourth, or fifth class and in each town, the mayor, with the advice and consent of the city council, shall appoint a qualified person to the office of city treasurer. The mayor and the city council shall use best efforts to ensure the office of city treasurer is not vacant. All appointed officers shall continue in the office until their successor is appointed and qualified. The proposed resolution memorializes the appointment and the City Council's consent. 9-1 - New Business #### Page 74 of 282 CITY OF MOAB RESOLUTION NO. 48-2018 A RESOLUTION CONFIRMING THE APPOINTMENT OF THE CITY TREASURER AND AUTHORIZING THE MAYOR TO EXECUTE AN EMPLOYMENT AGREEMENT WHEREAS, the Mayor is authorized, pursuant to the City of Moab Municipal Code, 20.16.020, to appoint, with the advice and consent of the City Council, an individual to serve as the City Treasurer; and WHEREAS, the Mayor seeks the advice and consent of the City Council concerning the appointment; and WHEREAS, the Mayor desires to appoint Chantel Lindsay as the City Treasurer for the City of Moab and to execute an Employment Agreement between the City and Ms. Lindsay; and WHEREAS, the City Council desires to consent to this appointment and authorization for the Mayor to enter into said Employment Agreement. THEREFORE, be it resolved that the City of Moab City Council hereby adopts this Resolution consenting to the appointment of Ms. Lindsay as the City Treasurer and authorizes the Mayor to execute an Employment Agreement accordingly. This Resolution shall take effect on October 16, 2018. Passed and adopted by action of the Governing Body of the City of Moab in open session on this 9th day of October, 2018. SIGNED: ATTEST: Emily S. Niehaus, Mayor Rachel Stenta, City Recorder Page 75 of 282 9-1 - New Business Factors Job Knowledge Responsibility Difficulty of Work Work Environment Total Score 11.59 5.06 3.56 2.37 .60 Minimum Midpoint Maximum $24.53 $51,020 $30.66 $63,775 $36.79 $76,350 City of Moab Job Description Job Title: City Treasurer Full-time. Exempt. General Purpose Department: Finance Effective Date: 9/14/2°18 The Treasurer performs a variety of administrative, supervisory and technical duties related to the control, receipt and investment of City funds, and serves as custodian of the City Treasury. Reporting Relationships Supervision Received: The Treasurer is supervised by the Finance Director. Supervision Exercised: The Treasurer supervises the Deputy Treasurer. Essential Functions The Treasurer's primary responsibility is the safe and secure collection, tracking, and depositing of City funds. The Treasurer: • Deposits funds daily into qualifying bank • Invests available funds with qualified depositories; • Reconciles bank and state pool investment account; • Balances all funds received on a daily basis; • Prepares daily Treasurer's report, including a daily cash summary; • Posts all revenue receipts to the General Ledger; and Page 76 of 282 9-1 - New Business " B a l a n c e s a c c o u n t s o n a m o n t h l y b a s i s . T h e C i t y T r e a s u r e r a l s o i s t h e C i t y ' s b u s i n e s s l i c e n s e a d m i n i s t r a t o r , a n d t h u s i s i n c h a r g e o f t h e b u s i n e s s l i c e n s i n g f u n c t i o n s f o r t h e C i t y . R e s p o n s i b i l i t i e s i n c l u d e : " M a n a g i n g t h e a p p r o v a l , r e n e w a l , a n d r e v o c a t i o n p r o c e s s e s f o r a l l b u s i n e s s l i c e n s e s ; " S e n d i n g o u t a n d c o l l e c t s b u s i n e s s l i c e n s e f e e s ; " A d v i s i n g t h e C i t y M a n a g e r a n d C i t y C o u n c i l r e g a r d i n g a n y p o t e n t i a l r e v i s i o n s t o b u s i n e s s l i c e n s e p o l i c i e s a n d p r o c e d u r e s ; a n d " W o r k i n g c l o s e l y w i t h o t h e r d e p a r t m e n t s t o e n s u r e l i c e n s e e c o m p l i a n c e w i t h a l l a p p l i c a b l e l a w s a n d p o l i c i e s . I n c o o r d i n a t i o n w i t h t h e F i n a n c e D i r e c t o r , t h e T r e a s u r e r a l s o : " A d m i n i s t e r s l o a n s a n d e n s u r e s c o m p l i a n c e w i t h l o a n a n d b o n d i n g r e q u i r e m e n t s ; " T r a c k s r e i m b u r s e m e n t s o f b o n d p r o c e e d s ; " M o n i t o r s b o n d a c c o u n t s a n d e n s u r e s a v a i l a b i l i t y o f f u n d s f o r e x p e n d i t u r e ; " S u p e r v i s e s a n d t r a i n s e m p l o y e e s ; " P r e p a r e s t h e a n n u a l F i n a n c e D e p a r t m e n t ' s b u d g e t ; " M o n i t o r s b u d g e t a r y e x p e n d i t u r e s ; a n d " H a n d l e s d a y - t o - d a y o f f i c e a d m i n i s t r a t i v e d u t i e s a s n e e d e d . T h e T r e a s u r e r i n t e r a c t s w i t h t h e p u b l i c a n d a d d r e s s e s c o m p l a i n t s a n d p r o b l e m s o n a d a i l y b a s i s , w o r k i n g c l o s e l y w i t h o t h e r a d m i n i s t r a t i v e s t a f f a c r o s s d e p a r t m e n t s t o p r o v i d e r e s p o n s i v e a n d e f f i c i e n t g o v e r n a n c e . M i n i m u m Q u a l i f i c a t i o n s E d u c a t i o n a n d E x p e r i e n c e a . B a c h e l o r ' s d e g r e e i n b u s i n e s s a d m i n i s t r a t i o n , a c c o u n t i n g , p u b l i c a d m i n i s t r a t i o n o r r e l a t e d f i e l d , a n d b . T h r e e ( 3 ) y e a r s o f e x p e r i e n c e i n a n a c c o u n t i n g , f i n a n c i a l a n d s u p e r v i s o r y c a p a c i t y , o r c . A n e q u i v a l e n t c o m b i n a t i o n o f e d u c a t i o n a n d e x p e r i e n c e R e q u i r e d K n o w l e d g e , S k i l l s a n d A b i l i t i e s a . C o n s i d e r a b l e k n o w l e d g e o f t h e l a w s , o r d i n a n c e s a n d r e g u l a t i o n s g o v e r n i n g c i t y f i n a n c i a l m a t t e r s ; c o n s i d e r a b l e k n o w l e d g e o f t h e p r o c e d u r e s a n d m e t h o d s o f b i l l i n g s , a c c o u n t i n g a n d o f f i c e p r o c e d u r e s ; w o r k i n g k n o w l e d g e o f b a n k i n g a n d i n v e s t m e n t p r o c e d u r e s . b . A b i l i t y t o p r e p a r e a n d a n a l y z e f i n a n c i a l s t a t e m e n t s a n d m a k e f i s c a l d e c i s i o n s a c c o r d i n g l y ; a b i l i t y t o m a i n t a i n c o m p l e x f i s c a l r e c o r d s ; a b i l i t y t o m o t i v a t e , e v a l u a t e , a s s i g n w o r k t o a n d s u p e r v i s e e m p l o y e e s ; a b i l i t y t o e s t a b l i s h a n d m a i n t a i n e f f e c t i v e w o r k i n g r e l a t i o n s h i p s w i t h e m p l o y e e s , o t h e r d e p a r t m e n t s , b a n k i n g o f f i c i a l s a n d t h e p u b l i c . P a g e 7 7 o f 2 8 2 9 - 1 - N e w B u s i n e s s Special Qualifications (Licenses, Certifications, etc.) a. Must be bondable. b. Must complete the Utah Business License Certification within 5 years of employment. c. Upon employment, must possess a valid Utah driver's license. Work Environment and Physical Demands The City Treasurer normally works in a safe, climate -controlled environment. Tasks may entail muscular strain, including walking, standing, stooping, sitting, reaching and lifting. Talking, hearing and seeing are essential to performing job requirements. Common eye, hand and finger dexterity is required for most essential functions. While performing the duties of this job, the City Treasurer will use written and oral communication skills; read and interpret data, information and documents; analyze and solve non -routine and complex problems; use math and mathematical reasoning; observe and interpret situations; learn and apply new information or skills; perform highly detailed work on multiple, concurrent tasks; work under intensive deadlines with frequent interruptions; and interact with the City Council and Mayor, city staff, customers, the public and others encountered in the course of work, some of whom may be dissatisfied or abusive individuals. Selection Guidelines A formal application and resume is required; finalists will interview with the appropriate hiring authority as designated by the city council. Applicant must pass a pre -employment drug test and background check, and upon employment, must possess a valid Utah driver's license. Page 78 of 282 9-1 - New Business CHANTEL LINDSAY (935)220-0287 • cklindsay9@gmail.com Mayor Emily Niehaus City of Moab 217 E Center St Moab , UT 89532 Mayor Niehaus, Please accept my application for the position of the Treasurer for the City of Moab. As the Deputy Treasurer for the City of Moab for 8 years, I have the skills and experience to lead the Finance Department forward into the future. My professional experience and training will add value, and I am excited for the opportunity to work closely with the city administrators to meet the current and future goals of the city. In my current role as Deputy Treasurer, I gained the knowledge and experience 1 need to hit the ground running and start making contributions immediately. The following are just a few highlights of my professional skills and achievements that 1 bring to the City of Moab: • Utah Business License Association Member & volunteer • Utah Association of Public Treasurers Member • Public Treasury institute Certified Practices in Cashiering Certification I look forward to speaking with you about how my background can make the Finance Department successful into the future. Sincerely, LEO-w Chantel Lindsay Deputy Treasurer 9-1 - New Business Page 79 of 282 Moab City Council Agenda Item Meeting Date: October 9, 2018 PL-18-43 #: 9-2 Title: Consideration to Review and Adopt City Council Resolution #47-2018 Conditionally Recommending to City Council Approval of the Boundary Line Adjustment for Power House Subdivision Amendment #3 on Property Located at 1100 Sand Flats Road in the RA-1 Zone Date Submitted: September 18, 2018 Applicant: Mr. Andrew Riley Staff Presenter: Jeff Reinhart, Planning Director Attachment(s): Draft Council Resolution #47-2018, Final Plat, Aerials Options: Approve, approve with conditions, deny with reasons Recommended Motion: I move to adopt Council Resolution#47-2018 as submitted. Background/Summary: The submitted application is intended to create two lots that are more equal in size. It relocates the lot line between parcels 1 and 2 of the Power House Subdivision that have a combined area of 23.7 acres, and are currently divided into a lot consisting of 6.01 acres and a second lot 17.68 acres in size (Exhibit 1). If the requested adjustment is approved, the lots will respectively be 10.96 acres and 12.74 acres in size as indicated on the final plat (Exhibit 2). The areas of both lots meet the minimum lot size of 1 acre for the RA-1 Zone. Applicable Code Moab Municipal Code (MMC) Title 16.08.020 applies to this application 16.08.020 Exceptions --Final plat. In subdivisions of less than five lots, land may be sold after recording of a plat, if the following conditions are met: A. The subdivision plan shall have been approved by the planning commission, the planning coordinator, the city engineer, the city attorney, other agencies the zoning administrator deems necessary, and the city council; B. The subdivision is not traversed by lines of a proposed street, and does not require the dedication of any land for street or other purposes; C. Each lot within the subdivision meets the frontage width and area requirements of the zoning title or has been granted a variance from such requirements by the appeal authority; D. All final plat requirements shall be complied with; E. All provisions of Chapter 16.20 of this title, below, shall be complied with; and F. The water supply and sewage disposal shall have been approved by the utility supervisor. State Statutes The request complies with State Code Chapter 10-9a-608(2) that allows a subdivision plat to be amended by the Land Use Authority (Council) without a public hearing if: Page 80 of 282 9-2 - New Business "(a) the petition seeks to: (i) join two or more of the petitioner fee owner's contiguous lots; (ii) subdivide one or more of the petitioning fee owner's lots, if the subdivision will not result in a violation of a land use ordinance or a development condition; (iii) adjust the lot lines of adjoining lots or parcels if the fee owners of each of the adjoining lots or parcels join in the petition, regardless of whether the lots or parcels are located in the same subdivision; (iv) on a lot owned by the petitioning fee owner, adjust an internal lot restriction imposed by the local political subdivision; or (v) alter the plat in a manner that does not change existing boundaries or other attributes of lots within the subdivision...." The request does not vacate or amend a public street, right-of-way, or easement and this request meets the applicable requirements listed in state law and the dimensional requirements of Moab Municipal Code. Sections: 16.20.010 16.20.020 16.20.030 16.20.040 16.20.050 16.20.060 Chapter 16.20 REQUIRED IMPROVEMENTS Certification required. Sewers and sewerage facilities. Stormwater drainage. Storm drainage. Street improvements. Performance bonds. 16.20.010 Certification required. No final plat of a subdivision of land shall be recorded, except as provided in Section 16.08.020, without receiving a statement signed by the city zoning administrator certifying that the improvements described in the subdivider's plans and specifications meet the minimum requirements of all ordinances of the city, that they comply with the recommendations of the city engineer, the planning commission, the planning coordinator, the fire department, the utility supervisor, and other applicable agencies. (Ord. 13-81 (part), 1981: prior code § 22-55-1(part)) 16.20.020 Sewers and sewerage facilities. Where a public sanitary sewer is reasonably accessible (within two hundred feet from the outside boundary of a subdivision), the subdivider shall connect with such sanitary sewer and provide adequate sewer lines accessible to the property line of each lot. The subdivider shall install a wye connection for each lot in the subdivision at the time the sewer main is laid. The sewer line will be stubbed in to all lots of record fronting the street before any paving is installed. When a subdivider is required to make connections to lots not in his subdivisions, the city shall credit the subdivider one hundred fifty dollars per lot. When service is late requested for said lots, the property owner will pay fees as stipulated in Section 13.08.050, Connection fees. Sewer connections and subdivision sewer systems shall be installed in accordance with the city specifications under the direction of the city engineer. Where a public sewer is not reasonably Page 81 of 282 9-2 - New Business accessible, the subdivider, upon approval of the city council, may either install individual sewer facilities at his expense or require that builders provide such facilities as part of the construction of buildings or structures. Where individual sewerage facilities are to be installed, the city council shall be assured that the sanitary condition of the land will be fully safeguarded. (Ord. 13-81 (part), 1981: prior code § 22-5-1(1)) 16.20.030 Stormwater drainage. A stormwater drainage system subject to review by the city engineer and the approval of the public works director and city planner, shall be required by the city and e the responsibility of the project applicant. The system shall be separate and independent of the sanitary sewer system. The plans for the drainage system shall be prepared by a licensed engineer. The costs associated for this study shall be the sold responsibility of the project applicant. (Ord. 95-20 (part),1995: Ord.13-81 (part), 1981: prior code § 22-5-1(2)) 16.20.040 Storm drainage. No ditch or canal shall be approved as suitable for the use of storm drainage water without the written permission of the appropriate ditch or canal company or of the water users for such use. No ditch or canal shall be used for stormwater unless adequately improved to handle such water as might be reasonably expected to flow from canal and ditch water, subdivision runoff, and other water expected to reach such canal or ditch. No ditch, canal or other waterway shall be permitted within properly dedicated or to be dedicated for public use. (Ord.13-81 (part), 1981: prior code § 22-5-1(3)) 16.20.050 Street improvements. At least ten days prior to the commencement of construction, the subdivider shall furnish to the city engineer a complete set of construction plans and profiles of all streets, existing and proposed, within the subdivision. The city engineer shall, within a reasonable time not to exceed thirty days from the receipt of the plans, notify the subdivider of approval or disapproval, and in case of disapproval of the reasons therefor. Such plans and profiles shall include: A. The designation of limits of work to be done; B. The location of the benchmark and its true elevation according to city datum, all profiles to be referred to that datum; C. Profiles which indicate the finished and existing grades for each side of the street. Separate profiles, clearly designated, shall be made for each side of the street; D. Construction plans which include the details of curb and gutter and street cross -sections, location and elevation of manholes, catchbasins and storm sewers, elevations and location of fire hydrants and any other detail necessary to simplify construction; E. Complete data for field layout and office checking; F. On curb returns, at least two additional control points for elevation besides those at points of curvature. Control points shall be staked in the field to insure drainage at intersections; G. The street address of the project; H. Grades of streets shall be as follows: 1. Arterial street: minimum grade 0.5%, maximum grade 5.0%, 2. Collector street: minimum grade 0.5%, maximum grade 7.0%, 3. Minor street: minimum grade 0.5%, maximum grade 12.0%; Page 82 of 282 9-2 - New Business I. All streets within the city shall be improved with pavements bounded by integral concrete curbs and gutters to an overall width in accordance with the standards, rules and regulations adopted by the city council; J. Pavements shall be constructed in accordance with the requirements of the standards, rules and regulations adopted by the city council; K. All curbs and gutters on all streets shall be concrete of the standard high -back -type unit, not less than two feet, six inches in overall width, and not less than seven inches thick where the curb abuts the street pavement; L. Stormwater inlets and catchbasins shall be provided within the roadway improvements at points specified by the city engineer; M. All curb corners shall have a radius of not less than twenty-four feet and at intersections involving collector or major streets of not less than twenty-five feet. However, if in the opinion of the city engineer, a smaller radius would suffice, he may grant an exception therefrom; N. The arrangement of streets in new subdivisions shall make provision for the continuation of the existing streets in adjoining areas and shall provide access to unsubdivided adjoining areas insofar as such continuation or access shall be deemed necessary by the planning commission. New streets must connect with existing public streets; O. Minor streets shall approach the arterial or collector streets at an angle of not less than eighty degrees; P. Fire hydrants shall be installed in all subdivisions in accordance with the regulations of the fire department; Q. Street lights shall be installed in all subdivisions in the number and location specified by the city. Installation shall be in accordance with the regulations of the power company; R. Open ditches or canals shall not be allowed within or adjoining a subdivision except along rear or side lot lines. The subdivider shall work with the irrigation, drainage or ditch companies as to: 1. Methods of covering, realigning or eliminating ditches or canals within or adjoining the subdivision, 2. The size of pipe and culverts required, 3. The responsibility for the periodic inspection, cleaning and maintenance of such ditches, pipes and culverts. In cases where canals or ditches cross public roads or proposed public roads, specifications and grades for pipe or culvert must be approved by the city engineer; S. The subdivider shall install a six-foot, nonclimbable chain -link fence, or its equivalent along all open ditches, canals or waterways, nonaccess streets, open reservoirs or bodies of water, and other such features of potentially hazardous nature, on crossing or contiguous to the property being subdivided, except on those features which the planning commission shall determine would not be a hazard to life, or where the conforming structure would not create a hazard to the safety of the public; T. The subdivider shall install curbs, gutter, and sidewalks on existing and proposed streets in all subdivisions, including on the rear of such lots as back on arterial streets when the planning commission determines that pedestrian access along said arterial street is necessary; U. Street name signs, conforming to the design and specifications and in the number provided by the standards, rules and regulations of the city, shall be provided by the developer at all street intersections. Installation shall be made by the developer and inspected by the city. Page 83 of 282 9-2 - New Business PETITION TO VACATE, ALTER OR AMEND SUBDIVISION PLAT Riley Properties,1100 Sand Flats Road Moab Utah This property currently consists of two parcels, parcel 1, 6.01 +- acres and parcel 2,17.68 +- acres. My intentions are to create two more equal sized parcels that will provide better access and utilization of both. Thanks ndre ley Page 84 of 282 IS .01199 CITY OF MOAB PETITION TO VACATE, ALTER OR AMEND A SUBDIVISION PLAT Utah State Code 10-9a-608(2)(a) Fee - $100.00 plus $25.00 per amended lot or unit. Receipt No. -3 7 7 `P 9 Applicant' Andrew A Riley Phone: 435 260 2267 Mailing Address. POB 450 Moab Utah 84532 E-mail: andrewariley@hotmail.com Size. of Properties: Parcel 1 - 10.96 +- AC, Parcel 2 - 12.74 +-AC Location of Affected Properties: 1100 sand Fiats Road, Moab Utah 84532 A short narrative describing the reason for the amendment is required and is part of a complete application. Failure too submit a narrative will delay review of the application. This section of the Utah Code allows for the vacation, alteration or amendment to a subdivision plat without a public hearing if the petition seeks to: i. Join two or more of the petitioner fee owner's contiguous lots; ii. Subdivide one or more of the petitioning fee owner's lots, if the subdivision will not result in a violation of a land use ordinance or a development condition; Adjust the lot lines of adjoining lots or parcels if the fee owners of each of the adjoining lots or parcels joins in the petition, regardless of whether the lots or parcels are located in the same subdivision; iv. On a lot owned by the petitioning fee owner, adjust an internal lot restriction imposed by the local political subdivision; or v. Alter .the plat in .a manner that does not change existing boundaries or other attributes of lots within that subdivision that are not: (A) Owned by the petitioner; or (B) Designated as a common area; and vi. The vacation, alteration or amendment is approved by the Moab City Council; and, vii. An amended plat showing the vacation, alteration, or amendment is submitted, signed by the City Council and recorded in the office of the county recorder in which the land is located. The document, having satisfied all of the above conditions, is to be recorded at the Grand County Recorders Office, 125 East Center, Moab, Utah, within ninety (90) days of approval by the Moab City Council. Page 85 of 282 PE i 1 i ION TO VACATE, ALTER OR AMEND A SUBDMSION PLAT page 2 3WNERS: Date State of v`: NA ) County of G,rc.�A ) Cn the day of S'-�41-43.4.-K , personally appeared before me itv, l-t-L-o \� (name of owner(s)) t who duly acknowledged to me that they executed the same. NOTARY PUBLIC LAUREN KENNEDY 682536 COMMISSION EXPIRES APRIL 6, 2018 STATE OF UTAH My Commission Expires: ptr:..L OWNERS: Notary Publi Residing i ► ��.-rr��, U,,� LATA- Date Date StatP of ) County of ) On the day of , personally appeared before me (name of owner(s)) F who duly acknowledged to me that they executed the same. My Commission Expires: Notary Public Residing in o\planning department\furrnArnise. applications\petition to amend a subdivision plat doc Page 86 of 282 RESOLUTION 47-2018 A RESOLUTION APPRO ING A BOUNDARY LINE AD USTMENT FOR LOTS 1 AND 2 OF T E POWER OUSE SUBDI ISION AS SUBMITTED BY ANDREW RILEY W EREAS, Mr. Andrew A. Riley. PO Box 450 Moab, Utah, 84532, "Owner" of Lots 1 and 2, of the Power House Subdivision (Amendment #2) located at approximately 1100 Sand Flats Road and more particularly described as follows. Beginning at the East Sixteenth corner between Section 6 & 7, Township 26 South, Range 22 East, Salt Lake Base and Meridian, and running thence North 89'44'00" East 448.18 feet along the section line; thence South 44'46'39" East 146.51 feet to a point of curvature; thence southeasterly 170.32 feet along a 121.86 foot radius curve to the left with a central angle of 80'04'47" and a chord bearing of South 84'49'04" East 156.79 feet; thence South 47'41'44" East 831.37 feet to a point on the east line of said Section 7; thence South 89'29'00" West 343.71 feet along the section line; thence North 77°00'19" West 35.34 feet; thence North 86'11'51" West 59.41 feet; thence South 89'29'36" West 27.37 feet; thence 83'16'21" West 32.23 feet; thence South 66'10'04" West 55.46 feet; thence South 56'33'24" West 87.76 feet; thence South 45'23'51" West 36.75 feet; thence South 60'11'03" West 35.18 feet; thence South 74'32'39" West 31.44 feet; thence South 84'33'39" West 47.47 feet; thence North 86'16'01" West 113.22 feet; thence North 81'28'21" West 79.54 feet; thence North 71'41'56" West 27.15 feet; thence North 37'15'26" West 12.63 feet; thence North 56'55'19" West 36.32 feet; thence North 73'57'38" West 197.81 feet; thence North 62'54'34" West 57.66 feet; thence North 81'04'43" West 36.98 feet; thence North 30'29'55" West 1098.16 feet; thence North 73'25'00" East 182.10 feet; thence North 86'44'00" East 7.70 feet to the point of beginning. W EREAS, Mr. Riley has applied for a lot line adjustment between the two lots; and W EREAS, the properties are located in the RA-1, Residential --Agricultural Zone; and W EREAS the Owner submitted to the City of Moab the appropriate application and documents for review and approval of the proposed lot line adjustment; and W EREAS, Parcel 1 will be comprised of 477,286 square feet (10.96 acres), Parcel 2 will consist of 554,902 square feet (12.74 acres); and W EREAS the proposed lot dimensions satisfy the minimum lot area of 1 acre for the RA-1 Zone; and W EREAS, the Moab City Council ("Council"), in a regularly scheduled public meeting held on October 9, 2018, reviewed the proposal for compliance with the Moab Municipal Code and State Code Chapter 10-9a- 608(2) that allows an amendment of a subdivision plat without a public hearing if: (a) the petition seeks to: "Adjust the lot lines of adjoining lots or parcels if the fee owners of each of the adjoining lots or parcels join in the petition, regardless of whether the lots or parcels are located in the same subdivision..." W EREAS, subsequent to the consideration of a Staff recommendation and having reviewed the technical aspects of the pertinent code sections, and pursuant to Council Resolution #47-2018, the City Council hereby finds, that the code requirements have been met. NOW T EREFORE BE IT RESOL ED BY T E MOAB CITY COUNCIL T AT the application for the lot line adjustment for Parcels 1 and 2 of the Power House Subdivision Amended #3 Plat is hereby approved. ADOPTED AND APPRO ED by action of the Moab City Council in open session this 9th day of October, 2018. ATTEST: Page 87 of 282 9-2 - New Business Rachel Stenta Emily S. Niehaus Moab City Recorder Mayor Page 88 of 282 9-2 - New Business Powerhouse Lane Area 0 100 200 400 600 1 inch = 200 feet 800 Feet POWER HOUSE SUBDIVISION - ADDITION #2 WITHIN SECTIONS 7 & S T26S R22E SLM GRAND COUNTY, UTAH A SUBDIVISION OF TRACT B OF THE AMENDED PLAT OF POWER HOUSE SUBDIVISION AS RECORDED IN THE OFFICE OF THE GRAND COUNTY RECORDER EAST 116 COR SEC 6 &• 7 =-T26S R22E SLNI S8944ri 746.60' `•, 1.70 PARCEL 1 6.01 ACf 01-PWH-0005 !NE TABLE .1 N 81'01'43" W 35.g8' ,2 S 62°54'3=4° E 57.66' ,3 S 73°57'38" E 197.81' .1 S 56°5. 19° E 36.32' ,5 S 3795'26° E 12,63' ,6 3 71°41'56° E'_7.15' ,7 S81°28'21°E79,54' ,8 386°16'01°E 113.22' 9 N W3319" E 4 7 4 7' ,10 N 7032 39" E 31.44' ,11 N 60°11'03" E 35 18' ,12 N 45623'51" E 36_75' ,13 N 56`331,1" E 87 76' ,14 N 66°10'04" E 55_46' ,15 N 8396'21"E 32,23' 16 N 89°29r36" E 27.37' .17 S 86°11'51" E 59.41' ,18 S 77p00'19" E 35.34 ES SE LANDS ARE SUBJECT TO THAT AMENDED DECLARATION OF PRICTIVE COVENANTS AS RECORDED IN BOOK 558 PAGE 125-127 THE GRANT) COUNTY RECORDERS OFFICE V01 Gr'aphk Seale a Iaa' , I"=200' 400' 318.42' '`DEDICATION PARC --1". �1,)? 063AC h{� ‘)6I PARCEL 2 17.68 AO t 01-PWII.10006 ,t THIS PLAT IS FOR NAME CHANGE l :SEE OFFICLAL PLAT FOR ALL OTHE N89°44 lLiSuO.jQ_ ~l -•t 47:> '~y�ir 0f 4 .0'. THIS LINE AT NCIRTH LIMITS OF THE MILL CREEK Fr-1 zoNE jay L.1? NE CORNER SEC t T26S R22E Nam' CORNER SEC II T26S R22E n J; r �a Ll}gi^� 9-2 - New Business I. 7 09�K! •Y F'kMS'4 < . EXHIBIT 1 tioto c• 1 Page 90 of 282 N 86°44'00" E 7.70' _ E �-pZyar= N• '\BZ o Line Table Line# Direction Length U N7T00'19'W 3534' L2 N86'11'51'W 59.41' L3 589'29'36'W 27.37' L4 513'16'21" W 32.23' LS 566'10'04'W 55.46' L6 556'33'24' W 87.76' L7 545'23'51' W 36.75' LB 560'11'03'W 35.18' L9 574-32'39'W 31.44' L10 584'33'39' W 47.47' L11 N 86 16'01' W 113.22, L12 N 81'28'21' W 7954. L13 N 71'41'56' W 27.15. L14 N 37'15'26' W 12.63, US N 56'55'19' W 3632, L16 N 73'57.38' W 197.81, L17 N 62.50'34" W 57.66' L18 N81'04'43'W 36.98, L39 N 30'49'10" W 10.34. L20 N00'42'O6'W 80.52, L21 N 3034'41' W 262.82. L22 N 44.31'S7' W 199.22' L23 N 33'48'29' W S036. L24 N 89.41'19' W 69.77, L25 N 31'53'05" W 75.81, L26 N 04'21'02" W 5.64' POINT OF BEGINNING EAST 316 CORNER SECTION 6 & 7, T265, R22E, SLa&M S 89°44'00" E 448.18' .I L26 C21\ \ \\ \ \<3 \ \ \ \ \ \ \ \ \ ...__ IAA-_ \\ \ PARCEL 477,2B6 SC. FT. 10.96 AC \\ ��EASEMENT• Curve Table URvE Alan LENGTH RADIUS D LTAANGLE CHO BEARING CHARD LENGTH 01 T 1 Zan �Q� 0' �2?00Q�0�� N 1 W 3446 ��QQ%TQQ99 QQ'' '35'. N W S4 71:11' 18' N '1 W 70 37.44' Y00. 0' 1 ' '2B' N •1 W 37. 110. ' 1'O. 0 1 N W 11 . IY e11�s�' D' N 1• W 79 40116 1 H N 10' W 4'% LEGEND 49 Property Comer 0 Found Property Comer Note: Section Comer Monument These lands are subject to that amended Declaration of Restrictive Covenants recorded in Book 558 Page 125-127 of the Grand County Recorder's Office. 25' ACCESS & UTILITY GRAPHIC SCALE 80 0 40 00 160 mwaimil 1' (INCH). ME (FEET) • • L18 7s+i '&7,1/4 ,�\ SAND FLATS ROAD a 0 3 FINAL PLAT OF POWER HOUSE SUBDIVISION AMENDED # 3 AMENDING PARCELS 1 & 2 A SUBDIVISION LOCATED IN �\ SECTION 7 TOWNSHIP 26 SOUTH, RANGE 22 EAST SALT LAKE BASE AND MERIDIAN GRAND COUNTY, UTAH .86' L=170.32' D=80°04'47" CH=S84°49'04"E CH L=156.79' EXISTING HOME �22.69' Amendment Note. The purpose of this amended plat is t The overall boundary of this subdivision wa MSI5 OF BEARING __5 89'41'E___-____ TRACT C PARCEL 554,902 SQ. FT 12.74 AC NORTH UMITS OF THE MILL CREEK FC 1 ZONE PARCEL 3 to to N the interior lot line between Parcels 1 and 2 nged from the original m Page 91 of 282 7i 8 7 8 6_ 5 7 t 8 NORTHEAST CORNER SECTION 7 T265 R22E SLB&M ' S 00°29'00' W 343.71' 1 I EAST QUARTER CORNER SECION 7, 1265, R22E, USW SURVEYOR'S CERTIFICATE SEP 18 201 I, Lucas Blake, certify that l am a Professional Land Surveyor as prescribed under the laws of the state of at lhold license no. 7540504. I further certify that a land survey was made of the property described below, and �' r`vWid tract of land Into lots and streets hereafter to be known as: POWER HOUSE SUBDIVISION AMENDED # 3 and that same has been correctly surveyed and staked on the ground as shown on this plat. Lucas Blake License Na 7540504 Data BOUNDARY DESCRIPTION Beginning at the East Sixteenth comer between Section 68.7,T nshp 26 South, Range 22 East, San lake Base and Meridian, and running thence North 89'44'00" East 4411.18 feet along the section Iine; thence South 44'46'39' East 146.51 feet to a point of cumture thence southeasterly 170.32 feet along a 121.35 foot radius curve to the left with a central angle of B0'04'47. and a chord bearing of ' South 84'49'04. East 156.79 feet; thence South 47'41'44" East 83137 feet to a point an the east Iine of said Section 7; thence South 89'29'00° West 343 71 feet along the section Ilne; thence North 77.00'19" West 35 34 feet,. thence North 86•11.51" West 59 41 feet thence South 89'29'36. West 27.37 feet; thence 831611' West 32.23 feet; thence South 66'10'04" West 55.46 feet; thence South 56'33'24. West 87 76 feet; thence South 45'23'51' West 36.75 feet: thence South 60'11'03' West 35.18 feet,. thence South 7412'39. West 31.44 feet; thence South 8413'39" West 47.47 feet; thence North 8626'01" West 113.22 feet,thence North 8128'21. West 79 54 feet; thence North 71'41'56' West 27.15 feet; thence North 37'15'26. West 12.0 feet thence North 56.55'19" West 36.32 feet; thence North 73'5738' Wert 197.81 feet; thence North 62'54'34' West 57 66 feet; thence North 81'04'43. West 3698 feet; thence North 30'29'55' West 1098.16 feet; thence North 7325'00' East 182 10 feel; thence North 86'4400,. East 7 70feet to the point of beginning. OWNER'S DEDICATION KNOW ALL MEN BY THESE PRESENTS THAT THE UNDERSIGNED OWNERS OF THE HEREON DESCRIBED TRACT OF LAND HAVING CAUSED SAME TO BE SUBDIVIDED INTO LOTS AND STREETS TO BE HEREAFTER KNOWN AS: POWER HOUSE SUBDIVISION AMENDED # 3 DO HEREBY DEDICATE FOR PERPETUAL USE OF THE PUBLIC ALL PARCELS OF LAND SHOWN ON THIS PLAT AS INTENDED FOR PUBLIC USE ACKNOWLEDGMENT STATE OF COUNTY OF S.S ON THE DAY OF 20� PERSONALLY APPEARED BEFORE ME WHOM DID ACKNOWLEDGE TO ME THAT THEY SIGNED THE FOREGOING OWNER'S DEDICATION FREELY AND VOLUNTARILY AND FOR THE USES AND PURPOSES STATED THEREIN NOTARY PUBLIC NOTARY PUBUC FULL NAME: COMMISSION NUMBER MY COMMISSION EXPIRES: EXHIBIT 2 A SUBDIVISION LOCATED IN SECTION 7 TOWNSH 213SOUTH, RANGE 22 EAST SALT LAKE E AND MERIDIAN GRAND COUNTY UTAH APPROVAL BY MOAB CITY MAYOR APPROVED THIS DAY OF AD 20 MOAB OIY MAYOR ATTEST. 30 South 100 East Moab, t f B4532 435255.5271 COUNTY RECORDER NO. Project 133-18 Date 9/5/18 Sheet 1 of 1 STATE OF UTAH, GRAND COUNTY, RECORDED AT THE REQUEST OF DATE BOOK PAGE FEE COUNTY RECORDER J Z Moab City Council Agenda Item Meeting Date: October 9th, 2018 #: 9-3 Title: Award to Harrison Field Services for Construction of Mill Creek Drive West Extension Project and Approval of a Contract in the amount of $1,935,078.44. Date Submitted: September 18, 2018. Staff Presenter: Chuck Williams, City Engineer. Attachment(s): Construction Contract, Engineer's Recommendation for Award of Bid, Bid Tabulation, Bidder Document Review, Notice of Intent to Award Options: Approve, deny or modify. Recommended Motion: I move to award a Contract to Harrison Field Services for Construction of the Mill Creek Drive West Extension and approval of contract in the amount of $1,935,078.44 subject to completion of the CIB Bond transaction. Background/Summary: The purpose of this project is to construct a new road, shared -use path, stormwater facilities, sanitary sewer, culinary water, and landscaping to the Mill Creek Drive west extension (which is platted and will be signed as Rimrock Road). The road will serve as a main access to the future Utah State University (USU) campus and appurtenant SITLA housing development. This road and utility project will be partially funded by a Community Impact Board (CIB) grant and loan. Harrison Field Services (Harrison) submitted the lowest bid out of nine total bidders. Our design engineering consultant Civil Science Infrastructure, Inc. contacted Harrison's references and received satisfactory feedback regarding their competence and reliability. City engineering staff and consultants consider Harrison's bid fair, reasonable, and adequate and recommend award to Harrison. Due to the CIB office needing to see the notice of award prior to Bond completion the recommended motion is structured to account for this requirement. The Contractor has been informed of this and is amenable to this Page 92 of 282 9-3 - New Business process. Based on discussion with Bond Counsel we expect completion of the Bond transaction the week of October 16th. Page 93 of 282 9-3 - New Business 1453 S. Dixie Drive, Suite 150 St. George, UT 84770 Office: (435) 986-0100 Fax: (435) 986-4046 September 18, 2018 Chuck Williams City Engineer City of Moab 217 E. Center St. Moab, UT 84532 RE: Engineer's Recommendation for Award of Bid City of Moab— Mill Creek Drive West Extension Dear Chuck, After reviewing the Bids received on September 11, 2018, for the City of Moab — Mill Creek Drive West Extension (Project), it was determined that Harrison Field Services (HFS) was the low responsible, responsive Bidder for the Project per the Instructions to Bidders. We therefore recommend award of the contract to HFS in the amount of $1,935,078.44. I have attached the bid tabulation, an evaluation of the Bidder's Documents, and a Notice of Intent to Award as outlined in the Bidding Documents for the Project. If the City chooses to accept our recommendation, please execute a copy of the Notice of Intent to Award and return an electronic copy to me. We'll then forward them to HFS for acknowledgment and begin the process of securing and verifying Performance and Payment Bonds, Certificates of Insurance, and Certificates of Power of Attorney. Please let me know if you have any questions or concerns. Respectfully, Cody . Howick, P.E. Project Manager Civil Science 9-3 - New Business Lehi, UT • St. George, UT • Twin Falls, ID • Dickrnin91k162:2 Williston, ND • Wooster, OH MOAB CITY MILL CREEK DRIVE WEST EXTENSION Bid Opening Date: September 11, 2018 @ 3:00 pm BID TABULATION CNIL SCIENCE SCTFNCF. INFRASTRUCTURE, INC. 1453 S. Dixie Drive, Suite 150 St. George, UT 84170 Offlce: (435) 486-0100 ITEM NO. ITEM DESCRIPTION QTY UNIT KNIFE RIVER CORPORATION - MOUNTAIN WEST UNIT COST AMOUNT UNIT COST AMOUNT UNIT COST AMOUNT UNIT COST AMOUNT UNIT COST AMOUNT UNIT COST AMOUNT UNIT COST AMOUNT UNIT COST AMOUNT ENGINEER ESTIMATE HARRISON FIELD SERVICES LEGRANDJOHNSON NELCO INC NIELSON CONSTRUCTION LANCE EXCAVATING INC HARWARD AND REES SKYVIEW EXCAVATION & GRADING INC UNIT COST AMOUNT STAPP CONSTUCTION INC UNIT COST AMOUNT 1 MOBILIZATION & DEMOBILIZATION 2 PROJECT SIGN & RECORD DOCUMENTS 3 TRAFFIC CONTROL 4 TEMPORARY CONTROLS 5 QUALITY CONTROL & TESTING 6 CONSTRUCTION LAYOUT & STAKING 7 SITE CLEARING 8 PAVEMENT REMOVAL 9 ROADWAY EXCAVATION (PLAN QUANTITY) 10 24" HDPE STORM DRAIN PIPE 11 30" HDPE STORM DRAIN PIPE 12 42" HDPE STORM DRAIN PIPE 13 24" PIPE OUTFALL 14 30" PIPE OUTFALL 15 42" PIPE OUTFALL 16 OUTLET ORIFICE STRUCTURE 17 3' X 3' PRECAST BOX W/GRATE 18 4' X 4' PRECAST BOX W/GRATE 19 6' X 10' PRECAST BOX 20 10" PVC C900 WATER PIPE 21 10" GATE VALVE ASSEMBLY 22 MISC. WATER FITTINGS, RESTRAINTS, PIPING 23 FIRE HYDRANT ASSEMBLY 24 10" PRV STATION 25 48" SANITARY SEWER MANHOLE 26 10" PVC SDR35 PVC SEWER PIPE 27 8" PVC SDR 35 SEWER PIPE 28 GRANULAR BORROW (PLAN QUANTITY) 29 UNTREATED BASE COURSE (PLAN QUANTITY; 30 PLANT -MIX BITUMINOUS PAVING 31 SHARED USE 4" CONCRETE TRAIL 32 2' CONCRETE FLAT CURB 33 DETECTABLE WARNING SURFACE 34 LOOSE -PLACED RIPRAP 35 SIGN ASSEMBLY 36 SIGN POST & BASE 37 PAVEMENT MARKING PAINT 38 PAVEMENT MESSAGE 39 6" PVC CONDUIT RACEWAY 40 3" PVC CONDUIT RACEWAY 41 2" PVC CONDUIT RACEWAY 42 COMMERCIAL METER PEDESTAL 43 STREET LIGHTING, CONDUCTOR & TIE-INS 44 STREET POLE & FIXTURE 45 TRAIL LIGHTING, CONDUCTOR & TIE-INS 46 TRAIL LIGHT BOLLARD & FIXTURE 47 IRRIGATION SYSTEM 48 ROCK MULCH TYPE 1 (PLAN QUANTITY) 49 ROCK MULCH TYPE 2 (PLAN QUANTITY) 50 2-5' D U 51 LA 52 53 54 55 Z 'EE ! OIDArQuACTJTY) HOWICK 9/14/18 No.8159105 1 LS 1 LS 1 LS 1 LS 1 LS 1 LS 8 AC 90 SY 29,000 CY 503 LF 342 LF 163 LF 3 EA 3 EA 2 EA 1 EA 4 EA 2 EA 1 EA 2,130 LF 6 EA 1 LS 4 EA 1 EA 8 EA 1,924 LF 154 LF 2,314 CY 2,780 CY 1,660 TON 2,103 SY 3,930 LF 3 EA 200 CY 19 EA 13 EA 1 LS 26 EA 2,175 LF 2,060 LF 2,260 LF 1 EA 2,150 LF 4 EA 2,180 LF 19 EA 1 LS 87 CY 230 CY 479 EA 22 EA 388 EA 653 EA 6 EA 5.8 AC $ 157,800.00 $ 157,800.00 $ 29,322.00 $ 29,322.00 $ 67,000.00 $ $ 2,500.00 $ 2,500.00 $ 3,000.00 $ 3,000.00 $ 990.00 $ $ 7,500.00 $ 7,500.00 $ 4,000.00 $ 4,000.00 $ 3,500.00 $ $ 20,000.00 $ 20,000.00 $ 15,720.00 $ 15,720.00 $ 5,100.00 $ $ 25,000.00 $ 25,000.00 $ 41,630.00 $ 41,630.00 $ 27,000.00 $ $ 25,000.00 $ 25,000.00 $ 51,635.00 $ 51,635.00 $ 9,100.00 $ $ 4,000.00 $ 31,200.00 $ 3,893.00 $ 30,365.40 $ 1,500.00 $ $ 25.00 $ 2,250.00 $ 23.30 $ 2,097.00 $ 7.20 $ $ 20.00 $ 580,000.00 $ 8.85 $ 256,650.00 $ 12.60 $ $ 28.00 $ 14,084.00 $ 79.00 $ 39,737.00 $ 46.60 $ $ 34.00 $ 11,628.00 $ 91.50 $ 31,293.00 $ 57.75 $ $ 42.00 $ 6,846.00 $ 131.00 $ 21,353.00 $ 96.25 $ $ 1,000.00 $ 3,000.00 $ 950.00 $ 2,850.00 $ 405.25 $ $ 1,500.00 $ 4,500.00 $ 1,264.00 $ 3,792.00 $ 557.00 $ $ 1,750.00 $ 3,500.00 $ 1,924.00 $ 3,848.00 $ 1,216.00 $ $ 6,000.00 $ 6,000.00 $ 5,429.00 $ 5,429.00 $ 6,280.00 $ $ 1,750.00 $ 7,000.00 $ 3,561.00 $ 14,244.00 $ 4,040.00 $ $ 2,300.00 $ 4,600.00 $ 4,908.00 $ 9,816.00 $ 5,521.50 $ $ 4,500.00 $ 4,500.00 $ 17,252.00 $ 17,252.00 $ 22,800.00 $ $ 40.00 $ 85,200.00 $ 49.75 $ 105,967.50 $ 34.45 $ $ 2,500.00 $ 15,000.00 $ 2,296.00 $ 13,776.00 $ 4,270.30 $ $ 15,000.00 $ 15,000.00 $ 14,005.00 $ 14,005.00 $ 21,275.50 $ $ 5,000.00 $ 20,000.00 $ 7,308.00 $ 29,232.00 $ 6,350.00 $ $ 30,000.00 $ 30,000.00 $ 28,232.00 $ 28,232.00 $ 40,000.00 $ $ 3,200.00 $ 25,600.00 $ 4,614.00 $ 36,912.00 $ 4,100.00 $ $ 58.00 $ 111,592.00 $ 56.91 $ 109,494.84 $ 29.00 $ $ 50.00 $ 7,700.00 $ 52.00 $ 8,008.00 $ 32.50 $ $ 29.00 $ 67,106.00 $ 32.70 $ 75,667.80 $ 30.00 $ $ 38.00 $ 105,640.00 $ 36.91 $ 102,609.80 $ 31.00 $ $ 93.00 $ 154,380.00 $ 115.70 $ 192,062.00 $ 99.80 $ $ 35.00 $ 73,605.00 $ 47.80 $ 100,523.40 $ 64.00 $ $ 10.00 $ 39,300.00 $ 14.00 $ 55,020.00 $ 23.50 $ $ 375.00 $ 1,125.00 $ 550.00 $ 1,650.00 $ 506.00 $ $ 55.00 $ 11,000.00 $ 55.85 $ 11,170.00 $ 57.50 $ $ 300.00 $ 5,700.00 $ 250.00 $ 4,750.00 $ 65.85 $ $ 150.00 $ 1,950.00 $ 177.00 $ 2,301.00 $ 157.00 $ $ 2,500.00 $ 2,500.00 $ 5,185.00 $ 5,185.00 $ 4,800.00 $ $ 150.00 $ 3,900.00 $ 92.00 $ 2,392.00 $ 56.00 $ $ 8.00 $ 17,400.00 $ 20.20 $ 43,935.00 $ 15.95 $ $ 6.00 $ 12,360.00 $ 13.85 $ 28,531.00 $ 10.30 $ $ 4.00 $ 9,040.00 $ 16.15 $ 36,499.00 $ 12.35 $ $ 4,000.00 $ 4,000.00 $ 4,715.00 $ 4,715.00 $ 4,200.00 $ $ 10.00 $ 21,500.00 $ 12.55 $ 26,982.50 $ 18.75 $ $ 7,500.00 $ 30,000.00 $ 8,815.00 $ 35,260.00 $ 8,850.00 $ $ 10.00 $ 21,800.00 $ 7.74 $ 16,873.20 $ 14.40 $ $ 2,000.00 $ 38,000.00 $ 1,724.00 $ 32,756.00 $ 1,460.00 $ $ 28,000.00 $ 28,000.00 $ 48,372.00 $ 48,372.00 $ 58,950.00 $ $ 75.00 $ 6,525.00 $ 220.00 $ 19,140.00 $ 213.00 $ $ 75.00 $ 17,250.00 $ 149.90 $ 34,477.00 $ 365.00 $ $ 60.00 $ 28,740.00 $ 88.00 $ 42,152.00 $ 145.00 $ $ 500.00 $ 11,000.00 $ 748.00 $ 16,456.00 $ 335.00 $ $ 15.00 $ 5,820.00 $ 19.00 $ 7,372.00 $ 12.50 $ $ 25.00 $ 16,325.00 $ 42.00 $ 27,426.00 $ 34.50 $ $ 400.00 $ 2,400.00 $ 550.00 $ 3,300.00 $ 380.00 $ $ 2,500.00 $ 14,500.00 $ 4,800.00 $ 27,840.00 $ TOTAL $1,977,866.00 TOTAL $1,935,078.44 67,000.00 $ 145,500.00 990.00 $ 3,160.00 3,500.00 $ 14,350.00 5,100.00 $ 14,200.00 27,000.00 $ 29,500.00 9,100.00 $ 7,700.00 11,700.00 $ 2,550.00 648.00 $ 28.00 365,400.00 $ 7.45 23,439.80 $ 69.00 19,750.50 $ 84.00 15,688.75 $ 120.00 1,215.75 $ 1,140.00 1,671.00 $ 1,310.00 2,432.00 $ 1,620.00 6,280.00 $ 5,940.00 16,160.00 $ 4,260.00 11,043.00 $ 3,390.00 22,800.00 $ 10,100.00 73,378.50 $ 35.50 25,621.80 $ 2,650.00 21,275.50 $ 12,950.00 25,400.00 $ 5,250.00 40,000.00 $ 36,350.00 32,800.00 $ 4,980.00 55,796.00 $ 51.00 5,005.00 $ 53.50 69,420.00 $ 34.00 86,180.00 $ 42.00 165,668.00 $ 110.00 134,592.00 $ 61.00 92,355.00 $ 23.50 1,518.00 $ 555.00 11,500.00 $ 130.00 1,251.15 $ 72.00 2,041.00 $ 170.00 4,800.00 $ 5,250.00 1,456.00 $ 61.00 34,691.25 $ 14.00 21,218.00 $ 9.65 27,911.00 $ 8.30 4,200.00 $ 5,600.00 40,312.50 $ 7.35 35,400.00 $ 9,040.00 31,392.00 $ 7.35 27,740.00 $ 1,240.00 58,950.00 $ 64,300.00 18,531.00 $ 230.00 83,950.00 $ 400.00 69,455.00 $ 98.50 7,370.00 $ 365.00 4,850.00 $ 13.50 22,528.50 $ 37.50 2,280.00 $ 415.00 5,100.00 $ 29,580.00 $ 5,550.00 TOTAL $1,981,336.00 TOTAL S S S S S S S S S S S S S $1,993,245.50 145,500.00 3,160.00 14,350.00 14,200.00 29,500.00 7,700.00 19,890.00 2,520.00 216,050.00 34,707.00 28,728.00 19,560.00 3,420.00 3,930.00 3,240.00 5,940.00 17,040.00 6,780.00 10,100.00 75,615.00 15,900.00 12,950.00 21,000.00 36,350.00 39,840.00 98,124.00 8,239.00 78,676.00 116,760.00 182,600.00 128,283.00 92,355.00 1,665.00 26,000.00 1,368.00 2,210.00 5,250.00 1,586.00 30,450.00 19,879.00 18,758.00 5,600.00 15,802.50 36,160.00 16,023.00 23,560.00 64,300.00 20,010.00 92,000.00 47,181.50 8,030.00 5,238.00 24,487.50 2,490.00 32,190.00 $ 200,000.00 $ 200,000.00 $ 134,388.80 $ 134,388.80 $ 157,100.00 $ 157,100.00 $ 186,000.00 $ 5,000.00 $ 5,000.00 $ 5,580.00 $ 5,580.00 $ 5,000.00 $ 5,000.00 $ 3,000.00 $ 15,000.00 $ 15,000.00 $ 56,515.00 $ 56,515.00 $ 13,300.00 $ 13,300.00 $ 15,000.00 $ 68,600.00 $ 68,600.00 $ 74,750.00 $ 74,750.00 $ 8,000.00 $ 8,000.00 $ 25,000.00 $ 8,674.00 $ 8,674.00 $ 38,381.00 $ 38,381.00 $ 30,000.00 $ 30,000.00 $ 45,000.00 $ 40,160.00 $ 40,160.00 $ 16,500.00 $ 16,500.00 $ 18,000.00 $ 18,000.00 $ 15,000.00 $ 6,861.00 $ 53,515.80 $ 2,852.00 $ 22,245.60 $ 2,500.00 $ 19,500.00 $ 4,000.00 $ 26.80 $ 2,412.00 $ 18.75 $ 1,687.50 $ 9.00 $ 810.00 $ 35.00 $ 5.45 $ 158,050.00 $ 13.55 $ 392,950.00 $ 12.00 $ 348,000.00 $ 5.50 $ 62.75 $ 31,563.25 $ 47.05 $ 23,666.15 $ 42.00 $ 21,126.00 $ 80.00 $ 76.30 $ 26,094.60 $ 58.90 $ 20,143.80 $ 60.00 $ 20,520.00 $ 95.00 $ 111.40 $ 18,158.20 $ 82.62 $ 13,467.06 $ 85.00 $ 13,855.00 $ 140.00 $ 1,181.00 $ 3,543.00 $ 670.00 $ 2,010.00 $ 2,825.00 $ 8,475.00 $ 2,000.00 $ 1,336.00 $ 4,008.00 $ 800.00 $ 2,400.00 $ 3,296.00 $ 9,888.00 $ 2,200.00 $ 2,159.00 $ 4,318.00 $ 1,200.00 $ 2,400.00 $ 4,300.00 $ 8,600.00 $ 3,000.00 $ 5,020.00 $ 5,020.00 $ 5,500.00 $ 5,500.00 $ 8,200.00 $ 8,200.00 $ 6,000.00 $ 4,076.00 $ 16,304.00 $ 4,280.00 $ 17,120.00 $ 3,450.00 $ 13,800.00 $ 4,500.00 $ 5,431.00 $ 10,862.00 $ 5,882.00 $ 11,764.00 $ 5,300.00 $ 10,600.00 $ 6,200.00 $ 13,270.00 $ 13,270.00 $ 14,242.00 $ 14,242.00 $ 15,750.00 $ 15,750.00 $ 15,000.00 $ 36.15 $ 76,999.50 $ 28.00 $ 59,640.00 $ 23.30 $ 49,629.00 $ 47.00 $ 2,384.00 $ 14,304.00 $ 2,750.50 $ 16,503.00 $ 2,500.00 $ 15,000.00 $ 3,100.00 $ 17,045.00 $ 17,045.00 $ 19,207.00 $ 19,207.00 $ 17,000.00 $ 17,000.00 $ 15,000.00 $ 6,170.00 $ 24,680.00 $ 5,415.00 $ 21,660.00 $ 4,615.00 $ 18,460.00 $ 7,000.00 $ 56,320.00 $ 56,320.00 $ 53,858.00 $ 53,858.00 $ 48,500.00 $ 48,500.00 $ 50,000.00 $ 5,930.00 $ 47,440.00 $ 5,258.00 $ 42,064.00 $ 5,608.00 $ 44,864.00 $ 8,200.00 $ 38.45 $ 73,977.80 $ 30.30 $ 58,297.20 $ 37.00 $ 71,188.00 $ 100.00 $ 39.80 $ 6,129.20 $ 28.00 $ 4,312.00 $ 35.00 $ 5,390.00 $ 100.00 $ 33.60 $ 77,750.40 $ 33.00 $ 76,362.00 $ 30.00 $ 69,420.00 $ 30.00 $ 36.15 $ 100,497.00 $ 35.00 $ 97,300.00 $ 40.00 $ 111,200.00 $ 42.00 $ 91.00 $ 151,060.00 $ 104.80 $ 173,968.00 $ 110.00 $ 182,600.00 $ 115.00 $ 62.85 $ 132,173.55 $ 56.00 $ 117,768.00 $ 55.00 $ 115,665.00 $ 52.00 $ 23.60 $ 92,748.00 $ 33.00 $ 129,690.00 $ 35.00 $ 137,550.00 $ 18.00 $ 561.60 $ 1,684.80 $ 2,200.00 $ 6,600.00 $ 500.00 $ 1,500.00 $ 650.00 $ 113.00 $ 22,600.00 $ 31.00 $ 6,200.00 $ 100.00 $ 20,000.00 $ 60.00 $ 165.90 $ 3,152.10 $ 300.00 $ 5,700.00 $ 90.00 $ 1,710.00 $ 180.00 $ 162.30 $ 2,109.90 $ 300.00 $ 3,900.00 $ 175.00 $ 2,275.00 $ 180.00 $ 7,300.00 $ 7,300.00 $ 5,000.00 $ 5,000.00 $ 6,000.00 $ 6,000.00 $ 11,000.00 $ 84.25 $ 2,190.50 $ 86.00 $ 2,236.00 $ 80.00 $ 2,080.00 $ 260.00 $ 17.55 $ 38,171.25 $ 17.24 $ 37,497.00 $ 17.60 $ 38,280.00 $ 17.00 $ 11.80 $ 24,308.00 $ 13.42 $ 27,645.20 $ 11.45 $ 23,587.00 $ 10.00 $ 9.00 $ 20,340.00 $ 15.00 $ 33,900.00 $ 13.65 $ 30,849.00 $ 13.00 $ 3,931.00 $ 3,931.00 $ 5,715.00 $ 5,715.00 $ 5,500.00 $ 5,500.00 $ 5,000.00 $ 7.75 $ 16,662.50 $ 12.56 $ 27,004.00 $ 12.70 $ 27,305.00 $ 14.00 $ 7,884.00 $ 31,536.00 $ 10,225.00 $ 40,900.00 $ 9,350.00 $ 37,400.00 $ 10,500.00 $ 7.30 $ 15,914.00 $ 7.75 $ 16,895.00 $ 7.45 $ 16,241.00 $ 8.50 $ 1,685.00 $ 32,015.00 $ 1,658.00 $ 31,502.00 $ 2,050.00 $ 38,950.00 $ 1,850.00 $ 65,365.00 $ 65,365.00 $ 61,110.00 $ 61,110.00 $ 65,000.00 $ 65,000.00 $ 80,000.00 $ 112.00 $ 9,744.00 $ 115.00 $ 10,005.00 $ 255.00 $ 22,185.00 $ 250.00 $ 92.80 $ 21,344.00 $ 90.00 $ 20,700.00 $ 400.00 $ 92,000.00 $ 420.00 $ 126.50 $ 60,593.50 $ 75.00 $ 35,925.00 $ 110.00 $ 52,690.00 $ 105.00 $ 821.10 $ 18,064.20 $ 260.00 $ 5,720.00 $ 335.00 $ 7,370.00 $ 380.00 $ 13.50 $ 5,238.00 $ 12.60 $ 4,888.80 $ 28.00 $ 10,864.00 $ 14.00 $ 38.20 $ 24,944.60 $ 35.70 $ 23,312.10 $ 50.00 $ 32,650.00 $ 39.00 $ 421.20 $ 2,527.20 $ 400.00 $ 2,400.00 $ 550.00 $ 3,300.00 $ 450.00 $ 5,645.00 $ 32,741.00 $ 5,300.00 $ 30,740.00 $ 5,800.00 $ 33,640.00 $ 5,800.00 TOTAL $ 2,018,153.85 TOTAL $ 2,171,835.21 TOTAL $ 2,188,366.00 TOTAL Papygpl g ?82 S S S S S S S S S S S S S S $ $ 2,270,135.00 186,000.00 3,000.00 15,000.00 25,000.00 45,000.00 15,000.00 31,200.00 3,150.00 159,500.00 40,240.00 32,490.00 22,820.00 6,000.00 6,600.00 6,000.00 6,000.00 18,000.00 12,400.00 15,000.00 100,110.00 18,600.00 15,000.00 28,000.00 50,000.00 65,600.00 192,400.00 15,400.00 69,420.00 116,760.00 190,900.00 109,356.00 70,740.00 1,950.00 12,000.00 3,420.00 2,340.00 11,000.00 6,760.00 36,975.00 20,600.00 29,380.00 5,000.00 30,100.00 42,000.00 18,530.00 35,150.00 80,000.00 21,750.00 96,600.00 50,295.00 8,360.00 5,432.00 25,467.00 2,700.00 33,640.00 155,000.00 3,000.00 10,000.00 35,000.00 28,000.00 10,000.00 1,000.00 15.00 10.00 58.00 65.00 110.00 700.00 850.00 1,650.00 4,500.00 2,800.00 3,200.00 20,000.00 51.00 2,600.00 20,000.00 5,200.00 26,000.00 4,000.00 98.00 82.00 28.00 34.00 101.00 65.00 26.00 800.00 100.00 200.00 200.00 8,000.00 100.00 18.00 16.00 12.00 5,200.00 15.00 12,000.00 9.00 1,850.00 68,000.00 265.00 235.00 200.00 1,100.00 45.00 70.00 850.00 3,800.00 TOTAL S S S S S S S S S S S S S S S $ $ $ 2,283,856.00 155,000.00 3,000.00 10,000.00 35,000.00 28,000.00 10,000.00 7,800.00 1,350.00 290,000.00 29,174.00 22,230.00 17,930.00 2,100.00 2,550.00 3,300.00 4,500.00 11,200.00 6,400.00 20,000.00 108,630.00 15,600.00 20,000.00 20,800.00 26,000.00 32,000.00 188,552.00 12,628.00 64,792.00 94,520.00 167,660.00 136,695.00 102,180.00 2,400.00 20,000.00 3,800.00 2,600.00 8,000.00 2,600.00 39,150.00 32,960.00 27,120.00 5,200.00 32,250.00 48,000.00 19,620.00 35,150.00 68,000.00 23,055.00 54,050.00 95,800.00 24,200.00 17,460.00 45,710.00 5,100.00 22,040.00 $ 195,000.00 $ 2,400.00 $ 5,400.00 $ 5,900.00 $ 37,200.00 $ 10,300.00 $ 13,600.00 $ 37.00 $ 5.50 $ 81.00 $ 91.00 $ 142.00 $ 1,550.00 $ 1,900.00 $ 3,000.00 $ 10,800.00 $ 5,500.00 $ 6,000.00 $ 14,200.00 $ 57.00 $ 2,800.00 $ 14,200.00 $ 6,600.00 $ 46,800.00 $ 3,000.00 $ 52.00 $ 68.00 $ 45.00 $ 52.00 $ 119.00 $ 55.00 $ 25.00 $ 1,900.00 $ 177.00 $ 260.00 $ 170.00 $ 13,000.00 $ 86.00 $ 15.00 $ 9.00 $ 11.00 $ 4,700.00 $ 13.00 $ 9,600.00 $ 8.00 $ 2,700.00 $ 86,000.00 $ 242.00 $ 415.00 $ 103.00 $ 380.00 $ 14.00 $ 39.00 $ 432.00 $ 5,790.00 TOTAL 195,000.00 2,400.00 5,400.00 5,900.00 37,200.00 10,300.00 106,080.00 3,330.00 159,500.00 40,743.00 31,122.00 23,146.00 4,650.00 5,700.00 6,000.00 10,800.00 22,000.00 12,000.00 14,200.00 121,410.00 16,800.00 14,200.00 26,400.00 46,800.00 24,000.00 100,048.00 10,472.00 104,130.00 144,560.00 197,540.00 115,665.00 98,250.00 5,700.00 35,400.00 4,940.00 2,210.00 13,000.00 2,236.00 32,625.00 18,540.00 24,860.00 4,700.00 27,950.00 38,400.00 17,440.00 51,300.00 86,000.00 21,054.00 95,450.00 49,337.00 8,360.00 5,432.00 25,467.00 2,592.00 33,582.00 In accordance with the Instructions to Bidders & Bid Schedule: figures in red were adjusted according to the unit price and totals were revised to reflect corrections. 9-3 - New Business J MOAB CITY MILL CREEK DRIVE WEST EXTENSION Bid Opening Date: September 11, 2018 @ 3:00 pm BIDDER DOCUMENT REVIEW ITEM DESCRIPTION Bid Form & Addenda Bid Bond Bidder's General Information Contractor License WIP Limit List of Projects that meet requirements: 1) Completed, 2) Last 5 Years, 3) Similar Type, 4) Similar Complexity List of Prospective Subcontractors List of Suppliers Harrison X X X X X X X X Comment Addendum No.1, No.2 & No.3 are acknowledged Westfield Insurance Company E100 Limit: $6,000,000 Status: $700,000 See Attached List List of Prospective Subcontractors is included List of Suppliers is included Le Grand Johnson X X X X X X X X Comment Addendum No.1, No.2 & No.3 are acknowledged Liberty Mutal Insurance Company E100 Limit: UNLIMITED Status: UNLIMITED 1) Arches Road & Overlook Roads 2) UDOT US-191; South Moab to Blue Hill List of Prospective Subcontractors is included List of Suppliers is included CIENCE INFRASTRUCTURE, INC. 1453 S. Dixie Drive, Suite 150 St. George, UT 84770 Office: (435) 986-0100 Nelco X X X X X X X X Comment Addendum No.1, No.2 & No.3 are acknowledged The Guarantee Company of North America USA Contractor has current status of WIP of $5,500,000 B100, E100, S310, S390 Limit: $9,000,000 Status: $5,500,000 See Attached List List of Prospective Subcontractors is included List of Suppliers is included Page 96 of 282 9-3 - New Business Harrison Complete Last five years Type Complexity Le Grand Complete Last five years Type Complexity Nelco Complete Last five years Type Complexity SAGE CREEK X X NEBO LOOP (2018) X X X UT FLAP X X MOAB WRF SITE PREP X X X SAN JUAN BUS ROUTE(2017) X X X BURIED HATCHET X X X LIONS PARK (2011) X CANYON COUNTRY (2017) X X X DANISH FLATS POND X X NATURITA X X X X X ARCHES X X UDOT US-191 X X UDOT SR-46 X X X X PRICE CITY X X CVSSD X X X GENEVA ROAD 7 X KENILWORTH Page 97 of 282 9-3 - New Business NOTICE OF INTENT TO AWARD To: Harrison Field Services P.O. Box 1087 Moab, Utah 84532 Project: Mill Creek Drive West Extension The OWNER has considered the Bid submitted by you for the above described Work in response to its Advertisement for Bids called: Mill Creek Drive West Extension You are hereby notified that your Bid has been accepted for items in the amount of: $1,935,078.44 You are required to return an acknowledged copy of this Notice of Intent to Award to the OWNER. Dated this day of , 20_ OWNER: City of Moab By: Title: ACCEPTANCE OF AWARD Receipt of the above Notice of Intent to Award is hereby acknowledged on this day of , 20_ By: Title: City of Moab Mill Creek Drive West Extension Page 98 of 282 Civil Science, Inc. Page 21 9-3 - New Business CONSTRUCTION CONTRACT (Contractor Payment Bond and Performance Bond) This CONTRACT is made and entered into this day of , 2018, by and between CITY OF MOAB of Moab, Utah, a Municipal Corporation in the County of Grand, State of Utah, in the Contract Documents referred to as the "City," and Harrison Field Services herein referred to as the "Contractor". RECITALS WHEREAS, the City advertised that sealed Bids would be received for furnishing all labor, tools, supplies, equipment, materials and everything necessary and required for the Project described by the Contract Documents and known as Mill Creek Drive West Extension ; and WHEREAS, the Contract has been awarded to the above named Contractor by the City, and said Contractor is now ready and able to perform the work specified in the Notice of Award, in accordance with the Contract Documents. NOW, THEREFORE, in consideration of the mutual promises and performances stated herein, the sufficiency of which all parties acknowledge, it is agreed as follows: ARTICLE 1 Contract Documents. It is agreed by the parties that the following list of instruments, drawings, and documents which are attached and incorporated by reference constitute and shall be referred to either as the Contract Documents or the Contract, and all of said instruments, drawings, and documents taken together as a whole constitute the Contract between the parties: a. Bid specifications for the Project; b. Official design prints and specifications furnished by or to the Contractor and approved by the City; c. Change orders, approved written instructions, and written contract amendments; d. Performance and Payment bonds; e. General and Supplementary Conditions; and f. Notice of Award. ARTICLE 2 Definitions. In accordance with Article 1, the definition of items provided in the General Contract Conditions applies to their usage in the Contract and other portions of the Contract Documents. ARTICLE 3 Contract Work. The Contractor agrees to furnish all labor, supervision, tools, supplies, equipment, materials, and all that is necessary and required to complete the tasks associated with or described in the Contract Documents, as limited to those items as indicated in the Notice of Award (the "Work"). Contractor warrants that all construction shall be completed in a workmanlike manner and in accordance with all plans, specifications, and applicable building codes. a. Upon request, Contractor shall provide to the City a list of all subcontractors who will provide construction services under the Contract. All goods and services provided by subcontractors, material suppliers, and laborers shall be pursuant to written agreement between all such persons and the Contractor. Contractor shall be solely responsible for supervision of all of its employees and subcontractors, and assuring that work by those persons Page 99 of 282 9-3 - New Business conforms to the Contract Documents. Contractor shall be solely responsible for payment to all laborers, subcontractors, and material suppliers in connection with work performed under the Contract. Any non-payment by Contractor of sums owing to laborers, material suppliers, or subcontractors is material breach of this Contract. The City, in its discretion, shall be authorized to contact subcontractors, material suppliers, and laborers working on the project for the purpose of verifying compliance with this Section. ARTICLE 4 Contract Time and Liquidated Damages. The Contractor hereby agrees to commence work under the Contract on or before the date specified in a written Notice to Proceed from the City, and to substantially and fully complete the work within the time specified in the Special Conditions. In the event that the work is not completed in the times set forth and as agreed upon, the Contractor further agrees to pay Liquidated Damages to the City as set forth in the Special Conditions. Special Conditions: The Contractor shall complete the Work no later than 210 calendar days from the issuance of the Notice to Proceed. Liquidated damages for delay in the amount of $1,500.00 per day shall be assessed against the Contractor in the event that the Work is not finally complete and accepted by the City by the agreed completion date. Remedies under this Article 4 are cumulative to any other remedies provided in this Contract. ARTICLE 5 Contract Price and Payment Procedures. The Contractor shall accept as full and complete compensation for the performance and completion of all of the work specified in this Contract and the Contract Documents, the sum of one million nine hundred thirty-five thousand seventy-eight dollars and forty-four cents ($1,935,078.44 ) ("Contract Price"). The Contract Price has been lawfully appropriated by the City Council of the City of Moab for the use and benefit of the Project. The Contract Price shall not be modified except by written change order, as set forth below. a. Partial payments shall be made proportionate to the progress of the work according to the following schedule and (if applicable) the schedule of values in the Contract Documents, but subject to this Article Five: On the tenth day of each month Pay Applications shall be prepared by the Contractor and subject to review and approval by the Project Manager based upon the schedule, above. In no event shall the Contractor be entitled to progress payments exceeding percentage of the Work that is completed in accordance with the Contract Documents, less retainage, inclusive of materials ordered and delivered to the site as measured against the total Contract Price. b. The City shall retain the sum of five percent (5%) of the total Contract Price, which sum shall be disbursed to Contractor no later than ten (10) days from the date when the Work is determined by the City to be finally complete and in conformity with the Contract Documents. c. In the event of default under this Contract, the City may retain and deduct from the sums owing under this Contract amounts sufficient to cure or abate the breaching condition, damages, or event. ARTICLE 6 Bonds and Insurance. a. Contemporaneous with issuance of the Notice to Proceed Contractor shall furnish to the City payment and performance bonds acknowledged by a surety licensed and authorized to do business in the State of Utah, in a form acceptable to the City, and in an amount equal to the total Contract Price. The bonds shall be Page 100 of 282 9-3 - New Business attached to and incorporate by reference the Contract Documents. The bonds shall be issued pursuant to U.C.A. § 63-56-38 for the use and benefit of subcontractors, laborers, and material suppliers, and for the use and benefit of the City to secure Contractor's performance of its construction obligations under this Contract. Alternately, Contractor may provide an irrevocable letter of credit in a form acceptable to the City and naming the City as beneficiary for the purpose of satisfying its payment and performance bond obligations. b. Bonds in amounts of $1,000.00 or less will be made in multiples of $100.00; in amounts exceeding $5,000.00, in multiples of $1,000.00; provided that the amount of the bond shall be fixed at the lowest sum that fulfills all conditions of the Contract. c. The letter of credit, payment bond, and performance bond shall be released no later than one year from the date of award of this Contract, provided that no person has provided a demand for payment as provided by law or commenced an action seeking payment against the City or under any such instrument within that time. In the event any person described in subsection (a), above, issues a demand or commences suit against the City, the City shall be entitled to draw upon the bond or letter of credit to the extent of all sums claimed, including reasonable attorney fees and court costs that may be incurred by the City. At its option, the City may elect to interplead said funds into a court of competent jurisdiction, at which point the City will be discharged of any further liability. In the event the City declares default under this Contract, it shall be entitled to proceed against the Performance Bond. d. Contractor shall obtain written lien and payment waivers as specified in Exhibit A, attached, from all laborers, subcontractors and material suppliers contemporaneous with each payment advanced to those persons under this Contract. Upon final completion of the Contract, or upon tender of the final payment to each such subcontractor or material supplier, Contractor shall obtain a final lien and payment waiver. The waivers shall be on forms acceptable to the City, and Contractor shall deliver all such waivers contemporaneous with each disbursement pursuant to the Contract. e. Contractor shall provide a Certificate of Insurance as outlined in the following insurance requirements. The limits of liability for the insurance required by the Contractor shall provide coverage for not less the following amounts or greater where required by law: Workers' Compensation 1. State: Statutory 2. Applicable Federal: Statutory 3. Employer's Liability: State Insurance Requirements Comprehensive General Liability: 1. Bodily Injury: $1,000,000 (combined single limit CSL) Each Occurrence $1,000,000 Annual Aggregate, including Products and Completed Operations Hazard 2. Property Damage: $1,000,000 CSL $1,000,000 Each Occurrence Annual Aggregate 3. Property Damage Liability Insurance shall provide Explosion, Collapse, and Underground coverage where applicable. Page 101 of 282 9-3 - New Business 4. Personal Injury, with employment exclusion deleted. $1,000,000 CSL Comprehensive Automobile Liability: 1. Bodily Injury: $1,000,000 CSL $1,000,000 CSL 2. Property Damage: $1,000,000 CSL off site. Each Person Each Accident Each Occurrence Contractor shall maintain insurance covering casualty to materials purchased for the Work and stored on or f. The Comprehensive liability insurance shall include completed operations hazard insurance. All of the policies of insurance so required to be purchased and maintained (or the certificates or other evidence thereof) shall contain a provision or endorsement that the coverage afforded or canceled, materially changed, or renewal refused until at least thirty days prior written notice has been given to the City by certified mail. All such insurance shall remain in effect until final acceptance of the Work by the City, and at all times thereafter when Contractor may be correcting, removing, or replacing defective work. The City shall be endorsed as an additional insured under the general liability policy. g. Contractor shall record a Notice of Commencement and Notice of Completion and, as provided under U.C.A. § 38-1-31 and § 38-1-33. ARTICLE 7 Integrated Contract; Change Orders. The Contract Documents constitute the entire agreement between the City and Contractor, and shall supercede any prior representations or discussions. The Contract may only be altered, amended or repealed by a duly executed written agreement signed and lawfully approved by both parties, except as noted by subsection (b), below. This Contract shall not be assigned, in whole or in part, except upon approval in writing by both parties. a. Contractor shall not be entitled to compensation in excess of the Contract Price, nor shall additional work be undertaken, except upon approval of a change order signed by both parties. The change order shall specify the upward or downward change in the Contract Price, the scope of the work to be performed or omitted, and the change in the Contract Time, if applicable. b. In the event that budgetary, or other unforeseen circumstances, render completion of the Contract Work impracticable, the City, in its discretion, may unilaterally issue a construction change directive reducing the scope of the Work or omitting certain items from the Contract. In that event, the Contract Price will be proportionately reduced. Construction change directives may only be issued with respect to work that has not been performed as of the date of the change. ARTICLE 8 Warranties. The Contractor warrants to the City that all the construction performed under this Contract shall be constructed in a workmanlike manner, in accordance with approved plans and applicable building codes, and free from defects of workmanship, labor, and materials, for a period of one year from the date of final completion of the improvements, as certified by the Project Manager. Upon written notice from the City, Contractor agrees to repair or replace any Contract Work that is found to be defective. ARTICLE 9 Page 102 of 282 9-3 - New Business Extensions. For good cause shown, the City may grant a reasonable extension of time for the completion of improvements pursuant to this Contract. Good cause may include acts of God, severe weather disturbances (beyond those conditions which are typical to the Moab climate), floods, strikes, riots, or other acts or causes which are unforeseen and beyond the Contractor's control. Extensions of time or change orders for additional compensation shall not be authorized for inexcusable delay, which shall be defined to include, but not be limited to, inadequate crewing; inadequate supervision; late ordering of materials; failure to properly coordinate work; or similar events which could have been avoided with proper foresight, care, or planning by Contractor. All extensions shall be approved in the manner provided for change orders ARTICLE 10 Legal Compliance, Safety, Indemnity. Contractor hereby warrants that it is licensed and authorized to do business in the State of Utah; that it maintains complying policies for workers compensation coverage and that said coverage shall be in place for the duration of its performance under this Contract; that it maintains insurance coverage as described in this Contract; and that all such policies shall be in place for the duration of this Contract. Contractor further warrants that it shall perform this Contract in compliance with all applicable City, state, and federal laws, including all applicable regulations governing workplace safety, including but not limited to those promulgated by the Occupational Safety and Health Administration (OSHA). With respect to workplace safety, Contractor shall at all times employ properly trained individuals and subcontractors, who shall work under appropriate supervision. Contractor shall also hold regular safety meetings as necessary and appropriate, given the particular safety issues presented by the Work. a. Contractor hereby agrees to indemnify and hold the City, its officers, employees, and agents harmless from all demands, claims, suits, or liabilities, including reasonable attorney fees, as result of damages, losses, or injuries, including death, to persons not a party to this agreement and deriving, directly or indirectly, from the actions, omissions, or breaches of duties by the Contractor, its officers, agents, employees, subcontractors, or suppliers in the performance of the Contract or in discharging its legal duties, generally. This duty to indemnify shall apply to all claims by Contractor's employees, subcontractors, or material suppliers with respect to any liabilities incurred by Contractor in the performance of this Contract. ARTICLE 11 Remedies. The failure by either party to perform or carry out any of the obligations in this Contract or to perform the construction in accordance with the Contract Documents shall be grounds to declare default. In the event of default, the non -breaching party shall be entitled to recover all actual damages resulting from breach, in addition to the other remedies specified in this Contract. Actual damages shall include reasonable and necessary costs of completion of the Work or repair or replacement of Work which does not conform to the Contract Documents. In no event shall either party be liable to the other for consequential damages. In addition to any other remedies, in any legal action arising from this Contract the substantially prevailing party shall be entitled to recover its reasonable attorney fees and court costs. ARTICLE 12 Venue, Choice of Law, Interpretation. The place of performance under this Contract is Grand County, Utah. In the event of any legal dispute concerning the subjects of this agreement the parties stipulate to jurisdiction and venue in the District Court, Grand County, Utah. This contract shall be construed in accordance with the laws of the state of Utah. a. There are no known or intended third party beneficiaries to this Contract. b. This Contract is the product of mutual bargaining. It shall be construed in accordance with its plain meaning, regardless of the extent to which either party participated in the drafting. Page 103 of 282 9-3 - New Business ARTICLE 13 Notice of Breach, Limitation of Actions. In the event of the occurrence of any breach of the terms of this contract the non -breaching party shall promptly deliver written notice of same to the other party and allow a reasonable period of time for the other party to cure or abate the breaching condition. It shall not be necessary for any party to deliver multiple notices in the case of repeat or ongoing violations. Any legal action arising from this Contract shall be filed not more than one year from the act, event, or omission constituting breach, and not thereafter. a. Delivery of notice shall be deemed sufficient if personally delivered or sent by First Class mail as follows: City Recorder City of Moab 217 East Center Street Moab, Utah 84532-2534 Contractor: The City of Moab has caused this Contract to be subscribed by its Mayor and attested by its City Recorder on its behalf; and the Contractor has signed this Contract as set forth below. City of Moab, Utah Date: By: ATTEST: City Recorder (Seal) Mayor Emily S. Niehaus Page 104 of 282 9-3 - New Business Contractor: Date: By: Title State of Utah ) § County of Grand ) On the Title: day of , personally appeared before me , who duly acknowledged to me that they executed the same. Notary Public My Commission Expires: Residing in: Grand County Page 105 of 282 9-3 - New Business Moab City Council Agenda Item Meeting Date: September 25, 2018 #: Title: Adoption of the City of Moab Water Distribution and Storage Master Plan. Date Submitted: September 18, 2018. Staff Presenter: Chuck Williams, City Engineer. Attachment(s): Resolution #40-2018, City of Moab Water Distribution and Storage Master Plan (July 2018). Options: Approve, deny, or modify. Recommended Motion: I move to approve Resolution #40-2018 adopting the City of Moab Water Distribution and Storage Master Plan dated July 2018. Background/Summary: The purpose of this master plan is to provide guidance to the City of Moab for decisions that will be made over the next 5 to 40 years in order to help the City provide adequate water to customers at a reasonable cost. Recommendations are based on City drinking water demand data and standards established by the Utah Division of Drinking Water (DDW). The scope of this master plan includes a study of the City's drinking water system and customer water use including: source production, storage volume, distribution system, energy use, water quality, and 2060 growth projections. From this study of the water system, an implementation plan with recommended improvements was prepared. The implementation plan includes conceptual level cost estimates and recommended schedule. The conclusions and recommendations of this study are limited by the accuracy of the development projections and other assumptions used in preparing the study. It is expected that the City will review and update this master plan about every 5 years as new information about development, system performance, or water use becomes available. Moab's popularity as a tourist destination has grown rapidly. As of 2017, it is estimated that over a million people visit Moab every year and tourism is now the dominant economic force. The U.S. Census Bureau estimated Moab's 2016 Page 106 of 282 9-4 - New Business population to be 5,242. The Moab water system contains about 52 miles of distribution pipes ranging in size from 4 to 21 inches in diameter. The City's water delivery network is comprised of three pressure zones. The Moab water distribution network is made up of a variety of components including pumps, storage facilities, valves, and pipes. The City water system must be capable of responding to daily and seasonal variations in demand, while concurrently providing adequate capacity for firefighting and other emergency needs. In order to meet these goals, each of the distribution system components must be designed and operated with these uses in mind. Furthermore, planning is required in order to ensure that the distribution system will be capable of meeting the City's needs over the next several decades. Present and future needs were evaluated in preparation of this master plan. Present water needs were calculated according to Utah Division of Drinking Water (DDW) requirements and compared with actual water use records obtained from billing records and production data. Future water use projections were calculated by reviewing existing water use patterns for various land uses in Moab. Based on these existing water use patterns, future use was projected based on growth projections and planned future land use. In order to facilitate the analysis of the Moab water system, a computer model of the system was prepared and analyzed in two parts. First, the performance of existing facilities with current water demands was analyzed. Next, projected future demands were input to the model and the analysis was repeated. Recommendations for system improvements were prepared based on the results of these analyses. In general, this report was organized to follow the DDW requirements found in section {R309-510 U.A.C.} entitled "Minimum Sizing Requirements." Adoption of the Master Plan will allow staff to prepare budget recommendations for needed improvements as well provide guidelines for future development requirements. Page 107 of 282 9-4 - New Business Resolution #40-2018 A RESOLUTION ADOPTING CITY OF MOAB WATER DISTRIBUTION AND STORAGE MASTER PLAN WHEREAS, Title R309 of the Utah Administrative Code defines standards for municipal drinking water; and, WHEREAS, adherence to said drinking water standards requires a thorough investigation into the existing water infrastructure; and, WHEREAS, long-term planning is necessary to meet future demand; and, WHEREAS, the City hired Hansen, Allen, and Luce, Inc. to prepare a Water Distribution and Storage Master Plan to identify and prioritize current deficiencies and future improvements. NOW, THEREFORE, BE IT RESOLVED BY THE GOVERNING BODY OF THE CITY OF MOAB, UTAH THAT THE CITY COUNCIL HEREBY ADOPTS THE ATTACHED WATER DISTRIBUTION AND STORAGE MASTER PLAN. PASSED AND ADOPTED in open Council by a majority vote of the Governing Body of the City of Moab this 9th day of October, 2018. By: Emily S. Niehaus, Mayor Attest: Rachel E. Stenta, City Recorder Resolution #40-2018 Page 1 of 1 Page 108 of 282 9-4 - New Business HAAuin & LUCE= WATER DISTRIBUTION AND STORAGE MASTER PLAN (HAL Project No.: 380.09.100) FINAL REPORT JULY 2018 ENGINEERS Page 109 of 282 CITY OF MOAB WATER DISTRIBUTION AND STORAGE MASTER PLAN (HAL Project No.: 380.09.100) Benjamin D. Miner, P.E. Project Engineer HansEn aLLE1i Sic LUCEnc ENGINEERS July 2018 Page 110 of 282 TABLE OF CONTENTS TABLE OF CONTENTS i LIST OF TABLES iii LIST OF FIGURES iii ACKNOWLEDGMENTS iv GLOSSARY OF TECHNICAL TERMS v ABBREVIATIONS vi CHAPTER 1 - INTRODUCTION 1-1 PURPOSE 1-1 SCOPE 1-1 BACKGROUND 1-1 WATER SYSTEM MASTER PLANNING APPROACH 1-2 KEY SYSTEM DESIGN CRITERIA AND PERFORMANCE FINDINGS 1-2 CHAPTER 2 - CONNECTIONS 2-1 EXISTING CONNECTIONS 2-1 FUTURE CONNECTIONS 2-1 CHAPTER 3 - SOURCES 3-1 EXISTING SOURCES 3-1 EXISTING SOURCE REQUIREMENTS 3-2 Existing Peak Day Demand 3-2 Existing Average Yearly Demand 3-3 FUTURE PROJECTED SOURCE REQUIREMENTS 3-4 Future Peak Day Demand 3-4 2060 Average Yearly Demand 3-4 SOURCE REDUNDANCY 3-4 SOURCE RECOMMENDATIONS 3-5 CHAPTER 4 - STORAGE 4-1 EXISTING STORAGE 4-1 EXISTING STORAGE REQUIREMENTS 4-1 Equalization Storage 4-2 Fire Suppression Storage 4-2 FUTURE PROJECTED STORAGE REQUIREMENTS 4-3 STORAGE RECOMMENDATIONS 4-4 CHAPTER 5 - DISTRIBUTION SYSTEM 5-1 EXISTING DISTRIBUTION SYSTEM 5-1 EXISTING DISTRIBUTION SYSTEM REQUIREMENTS 5-1 Existing Peak Instantaneous Demand 5-2 Existing Peak Day Plus Fire Flow Demand 5-2 FUTURE PROJECTED DISTRIBUTION SYSTEM REQUIREMENTS 5-2 2060 Peak Instantaneous Demand 5-2 City of Moab i Page 111 of 282 Water Distribution and Storage Master Plan 2060 Peak Day Plus Fire Flow Demand 5-2 COMPUTER MODEL 5-2 MODEL COMPONENTS 5-3 Pipe Network 5-3 Demands 5-3 Sources and Storage Tanks 5-4 MODEL CALIBRATION 5-4 ANALYSIS METHODOLOGY 5-5 High Pressure Conditions 5-5 Peak Instantaneous Demand Conditions 5-5 Peak Day Demand Plus Fire Flow Conditions 5-5 Peak Day Extended Period 5-6 ANALYSIS RESULTS OF THE EXISTING SYSTEM 5-6 ANALYSIS RESULTS OF THE FUTURE SYSTEM 5-7 Lions Back Development 5-8 EXISTING DISTRIBUTION SYSTEM RECOMMENDATIONS 5-9 Recommended PRV Settings 5-11 FUTURE DISTRIBUTION SYSTEM RECOMMENDATIONS 5-12 CONTINUED USE OF THE COMPUTER PROGRAM 5-12 CHAPTER 6 - OPTIMIZATION 6-1 OPTIMIZATION OVERIEW 6-1 ENERGY AND SYSTEM PERFORMANCE 6-2 Pumping Costs 6-2 CHLORINE MODELING 6-3 WATER AGE AND DISINFECTION BYPRODUCTS 6-3 SUMMARY OF OPTIMIZATION RECOMMENDATIONS 6-4 CHAPTER 7 - CAPITAL IMPROVEMENTS PLAN 7-1 PRECISION OF COST ESTIMATES 7-1 SYSTEM IMPROVEMENT PROJECTS 7-1 FUNDING OPTIONS 7-6 General Obligation Bonds 7-6 Revenue Bonds 7-7 State/Federal Grants and Loans 7-7 Impact Fees 7-7 SUMMARY OF RECOMMENDATIONS 7-7 Source 7-8 Storage 7-8 Distribution 7-8 Optimization 7-8 REFERENCES 1 City of Moab ii Page 112 of 282 Water Distribution and Storage Master Plan APPENDIX A — ERC Calculations APPENDIX B — Calibration Data APPENDIX C — Models APPENDIX D — Water Quality Data APPENDIX E — Cost Estimate Calculation APPENDIX F — Division of Drinking Water Certification LIST OF TABLES NO. TITLE PAGE 1-1 Key System Design Criteria 1-3 1-2 Distribution Modeling Flow Summary 1-3 2-1 Existing ERCs 2-1 2-2 Projected Population Growth 2-2 2-3 Projected 2060 ERCs 2-2 3-1 Summary of Moab Water Sources 3-2 3-2 Existing Source Requirements 3-3 3-3 Projected 2060 Source Requirements 3-4 3-4 Source Recommendations 3-5 4-1 Existing Storage Tanks 4-1 4-2 Existing Storage Requirements 4-2 4-3 2060 Storage Requirements 4-3 5-1 Existing Distribution System Projects 5-10 5-2 Recommended PRV Settings 5-12 7-1 Project Costs for System Improvements (Map ID Order) 7-2 7-2 Project Costs for System Improvements (Priority Order) 7-4 7-3 Five Year Cost Summary 7-6 LIST OF FIGURES NO. TITLE PAGE 1-1 Existing Moab Water Distribution System after 1-1 2-1 Future Land Use after 2-2 3-1 Moab 2016 Drinking Water Production 3-1 5-1 Summary of Pipe Length by Diameter 5-1 5-2 Non -Dimensional Peak Day Diurnal Curve 5-4 5-3 Lion's Back Development after 5-8 5-4 Water System Capital Project Map after 5-11 6-1 Water System Optimization Diagram 6-1 6-2 Chlorine Concentrations in Moab City 6-5 6-3 Water Age in Moab City 6-6 City of Moab Page 113 of 282 Water Distribution and Storage Master Plan ACKNOWLEDGMENTS Successful completion of this study was made possible by the cooperation and assistance of many individuals, including the Mayor of the City of Moab, City Council Members, City Staff, and the Hansen, Allen & Luce project team as shown below. We sincerely appreciate the cooperation and assistance provided by these individuals. City Mayor Emily Niehaus City Council Rani Derasary Mike Duncan Karen Guzman -Newton Kalen Jones Tawny Knuteson-Boyd City Staff Chuck Williams, City Engineer Patrick Dean, Public Works Director Eric Johanson, Assistant City Engineer Mark Jolissaint, Assistant City Engineer Levi Jones, Water Superintendent Hansen, Allen & Luce Project Team Steven C. Jones, P.E. (Principal in Charge) Benjamin D. Miner, P.E. (Project Manager/Project Engineer) Ryan T. Christensen, P.E. (Staff Engineer) City of Moab iv Page 114 of 282 Water Distribution and Storage Master Plan GLOSSARY OF TECHNICAL TERMS Average Daily Flow: The average yearly demand volume expressed in a flow rate. Average Yearly Demand: The volume of water used during an entire year. Build -out: When the development density reaches maximum allowed by planned development. Demand: Required water flow rate or volume. Distribution System: The network of pipes, valves and appurtenances contained within a water system. Drinking Water: Water of sufficient quality for human consumption. Also referred to as Culinary or Potable water. Dynamic Pressure: The pressure exerted by water within the pipelines and other water system appurtenances when water is flowing through the system. Equivalent Residential Connection: A measure used in comparing water demand from non- residential connections to residential connections. Fire Flow Requirements: The rate of water delivery required to extinguish a particular fire. Usually it is given in rate of flow (gallons per minute) for a specific period of time (hours). Head: A measure of the pressure in a distribution system that is exerted by the water. Head represents the height of the free water surface (or pressure reduction valve setting) above any point in the hydraulic system. Head Loss: The amount of pressure lost in a distribution system under dynamic conditions due to the wall roughness and other physical characteristics of pipes in the system. Peak Day: The day(s) of the year in which a maximum amount of water is used in a 24-hour period. Peak Day Demand: The average daily flow required to meet the needs imposed on a water system during the peak day(s) of the year. Peak Instantaneous Demand: The flow required to meet the needs imposed on a water system during maximum flow on a peak day. Pressure Reducing Valve (PRV): A valve used to reduce excessive pressure in a water distribution system. Pressure Zone: The area within a distribution system in which water pressure is maintained within specified limits. Service Area: Typically, the area within the boundaries of the entity or entities that participate in the ownership, planning, design, construction, operation and maintenance of a water system. City of Moab V Page 115 of 282 Water Distribution and Storage Master Plan Static Pressure: The pressure exerted by water within the pipelines and other water system appurtenances when water is not flowing through the system, i.e., during periods of little or no water use. Storage Reservoir: A facility used to store, contain and protect drinking water until it is needed by the customers of a water system. Also referred to as a Storage Tank. Transmission Pipeline: A pipeline that transfers water from a source to a reservoir or from a reservoir to a distribution system. Water Conservation: Planned management of water to prevent waste. ABBREVIATIONS ac acre ac-ft acre-feet DDW The State of Utah Division of Drinking Water ERC Equivalent Residential Connection GIS Geographic Information System gpd Gallons per Day gpd/conn Gallons per Day per Connection gpm Gallons per Minute HAL Hansen, Allen & Luce, Inc. MG Million Gallons PRV Pressure Reducing Valve psi Pounds per Square Inch SCADA Supervisory Control And Data Acquisition City of Moab vi Page 116 of 282 Water Distribution and Storage Master Plan CHAPTER 1 - INTRODUCTION PURPOSE The purpose of this master plan is to provide guidance to the City of Moab for decisions that will be made over the next 5 to 40 years in order to help the City provide adequate water to customers at a reasonable cost. Recommendations are based on City drinking water demand data and standards established by the Utah Division of Drinking Water (DDW). SCOPE The scope of this master plan includes a study of the City's drinking water system and customer water use including: source production, storage volume, distribution system, energy use, water quality, and 2060 growth projections. From this study of the water system, an implementation plan with recommended improvements was prepared. The implementation plan includes conceptual level cost estimates and recommended schedule. The conclusions and recommendations of this study are limited by the accuracy of the development projections and other assumptions used in preparing the study. It is expected that the City will review and update this master plan about every 5 years as new information about development, system performance, or water use becomes available. BACKGROUND The City of Moab is located near the southern edge of Grand County in eastern Utah and is bounded on the north and west by the Colorado River. Settlement of Moab began around 1880 and Moab was incorporated as a town in 1902. Historically, mining was the dominant industry within the local economy. However, over the years Moab has experienced several economic cycles related to the changing demand for locally produced minerals. During the 1970's, tourism was identified as a potential growth opportunity that could reduce Moab's reliance on mining jobs. Since that time, Moab's popularity as a tourist destination has grown rapidly. As of 2017, it is estimated that over a million people visit Moab every year and tourism is now the dominant economic force. The U.S. Census Bureau estimated Moab's 2016 population to be 5,242. The Moab water system contains about 52 miles of distribution pipes ranging in size from 4 to 21 inches in diameter. The City's water delivery network is comprised of three pressure zones. Throughout this report, the three zones will be referred to as the Lower, Middle, and Upper Zones, with the names corresponding to the relative elevations served by each pressure zone. In general, the topography in Moab slopes toward the Colorado River. Therefore, the Lower Zone is on the northwest side of the City, closest to the Colorado River, with the progressively higher Middle and Upper Zones located to the southeast. Figure 1-1 illustrates the extent of the Moab drinking water system and shows the locations of the pressure zones. City of Moab 1-1 Page 117 of 282 Water Distribution and Storage Master Plan HansEn nun% & LUCE nc INGIMEERS CITY OF MOAB WATER DISTRIBUTION AND STORAGE MASTER PLAN EXISTING MOAB WATER DISTRIBUTION SYSTEM FIGURE 1-1 WATER SYSTEM MASTER PLANNING APPROACH The Moab water distribution network is made up of a variety of components including pumps, storage facilities, valves, and pipes. The City water system must be capable of responding to daily and seasonal variations in demand, while concurrently providing adequate capacity for firefighting and other emergency needs. In order to meet these goals, each of the distribution system components must be designed and operated with these uses in mind. Furthermore, planning is required in order to ensure that the distribution system will be capable of meeting the City's needs over the next several decades. Present and future needs were evaluated in preparation of this master plan. Present water needs were calculated according to Utah Division of Drinking Water (DDW) requirements and compared with actual water use records obtained from billing records and production data. Future water use projections were calculated by reviewing existing water use patterns for various land uses in Moab. Based on these existing water use patterns, future use was projected based on growth projections and planned future land use. In order to facilitate the analysis of the Moab water system, a computer model of the system was prepared and analyzed in two parts. First, the performance of existing facilities with current water demands was analyzed. Next, projected future demands were input to the model and the analysis was repeated. Recommendations for system improvements were prepared based on the results of these analyses. In general, this report is organized to follow the DDW requirements found in section {R309-510 U.A.C.} entitled "Minimum Sizing Requirements". KEY SYSTEM DESIGN CRITERIA AND PERFORMANCE FINDINGS Summaries of the key water system design criteria and performance findings for the Moab drinking water system are included in Table 1-1. These design criteria were used in evaluating system performance and in recommending future water system improvements. Criteria development is described in later chapters. Table 1-2 presents the design flows analyzed for the distribution system modeling. City of Moab 1-2 Page 119 of 282 Water Distribution and Storage Master Plan TABLE 1-1 KEY SYSTEM DESIGN CRITERIA ELEMENT BASIS FOR STANDARD 2017 EXISTING CRITERIA ESTIMATED 2060 CRITERIA EQUIVALENT RESIDENTIAL CONNECTIONS Calculated 3,569 5,662 SOURCE 1 Peak Day Demand Average Yearly Demand {R309-510-7(2) & (3) U.A.C.} {R309-510-7(2) & (3) U.A.C.} 3,321 gpm 2,396 acre-ft 5,270 gpm 3,801 acre-ft STORAGE 1 Equalization Fire Suppression Total {R309-510-8(2) U.A.C.} Total fire flow volume 2.64 MG 1.00 MG 4.18 MG 1.00 MG 3.64 MG 5.18 MG DISTRIBUTION MODELING 1 Peak Instantaneous Minimum Fire Flow Max Operating Pressure Min. Operating Pressure 1.70 x Peak Day Demand @ 20 psi City Standard City Standard (peak day) 5,646 gpm 1,500 gpm 120 psi 40 psi 8,959 gpm 1,500 gpm 120 psi 40 psi TABLE 1-2 DISTRIBUTION MODELING FLOW SUMMARY DEMAND DEMAND PER ERC (gpm) TOTAL EXISTING DEMAND (gpm) TOTAL 2060 DEMAND (gpm) FLOW RATIO Average Day 0.42 1,485 2,357 ADD/ADD = 1.00 Peak Day 0.93 3,321 5,270 PDD/ADD = 2.24 Peak Instantaneous 1.58 5,646 8,959 PID/ADD = 3.80 City of Moab 1-3 Page 120 of 282 Water Distribution and Storage Master Plan CHAPTER 2 - CONNECTIONS EXISTING CONNECTIONS According to connection information provided by the City of Moab, the Moab distribution network included 2,073 connections in 2016. Of that total, 1,575 were residential units, while 498 were commercial or multifamily units. An Equivalent Residential Connection (ERC) is a measure used in comparing the water demand of a typical single-family residential connection to other connection types. The number of ERCs served by the Moab drinking water system was calculated in accordance with guidelines provided by (R309-110-4 U.A.C.}. By definition, an average single-family residential connection represents 1 ERC. For convenience, connections will hereafter be categorized as either "residential" or "nonresidential". The term "residential" will be used to refer to single-family residential connections; all other connection types will be grouped as nonresidential connections. The average demand per ERC was determined by dividing the total annual residential demand by the total number of residential connections. Using water use data submitted by Moab to the Utah Division of Water Rights, the total annual volume of water used by residential customers in 2016 was 800 acre-feet. Converting the annual volume to an average flow and dividing by the number of residential connections gives an average demand of 0.315 gpm/ERC. In order to express non-residential demand in terms of ERCs, the non-residential demand was divided by the average demand per residential connection. The total nonresidential demand was 1,012 acre-feet which corresponds to an average annual flow rate of 627 gpm. Based on these values, the total number of ERCs computed for the Moab system was 3,569. The raw data associated with the ERC calculations are included in Appendix A. ERCs were distributed geographically within the Moab service area based on billed usage. A zonal breakdown of the ERC distribution is shown in Table 2-1. TABLE 2-1 EXISTING ERCS ZONE ERCs Lower 1,436 Middle 1,367 Upper 766 TOTAL 3,569 FUTURE CONNECTIONS Future ERCs were calculated by starting with the existing ERCs and adding the incremental amount of ERCs associated with future demands. The base assumption for projecting future City of Moab 2-1 Page 121 of 282 Water Distribution and Storage Master Plan ERCs was that ERCs would increase proportionally with population. Population forecasts used for this master plan are based on data from the Moab Planning Commission and the Utah Governor's Office of Management and Budget. The forecasts were selected to match those used within the City's recently completed Sanitary Sewer Master Plan (Bowen Collins & Associates 2017). Through 2035, a growth rate of 1.10% was applied, and between 2035 and 2060 a growth rate of 1.02% was used. Table 2-2 presents a summary of the projected growth through 2060. TABLE 2-2 PROJECTED POPULATION GROWTH YEAR POPULATION Growth Rate ERCs 2017 5,490 1.10% 3,569 2020 5,736 1.10% 3,728 2025 6,058 1.10% 3,938 2030 6,399 1.10% 4,159 2035 6,758 1.10% 4,393 2060 8,710 1.02% 5,662 In all, 2,093 ERCs were added to represent demands that will be added by 2060. These future ERCs were distributed throughout the Moab drinking water service area based on planned future land use (see Figure 2-1). Similar to population projections, the future land use projections were also selected to match the projections used within the City's Sanitary Sewer Master Plan. Additional data regarding the future ERC distribution can be found in Appendix A. A zonal breakdown of the projected 2060 ERC distribution is shown in Table 2-3. TABLE 2-3 PROJECTED 2060 ERCS ZONE ERC Lower 2,496 Middle 2,033 Upper 1,133 TOTAL 5,662 Each of the City's pressure zones is projected to experience significant growth. In absolute terms, the zone that is projected to have the largest growth is the Lower Zone. By 2060, the number of ERCs in the Lower Zone is projected to have increased by 1,060 ERCs, an increase City of Moab 2-2 Page 122 of 282 Water Distribution and Storage Master Plan Moab City\09.100 - Water Distribution and Storage Master Plan\GIS\Figure 2-2.mxd 0 N s 210 x o � HansEn a ALLEn St LUCEinc Q Q l6 O ENGINEERS CITY OF MOAB WATER DISTRIBUTION AND STORAGE MASTER PLAN Page 12:3 0 262— Numeric values show the distribution of ERCs associated with future growth FUTURE LAND USE & DISTRIBUTION OF FUTURE ERCS i FIGURE 2-1 i of 74%. For comparison, the Middle and Upper zones are projected to increase by just under 50%. Within the following chapters, the effects of this projected growth on source requirements, storage requirements, and distribution planning will be discussed. City of Moab 2-3 Page 124 of 282 Water Distribution and Storage Master Plan CHAPTER 3 - SOURCES EXISTING SOURCES Moab currently uses several wells and springs to provide water to the City's drinking water system. A summary of the City's sources is provided in Table 3-1. TABLE 3-1 SUMMARY OF MOAB WATER SOURCES NAME ZONE CAPACITY (gpm) Well 6 Upper 1,500 Well 10 Upper 700 Skakel Springs Lower 440 Spring 1 Upper 350 Spring 2 Upper Spring 3* Upper 350 TOTAL 3,340 *Spring 3 is also known as Birch Springs. In addition to the sources listed in Table 3-1, the City also owns Well 7. Well 7 is operational but was not included in Table 3-1 because it is not currently used within the drinking water system. Well 7 has a capacity of about 350 gpm and the water is sold to the Moab Golf Club. Figure 3-1 presents a snapshot of Moab's drinking water production in 2016. City of Moab 3-1 Page 125 of 282 Water Distribution and Storage Master Plan Monthly Production (ac-ft) 400 350 300 250 200 150 100 50 0 .i11 111i_._ Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec ■ Springs 1 & 2 ■ Spring 3 Skakel Springs ■ Well 10 Well 6 FIGURE 3-1: MOAB 2016 DRINKING WATER PRODUCTION With regard to peak capacity, Well 6 is currently the City's largest source of drinking water. However, from Figure 3-1, it can be inferred that the City's current usage pattern is to rely on Springs 1, 2, and 3 to meet the City's base water demands and then to supplement with water from Skakel Springs and the City's two wells during times of higher demand. In 2016, the annual breakdown in production volume for each source was: 518 acre-feet for Springs 1 & 2, 516 acre-feet for Spring 3, 232 acre-feet for Skakel Springs, 534 acre-feet for Well 10, and 451 acre-feet for Well 6. EXISTING SOURCE REQUIREMENTS DDW standards require that distribution network water sources must be able to meet the expected water demand for two conditions: peak day demand and average yearly demand. These criteria will be addressed in the following paragraphs. Existing Peak Day Demand Peak day demand is the water demand on the day of the year with the highest water use and is used to determine the required source capacity. In accordance with rule {R309-510-7 U.A.C.}, the total source requirement is the sum of the peak day indoor and peak day outdoor demands. The peak day indoor requirement is defined as 800 gpd/ERC (see {R309-510-7(2) U.A.C.}). Based on 3,569 existing ERCs, the indoor source requirement for Moab City is 1,983 gpm. The peak day outdoor requirement was calculated according to {R309-510-7(3) U.A.C.}. Accordingly, the peak day outdoor requirement was calculated by multiplying the state standard peak day requirement in gpm/acre by the City's irrigated acreage. Moab is located in Zone 5 of the map "Irrigated Crop Consumptive Use Zones and Normal Annual Effective Precipitation". As a result, the State Standard peak day irrigation demand for Moab is 4.52 gpm/irrigated acre. The irrigated acreage associated with an ERC, was determined by randomly selecting 20 residential lots and measuring the irrigable area. Using this process, the average irrigable area City of Moab 3-2 Page 126 of 282 Water Distribution and Storage Master Plan was 0.115 acres. However, landscaping was found to differ greatly from one lot to the next. Some residents choose to landscape in a traditional manner with much of the irrigable area covered by conventional grasses and/or trees. Other residents have chosen to employ low water use strategies in their landscaping. In order to account for this variation, each lot was also rated based on the effective irrigated area. After correcting for variation in landscaping practices, the average effective irrigable area was found to be 0.083 acres. Multiplying the effective acreage by the unit demand and total ERCs gives a total outdoor demand of 1,339 gpm. Summing the indoor and outdoor demand components gives a total peak day source requirement of 3,321 gpm or about 0.93 gpm/ERC. Actual metered source production data was available for the summer of 2017. The highest observed daily production flow reached 3,185 gpm (July 6, 2017), while the highest 3 day average was 2,754 gpm (June 23 to Jun 25, 2017). Based on these values, the State Standard peak day flow was judged to be reasonable. A per zone breakdown of the existing source requirements is shown in Table 3-2. TABLE 3-2 EXISTING SOURCE REQUIREMENTS Zone ERCs Zone Demand (gpm) Existing Source Capacity (gpm) PRV Flows Remaining Source Capacity (gpm) In (gpm) From Out (gpm) To Lower 1,436 1,336 440 896 Middle 0 NA 0 Middle 1,367 1,272 0 2,168 Upper 896 Lower 0 Upper 766 713 2,900 0 NA 2,168 Middle 19 Total 3,569 3,321 3,340 3,064 3,064 19 "Existing Source Capacity" is the capacity of the drinking water sources which supply water to the pressure zone. "PRV Flows" summarizes the flow in and out of each zone through PRVs. "In" and "Out" are the flows through the PRVs and "From" and "To" are the origination and destination zones of the flow. "Remaining Capacity" is the summation of all of the flows into the zone minus all of the flows out of the zone. Overall, the City has a total excess capacity of 19 gpm. Existing Average Yearly Demand Water utilities must also be able to supply the average yearly demand. Average yearly demand is the average volume of water used during the course of one year. State Standards specify an annual requirement of 146,000 gallons per ERC for indoor use and 2.69 acre-feet per irrigated acre for outdoor use. Based on 3,569 ERCs and 0.083 irrigated acres per ERC, the State Standard average yearly demand for the Moab distribution system is 2,396 ac-ft. The actual metered production volume from 2016 was 2,251 ac-ft. City of Moab 3-3 Page 127 of 282 Water Distribution and Storage Master Plan FUTURE PROJECTED SOURCE REQUIREMENTS Water demand is expected to increase as development within the City continues. As with existing water use, future water source needs were evaluated on the basis of peak day demand and average yearly demand. Each requirement is addressed separately in the following paragraphs. Future Peak Day Demand The projected total peak day demand is predicted to reach 5,270 gpm by 2060. Table 3-3 provides a summary of the 2060 source requirements for Moab City, with each column heading as previously defined. Based on the sources the City is currently utilizing, the projected deficit in source capacity is 1,930 gpm. TABLE 3-3 PROJECTED 2060 SOURCE REQUIREMENTS Zone ERCs Zone Demand (gpm) Existing Source Capacity (gpm) PRV Flows Remaining Capacity (gpm) In (gpm) From Out (gpm) To Lower 2,496 2,323 440 0 Middle 0 NA -1,883 Middle 2,033 1,892 0 1,845 Upper 0 Lower -47 Upper 1,133 1,055 2,900 0 NA 1,845 Middle 0 Total 5,662 5,270 3,340 2,798 2,798 -1,930 2060 Average Yearly Demand Similar to the existing average yearly demand, state standards were also applied to calculate the 2060 average yearly demand. Based on values of 146,000 gallons per ERC for indoor use and 2.69 acre-feet per irrigated acre for outdoor use, the projected average yearly demand in 2060 is 3,801 ac-ft, and the increase between the existing and 2060 conditions is projected to be 1,405 ac-ft. SOURCE REDUNDANCY In addition to meeting the peak day and annual source requirements, it is recommended that redundancy be incorporated into drinking water production. It is recommended that the water system have adequate capacity to meet all of the demand objectives with a major source unavailable. Based on the reviewed flow data, the largest source in the Moab system is Well #6, with a capacity of 1,500 gpm. This recommendation is not considered a deficiency since since the City sources are expected to be adequate for the existing needs. City of Moab 3-4 Page 128 of 282 Water Distribution and Storage Master Plan SOURCE RECOMMENDATIONS Under existing conditions, the City has an estimated surplus capacity of 19 gpm during peak day conditions with all sources in operation. However, in order for the City to have source redundancy such that no single drinking water source is indispensable, about 1,500 gpm of additional source capacity is needed. One potential option for the City to make up a portion of that deficit would be to use Well #7, or another City owned well that is not currently in service, within the drinking water system. In order for one of these wells to be a viable drinking water source, Moab will need to ensure that the well meets all state requirements. In addition, as water from Well #7 is currently sold to the Moab Golf Club, the City should verify that any agreements with the Golf Club would allow the City to divert the water into the drinking water system under an emergency scenario. With a capacity 350 gpm, Well #7 is not sufficient to provide full redundancy in the event of a loss of operation at Well #6. As an additional option, the City could consider working with Grand Water and Sewer Service Agency (GWSSA) to explore the feasibility of adding an interagency connection between the Moab and GWSSA drinking water systems. Depending on the capacity of the connection, it could potentially serve all or part of the needed redundancy. An interagency connection has the potential to aid both parties in supplying quality water to their respective customers. As another option, the City could also develop an additional water source. For planning purposes, it has been assumed that the City will construct a new well for source redundancy. Under 2060 conditions, a source deficiency of 1,930 gpm is projected if no new sources are developed. In order to address this projected deficiency, it is recommended that the City develop an additional 1,930 gpm of source capacity. This is in addition to the capacity needed for existing system redundancy. It is not expected that the City will need to add all of this capacity in the immediate future. Instead, the City should periodically evaluate their source capacity and system demand and add capacity as needed. For the purpose of this master plan, it has been assumed that this future deficiency will be met through the construction of a new well. TABLE 3-4 SOURCE RECOMMENDATIONS Priority Improvement 1 Develop an additional drinking water source to provide redundant capacity. Consider working with GWSSA to explore the feasibility of an interagency connection. 2 Meet future needs by developing new sources of at least 1,930 gpm A well has been assumed for the purpose of projecting costs. City of Moab 3-5 Page 129 of 282 Water Distribution and Storage Master Plan CHAPTER 4 - STORAGE EXISTING STORAGE The City's current drinking water system includes 3 storage facilities with a total capacity of 3.0 MG. The locations of storage facilities are shown on Figure 1-1. Table 4-1 presents a listing of the names and select attributes of the existing water storage tanks. TABLE 4-1 EXISTING STORAGE TANKS Name Type Dimensions (ft) Volume (MG) Outlet Level Emergency Storage Level Fire Suppression Level Overflow/ Equalization Level Skakel Steel 72 1.0 5,156.8 (0 feet) NA NA 5,190.2 (33.4 feet) Mountain View Steel 72 1.0 5,304.0 (0 feet) NA 5321.2 (17.2 feet) 5,337.4 (33.4 feet) Powerhouse Steel 72 1.0 5,305.E (0 feet) NA 5321.2 (15.6 feet) 5339.0 (33.4 feet) Emergency storage levels and fire suppression levels were considered during the master planning process. The fire suppression levels set in Table 4-1 define the elevation at which the City's fire suppression storage begins. Defining fire suppression tank levels helps the City ensure that the storage volume dedicated to fire suppression is available to meet fire flow requirements at all times. Additional discussion regarding the fire suppression level is included with the "Fire Suppression Storage" subheading below. DDW standards suggest that emergency storage can be considered in the sizing of storage facilities {R309-510-8(1)(c) U.A.C.}. Emergency storage is intended to provide a safety factor that can be used in the case of unexpectedly high demands, pipeline failures, equipment failures, electrical power outages, water supply contamination, or natural disasters. However, based on the City's history and discussions with City staff, no additional storage for emergencies is recommended. Accordingly, no tank levels were specified for emergency storage in Table 4-1. EXISTING STORAGE REQUIREMENTS According to DDW standards, storage tanks must be able to provide: 1) equalization storage volume to make up the difference between the peak day flow rate and the peak instantaneous; and 2) fire suppression storage volume to supply water for firefighting. A summary of the existing storage requirements for the drinking water system is shown in Table 4-2. City of Moab 4-1 Page 130 of 282 Water Distribution and Storage Master Plan TABLE 4-2 EXISTING STORAGE REQUIREMENTS PRESSURE ZONE ERCs REQUIRED STORAGE (MG) EXISTING STORAGE (MG) REMAINING MG ( ) Equalization (MG) Fire Suppression (MG) Total (MG) Lower 1,436 1.06 0 1.06 1.00 -0.06 Middle 1,367 1.01 0 1.01 0 -1.01 Upper 766 0.57 1.00 1.57 2.00 0.43 TOTAL 3,569 2.64 1.00 3.64 3.00 -0.64 Due to PRV interconnections between pressure zones, excess storage located in higher zones can be applied to zones that are lower. Therefore, the City has an existing deficit of 0.64 MG in drinking water storage capacity. Recommendations for addressing the storage deficit have been included at the end of this chapter. Equalization Storage The need for equalization storage is highest during the irrigation season on days of peak water use. Equalization storage is used to meet peak demands when demand exceeds the capacity of the sources. For the City of Moab, the required equalization storage was calculated according to the guidelines outlined by {R309-510-8(2) U.A.C.). The equalization storage requirement includes an indoor and outdoor component. The indoor component is 400 gallons per ERC. The outdoor component is 4,081 gallons/irrigated acre. Based on 0.083 irrigated acres per ERC, the outdoor component is 339 gallons per ERC. Therefore the total equalization storage required for each ERC is 739 gallons. With 3,569 existing ERCs, the existing equalization storage requirement for the City of Moab was found to be 2.64 MG. Fire Suppression Storage Fire suppression storage is required for water systems that provide water for firefighting. The Moab Valley Fire Protection District has jurisdiction over the City with Phillip Mosher serving as fire chief. The contact information for the Moab Valley Fire Protection District is as follows: Phone: (435) 259-5557 Address: 45 South 100 East Moab, UT 84532 The water system should be managed so that the storage volume dedicated to fire suppression is available to meet fire flow requirements when needed. This can be accomplished by designating minimum storage tank water levels that provide reserve storage equal to the City of Moab 4-2 Page 131 of 282 Water Distribution and Storage Master Plan required fire suppression storage. Although it is important to utilize equalization storage, typical daily water fluctuations in the tanks should never be allowed below the minimum established levels except during fire or emergency situations. Fire suppression tank levels are included in Table 4-1. The assigned tank levels assume that all of the fire suppression storage in the Moab system is provided by the Mountain View and Powerhouse tanks. Between the two tanks, a total volume of 1.0 MG has been allocated for fire storage, which is sufficient to provide a 4,000 gpm fire suppression flow over a duration of 4 hours. FUTURE PROJECTED STORAGE REQUIREMENTS The projected storage volumes required in 2060 are based on the same equalization, fire suppression, and operational storage requirements as were calculated for the existing conditions. The 2060 equalization storage will be higher than existing conditions because the number of ERCs is projected to increase. The City's future storage projections are presented in Table 4-3. TABLE 4-3 2060 STORAGE REQUIREMENTS PRESSURE ZONE ERCs REQUIRED STORAGE (MG) EXISTING STORAGE (MG) REMAINING MG ( ) Equalization (MG) Fire Suppression (MG) Total (MG) Lower 2,496 1.84 0 1.84 1.00 -0.84 Middle 2,0331 1.50 0 1.50 0 -1.50 Upper 1,133 0.84 1.00 1.84 2.00 0.16 TOTAL 5,662 4.18 1.00 5.18 3.00 -2.18 The projected equalization storage requirement in 2060 is 4.18 MG, an increase of 1.54 MG over the existing condition. Although the storage requirements in Table 4-3 have been categorized by zone, the City is not required to address each zone on an individual basis. Storage located in higher zones can be applied to lower zones. As a result, the City has some flexibility in deciding where to locate future storage tanks. Fire suppression requirements are not projected to increase over the existing scenario. Often, fire suppression requirements do not increase over time. Instead, as older buildings are replaced with newer buildings that conform to newer building codes, fire suppression requirements may decrease. City of Moab 4-3 Page 132 of 282 Water Distribution and Storage Master Plan STORAGE RECOMMENDATIONS In order to address the existing storage needs, it is recommended that the City construct a new storage tank with a capacity of up to 2.2 MG. The new tank will meet the City's existing needs while providing some additional capacity that would be allocated to future growth. It is recommended that the storage tank should be constructed east of the intersection of Spanish Valley Drive and Spanish Trail Road. The City already owns the property, and the location is advantageous for system hydraulics and energy. Further discussion on the benefits of the tank site is included within the optimization chapter of this report. City of Moab 4-4 Page 133 of 282 Water Distribution and Storage Master Plan CHAPTER 5 - DISTRIBUTION SYSTEM EXISTING DISTRIBUTION SYSTEM The distribution system consists of all pipelines, valves, fittings, and other appurtenances used to convey water from the water sources and storage tanks to the water users. The existing water system contains about 52 miles of distribution pipe ranging in size from 4 to 21 inches in diameter. Figure 5-1 presents a summary of pipe length by diameter. FIGURE 5-1: SUMMARY OF PIPE LENGTH BY DIAMETER EXISTING DISTRIBUTION SYSTEM REQUIREMENTS Rule {R309-105-9(1) U.A.C.} applies to existing systems approved prior to January 1, 2007 and requires that distribution systems be able to maintain 20 psi at all points in the system during normal operating conditions and during conditions of fire flow plus peak day demand. Rule {R309-105-9(2) U.A.C.} adds the following minimum water pressure constraints: (a) 20 psi during conditions of fire flow plus peak day demand; (b) 30 psi during peak instantaneous demand; and (c) 40 psi during peak day demand. Rule {R309-105-9(2) U.A.C.} applies to new systems approved after January 1, 2007 and to new areas or subdivisions of existing systems approved after the same date. Much of Moab is subject to {R309-105-9(1) U.A.C.}; however, new developments will need to meet the criteria outlined by {R309-105-9(2) U.A.C.}. City of Moab 5-1 Page 134 of 282 Water Distribution and Storage Master Plan Existing Peak Instantaneous Demand Peak instantaneous demand is the highest demand on the peak day. The pipes in the distribution system must be large enough to convey the peak instantaneous demand while maintaining a pressure at connections above 30 psi. The peak day instantaneous demand was determined based on the peak day flow of 3,321 gpm and a peaking factor of 1.70. Based on these values, the peak instantaneous flow rate is 5,646 gpm. Existing Peak Day Plus Fire Flow Demand In accordance with DDW regulations, the distribution system must be capable of maintaining "20 psi during conditions of fire flow and fire demand experienced during peak day demand" (R309- 105-9(2)). Based on discussions with Moab City personnel, a minimum fire flow criterion of 1,500 gpm was selected for all locations in the distribution system. Larger fire flows may be required at larger structures throughout the system based on the International Fire Code and recommendations from the Moab Valley Fire Protection District. All fire flows were simulated under the state defined peak day demand conditions of 3,321 gpm as outlined by {R309-510-9(4) U.A.C.}. FUTURE PROJECTED DISTRIBUTION SYSTEM REQUIREMENTS The same performance standards used for the existing system also apply to the projected 2060 system. The performance of the 2060 system was evaluated for the following scenarios: peak day demands, peak instantaneous demands, and peak day plus fire flow demands. 2060 Peak Instantaneous Demand The projected peak day demand for the 2060 distribution system was 5,270 gpm. Assuming the same peaking factor of 1.70 applies to the build -out peak day demand gives a 2060 peak instantaneous demand of 8,959 gpm. 2060 Peak Day Plus Fire Flow Demand The build -out peak day plus fire flow scenario was evaluated in a similar manner as compared to the existing peak day plus fire flow scenario. It was assumed that the fire flow requirements would not change between the existing and build -out conditions. Generally, this is a conservative assumption as, over time, older buildings are replaced with newer buildings constructed in accordance with updated building codes. The build -out fire flow scenario was evaluated with a model demand of 5,270 gpm. COMPUTER MODEL A computer model of the City's water distribution system was developed to analyze the performance of the existing and future distribution system and to prepare solutions for existing facilities that cannot meet the DDW or City criteria for water system pressures. The software City of Moab 5-2 Page 135 of 282 Water Distribution and Storage Master Plan used for the model was EPANET 2.0, which is a computer program that models the hydraulic behavior of piping networks. Computer models were developed for three phases of water system development. The first phase was the development of a model of the existing system (existing model). This model was used for calibration and to identify deficiencies in the existing system. The geometry of the existing model was assembled using GIS data of distribution pipelines and facilities provided by Moab City. The model was calibrated based on SCADA data for Moab tanks and sources and based on additional communication with City personnel. A second model was developed which was used to identify those corrections necessary to improve existing system deficiencies (corrected existing model). This model includes the improvements recommended for the existing system. The third phase was the development of a future model to indicate those improvements that will be necessary for the projected 2060 condition (future model). MODEL COMPONENTS The two basic elements of the computer model are pipes and nodes. A pipe is described by its inside diameter, overall length, minor friction loss factors, and a roughness value associated with friction head losses. A pipe can include elbows, bends, valves, pumps, and other operational elements. Nodes are the end points of a pipe and they can be categorized as junction nodes or boundary nodes. A junction node is a point where two or more pipes meet, where a change in pipe diameter occurs, or where flow is put in or taken out of the system. A boundary node is a point where the hydraulic grade is known (a reservoir or PRV). The computer model of the water distribution system is not an exact replica of the actual water system. Efforts were made to make the model as complete and accurate as possible. Nonetheless, pipeline locations used in the model are approximate and some pipelines, particularly those smaller than 4 inches, may not be included in the model. Moreover, it is not necessary to include all of the distribution system pipes in the model to accurately simulate its performance. Pipe Network As indicated previously, the pipe network layout was based on GIS data proved to HAL. During model preparation, accuracy of the new model was verified by reviewing data through discussion with City personnel. Updates to the model were made by HAL throughout the master plan study. Demands Water demands were input to the model based on billing data from the summer of 2017. The peak demand month was determined from the billing data, and the billing addresses were geocoded in GIS in order to link the demands to a physical location. The geocoded demands City of Moab 5-3 Page 136 of 282 Water Distribution and Storage Master Plan were then assigned to the closest model demand node and the peak monthly flows were scaled to convert them into peak day flows. Daily variation in demand was modeled by applying a typical diurnal demand curve to the model demands. The diurnal curve is used to scale the average peak day demand to the peak instantaneous demand. The non -dimensional demand curve used for Moab is shown in Figure 5-2 1.8 1.6 1.4 Y 0.8 co a 0.6 0.4 0.2 0 0:00 3:00 6:00 9:00 12:00 15:00 18:00 21:00 0:00 Time FIGURE 5-2: NON -DIMENSIONAL PEAK DAY DIURNAL CURVE Based on the diurnal curve, the peak instantaneous demand occurs at 6:00 AM and the associated peaking factor is 1.70. Demand is elevated throughout the night as a result of automatic sprinkler irrigation. The high morning peak results from night time irrigation combined with high indoor use from people waking up and preparing for the day. The smaller evening peak is a result of evening irrigation and water use associated with people preparing for bed. Sources and Storage Tanks Moab's wells and springs serve as the drinking water sources in the model. The levels in the tanks are modeled in the extended period model scenario. The extended period model predicts the levels in the tanks as they fill from sources and empty to meet demand in the system. MODEL CALIBRATION A water system computer model should be calibrated before it may be relied on to accurately simulate the performance of the distribution system. Calibration was performed by comparing computer results with actual system performance. When the computer model does not match the field tests within an acceptable level of accuracy, the computer model is adjusted to match City of Moab 5-4 Page 137 of 282 Water Distribution and Storage Master Plan field conditions. Calibration is especially useful for identifying pipe sizes that are not correct and PRVs or isolation valves that are not operating as expected. Pipe roughness is an additional characteristic which may be adjusted during calibration. The model was calibrated primarily through the use of SCADA data. Source flows and tank levels were provided to HAL and the model was calibrated by adjusting production volumes and PRV settings so that the overall behavior of the network was reproduced within the model. A Darcy-Weisbach roughness coefficient of 0.85 millifeet was used for most model pipes. Calibration results are included in Appendix B. The overall flow patterns in the model matched the observed values very well. ANALYSIS METHODOLOGY The EPANET model was used to analyze the performance of the water system for current and projected future demands under three main operating conditions: low flow (highest pressure) conditions, peak instantaneous conditions, and peak day plus fire flow conditions. Each of these conditions stresses the water system so that the performance of the distribution system may be analyzed for compliance with DDW and Moab City's requirements. The results of the model for each of the conditions are discussed below. High Pressure Conditions Low flow or static conditions are usually the worst case for high pressures in a water distribution system. In the winter time, water demand during night time hours is very low, tanks are nearly full, and movement of water through the system is minimal. Under these conditions, the water system approaches a static condition and water pressure in the distribution system is dependent only upon the elevation differences and pressure regulating devices. Another condition similar to static condition that can also cause high pressures in the City's water system occurs in the summer when demand is low and pumps are on to fill storage tanks. The highest pressures are reached when pumps are on, tanks are almost full, and demand is low. Both of these high pressure conditions were simulated with the model. Peak Instantaneous Demand Conditions Peak Instantaneous demand conditions can sometimes be the worst -case scenario for low pressures throughout a water distribution system. A water system often reaches peak instantaneous demand conditions during the hottest days of the summer when both indoor and outdoor water use is the highest. The high demand creates elevated velocities in the distributions pipes which reduces pressure. DDW requires the pipes in the distribution system be capable of delivering peak instantaneous demand to the entire service area and maintain a minimum pressure of 30 psi at any service connection within the distribution system. Peak Day Demand Plus Fire Flow Conditions Even though peak instantaneous conditions are the worst -case for the lowest pressure and highest demand for the entire system, the peak day plus fire flow is often the worst -case City of Moab 5-5 Page 138 of 282 Water Distribution and Storage Master Plan scenario for the lowest pressures for specific locations in the system. This condition occurs when fire hydrants are being used on a day of high water demand. The distribution system must be capable of delivering the required fire flow to the specified location within the system, while supplying the peak day demand to the entire distribution system. In accordance with the requirements outlined by {R309-105-9(4) U.A.C.}, the required fire flows must be delivered while maintaining 20 psi minimum residual pressure at the delivery point and to all service connections within the distribution system. Peak Day Extended Period The peak day extended period model was used to model the water system performance over time. An extended period model is actually a static model run several times for each time period. The peak day extended period model was used to set system conditions for the static models, calibrate zone -to -zone water transfers, analyze system controls and the performance of the system over time, analyze system recommendations for performance over time, and analyze the water system for optimization recommendations. The peak day extended period model was run for several days with the peak day demand curve repeating every 24 hours such that the model operated in a stable pattern. The model has reached stabilization when the filling and emptying cycles of the tanks repeat in a consistent pattern without running empty. System recommendations for existing conditions and future conditions at build -out were checked with the extended period model to confirm adequacy. ANALYSIS RESULTS OF THE EXISTING SYSTEM The model output primarily consists of the computed pressures at nodes and flow rates through pipes. The model also provides additional data related to pipeline flow velocity and head loss to help evaluate the performance of the various components of the distribution system. Results from the model are available on a CD in Appendix C. Due to the large number of pipes and nodes in the model, it is impractical to prepare a figure which illustrates pipe numbers and node numbers. The reader should refer to the CD to review the full model output. Summary results for the various modeling scenarios are included below. For nearly all areas of the City, the observed pressures were below the City's preferred maximum pressure of 120 psi. The lone exception is a small area along the east side of Main Street near the intersection with Kane Creek Boulevard. The maximum observed pressures at that location reach 123 psi, slightly higher than the City's standard. One option that would reduce pressures in the area would be to transfer supply for the area from the Upper Pressure Zone to the Middle Pressure Zone by changing isolation valves. The pressure zone change would reduce the maximum pressure to about 76 psi. However, since the peak pressures are only slightly higher than the City's standard it may be preferable to accept the elevated pressures. Water users become accustomed to their existing level of service and changes in pressure (increases or decreases) may lead to complaints. In addition, automatic sprinkler systems and irrigation systems are often designed based on available pressures. Changes to available pressures may cause poor irrigation system performance. City of Moab 5-6 Page 139 of 282 Water Distribution and Storage Master Plan Minimum pressures were evaluated against a 40 psi standard under peak day demand conditions and 30 psi under peak instantaneous demand conditions. One small area of the system was not able meet the peak day demand minimum pressure criterion. The modeled pressure at the far south end of David Court was about 39 psi during peak day demand. The most direct solution for increasing the pressures at that location is to make piping changes at the corner of David Court and Doc Allen Drive. Currently, the pipeline in David Court is part of the Middle Pressure Zone. However, there is an Upper Zone transmission pipeline in Doc Allen Drive that connects to Mountain View Tank. Connecting the David Court pipe to the Upper Zone transmission pipeline in Doc Allen Drive would increase the peak day pressure at the south end of Doc Allen Drive to about 85 psi. Before making any changes, it is recommended that the City verify the pressures along David Court. All other areas of the City's drinking water system are able to meet the 40 psi peak day minimum pressure standard. The area of the system with the second lowest pressure under peak day demands is along 100 South at about 550 East. Peak day pressures in this area are about 44 psi. The remainder of the system is generally able to maintain at least 50 psi under peak day demands conditions. All areas of the system were able to meet the 30 psi minimum pressure under peak instantaneous demands. The two areas with lowest observed pressures were along David Court and 550 East 100 South. The minimum pressures at each location were 37 psi and 42 psi, respectively. Using modeling, several locations were identified that are not able to provide the minimum fire suppression flow of 1,500 gpm under peak day demand conditions. The majority of the identified shortcomings result from 4-inch and 6-inch diameter pipelines in residential areas. Projects that address the fire flow capacity at these locations are included within the recommendations toward the end of this chapter. Another distribution consideration relates to the Sunset Grill. Currently, it is connected to the City water system by way of a private individual booster pump. Typically, the Utah Division of Drinking Water does not approve private booster stations, unless through an "exception to rule". It is recommended that Moab City consult with the Division to determine if an exception is necessary. ANALYSIS RESULTS OF THE FUTURE SYSTEM The build -out system was analyzed based on the same parameters that were considered for the existing system. In general, the build -out model behaves similarly to the existing model. However, each of the pressure zones is expected to experience moderate growth. As a result of the growth, pressures within the future model are generally slightly lower and the pipeline velocities are slightly higher as compared to the existing model. A copy of the future model is included on the CD in Appendix C. City of Moab 5-7 Page 140 of 282 Water Distribution and Storage Master Plan The area with the highest pressures remained unchanged within the future model as compared to the existing model. The peak observed pressure occurs in the small area along the east side of Main Street near the intersection with Kane Creek Boulevard. Within the build -out model the peak observed pressure was 121 psi. As with the existing recommendation, it is suggested that the City accept these slightly elevated pressures. Regarding low pressures under peak day demand conditions, the area along David Court that had the lowest pressures in the existing model is assumed to be connected to the upper pressure zone within the future 2060 model. As a result, the observed pressure at that location will be about 75 psi under future peak day conditions. The lowest observed pressure within the future model occurred at about 550 East 100 North and is predicted to be 43 psi. Therefore, under 2060 peak day demand conditions, all locations within the future model are projected to meet the 40 psi minimum pressure standard. Similar to the existing model, all areas within the future model were able to meet the 30 psi minimum standard under peak instantaneous demand conditions. The lowest observed pressure in the future model was 40 psi at 550 East 100 North. Fire suppression modeling was also conducted for the future model. In general, fire suppression capacity is slightly lower in the future model due to the higher future demands. However, assuming that projects recommended for the existing system will be completed, no future fire flow deficiencies were identified. Lions Back Development The Lion's Back Development is a proposed development located northeast of the City (see Figure 5-3). Water supply for the Development was analyzed while reviewing the future system. It is projected that the development will contribute about 188 ERCs to the future Moab system, with an associated peak day demand of 175 gpm. In order to supply water to the development, a pump station, transmission pipeline, and a storage tank will be needed. The location of the proposed Development is somewhat higher in elevation than the existing Moab pressure zones. The highest elevation of any existing Moab service connection is about 4,195 feet. It is expected that the elevation of the Lion's Back Development will be at least 4,470 feet. In order to provide water to the development, it will be necessary to pump water from the existing Upper Pressure Zone into a future Lion's Back Zone. A logical water source to pump from is the existing 12-inch transmission pipeline that terminates at about 950 Sand Flats Road. The pump station will need to have two pumps, each with enough capacity to supply the peak day demand of the development. The peak day demand requirement should be verified once plans for the development have been finalized. Water is assumed to be conveyed from the pump station to the development via a pipeline installed in Sand Flats Road. The pipeline configuration shown in Figure 5-3 includes about 6,200 feet of pipe. At a conceptually level, the lower portion of the pipeline starting from the pump station up to the point where the storage tank pipeline splits off will need to be an 8-inch City of Moab 5-8 Page 141 of 282 Water Distribution and Storage Master Plan x a Q M N LL C (0 d N N (6 2 N (0 O a m c 0 j O .) m 0 o_ 0 5, U 9 (0 O 2 O W M N U N O d S W o m N Cl_ W � �E U LionsBackPump Lion's Back Tank Lion's Back Pipeline CITY OF MOAB WATER DISTRIBUTION AND STORAGE MASTER PLAN pipe. Larger pipe may be needed for the upper pipeline portion between the storage tank and the development; the sizing of that section will be governed by fire flow requirements. If an 8- inch pipe is installed between the tank and the development, modeling performed for this analysis indicates the fire suppression capacity will be about 1,500 gpm with a 20 psi residual pressure. Critical variables that affect fire flow capacity include the tank elevation, development elevation, and the distance between the tank and the development. The final determination for pipes sizes should be made during design. The storage tank will need to have capacity for equalization storage and fire suppression storage. For each ERC, the required equalization storage is 738 gallons. As a result, the total equalization storage requirement for the development is projected to be about 140,000 gallons. The total volume of a 2 hour fire suppression flow of 1,500 gpm is 180,000 gallons. In addition, due to the isolated nature of the development, it is recommended that consideration be given to allocating a portion of the storage volume as emergency storage. If 20% of the sum of equalization storage and fire suppression storage is set aside as emergency storage, the emergency storage volume would be 64,000 gallons. Summing the equalization, fire suppression, and emergency gives a total storage volume of 384,000 gallons. Prior to construction of this tank, the fire official should be consulted to verify that the fire flow volume is still adequate. Based on a review of the area's topography, the highest elevation that can be conveniently reached in constructing a storage tank is about 4,580 feet. Higher elevations are available, but only by significantly increasing the length of installed pipeline. If the tank is constructed with a floor elevation of 4,580 feet, a static pressure of 50 psi could be maintained to a connection at an elevation of 4,465 feet. The purpose of this analysis is to provide a basic framework for the proposed Lion's Back Development. All values should be verified once development plans have been completed. It has been assumed that the City will require the developer to construct all of the improvements that are needed for the development. For this reason, no project costs have been included for Lion's Back Development. EXISTING DISTRIBUTION SYSTEM RECOMMENDATIONS Recommendations for improvement projects were based on the modeling, as outlined above, and guidance provided by Moab City personnel. Recommendations have been categorized as existing system projects or as build -out system projects. Table 5-1 lists the existing distribution system projects. City of Moab 5-9 Page 143 of 282 Water Distribution and Storage Master Plan TABLE 5-1 EXISTING DISTRIBUTION SYSTEM PROJECTS PROJ # LOCATION PROBLEM SUGGESTED SOLUTION 1 970 David Court Peak day pressure is less than 40 psi Disconnect David Court pipeline from the Middle Zone at the intersection of David Court and Doc Allen Drive. Reconnect to Upper Zone transmission pipeline 2 Mill Creek Drive Frequent leaks and ruptures Replace 2,600 feet of 10-inch pipe and 2,700 feet of 12-inch pipe on Mill Creek Drive between Powerhouse Road and 400 East. 3 Southeast portion of Doc Allen Drive Available fire flow is less than 1,500 m gp Install 260 feet of 8-inch pipe in Dogwood Avenue between Mountain View Drive and Doc Allen Drive to connect existing Middle Zone pipelines 4 1000 West Kane Creek Boulevard Available fire flow is less than 1,500 gpm Install 3,000 feet of 10-inch pipeline in Kane Creek Boulevard between 500 West and 1000 West 5 Riversand Drive Available fire flow is less than 1,500 gpm Install 1,200 feet of 8-inch pipe to connect the pipeline in Riversand Road to the pipeline in Palisade Drive 6 1000 West 400 North Available fire flow is less than 1,500 gpm Install 1,200 feet of 10-inch pipe in 400 North between 750 West and 1000 West 7 200 North Stewart Lane Available fire flow is less than 1,500 gpm Install 850 feet of 8-inch pipe in Stewart Lane between 400 North and 200 North 8 470 West Carlos Court Available fire flow is less than 1,500 gpm Install 470 feet of 8-inch pipe in Carlos Court 9 1261 North Highway 191 Available fire flow is less than 1,500 gpm Install 770 feet of 8-inch pipe in Rubicon Trail between Highway 191 and Portal RV Resort 10 1700 North Highway 191 Available fire flow is less than 1,500 gpm Install 1,600 feet of 8-inch pipe on the south side of Highway 191 between 1500 North and 1700 North 11 300 North 100 West Available fire flow is less than 1,500 gpm The fire hydrant is connected to 4- inch pipeline. Swap connection to 12-inch pipeline 12 250 Williams Way Available fire flow is less than 1,500 gpm Install 820 feet of 8-inch pipe in Williams Way between 100 West and 250 Williams Way 13 264 West Center Street Available fire flow is less than 1,500 m gp Install 900 feet of 8-inch pipe in West Center Street between 100 West and 264 West Center Street City of Moab 5-10 Page 144 of 282 Water Distribution and Storage Master Plan PROJ # LOCATION PROBLEM SUGGESTED SOLUTION 14 194 North 300 East Available fire flow is less than 1,500 gpm Install 490 feet of 8-inch pipe in 300 East between 100 North and 194 North 15 521 East Center Street, 540 East 100 North Available fire flow is less than 1,500 gpm Install 800 feet of 8-inch pipe in Center Street between 400 East and 500 East 16 559 East to 672 East Nichols Lane Available fire flow is less than 1,500 gpm Connect to upstream side of 300 South 400 East PRV and install 1,280 feet of 8-inch pipe in 400 East between 300 South and Rosetree Lane and 1,050 feet of 8-inch pipe in Nichols Lane between 400 East and 674 East 17 498 East to 632 East Rosetree Lane Available fire flow is less than 1,500 gpm Install 500 feet of 8-inch pipe in Rosetree Lane between 400 East and 504 East 18 530 Bowen Circle Available fire flow is less than 1,500 gpm Install 680 feet of 8-inch pipe in Bowen Circle between 403 Bowen Circle and 530 Bowen Circle 19 350 East Pueblo Court Available fire flow is less than 1,500 gpm Install 910 feet of 8-inch pipe beginning at approximately 306 East 300 South to Pueblo Court 20 910 Powerhouse Lane Available fire flow is less than 1,500 gpm Disconnect fire hydrant from 8-inch pipe and reconnect to 12-inch pipe 21 730 Bartlett Avenue and 740 Bartlett Circle Available fire flow is less than 1,500 gpm Install 740 feet of 8-inch pipe in Bartlett Avenue between 500 West and 632 West The projects listed in Table 5-1 represent existing deficiencies and should be addressed in the near future. A project map is included as Figure 5-4. One additional item for the City to consider is upsizing the pipeline in Red Devil Drive. There is currently a 6-inch pipeline in Red Devil Drive which provides drinking water service and fire suppression flow to Grand County High School. The 6-inch pipeline receives water from a 10-inch pipeline in 400 East. Under current conditions, a fire suppression flow of 1,500 gpm can be supplied to the fire hydrant near the southeast corner of the school. Increasing the size of the pipe in Red Devil Drive to 10 inches boosts the available fire flow to more than 4,000 gpm. The school's fire flow requirement was not available for this study. The City should consider a more extensive review of the fire suppression requirements for the school and increase the pipe size, if needed. Recommended PRV Settings During the course of analyzing the system, PRV settings were adjusted with the goal of maximizing the usage of equalization storage while minimizing pressure fluctuations and energy costs. Table 5-2 presents the recommended PRV settings. City of Moab 5-11 Page 145 of 282 Water Distribution and Storage Master Plan HansEn num & LUCE nc INGIMEERS KANE CREEK BLVD Spring and Tank Mountainview Tank CITY OF MOAB WATER DISTRIBUTION AND STORAGE MASTER PLAN age 0 C� Lion's Back Tank Pump Station Powerhouse I Proposed Tank Well #6 Spring #1 Legend � Source 8 PRV b Future PRV b Existing Tank Future Tank b Lion's Back Tank Lion's Back Pump Station ® Connection Project Pipeline Project D i a 8 10 12 Existing Pipes Lion's Back Pipeline Pressure Zones Lower Middle Upper "` Well #10 Spring #2 Spring#3 WATER SYSTEM CAPITAL PROJECT MAP FIGURE 5-4 TABLE 5-2 RECOMMENDED PRV SETTINGS PRV Address From Zone To Zone Elevation (ft) Setting (psi) 300 South 400 East Upper Middle 4,070 76 890 Mountain View Drive Upper Middle 4,079 72 776 South Main Street Upper Middle 4,063 79 150 South 100 West Middle Middle 4,012 Open 983 North Main Street Middle Lower 4,021 63 170 South 500 West Middle Lower 3,992 76 The elevations and pressures given in Table 5-2 represent modeled values. Precise elevations were not available for the PRVs; as a result it is expected that some adjustment will be needed to these values. The guiding principle in selecting PRV settings is that settings should be high enough to protect pressures in the lower zone, but not so high that tank levels are prevented from diurnal fluctuation. FUTURE DISTRIBUTION SYSTEM RECOMMENDATIONS Assuming that each of the existing recommendations is implemented, no pressure or fire flow deficiencies are projected to exist in the future system. Still, it is recommended that the City fund a pipeline replacement program. Pipelines should be scheduled for replacement based on priority, and in order to take advantage of road resurfacing projects and other situations of convenience. Pipelines smaller than 8-inches in diameter, older pipelines, and pipelines where frequent repairs have been needed should all be considered as high priority for replacement. The State recommends that at least 5% of the annual drinking water budget be set aside for facility replacement. CONTINUED USE OF THE COMPUTER PROGRAM It is recommended that the City continue updating the model as the water system changes. Below is a list of ways in which the model could help the City with water system management. The computer model can assist City staff in determining: • Effect on the system if individual facilities are added or taken out of service • Selection of pipe diameters and location of proposed water mains • Capacity of the water system to provide fire flows in specific areas • Water age for water quality monitoring • Residual chlorine and fluoride levels in the system The computer model should be maintained for future use. Necessary data required for continued use of the program are: City of Moab 5-12 Page 147 of 282 Water Distribution and Storage Master Plan " T h e l o c a t i o n , l e n g t h , d i a m e t e r , p i p e m a t e r i a l , a n d g r o u n d e l e v a t i o n a t e a c h e n d o f e a c h n e w p i p e l i n e c o n s t r u c t e d " C h a n g e s i n w a t e r s u p p l y l o c a t i o n a n d c h a r a c t e r i s t i c s " L o c a t i o n a n d d e m a n d f o r n e w l a r g e c u s t o m e r s " C h a n g e s i n c h l o r i n e a n d f l u o r i d e d o s i n g r a t e s a n d p r o c e d u r e s C i t y o f M o a b 5 - 1 3 P a g e 1 4 8 o f 2 8 2 W a t e r D i s t r i b u t i o n a n d S t o r a g e M a s t e r P l a n CHAPTER 6 - OPTIMIZATION OPTIMIZATION OVERIEW Three parameters drive the operation of a water system: system performance, water quality, and energy efficiency (Figure 6-1). Water systems can be characterized by any degree or combination of these three parameters. One system may perform well but incur high energy costs. Another may be energy efficient but is not sufficiently pressurized during peak demand. Still another may perform well hydraulically but fail to meet requirements for chlorine residual. System optimization is the process whereby a distribution network is evaluated in order to identify potential improvements that will allow the network to operate in the region where energy efficiency, system performance, and water quality are balanced. ENERGY EFFICIENCY Ilk OPTIMIZED SYSTEM SYSTEM WATER PERFORMANCE QUALITY FIGURE 6-1: WATER SYSTEM OPTIMIZATION DIAGRAM System optimization was considered throughout the development of this master plan. One of the basic principles used was to limit unnecessary energy losses. Energy losses have a direct impact on energy efficiency and system performance. Many of the changes that reduce energy losses also promote water circulation, which improves water quality. The following paragraphs describe how optimization was applied in the development of the recommendations included in this master plan to further optimize the system. City of Moab 6-1 Page 149 of 282 Water Distribution and Storage Master Plan ENERGY AND SYSTEM PERFORMANCE PRV settings are an ideal example for the application of optimization principles. PRVs can provide a useful means of reducing pressure fluctuations in lower zones by allowing water to flow to the lower zone during peak flow events. However, setting a PRV too high can have the opposite effect within the upper zone. High PRV flows elevate the flow velocity in the upper zone, which in turn increases pressure fluctuations. Furthermore, high PRV settings prevent the equalization storage in tanks from being fully utilized, leading to wasted energy. The solution is to set PRVs at a level where pressures in the lower zones are protected, but flow through the PRV is limited. The settings included within the previous chapter were chosen to keep daily pressure fluctuations under 20 psi while meeting minimum pressure standards for peak day, peak instantaneous, and emergency demand scenarios. Another example of applying optimization principals during the development of this master plan is in selecting a location for the future drinking water storage tank. The location of the storage tank was selected in order to make use of existing facilities, while providing hydraulic and energy advantages. The proposed location is at an elevation that allows sources to gravity flow to the tank, but also preserves as much energy as possible. Because the tank is at a higher elevation than other existing tanks, the City will have additional flexibility to push water to lower pressure zones. It may even be possible to install an in -line generator or micro -hydro station that could convert excess head into electricity. Pumping Costs Producing, treating, and delivering high -quality water requires energy, which is usually a water utility's largest operational expense and can account for 30%-40% of municipal energy consumption (EPA 2015). Efforts to increase energy efficiency bring financial savings and can facilitate improvements in water quality and hydraulic performance. The City should prioritize water usage from sources with the lowest cost water. Springs 1, 2, and 3 are the cheapest sources because no pumping is needed. Moab's pumped sources should only be used during times when Springs 1, 2, and 3 cannot supply enough water to meet the City's demand. As part of the optimization analysis HAL performed a qualitative review of the City's pumping facilities. Energy intensity describes the amount of energy needed to produce a unit volume of water and is often measured in kilowatt-hours per million gallons. Since energy use and pumping costs are directly related, energy intensity serves as a useful proxy for comparing the relative pumping costs of different sources. The energy intensity of a pumped source is proportional to the pump's lift, assuming efficiency is constant. Therefore, if two wells with identical pump efficiencies are considered, one that lifts water from a depth of the 500 feet, and one that lifts from a depth 1,000 feet. The well that lifts water 500 feet will have half the energy intensity of the other well, and produce water at half the cost in energy. Due to the relationship between pump lift and energy use, it is expected that the next City's next cheapest water source after Springs 1, 2, and 3 will be Skakel Springs. Although Skakel Springs requires pumping to lift water into Skakel Tank, the lift associated with pumping a spring is generally much less than the lift needed to pump a well. Wells 6 and 10 are expected to be the City's highest cost water City of Moab 6-2 Page 150 of 282 Water Distribution and Storage Master Plan sources and should be used when the flow of the Springs is not sufficient to meet the City's demand. Based on Figure 3-1, the City is already utilizing sources quite efficiently. In 2016, Springs 1, 2, and 3 met the base demand for the City through the year. As demand increased, Skakel Springs and Well 6 were added in March, and Well 10 was added in May. One potential area of improvement is to focus on not utilizing Well 6 to the detriment of Skakel Springs. In Figure 3-1 Skakel Springs does not reach peak volume until June. Based on the data provided it is not clear whether this is due to water availability as a result of seasonal fluctuations in spring flow, or due to discretionary choices in source utilization. When possible, water from Skakel Springs should be utilized before water from the wells, and the wells should not be utilized until production from Skakel Springs has been maximized. CHLORINE MODELING Moab City provided chlorine field test results for locations within the distribution system that were collected during 2017. A comparison of the chlorine modeling data and field sampling results is included in Appendix D. The modeled concentrations were generally in good agreement with field concentrations. Figure 6-2 shows the model output from the chlorine modeling. Within the figure, pipes shown in blue represent locations with relatively low chlorine residual while areas shown in green represent comparatively high chlorine concentration. Areas with low chlorine residual include locations that are relatively far from chlorinated sources or else dead end pipelines with low flow velocities. Operational practices can help maintain good chlorine residuals. For example, water levels in storage tanks should be allowed to fluctuate throughout the day. Peak flows should be met by water from storage tanks rather than by increasing source production. Meeting peak flows with storage volume helps turnover the water in the tank, improving residual chlorine concentrations. As long as the water levels do not drop below the fire suppression levels outlined in Table 4-1, diurnal variation in tank level is beneficial. WATER AGE AND DISINFECTION BYPRODUCTS While chlorine is an effective disinfectant in controlling many microorganisms in drinking water, it reacts with natural material found in drinking water to form potentially harmful disinfection byproducts (DBPs). Accordingly, the Environment Protection Agency (EPA) has developed rules to balance the risks between microbial pathogens and DBPs. A drinking water system needs enough chlorine to destroy pathogens but also not produce excessive DBP. The extended period model was used to predict the areas in the water system that have the highest potential for DBP production. The potential for DBP production is higher in warmer and older water. Consequently, a water age model provides valuable insight into areas with the highest potential for DBP production. Water age was calculated for every location in the system by running the model to simulate several days in the summer scenario. Figure 6-3 illustrates the results of the water age model scenario at 240 hours using the Existing Model. City of Moab 6-3 Page 151 of 282 Water Distribution and Storage Master Plan Nearly all of the system receives fresh water every three days. Dead end lines with little to no demand have the worst circulation in the model. Areas located along the extremities of the system also tend to have higher water age. It is recommended that the City use the water age model to ensure DBP sampling is occurring at the locations with the highest DBP production potential. SUMMARY OF OPTIMIZATION RECOMMENDATIONS Based on the finding and observations presented above, the following recommendations are provided: 1. Set PRVs so that equalization storage is utilized while pressure fluctuations are controlled. 2. Prioritize usage of lower cost source water. 3. Monitor water quality test results. In particular, chlorine should be tested in areas the model identifies as having lower chlorine residual levels. 4. Monitor water quality in areas identified as having higher age. City of Moab 6-4 Page 152 of 282 Water Distribution and Storage Master Plan Legend Chlorine Residual (mg/L) > 0.40 0.31 - 0.40 0.21 - 0.30 0.11 - 0.20 0.00 - 0.10 FIGURE 6-2: CHLORINE CONCENTRATIONS IN MOAB CITY City of Moab 6-5 Page 153 of 282 Water Distribution and Storage Master Plan Legend Water Age (hours) - > 96 72 - 96 48 - 72 24 - 48 - 0-24 FIGURE 6-3: WATER AGE IN MOAB CITY City of Moab 6-6 Page 154 of 282 Water Distribution and Storage Master Plan CHAPTER 7 - CAPITAL IMPROVEMENTS PLAN Throughout the master planning process, the three main components of the City's water system (source, storage, and distribution) were analyzed to determine the system's ability to meet existing demands and the anticipated future demands at build -out. After identifying system deficiencies, possible solutions were studied by HAL for feasibility. Conceptual costs were developed for the most cost effective solutions. PRECISION OF COST ESTIMATES When considering cost estimates, there are several levels or degrees of precision, depending on the purpose of the estimate and the percentage of detailed design that has been completed. Master planning level (sometimes referred to as conceptual or feasibility design level) costs are relatively crude as compared to costs developed based on preliminary design or final design. The purpose of master planning is to develop general sizing, location, cost, and scheduling information on a number of individual projects that may be designed and constructed over a period of many years. Master planning also typically includes the selection of common design criteria to help ensure uniformity and compatibility among future individual projects. Details such as the exact capacity of individual projects, the level of redundancy, the location of facilities, the alignment and depth of pipelines, the extent of utility conflicts, the cost of land and easements, the construction methodology, the types of equipment and material to be used, the time of construction, interest and inflation rates, permitting requirements, etc., are typically developed during the more detailed levels of design. At the preliminary or 10% design level, some of the aforementioned information will have been developed. Major design decisions such as the size of facilities, selection of facility sites, pipeline alignments and depths, and the selection of the types of equipment and material to be used during construction will typically have been made. After the project has been completely designed, and is ready to bid, all design plans and technical specifications will have been completed and nearly all of the significant details about the project should be known. Cost estimates at this level of design will be more precise as compared to master planning and preliminary design levels. However, there are still many factors that can heavily influence the cost of a project. A few of those include construction timing, contractor work backlog, the time of year in which bids are held, etc. SYSTEM IMPROVEMENT PROJECTS As discussed in previous chapters, several source, storage and distribution system deficiencies were identified during the system analysis. Project costs for water system improvements are presented in Table 7-1 with map IDs corresponding to the project locations shown in Figure 5-4. Each recommendation includes a conceptual cost estimate for construction. City of Moab 7-1 Page 155 of 282 Water Distribution and Storage Master Plan Unit costs for the construction cost estimates are based on conceptual level engineering. Sources used to estimate construction costs include: 1. "Means Heavy Construction Cost Data, 2017" 2. Price quotes from equipment suppliers 3. Recent construction bids for similar work All costs are presented in 2018 dollars. Recent price and economic trends indicate that future costs are difficult to predict with certainty. Engineering cost estimates provided in this study should be regarded as conceptual level for use as a planning guide. Only during final design can a definitive and more accurate estimate be provided for each project. A cost estimate calculation for each project is provided in Appendix E and Table 7-1 provides a cost summary for the recommended system improvements. TABLE 7-1 PROJECT COSTS FOR SYSTEM IMPROVEMENTS (Listed by Map ID order) TYPE MAP ID RECOMMENDED PROJECT COST Source NA Develop source redundancy $2,025,000 Source NA Construct a new drinking water well for future growth $2,025,000 Storage NA o struct a new storage tank with a capacity of 2.2 Construct MG $2 970,000 Distribution 1 Disconnect David Court pipeline from the Middle Zone at the intersection of David Court and Doc Allen Drive. Reconnect to Upper Zone transmission pipeline $27,000 Distribution 2 Install 2,600 feet of 10-inch pipe and 2,700 feet of 12" pipe along Mill Creek Drive between Powerhouse Road and 400 East. $956,000 Fire 3 Install 260 feet of 8-inch pipe in Dogwood Avenue between Mountain View Drive and Doc Allen Drive to connect existing Middle Zone pipelines $39,000 Fire 4 Install 3,000 feet of 10-inch pipeline in Kane Creek Boulevard between 500 West and 1000 West $522,000 Fire 5 Install 1,200 feet of 8-inch pipe to connect the pipeline in Riversand Road to the pipeline in Palisade Drive $180,000 Fire 6 Install 1,200 feet of 10-inch pipe in 400 North between 750 West and 1000 West $209,000 City of Moab 7-2 Page 156 of 282 Water Distribution and Storage Master Plan TYPE MAP ID RECOMMENDED PROJECT COST Fire 7 Install 850 feet of 8-inch pipe in Stewart Lane between 400 North and 200 North $127,000 Fire 8 Install 470 feet of 8-inch pipe in Carlos Court $70,000 Fire 9 Install 770 feet of 8-inch pipe in Rubicon Trail between Highway 191 and Portal RV Resort $115,000 Fire 10 Install 1,600 feet of 8-inch pipe on the south side of Highway 191 between 1500 North and 1700 North $240,000 Fire 11 The fire hydrant is connected to 4-inch pipeline. Swap connection to 12-inch pipeline at 300 North 100 West $115,000 Fire 12 Install 820 feet of 8-inch pipe in Williams Way between 100 West and 250 Williams Way $240,000 Fire 13 Install 900 feet of 8-inch pipe in West Center Street between 100 West and 264 West Center Street $14,000 Fire 14 Install 490 feet of 8-inch pipe in 300 East between 100 North and 194 North $73,000 Fire 15 Install 800 feet of 8-inch pipe in Center Street between 400 East and 500 East $120,000 Fire 16 Connect to upstream side of 300 South 400 East PRV and install 1,280 feet of 8-inch pipe in 400 East between 300 South and Rosetree Lane and 1,050 feet of 8-inch pipe in Nichols Lane between 400 East and 674 East $349,000 Fire 17 Install 500 feet of 8-inch pipe in Rosetree Lane between 400 East and 504 East $75,000 Fire 18 Install 680 feet of 8-inch pipe in Bowen Circle between 403 Bowen Circle and 530 Bowen Circle $102,000 Fire 19 Install 910 feet of 8-inch pipe beginning at approximately 306 East 300 South to Pueblo Court $136,000 Fire 20 Disconnect fire hydrant from 8-inch pipe and reconnect to 12-inch pipe at Mill Creek Drive and Powerhouse Lane $14,000 Fire 21 Install 740 feet of 8-inch pipe in Bartlett Avenue between 500 West and 632 West $111,000 TOTAL $10,854,000 City of Moab 7-3 Page 157 of 282 Water Distribution and Storage Master Plan The above noted projects have been prioritized to provide the City guidance for which order the projects should be pursued. The fire flow projects were prioritized based on available fire flow volume. The future project was given lower priority since it provide for future growth and isn't immediately needed. It should be noted that the selection of criteria and priorities is subjective. As the City personnel evaluate project priorities, the City may wish to alter the order of the priorities. TABLE 7-2 PROJECT COSTS FOR SYSTEM IMPROVEMENTS (Listed in Priority order) PRIORITY MAP ID RECOMMENDED PROJECT' COST 1 NA Develop source redundancy $2,025,000 1 NA Construct a new storage tank with a capacity of 2.2 MG $2,970,000 2 2 Install 2,600 feet of 10-inch pipe and 2,700 feet of 12" pipe along Mill Creek Drive between Powerhouse Road and 400 East. $956,000 3 16 Connect to upstream side of 300 South 400 East PRV and install 1,280 feet of 8-inch pipe in 400 East between 300 South and Rosetree Lane and 1,050 feet of 8-inch pipe in Nichols Lane between 400 East and 674 East $349,000 4 17 Install 500 feet of 8-inch pipe in Rosetree Lane between 400 East and 504 East $75,000 5 9 Install 770 feet of 8-inch pipe in Rubicon Trail between Highway 191 and Portal RV Resort $115,000 6 13 Install 900 feet of 8-inch pipe in West Center Street between 100 West and 264 West Center Street $14,000 7 8 Install 470 feet of 8-inch pipe in Carlos Court $70,000 8 5 Install 1,200 feet of 8-inch pipe to connect the pipeline in Riversand Road to the pipeline in Palisade Drive $180,000 9 6 Install 1,200 feet of 10-inch pipe in 400 North between 750 West and 1000 West $209,000 10 7 Install 850 feet of 8-inch pipe in Stewart Lane between 400 North and 200 North $127,000 11 19 Install 910 feet of 8-inch pipe beginning at approximately 306 East 300 South to Pueblo Court $136,000 City of Moab 7-4 Page 158 of 282 Water Distribution and Storage Master Plan PRIORITY MAP ID RECOMMENDED PROJECT' COST 12 4 Install 3,000 feet of 10-inch pipeline in Kane Creek Boulevard between 500 West and 1000 West $522,000 13 1 Disconnect David Court pipeline from the Middle Zone at the intersection of David Court and Doc Allen Drive. Reconnect to Upper Zone transmission pipeline $27,000 14 3 Install 260 feet of 8-inch pipe in Dogwood Avenue between Mountain View Drive and Doc Allen Drive to connect existing Middle Zone pipelines $39,000 15 18 Install 680 feet of 8-inch pipe in Bowen Circle between 403 Bowen Circle and 530 Bowen Circle $102,000 16 11 The fire hydrant is connected to 4-inch pipeline. Swap connection to 12-inch pipeline at 300 North 100 West $115,000 17 14 Install 490 feet of 8-inch pipe in 300 East between 100 North and 194 North $73,000 18 20 Disconnect fire hydrant from 8-inch pipe and reconnect to 12-inch pipe at Mill Creek Drive and Power House Lane $14,000 19 10 Install 1,600 feet of 8-inch pipe on the south side of Highway 191 between 1500 North and 1700 North $240,000 20 15 Install 800 feet of 8-inch pipe in Center Street between 400 East and 500 East $120,000 21 12 Install 820 feet of 8-inch pipe in Williams Way between 100 West and 250 Williams Way $240,000 22 21 Install 740 feet of 8-inch pipe in Bartlett Avenue between 500 West and 632 West $111,000 23 NA Construct a new drinking water well for future growth $2,025,000 TOTAL $10,854,000 The proposed future well project addresses future needs and the proposed storage tank and redundancy projects address a combination of future and existing needs. All other projects address existing deficiencies and are not impact fee eligible. The existing system improvement projects are recommended to be completed within 5 years. A summary of the expected project costs, over the next 5 years, is shown in Table 7-, separated by non -impact fee eligible costs and impact fee eligible costs. City of Moab 7-5 Page 159 of 282 Water Distribution and Storage Master Plan TABLE 7-3 FIVE YEAR COST SUMMARY Project Non -Impact Fee Eligible Cost Impact Fee Eligible Cost Fire Flow Projects: $2,851,000 $0 Distribution Projects: $983,000 $0 Source Projects: $1,276,400 $749,000 Storage Projects: $864,000 $2,106,000 Subtotal $5,974,400 $2,855,000 Total $8,830,000 Aside from pipeline replacement, the only project forecasted during the 6 to 40 year time frame is the proposed drinking water well. The estimated cost for the well is $2,025,000 and the full cost is eligible to be funded by impact fees. FUNDING OPTIONS Funding options for the recommended projects, in addition to water use fees, could include the following options: general obligation bonds, revenue bonds, State/Federal grants and loans, and impact fees. In reality, the City may need to consider a combination of these funding options. The following discussion describes each of these options. With respect to water use fees, it is recommended that the City evaluate water rates periodically. Rates should be sufficient to cover the full cost of producing and delivering water and maintaining the system so that it is not necessary to subsidize the water system with other funding sources. Failure to perform proper maintenance and pipeline replacement may create an eventual significant financial burden on ratepayers. Old, unstable and leaky pipes cause significant inefficiency, interfere with conservation efforts, and increases the potential for a water quality health risk. Also, failure to collect the proper impact fees can also place a burden on user rates because once the new connections are on the system, the system upgrades cannot be paid for by impact fees. Charging customers for the true current cost of water reinforces the idea that water is a valuable commodity, and helps fund the system. General Obligation Bonds This form of debt enables the City to issue general obligation bonds for capital improvements and replacement. General Obligation (G.O.) bonds are debt instruments backed by the full faith and credit of the City, which would be secured by an unconditional pledge of the City to levy assessments, charges or ad valorem taxes necessary to retire the bonds. G.O. bonds are the lowest -cost form of debt financing available to local governments and can be combined with other revenue sources such as specific fees, or special assessment charges to form a dual City of Moab 7-6 Page 160 of 282 Water Distribution and Storage Master Plan security through the City's revenue generating authority. These bonds are supported by the City as a whole, so the amount of debt issued for the water system is limited to a fixed percentage of the real market value for taxable property within the City. Revenue Bonds This form of debt financing is also available to the City for utility related capital improvements. Revenue bonds are not backed by the City as a whole, but constitute a lien against the water service charge revenues of a Water Utility. Revenue bonds present a greater risk to the investor than do G.O. bonds, since repayment of debt depends on an adequate revenue stream, legally defensible rate structure and sound fiscal management by the issuing jurisdiction. Due to this increased risk, revenue bonds generally require a higher interest rate than G.O. bonds. This type of debt also has very specific coverage requirements in the form of a reserve fund specifying an amount, usually expressed in terms of average or maximum debt service due in any future year. This debt service is required to be held as a cash reserve for annual debt service payment to the benefit of bondholders. Typically, voter approval is not required when issuing revenue bonds. State/Federal Grants and Loans Historically, both local and county governments have experienced significant infrastructure funding support from state and federal government agencies in the form of block grants, direct grants in aid, interagency loans, and general revenue sharing. Federal expenditure pressures and virtual elimination of federal revenue sharing dollars are clear indicators that local government may be left to its own devices to fund infrastructure. However, state/federal grants and loans should be investigated as a possible funding source for needed water system improvements. Impact Fees Impact fees can be applied to water related facilities under the Utah Impact Fees Act. The Utah Impacts Fees Act is designed to provide a logical and clear framework for establishing new development assessments. It is also designed to establish the basis for the fee calculation which the City must follow in order to comply with the statute. However, the fundamental objective for the fee structure is the imposition on new development of only those costs associated with providing or expanding water infrastructure to meet the capacity needs created by that specific new development. Also, impact fees cannot be applied retroactively. SUMMARY OF RECOMMENDATIONS Several recommendations were made throughout the master report. The following is a summary of the recommendations organized by category. City of Moab 7-7 Page 161 of 282 Water Distribution and Storage Master Plan Source 1. Develop an additional drinking water source to provide redundant capacity. 2. Meet future needs by developing new sources of at least 1,930 gpm. Storage 1. Construct a new storage tank with a capacity of 2.2 MG. Distribution 1. Construct all of the projects addressing existing deficiencies within 5 years if possible. 2. Maintain an updated model of the drinking water system. 3. Fund a pipeline replacement project. Optimization 1. Set PRVs so that equalization storage is utilized while pressure fluctuations are controlled. 2. Prioritize usage of lower cost source water. 3. Monitor water quality test results. Chlorine should be tested in areas the model identifies as having lower chlorine residual levels. 4. Monitor water quality in areas identified as having higher age through disinfection byproduct testing. City of Moab 7-8 Page 162 of 282 Water Distribution and Storage Master Plan REFERENCES Bowen Co!lens & Associates. 2017. Sanitary Sewer Master Plan. Environmental Protection Agency (EPA). 2010. Fluoride: Dose -Response Analysis For Non - cancer Effects. EPA 820-R-10-019. U.S. Environmental Protection Agency, Health and Ecological Criteria Division, Office of Water. Washington, D.C. EPA (U.S. Environmental Protection Agency). 2015. "Water/Wastewater." State and Local Climate and Energy Program. http://www3.epa.gov/statelocalclimate/local/topics/water.html. (accessed Sep. 28, 2017) Governor's Office of Planning & Budget, 2012. 2012 Baseline Projections: Sub -County Population Projections gomb. utah.gov/wp-content/u ploads/sites/7/2013/08/Subcounty-Pop-Projections-2013.xlsx (accessed Sep. 28, 2017). International Fire Code Institute, Uniform Fire Code, 2017. RSMeans, 2017. RSMeans Heavy Construction Cost Data. Norwell, MA: Construction Publishers & Consultants. United States Census Bureau. 2016. QuickFacts. https://www.census.gov/quickfacts/table/PST045215/4950700/accessible (Accessed 09/28/2017). Utah Administrative Code R309-200. Monitoring and Water Quality: Drinking Water Standards. rules.utah.gov/publicat/code/r309/r309-200.htm (accessed Sep. 28, 2017) Utah Administrative Code R309-500. Facility Design and Operation: Plan Review, Operation and Maintenance Requirements. rules.utah.gov/publicat/code/r309/r309-500.htm (accessed Sep. 28, 2017) Utah Administrative Code R309-510. Facility Design and Operation: Minimum Sizing Requirements. rules.utah.gov/publicat/code/r309/r309-510.htm (accessed Sep. 28, 2017) City of Moab R-1 Water Distribution and Storage Master Plan Page 163 of 282 APPENDIX A ERC Calculations Page 164 of 282 H nn11En & LucEinc ENGINEERS CLIENT City of Moab SHEET 1 OF 2 PROJECT Water Distirbution and Storage Master Plan FEATURE ERC Calculations COMPUTED RTC PROJECT NO 380.09.100 DATE 2/24/18 Abbreviations: AF = acre-feet DWR = Utah Division of Water Rights ERC = equivalent residential connection GOMB = Governor's Office of Management and Budget gpm = gallon per minute Referenced DWR data can be found at: https://www.waterrights.utah.gov/cgi-bin/wuseview.exe?Modinfo=Pwsview&SYSTEM ID=1164 Key: Input Calculated Value Water Use and ERC Calculations Moab service area population Total water use Residential connections Total Connections Residential water use Average Residential flow rate Residential demand per ERC Non residential water use Non residential water use Summation of ERCs from non-residential demands = Total ERCs = Existing State Standard Peak Day Flow Computation 5,490 1,812 1,575 2,073 800 (from 2016 use data reported to DWR) AF (See DWR 2016 annual use data) (from 2016 DWR data) (from 2016 DWR data) AF (from 2016 DWR data) 496 gpm gpm/ERC AF gpm ERCs 0.315 1,012 627 1,994 3,569 Indoor Demand Calculations Peak Day Indoor Demand = Total Peak Day Indoor Demand = 800 1,983 Outdoor Demand Back Calculating Using Production Data July 2016 volume = July 2016 average flow = December 2016 volume = December 2016 avg. flow = December 2016 Per ERC avg. demand = December 2016 daily volume per ERC = Peak Month outdoor demand = Add 20% to estimate peak day Outdoor demand per ERC = State Standards, outdoor demand = Irrigated acres/ERC = Total irrigated acreage = 306.6 2,238 97.3 710 0.199 286.51 1528 1833 0.514 4.52 0.114 406 ERCs ERCs were calculated based on R309-110-4 of Utah Admin. Code gallons/day (see R309-510-7) gpm AF (from DWR data) gpm AF (from DWR data) gpm gpm/ERC gal/day g pm (2,238 gpm-710 gpm) gpm gpm/ERC This analysis assumes the difference between July and December demands is outdoor demand gpm/irr acre (see R309-510-7) acres acres C:\Users\rchristensen\OneDrive\Synced Folders\380.09.100 Water Distribution and Storage Master Plan\ENG\Calculations\Moab cost estimate.xlsx Page 165 of 282 HA ufn & LUCE= ENGINEERS CLIENT City of Moab SHEET 2 OF 2 PROJECT Water Distirbution and Storage Master Plan FEATURE ERC Calculations COMPUTED RTC PROJECT NO 380.09.100 DATE 2/24/18 Outdoor Demand Calculated Based on Random Sample Lot Measurements There is wide variation between lot sizes, and some clearly do not irrigate Average irrigable acreage = Effective irrigated acreage = Total Outdoor Peak Day Demand = Outdoor demand per ERC = Recommended Indoor Plus Outdoor Peak Day Demand State standard total peak day demand = Total demand/ERC = Indoor Plus Outdoor Average Day Demand Indoor state standard demand = Outdoor state standard demand = State Standard Annual Demand = State Standard Annual Demand = Demands Based on Measured Production Volumes 0.115 0.083 1,339 0.375 3,321 0.93 146,000 0.448 2.69 0.223 2,396 1,485 Estimated peak day flow using production data (peak month+20%) = Demand per ERC using peak month+20% = From daily meter readings, the overall highest value was From daily meter readings, the highest 3 day average was Peak Day/Average Day peaking factor = Assumed Peak Instantaneous/Peak Day peaking factor = Calculated peak instantaneous flow = Future Peak day Model Flow Computation 2,946 3,185 2,754 2 1.7 1.40 Existing Moab Population = 5,490 irr acre/ERC irr acre/ERC gpm THIS VALUE USED gpm/ERC gpm (1,983 gpm+1,339 gpm) gpm/ERC gallons/ERC AF/ERC AF/irr. Acre AF/ERC acre-feet gpm (compare to 1,123 gpm) State standard values for annual average demand are defined within R309-510-7 gpm (from Sep. 2016 DWR data) gpm/ERC gpm (July 6, 2017) gpm (June 23 to 25, 2017) (using peak month+20%) (Based on HAL experience) gpm/ERC The recent update to Moab's sewer master plan used a growth rate of 1.1% through 2035 and 1.02% between 2035 and 2060. These values result in the following forecasts. Year Population L 5,490 36 6,058 6,399 6,758 8,710 ERCs 3,569 I 3,728 I 3,938 I 4,159 I 4,393 I 5,662 2060 ERCs = 2060 Peak Day Demand = 2060 Average Day Demand = 5,662 5,269 2,356 ERCs gpm gpm Page 166 of 282 APPENDIX B Calibration Data Page 167 of 282 Tank Level Calibration Data 4171 0 4170.0 4169.0 4168.0 ead fo Node S a el Tan • • 6 10 12 Time (hours) 22 24 4332.0 4331.0 ead fo Node Po e o se Tan 10 12 Time (hours) • 14 16 18 20 22 24 Page 168 of 282 ead fo Node Mo ntain ie Tan 4334.0- 4333.0- m 4332.0- z x 4331.0- ■ 4330.0- • 2 4 6 8 10 12 14 Time (hours) 16 18 20 22 24 Page 169 of 282 APPENDIX C Model Data Page 170 of 282 APPENDIX D Water Quality Data Page 171 of 282 Comparison of Field Sampling and Modeled Chlorine Residuals Field Samping Results Model Results Chlorine Sampling Location Jan-17 Feb-17 Mar-17 Mar-17 Apr-17 May-17 Jun-17 Jul-17 Aug-17 Sep-17 High Low Avg. Node Public Works Shop 0.3 0.4 0.3 0.3 0.3 0.35 0.31 0.34 18982 Riverside Plumbing 0.3 0.3 0.3 0.3 0.3 0.30 0.34 0.32 14352 City Market 0.3 0.3 0.4 0.3 0.2 0.31 0.37 0.36 16282 Grand County School District 0.3 0.4 0.3 0.3 0.33 0.35 0.34 16582 Super 8 Motel 0.3 0.3 0.3 0.3 0.2 0.40 0.41 0.41 11812 Western Spirit 0.3 0.4 0.4 0.3 0.3 0.36 0.32 0.35 1186 USU Extension Office 0.4 0.4 0.3 0.2 0.35 0.30 0.33 1170 Dr. Hackney Office 0.4 0.4 0.3 0.3 0.38 0.31 0.36 16300 BLM Office Dog Wood 0.4 0.4 0.4 0.3 0.38 0.29 0.33 11594 Grand Senior Center 0.4 0.3 0.2 0.2 0.34 0.30 0.33 1508 Sweet Cravings 0.3 0.3 0.3 0.3 0.28 0.25 0.26 12024 Eastern Utah Credit Union 0.4 0.3 0.3 0.3 0.38 0.36 0.38 11078 Grand County Credit Union 0.3 0.2 0.2 0.3 0.27 0.20 0.25 13386 Moab City Hall 0.3 0.3 0.2 0.2 0.32 0.30 0.31 J928 Sleep Inn Motel 0.4 0.3 0.3 0.3 0.37 0.31 0.35 16260 Shell Gas Station 0.3 0.3 0.2 0.28 0.27 0.27 14778 Field results represent a snap shot of the day and time water samples were collected. The model results vary continuously and water moves through the system. For this reason a range is provided for the model results. Page 172 of 282 APPENDIX E Cost Estimate Calculation Page 173 of 282 City of Moab - Water Distribution and Storage Master Plan July 17, 2018 Cont Estimate Project Description UNIT UNIT TYP Contingency (20%) and Engineering (15%) TOTAL COST NA Develop Source Redundancy 1 each $1,500,000 $1,500,000 $525,000 $2,025,000 NA Construct new well 1 each $1,500,000 $1,500,000 $525,000 $2,025,000 NA Construct a 2.2 MG Storage Tank 1 each $2,200,000 $2,200,000 $770,000 $2,970,000 1 Disconnect and reconnect pipeline 1 each $20,000 $20,000 $7,000 $27,000 2a Install 2,600 feet of 10-inch pipe 2,600 foot $129 $335,400 $117,390 $453,000 2b Install 2,700 feet of 12-inch pipe 2,700 foot $138 $372,600 $130,410 $503,000 3 Intall 260 feet of 8-inch pipe 260 foot $111 $28,860 $10,101 $39,000 4 Install 3,000 feet of 10-inch pipe 3,000 foot $129 $387,000 $135,450 $522,000 5 Install 1,200 feet of 8-inch pipe 1,200 foot $111 $133,200 $46,620 $180,000 6 Install 1,200 feet of 10-inch pipe 1,200 foot $129 $154,800 $54,180 $209,000 7 Install 850 feet of 8-inch pipe 850 foot $111 $94,350 $33,023 $127,000 8 Install 470 feet of 8-inch pipe 470 foot $111 $52,170 $18,260 $70,000 9 Install 770 feet of 8-inch pipeline 770 foot $111 $85,470 $29,915 $115,000 10 Install 1,600 feet of 8-inch pipe 1,600 foot $111 $177,600 $62,160 $240,000 11 Install 770 feet of 8-inch pipeline 770 foot $111 $85,470 $29,915 $115,000 12 Install 1,600 feet of 8-inch pipe 1,600 foot $111 $177,600 $62,160 $240,000 13 Disconnect and reconnect fire hydrant 1 each $10,000 $10,000 $3,500 $14,000 14 Install 490 feet of 8-inch pipe 490 foot $111 $54,390 $19,037 $73,000 15 Install 800 feet of 8-inch pipeline 800 foot $111 $88,800 $31,080 $120,000 16 Install 1,280 feet of 8-inch pipe 1,280 foot $111 $142,080 $49,728 $192,000 Install 1,050 feet of 8-inch pipe 1,050 foot $111 $116,550 $40,793 $157,000 17 Install 500 feet of 8-inch pipeline 500 foot $111 $55,500 $19,425 $75,000 18 Install 680 feet of 8-inch pipe 680 foot $111 $75,480 $26,418 $102,000 19 Install 910 feet of 8-inch pipeline 910 foot $111 $101,010 $35,354 $136,000 20 Disconnect and reconnect fire hydrant 1 each $10,000 $10,000 $3,500 $14,000 21 Install 740 feet of 8-inch pipeline 740 foot $111 $82,140 $28,749 $111,000 TOTAL $10,854,000 Page 174 of 282 APPENDIX F Division of Drinking Water Certification Page 175 of 282 APPENDIX CHECKLIST FOR HYDRAULIC MODEL DESIGN ELEMENTS REPORT This hydraulic model checklist identifies the components included in the Hydraulic Model Design Elements Report for City of Moab - Water Distribution and Storage Master Plan (Project Name or Description) 10003 33 (Water System Number) Moab City Water (Water System Name) 07/16/2018 (Date) The checkmarks and/or P.E. initials after each item indicate the conditions supporting P.E. Certification of this Report. 1. At least 80% of the total pipe lengths in the distribution system affected by the proposed project are included in the model. [R309-511-5(1)] ❑X 2. 100% of the flow in the distribution system affected by the proposed project is included in the model. If customer usage in the system is metered, water demand allocations in the model account for at least 80% of the flow delivered by distribution system affected by the proposed project. [R309-511-5(2)] ❑X 3. All 8-inch diameter and larger pipes are included in the model. Pipes smaller than 8-inch diameter are also included if they connect pressure zones, storage facilities, major demand areas, pumps, and control valves, or if they are known or expected to be significant conveyers of water such as fire suppression demand. [R309-511- 5(311 //� 4. All pipes serving areas at higher elevations, dead ends, remote areas of a distribution system, and areas with known under -sized pipelines are inclu the model. [R309-511-5(4)] ❑%� 5. All storage facilities and accompanying controls or settings applied to govern the open/closed status of the facility for standard operations are included in t I e model. [R309-511-5(5)] Z DDW-Eng-0012 Page 1Cf 282 10/8/2015 -7/1(/ Lag 6. Any applicable pump stations, drivers (constant or variable speed), and accompanying controls and settings applied to govern their on/off/speed status for various operating conditions and drivers are included in the model. [R309�-11-5(6)] 7. Any control valves or other system features that could significantly affect the flow of water through the distribution system (i.e. interconnections with other systems, pressure reducing valves between pressure zones) for various operating ct . 'ins are included in the model. [R309-511-5(7)] 8. Imposed peak day and peak instantaneous demands to the water system's facilities are included in the model. The Hydraulic Model Design Elements Report explains which of the Rule -recognized standards for peak day and peak instantaneous demands are implemented in the model (i.e., (i) peak day and peak instantaneous demand values per R309-510, Minimum Sizing Requirements, (ii) reduced peak day and peak instantaneous demand values approved by the Director per R309-510-5, Reduction of Sizing Requirements, or (iii) peak day and peak instantaneous demand values expected by the water system in excess of the values in R309-510, Minimum Sizing Requirements). The Hydraulic Model Design Elements Report explains the multiple model simulations to account for the varying water demand conditions, or it clearly explains why such simulations are not included in the model. The Hydraulic Model Design Elements Report explains the extended period simulations in the model needed to evaluate changes in operating conditions over time, or it clearly explains (e.g., in the context of the water system, the extent of anticipated fire event, or the nature of the new expansion) why such simulations are not included in the model. [R309-511 - (8) & R309-511-6(1)(b)1 © #7 9. The hydraulic model incorporates the appropriate demand requirements as specified in R309-510, Minimum Sizing Requirements, and R309-511, Hydraulic Modeling Requirements, in the evaluation of various operating conditions of the public drinking water system. The Report includes: • the methodology used for calculating demand and allocating it to the model; • a summary of pipe length by diameter; • a hydraulic schematic of the distribution piping showing pressure zones, general pipe connectivity between facilities and pressure zones, storage, elevation, and sources; and • a list or ranges of values of friction coefficient used in the hydraulic model according to pipe material and condition in the system. In accordance with Rule stipulation, all coefficients of friction used in the hydraulic analysis are consistent with standard practices. [R309-511-7(411 ❑X DDW-Eng-0012 PagePM of 282 10/8/2015 10. The Hydraulic Model Design Elements Report documents the calibration methodology used for the hydraulic model and quantitative summary of the calibration results (i.e., comparison tables or graphs). The hydraulic model is sufficiently accurate to represent conditions likely to be experienced in the water delivery system. The model is calibrated to adequately represent the actual field conditions using field measurements and observations. [R309-511-4(2)(b), R ,09-511- 5(9), R309-511-6(1)(e) &R309-511-7(7)1 ❑%� 11. The Hydraulic Model Design Elements Report includes a statement regarding whether fire hydrants exist within the system. Where fire hydrants are connected to the distribution system, the model incorporates required fire suppression flow standards. The statement that appears in the Report also identifies the local fire authority's name, address, and contact information, as well as the standards for fire flow and duration explicitly adopted from R309-510-9(4), Fireflow, or alternatively established by the local fire suppression agency, pursuant to R309- 510-9(4), Fireflow. The Hydraulic Model Design Elements Report explains if a steady-state model was deemed sufficient for residential fire suppression demand, or acknowledges that significant fire suppression demand warrants extended model simulations and explains the run time used in the simulations for t j period of the anticipated fire event. [R309-511-5(10) & R309-511-7(5)1 NAV 12. If the public drinking water system provides water for outdoor use, t 4=4 eport describes the criteria used to estimate this demand. If the irrigation demand map in R309-510-7(3), Irrigation Use, is not used, the report provides justification for the alternative demands used in the model. If the irrigation demands are based on the map in R309-510-7(3), Irrigation Use, the Report identifies the irrigation zone number, a statement and/or map of how the irrigated acreage is spatially distributed, and the total estimated irrigated acreage. The indicated irrigation demands are used in the model simulations in accordance with Rule stipulation. The model accounts for outdoor water use, such as irrigation, if the drinkin system supplies water for outdoor use. [R309-511-5(11) & R309-511-7(1)1 13. The Report states the total number of connections served by the water system including existing connections and anticipated new connections served by the water system after completion of the construction of the project. [R309-5 'I 7 2) o /,/ i/i 14. The Report states the total number of equivalent residential connections (ERC) including both existing connections as well as anticipated new connections associated with the project. In accordance with Rule stipulation, the number of ERC's includes high as well as low volume water users. In accordance with Rule stipulation, the determination of the equivalent residential connections is based on flow requirements using the anticipated demand as outlined in R309-510, Minimum Sizing Requirements, or is based on alternative sources of info Ss ation that are deemed acceptable by the Director. [R309-511-7(3)] ❑X i DDW-Eng-0012 Page P,i3eof 282 10/8/2015 15. The Report identifies the locations of the lowest pressures within the distribution system, and areas identified by the hydraulic model as not meeting each scenario of the minimum pressure requirements in R309-105-9, Minimum Water P e sure. [R309-511-7(6)] ❑X 44 rt 16. The Hydraulic Model Design Elements Report identifies the hydraulic modeling method, and if computer software was used, the Report identifies the soft; are name and version used. [R309-511-6(1)0] 17. For community water system models, the community water system management has been provided with a copy of input and output data for the hydraulic model with the simulation that shows the worst case results in terms of water s _tem pressure and flow. [R309-511-6(2)(c)1 0 18. The hydraulic model predicts that new construction will not result in any service connection within the new expansion area not meeting the minimum distribution system pressures as specified in R3099-105-9, Minimum Water Pressure. , • �9- 511-6(1)(c)] (5-ee r 0001960v: ❑X 19. The hydraulic model predicts that new construction will not decrease the pressures within the existing water system to such that the minimum pressures as specified inR3 9105� ini um dater Pressure are not met. [R309-511-6 )(d)J w �e ❑x 20. The velocities in the model are not excessive and are within industry stant•rds. X DDW-Eng-0012 Pa e 4 10/8/2015 Page 179 of 282 Moab City Council Agenda Item Meeting Date: September 25, 2018 #: 9-5 Title: Geologic Hazards of the Moab Quadrangle, Grand County, Utah; Special Study 162 Date Submitted: September 18, 2018 Staff Presenter: Chuck Williams, City Engineer Attachment(s): Geologic Hazards Maps and Special Study 162 Options: Approve, deny, or modify. Recommended Motion: I move to approve Resolution # 44-2018 for adoption of Special Study 162 and the Geologic Hazards of the Moab quadrangle set of 13 hazard -specific maps Background/Summary: Utah Geological Survey (UGS) has produced a final study and maps on 13 geologic hazards contained in the Moab 7.5-minute quadrangle, in south- central Grand County, Utah. The quadrangle encompasses the City of Moab municipality and the northern part of the Moab -Spanish Valley, a northwest - southeast -trending graben formed from the collapse of a salt anticline. The Moab -Spanish Valley area has experienced rapid population growth in residential and commercial areas and is expected to see increasing growth in the coming decades. As the population grows and tourism increases in the area, urbanization will increase; therefore, comprehensive geologic information available early in the planning and design process is critical to avoid or reduce the risk from geologic hazards and protect public health, welfare, safety, and the local economy. Municipalities may develop geologic hazard ordinances to this effect {Utah Code 10-9a-505(c)}. Geologic hazard mapping is a multidisciplinary, dynamic process that uses a variety of available data to create an integrated product intended for multiple uses. The study provides geotechnical engineers, engineering geologists, design professionals, building officials, developers, and the public with information on the types and locations of geologic hazards that may affect existing and future development in the Moab quadrangle. Page 180 of 282 9-5 - New Business The geologic hazard maps are designed as aids for general planning to indicate areas where detailed, site -specific geotechnical/geologic hazard investigations are recommended. They address shallow groundwater, salt tectonics -related ground deformation, flooding, landsliding, rockfall, radon potential, collapsible soil, expansive soil and rock, corrosive soil and rock, soluble soil and rock, piping and erosion, wind-blown sand, and shallow bedrock. Adoption of this Report and the associated maps will allow City staff to utilize them as best available information when reviewing development proposals and infrastructure projects. Page 181 of 282 9-5 - New Business Resolution #44-2018 A RESOLUTION ADOPTING UTAH GEOLOGICAL SURVEY SPECIAL STUDY 162 AND THE GEOLOGIC HAZARDS OF THE MOAB QUADRANGLE SET OF 13 HAZARD -SPECIFIC MAPS WHEREAS, Utah Geological Survey (UGS) regularly produces geologic hazard maps for use by local regulatory agencies; WHEREAS, UGS produced a special study report and maps identifying and generally locating thirteen geologic hazards within the Moab quadrangle; WHEREAS, geologic hazards have the capacity to cause harm to the City's inhabitants and damage to their property; WHEREAS, the City, in its regulatory capacity, can utilize said maps as best available information when reviewing development proposals, infrastructure projects, or any other work subject to City review; NOW, THEREFORE, BE IT RESOLVED BY THE GOVERNING BODY OF THE CITY OF MOAB, UTAH THAT THE CITY COUNCIL HEREBY ADOPTS THE ATTACHED SPECIAL STUDY AND THIRTEEN GEOLOGIC HAZARDS MAPS. PASSED AND ADOPTED in open Council by a majority vote of the Governing Body of the City of Moab this 25th day of September, 2018. By: Emily S. Niehaus, Mayor Attest: Rachel E. Stenta, City Recorder Resolution #44-2018 Page 1 of 1 Page 182 of 282 9-5 - New Business GEOLOGIC HAZARDS OF THE MOAB QUADRANGLE, GRAND COUNTY, UTAH by Jessica J. Castleton, Ben A. Erickson, and Emily J. Kleber SPECIAL STUDY 162 UTAH GEOLOGICAL SURVEY a division of UTAH DEPARTMENT OF NATURAL RESOURCES 2018 Blank pages are intentional for printing purposes Page 184 of 282 GEOLOGIC HAZARDS OF THE MOAB QUADRANGLE, GRAND COUNTY, UTAH by Jessica J. Castleton, Ben A. Erickson, and Emily J. Kleber Cover photo: Image of northern Moab —Spanish Valley with Jurassic Navajo Sandstone in the foreground and veg- etated Quaternary alluvial deposits on the valley floor. In the background, the Colorado River carves a path through the uplifted Triassic and Jurassic deposits bounding the valley to the west. Photo by Emily Kleber. GEOLOGICAL SURVEY ISBN: 978-1-55791-945-8 SPECIAL STUDY 162 UTAH GEOLOGICAL SURVEY a division of UTAH DEPARTMENT OF NATURAL RESOURCES 2018 Page 185 of 282 STATE OF UTAH Gary R. Herbert, Governor DEPARTMENT OF NATURAL RESOURCES Michael Styler, Executive Director UTAH GEOLOGICAL SURVEY Richard G. Allis, Director PUBLICATIONS contact Natural Resources Map & Bookstore 1594 W. North Temple Salt Lake City, UT 84116 telephone: 801-537-3320 toll -free: 1-888-UTAH MAP website: utahmapstore.com email: geostore(a,utah.gov UTAH GEOLOGICAL SURVEY contact 1594 W. North Temple, Suite 3110 Salt Lake City, UT 84116 telephone: 801-537-3300 website: https://geology.utah.gov Although this product represents the work of professional scientists, the Utah Department of Natural Resources, Utah Geological Survey, makes no warranty, expressed or implied, regarding its suitability for a particular use, and does not guarantee accuracy or completeness of the data. The Utah Department of Natural Resources, Utah Geological Survey, shall not be liable under any circumstances for any direct, indirect, special, incidental, or consequential damages with respect to claims by users of this product. Geology intended for use at 1: 24, 000 scale. Page 186 of 282 CONTENTS ABSTRACT 1 INTRODUCTION 1 Purpose and Scope 1 Previous Work 3 Setting 3 Geology 4 GEOLOGIC HAZARDS 6 Shallow Groundwater 8 Salt Tectonics -Related Ground Deformation and Faulting 9 Flood Hazards 12 Landslide Hazards 14 Rockfall Hazards 16 Radon Hazard 18 Collapsible Soil Susceptibility 20 Expansive Soil and Rock Susceptibility 21 Soluble Soil and Rock 23 Corrosive Soil and Rock 24 Piping and Erosion 25 Wind -Blown Sand 26 Shallow Bedrock 27 MAP LIMITATIONS 28 ADDITIONAL INFORMATION AND GUIDELINES 28 ACKNOWLEDGMENTS 29 REFERENCES 29 FIGURES Figure 1. Location of the Moab quadrangle 2 Figure 2. Lithological column of geologic units 4 Figure 3. Color variation in the Paradox Formation 5 Figure 4. Formation of salt -dissolution -related faulting over time in the Moab —Spanish Valley area 9 Figure 5. Diagram of a graben formed by two normal faults 10 Figure 6. Colorado River flooding into the mouth of Courthouse Wash in 1917 13 Figure 7. Flooding over Arches National Park service road near park entrance 13 Figure 8. Rockfall diagram 16 Figure 9. Components of a characteristic rockfall-path profile 17 Figure 10. Typical structural damage to a building from expansive soil 21 Figure 11. Subsurface void formation due to shrink -swell of soils having a high clay content 23 Figure 12. "Popcorn" texture with evaporite precipitation in soils derived from the Chinle and Paradox Formations 23 Figure 13. Representation of sinkhole formation due to salt dissolution near a subsided well 24 Figure 14. Evaporite precipitation and corrosion on concrete masonry unit wall 25 Figure 15. Gully erosion in slope underlain by Chinle Formation 26 Figure 16. Piping erosion diagram 26 TABLES Table 1. Summary of known geologic -hazard fatalities in Utah 7 Table 2. FEMA FIRM panel information and effective dates 14 Table 3. Recommended requirements for site -specific landslide -hazard investigations in the Moab quadrangle 15 Table 4. Recommended requirements for site -specific rockfall hazards investigations to protect life and safety 18 Table 5. Soil geologic factors that contribute to radon hazard potential 19 Table 6. Radon hazard potential mapping criteria and indoor radon potential 19 Table 7. Correlation between geotechnical tests of soils and expansive -soil susceptibility 22 Page 187 of 282 PLATES Plate 1. Shallow groundwater potential map Plate 2. Salt tectonics -related ground deformation hazard map Plate 3. Flood hazard map Plate 4. Landslide susceptibility map Plate 5. Rockfall hazard map Plate 6. Radon hazard potential map Plate 7. Collapsible soil susceptibility map Plate 8. Expansive soil and rock susceptibility map Plate 9. Soluble soil and rock susceptibility map Plate 10. Corrosive soil and rock potential map Plate 11. Piping and erosion susceptibility map Plate 12. Wind -blown -sand susceptibility map Plate 13. Shallow bedrock potential map Page 188 of 282 GEOLOGIC HAZARDS OF THE MOAB QUADRANGLE, GRAND COUNTY, UTAH by Jessica J. Castleton, Ben A. Erickson, and Emily J. Kleber ABSTRACT The Moab 7.5-minute quadrangle is located in south-central Grand County, Utah. Currently, the area is experiencing rapid development and population growth that is expected to con- tinue for the foreseeable future. As urbanization expands into areas less suited for development, geologic hazards become of increasing concern in the planning, design, and construction of new facilities and infrastructure. This geologic -hazard study of the Moab quadrangle uses available geologic, hydrologic, soil, and geotechnical information to identify where geologic hazards may exist and where detailed, site -specific, geotech- nical/geologic-hazard investigations are necessary to protect health, welfare, and safety. This study provides maps and in- formation for 13 geologic hazards: shallow groundwater, salt tectonics -related ground deformation, flooding, landsliding, rockfall, radon gas potential, collapsible soil, expansive soil and rock, corrosive soil and rock, soluble soil and rock, piping and erosion, wind-blown sand, and shallow bedrock. Histori- cally, the most widespread annual hazard in Utah is flooding. Flooding is of special concern because it occurs frequently, can cause significant damage to property and infrastructure, and can be life threatening. The surface and near -surface soils and rocks of the Moab —Spanish Valley are commonly salt - rich and have highly soluble minerals (i.e., easy to dissolve in water). The addition of water from development, mainly due to landscape irrigation and poor surface -runoff management, to previously dry areas will increase hazards related to soluble soils, other problem soils, and landslides. Landslides, debris flows, and rockfalls are of growing concern as development encroaches near and onto steep hillsides adjacent to cliffs, where development is often favored due to scenic vistas and aesthetics. With the exception of flooding, rockfall, and ra- don, geologic hazards identified in the Moab —Spanish Valley region are typically localized and are rarely life threatening. However, all geologic hazards are potentially costly when not recognized and properly addressed in project planning, de- sign, construction, and maintenance. INTRODUCTION This study provides maps and information on 13 geologic hazards in the Moab 7.5-minute quadrangle, in south-central Grand County, Utah. The quadrangle encompasses the City of Moab municipality and the northern part of the Moab —Span- ish Valley (figure 1), a northwest -southeast -trending graben formed from the collapse of a salt anticline. The Colorado River runs northeast to southwest through the northern part of the quadrangle. The Moab —Spanish Valley area has experi- enced rapid population growth in residential and commercial areas and is expected to see increasing growth in the coming decades. As the population grows and tourism increases in the area, urbanization will increase; therefore, comprehensive geologic information available early in the planning and de- sign process is critical to avoid or reduce the risk from geo- logic hazards and protect public health, welfare, safety, and the local economy. Purpose and Scope Geologic -hazard mapping is a multidisciplinary, dynamic process that uses a variety of available data to create an in- tegrated product intended for multiple uses. This study pro- vides geotechnical engineers, engineering geologists, design professionals, building officials, developers, and the public with information on the types and locations of geologic haz- ards that may affect existing and future development in the Moab quadrangle (figure 1). This mapping is best applied when used in conjunction with the Utah Geological Survey's (UGS) Guidelines for Investigating Geologic Hazards and Preparing Engineering -Geology Reports, with a Suggested Approach to Geologic -Hazard Ordinances in Utah (Bow- man and Lund, 2016). We compiled the data and created the maps for this study at a scale of 1:24,000 (1 inch = 2000 feet) using a geographic information system (GIS). This approach resulted in geologic -hazard maps that incorporate data and Page 189 of 282 2 Utah Geological Survey -109.62° Explanation City of Moab Boundary Arches National Park 1 0.5 2 0 0.5 1 2 3 4 Kilometers -109.6° -109.53° -109.5° -109.5° Figure 1. Location of the Moab quadrangle showing principal geographic features, including the boundary of the City of Moab and major transportation routes (base map from Utah Automated Geographic Reference Center, 2016). methods from a variety of scientific disciplines, including engineering geology, geotechnical engineering, geomor- phology, imagery analysis, GIS technology, and geologic field mapping and reconnaissance. The geologic -hazard maps (plates 1 through 13) are designed as aids for general planning to indicate areas where detailed, site -specific geotechnical/geologic-hazard investigations are recommended. The maps should not be enlarged for use at scales larger than 1:24,000, and are not a substitute for site - specific geotechnical/geologic-hazard investigations. The maps are based on a geologic -hazard analysis of the Moab quadrangle. The geologic hazards addressed are shallow groundwater, salt tectonics -related ground deformation, flooding, landsliding, rockfall, radon potential, collapsible soil, expansive soil and rock, corrosive soil and rock, soluble soil and rock, piping and erosion, wind-blown sand, and shal- low bedrock. Other hazards may exist. In the state of Utah, counties and municipalities are encour- aged to develop geologic hazard ordinances (Utah State Code, 2016). As of the writing of this report, no geologic hazard or- dinances exist in Grand County or the City of Moab. Grand County does have an ordinance for flood damage prevention that applies to areas having a special flood hazard designa- tion zone identified by the Federal Emergency Management Agency (FEMA) (Grand County, 2014). Areas in Utah that have geologic hazard ordinances include Salt Lake, Utah, and Iron Counties. The Salt Lake County Geologic Hazards Ordinance (Salt Lake County, 2017) re- quires, at minimum, investigation of surface -fault -rupture, liquefaction, debris -flow, landslide, and snow avalanche hazards prior to development. The Utah County Natural Hazards Overlay Zone (NHO) (Utah County, 2017) re- quires, at minimum, assessment of known special hazard areas including rockfall, debris -flow, landslide, and surface - fault -rupture hazards prior to development. Iron County has incorporated geologic conditions into the zoning section of the county code (Iron County, 2016). These counties also address flood zoning in the ordinances. Page 190 of 282 Geologic hazards of the Moab quadrangle, Grand County, Utah 3 The scope of work for this study consisted of (1) identify- ing and reviewing geologic, hydrologic, and soils information available for the quadrangle; (2) digitizing relevant geologic, hydrologic, and soils information; (3) compiling a digital geo- technical database incorporating test data, borehole logs, and other information from existing geotechnical/geologic-hazard reports; (4) field reconnaissance and mapping; and (5) pre- paring this report and accompanying maps describing each geologic hazard. Other hazards not identified, quantified, or mapped may be present within and near the quadrangle that may affect existing and future development. Previous Work Hylland and Mulvey (2003) completed a geologic -hazard study for the Moab —Spanish Valley area that included maps and a comprehensive report. Their maps included part of the Moab quadrangle and presented information on expansive soils, gypsiferous soils, alluvial -fan flooding, debris flows, collapsible soils, rockfall, shallow groundwater, fractured rock and subsidence associated with salt dissolution, and soils susceptible to piping and erosion. Other previous studies rel- evant to geologic hazards in the Moab quadrangle include: • understanding subsurface brines and their movement in the Moab area (Mayhew and Heylman, 1965), • radon -hazard potential (Sprinkel and Solomon, 1990), • earthquake potential and seismic hazards of the Para- dox Basin region (Wong and others, 1996), • the earthquake potential of the Moab fault (Olig and others, 1996), • modeling flooding of the Colorado River in relation to a large uranium mine tailings pile adjacent to the river (Kenney, 2005), and • paleoseismic study of a normal fault attributed to salt - dissolution faulting on the southwest flank of Moab — Spanish Valley (Guerrero and others, 2014). In addition, UGS geologic mapping (Doelling and others, 2002) and engineering consultant geotechnical/geologic-haz- ard investigations have increased our understanding of the area's geology and hazards. Setting The Moab quadrangle is in Grand County, Utah, which cov- ers approximately 3694 square miles (9567 square kilome- ters [km2]) in southeastern Utah. The quadrangle contains the City of Moab and the main entrance to Arches National Park. The Colorado River, which flows from northeast to south- west, bisects the northern part of the quadrangle (figure 1). Grand County has a population of about 9516 (U.S. Census Bureau, 2016), and is projected to grow to 13,098 by 2050 (Utah Foundation, 2014). The City of Moab is the most popu- lated area within the county and has about 5235 people (U.S. Census Bureau, 2016). The Moab quadrangle consists of pri- vate, state, and federal property, and the largest land managers are the U.S. Bureau of Land Management, the National Park Service, and the U.S. Department of Energy (DOE). Due to the spectacular geology and unique setting, the Moab area re- ceives more than one million tourists per year visiting Arches and Canyonlands National Parks, among other local and state parks and attractions (Kem C. Gardner Policy Institute, 2016). Mining exploration, extraction, and remediation are part of the past and current economic activities in the area. Uranium and vanadium were prospected in Moab and the surrounding area in the 1910s and 1920s. Potash, manganese, oil, and natural gas have been extracted from geologic deposits in the Moab area over the past century. A notable mining -related deposit in the area is a large uranium mine tailings pile adjacent to the Colo- rado River. The Atlas Minerals Corporation created the tailings pile as part of a uranium -ore processing facility from the mid- 1950s to 1984. This poses a significant contamination threat to the more than 50 million downstream users of Colorado River water. Atlas filed for bankruptcy in 1998, and in 2001, the U.S. Congress transferred the responsibility of site cleanup to the DOE (Shenton, 2016). As part of the Moab Uranium Mill Tail- ings Remedial Action (UMTRA) project, the DOE has removed approximately 52% of the estimated 16 million tons of contami- nated mining tailings by railcar to a disposal site —30 miles (48 km) to the north (Shenton, 2016). The tailings pile area within the Moab quadrangle geologic -hazard maps is labeled as "not mapped." This is due to the ongoing nature of the UMTRAproj- ect and studies pending in the area. For more information about the remediation history, progress, and hazards associated with the UMTRA tailings pile, visit www.moabtailings.org or www. gjem.energy.gov/moab. In the Moab quadrangle, the Moab —Spanish Valley is bounded by —500 to 1000-foot (-175-300 m) near -vertical cliffs of Pennsylvanian -age to Jurassic -age sedimentary rocks. Eleva- tion in the quadrangle ranges from approximately 6315 feet (1925 m) along the southwestern rim of Moab —Spanish Val- ley to 3917 feet (1194 m) along the Colorado River. The area is characterized by low precipitation; large daily temperature changes; cold, dry winters; and hot, dry summers. Average annual precipitation in the Moab area from January 1893 to June 8, 2016, is 9 inches (23 cm) (Western Regional Climate Center [WRCC], 2016). Precipitation in the Moab area falls fairly equally throughout the year, only varying within —0.6 inch (1.5 cm) from month to month (minimum: 0.42 inch [1.07 cm] in June; maximum: 1.03 inches [2.62 cm]). Sum- mer precipitation is primarily from monsoonal patterns that bring high winds and moisture from the Gulf of Mexico and the Pacific Ocean. Summer temperatures in the area common- ly exceed 90°F (32.2°C); the January 1893 to June 8, 2016, average maximum temperature for July is 98.2°F (36.7°C), Page 191 of 282 4 Utah Geological Survey and the January 1893 to June 8, 2016, average maximum temperature for January is 42.4°F (5.7°C) (WRCC, 2016). We present the distribution of geologic hazards using a U.S. Geological Survey Moab quadrangle 1:24,000-scale topographic base map published in 1997, which conforms to the North American Datum of 1983 (NAD 83). Geology The Moab quadrangle is within the Colorado Plateau physiographic province, which overall is characterized as a broadly uplifted region of relatively undeformed, "layer -cake" sedimentary strata. Geologically, the quad- rangle is in the fold -and -fault belt of the asymmetric Paradox Basin, which was made structurally complex by faulting and salt-diapir movement and salt dissolu- tion. The Paradox Basin developed in mid -Pennsylvanian through early Permian time along the southwest flank of the Uncompahgre Uplift (Stevenson and Baars, 1986). As the Uncompahgre Uplift rose, the basin subsided along northwest -trending normal faults while strata of the Penn- sylvanian Paradox Formation —which is rich in evaporite minerals, including halite, potash, and magnesium salts — were deposited. Salts have low density, and under pres- sure from layers of younger strata deposited above, salt in the Paradox Formation moved upward along fractures and faults as large diapirs, creating long, northwest -trending salt -cored anticlines. The Moab —Spanish Valley is part of a series of northwest -trending valleys in southeastern Utah and southwestern Colorado formed from collapsed salt anticlines in the Paradox Basin. Dissolution of the salt core in the anticlines caused collapse of the overlying strata. Timing of anticline collapse is poorly constrained, but is thought to have occurred in the late Pliocene to early Pleistocene (Doelling, 2001). The Moab —Spanish Valley is about 17 miles (27 km) long and 0.5 to 1.5 miles (0.8-2.4 km) wide, and is bounded by steep cliffs of Penn- sylvanian -age to Jurassic -age sedimentary rocks. The geology of the Moab 7.5-minute quadrangle is com- plex, thus, a detailed discussion of the regional geology of the area is beyond the scope of this report. Detailed information on the geology of the greater Moab —Spanish Valley area can be found in Doelling (1985, 2001), Doel- ling and others (1988, 2002), Huffman and others (1996), Doelling and Morgan (2000), and Doelling and Kuehne (2013a, 2013b, 2013c). The following descriptions of geologic units in the quadrangle are modified from Doel- ling (2001), Doelling and others (2002), and Hylland and Mulvey (2003) (figure 2). The oldest rock unit exposed in the quadrangle is the Middle Pennsylvanian Paradox Formation, which is dominated by evaporite minerals but also contains car- Figure 2. Lithological column of geologic units exposed in the Moab bonate rocks, silty sandstone, and black shale (figure 2). quadrangle (after Doelling and others, 2002). 2 w v~co i � (q w w (n l FORMATION AND MEMBERS THICK- NESS feet (meters) co g (,) LITHOLOGY Q D a Surficial and basin -fill deposits u to 450± (up to 137±) Q _ o � ' — ° ° - ° Subsurface only U Q tY D Morrison Salt Wash Mbr. 30+(9+) Jms �`�_ Red marker Fm. 'Tidwell Mbr./Summerville Fm. 40-50(12-1 s) Jmt Curtis Fm. Moab Mbr. e0-100(1e-30) Jctm ''• ':.:'..•:�.�: ::: Commanlyjointed • y3 unconformity Eolian cross -beds --a'a a 2 Entrada Ss. Slick Rock Mbr. 250+(76±) Jes Carmel Fm. Dewey Bridge Mbr. 90-110(27-34) Jul - y2 unconformity Navajo Sandstone 300-700 (91-213) Jn Jnl Forms arches High -angle cross -beds Highly jointed - Thin limestone beds a) Kayenta Formation 250 400 (76-122)• Jk = ::'•: Eolian marker bed • :.`—.MR " "-� Ledge and . _. bench Wingate Sandstone 250-400 (76-122) Jw Prominent cliff former J-0 unconformity U (n a GC l- � nChinle c Formation 100-700 (30-213) Tic -= Thick beds at top "Black ledge" =- - - Local o: ° - ®T- m ..°. unconformities _m J Moenkopi Formation 0-750 (0-229) Tim -... - —= = - - _.: Ti 3 unconformity -. Ripple marks - - - T¢-1 unconformity Z a 2 CL a p Cutler Formation 0-5,000 (0-1,524) Pc :: .:. - Arkosic sandstone .:... • °: • . _- Unconformity Z Q Z a_0 CO Z d . w g a1 ° a o Honaker Trail Formation 0-2,700 (0-823) IPh Fossiliferous Subsurface only ca .c E a.) 7 to o� E- = Paradox Formation 300-9,000+ (91-2,743+) Jik IPp AL. Gypsum and shale caprock T ++ + Salt beds — - + + -,>+/ Subsurface only +++ Page 192 of 282 Geologic hazards of the Moab quadrangle, Grand County, Utah S The Paradox outcrops appear pale yellowish gray, pale greenish gray, and grayish white to light gray with patches of dark gray (figure 3). Within the Moab —Spanish Valley, the Paradox For- mation is exposed in two discontinuous bands along the north- eastern and southwestern margins. In the northern part of the quadrangle, the Upper Pennsylvanian Honaker Trail Formation and the overlying Lower Permian Cutler Formation crop out south of the Arches National Park visitor center. The Honaker Trail Formation is composed of grayish sandstone, siltstone, and limestone. The Cutler Formation forms cliffs and slopes composed of red -brown and maroon cross -bedded sandstone and conglomerate with thin siltstone and limestone beds. The Lower Triassic Moenkopi Formation forms steep slopes and ledges above the Cutler Formation and consists of brown, micaceous sandstone, siltstone, mudstone, and shale (figure 2). Overlying the Moenkopi is the Upper Triassic Chinle For- mation, also a slope -forming unit. The Chinle is gray -red to red -brown sandstone, siltstone, conglomeratic sandstone, and mudstone (figure 2). Capping these formations are cliffs of the Figure 3. Paradox Formation exposures on the margins of the Moab —Spanish Valley that have varying degrees of color appearance. (A) Example of light to dark gray Paradox Formation. (B) Example of pale yellowish gray, and pale greenish gray Paradox Formation. Page 193 of 282 6 Utah Geological Survey Lower Jurassic Wingate Sandstone and Kayenta Formation. The Wingate is composed of fine-grained, well -sorted sand- stone and forms the massive, dark -brown cliffs south and west of Moab, and along the Colorado River north of Moab. On top of the Wingate is the Kayenta Formation, a ledge and step -like, lavender -gray and dark -brown sandstone (figure 2). The Kay- enta Formation caps many of the cliffs bordering Moab —Span- ish Valley. The Lower Jurassic Navajo Sandstone overlies the Kayenta, forming an irregular surface of pale -orange to light - gray sandstone fins, hills, and swales on the northeastern and southwestern sides of Moab —Spanish Valley. Overlying the Navajo Sandstone is a Middle to Upper Jurassic sequence of mostly sandstone units exposed in and near Arches National Park. These rocks include the Dewey Bridge Member of the Carmel Formation, the Slick Rock Member of the Entra- da Sandstone, the Moab Member of the Curtis Formation, the Summerville Formation, and the Tidwell and Salt Wash Mem- bers of the Morrison Formation (figure 2). Most of the arches in Arches National Park are formed in sandstone of the Dewey Bridge, Slick Rock, and Moab Members. Strata of the Summer- ville and Morrison Formations, exposed in only a small part of the study area within Arches National Park, generally consist of red to brown sandstone and siltstone and gray limestone over- lain by pale yellow -gray sandstone interbedded with green and red mudstone and siltstone (figure 2). The floor of Moab —Spanish Valley is composed of Quater- nary fill and surficial deposits derived from the nearby La Sal Mountains and local valley slopes and transported by the Colorado River, Dry Creek, Pack Creek, and smaller, local drainages. Debris flows and rockfalls from the cliffs bound- ing the valley produce prominent colluvium and talus slopes. Downslope of these deposits are alluvial fans derived from erosion of upstream channel deposits and slope sediments. The alluvial -fan deposits interfinger with stream alluvium of Mill and Pack Creeks and the Colorado River in the interior of the valley. The valley -bounding cliffs give way to broad, flat plateaus of highly jointed and deeply eroded sandstone. Quaternary eolian sand deposits are present on the valley floor and the upper plateau areas. GEOLOGIC HAZARDS Early recognition and mitigation of geologic hazards can re- duce risk to life, property, and the economy. Since 1847, an estimated 5797 fatalities have occurred due to geologic haz- ards in Utah (Bowman and Lund, 2016) (table 1). Radon gas exposure and subsequent lung cancer has been Utah's most deadly geologic hazard, with over 5372 fatalities (data from 1973-2012), followed by landslide hazards with 337 docu- mented fatalities, and flooding hazards with 101 documented fatalities (Bowman and Lund, 2016). As debris flows are both a landslide and flooding hazard, fatalities are listed in both hazard categories. Hazard mapping is essential to identify ar- eas that need further investigation to determine hazard extent, risk, and mitigation measures. In almost all cases, it is more cost effective to identify and characterize geologic hazards and then implement appropriate mitigation in project design and construction, rather than rely on additional maintenance over the life of the project (Bowman and Lund, 2016). On an annual basis, the most common and damaging geologic hazard in Utah, and the Moab quadrangle, is flooding. Be- cause of their potentially wide distribution, frequent occur- rence, and destructive nature, floods will likely be the prin- cipal geologic hazard in the quadrangle that planners, land owners, and others will have to address in the future. The Moab quadrangle has significant gypsiferous, corrosive, expansive, and collapsible soil and rock, and piping and ero- sion potential due to the mineralogy of surficial geologic units and their weathering by-products. Significant hazard potential exists from the proximity and exposure of the Paradox, Moen- kopi, and Chinle Formations to surface and groundwater. The Paradox, Moenkopi, and Chinle Formations contain various amounts of soluble minerals. The mostly salt -based minerals such as gypsum, potash, and halite present collapse, piping, corrosion, and erosion issues. The dissolution of subsurface soluble -mineral deposits can create underground voids. De- pending on the location and size of voids in relation to the ground surface, they can present a significant collapse hazard. Small voids may coalesce over time, creating larger voids and forming sinkholes. These units also contain sulfates which can degrade unprotected construction materials over time, and uranium which decays to dangerous radon gas. Landslides, rockfalls, alluvial -fan flooding, and debris flows are of growing concern as development increases on hillsides, where development is often favored due to scenic vistas. Some bedrock units in the quadrangle contain a high percentage of clay and are correspondingly weak and susceptible to land- slides, especially when wet. Existing landslides in the quad- rangle, especially older ones, can be difficult to recognize, and their stability remains suspect. Landslide identification and proper accommodation in project planning and design is criti- cal to avoid slope -stability problems. One landslide was iden- tified in the Moab quadrangle (plate 4). New landslides could develop if groundwater conditions on slopes change due to human- or climate -induced conditions, such as landscape ir- rigation, wastewater disposal fields, infiltration basins, and/or increased precipitation. Conditions conducive to rockfall are present along the valley -forming cliffs. Damaging rockfalls are a hazard in many locations in the quadrangle. Damaging events are likely to increase as development moves into those areas, unless effective hazard -reduction measures are imple- mented. Alluvial -fan flooding occurs when a concentrated amount of water, usually from a cloudburst rainstorm, is cap- tured in a drainage or slot canyon, picks up debris in turbulent flow, then deposits debris on an alluvial fan due to the increase in surface area, shallowing of the slope angle, and slowing of Page 194 of 282 Geologic hazards of the Moab quadrangle, Grand County, Utah 7 Table 1. Summary of known geologic -hazard fatalities in Utah (from Bowman and Lund, 2016). Geologic Hazard Fatalities Landslide Hazards Landslides' 4 1.20/0 337 5.7% Rockfall 15 4.5% Debris Flows2 15 4.5% Snow Avalanches3 303 89.8% Earthquake Hazards Ground Shaking 2 100% 2 < 0.1 % Flooding Hazards Flooding 81 80.1 % 101 1.7% Debris Flows2 15 14.9% Dam and Water Conveyance Structure Failure' 5 5.0% Problem Soils Radon Gas4 1973-2001 14605 -- 5372 92.6% 2002-2011 38166 2012 965 Total: 5797 'Because of uncertainty in event initiation, three fatalities are listed in both the"Landslides"and "Dam and Water Conveyance Struc- ture Failure" categories. 2Debris flows are both a landslide and flooding hazard. 3The majority of post-1950 snow avalanche fatalities are in the backcountry from human -induced avalanches; however, many have occurred near or in developed areas where appropriate mitigation measures should be used. 4Limited data are available and contain various assumptions; exact number of fatalities is unknown. 5Based on World Health Organization general estimate that 14% of lung cancer cases are attributable to radon gas (Sasha Zaharoff, Utah Department of Health, written communication, 2015) and data from http://epht.health.utah.gov/epht-view/query/result/ ucr/UCRCntyICD02/Count.html. 6Utah Environmental Public Health Tracking Network (2015). the flow. These occur most often on mapped Holocene alluvial fans. Debris flows in the Moab quadrangle can be caused by precipitation that falls far away from the deposition area, trav- eling great distances at fast speeds. Geologic and geomorphic mapping and seismic interpreta- tion indicate the presence of fault scarps in the Moab —Span- ish Valley that are attributed to subsurface movement associ- ated with salt tectonics (Olig and others, 1996; Guerrero and others, 2014). In Utah, most earthquakes are associated with the Intermountain Seismic Belt (ISB) (Smith and Sbar, 1974; Smith and Arabasz, 1991; Bowman and Arabasz, 2017), an approximately 100-mile-wide (160 km), north -south -trending zone of earthquake activity extending from northern Montana to northwestern Arizona; however, the Moab —Spanish Valley is outside that zone. Most earthquakes in Moab —Spanish Val- ley cannot be attributed to movement on known faults and have regionally been smaller than magnitude 5 (Wong and others, 1996). Along the margins of the Moab —Spanish Val- ley, some fault scarps have been investigated to determine their movement history (Guerrero and others, 2014). The fault scarps most likely formed from diapirism and/or collapse due to salt dissolution (Doelling and others, 2002). Fault locations and displacements were likely influenced by the extent of the underlying Paradox Formation, the mechanical strength of overlying layers of rock, and changes in hydrostatic base level over time (Guerrero and others, 2014). The periodicity and magnitude of earthquakes that likely produced the fault scarps in the Moab —Spanish Valley are poorly understood due to the complexities of salt -related tectonics. In western Colorado, a paleoseismic study of the Hogback monocline (-140 miles northeast of Moab) and adjacent faults showed their move- ment was caused by salt dissolution and diapirism, and mod- eling showed the faults able to cause a significant earthquake (MW 6, [moment magnitude]) with a rupture area as large as 77 square miles (200 km2) (Gutierrez and others, 2014). We did not complete a ground -shaking -hazard analysis or map for the Moab quadrangle. The origin of mapped faults cannot Page 195 of 282 8 Utah Geological Survey currently be discerned between tectonic- or salt -dissolution - related faulting due to the lack of requisite information, so any ground -shaking model would not be accurate. Shallow groundwater, wind-blown sand, and shallow bed- rock are typically localized in nature. While potentially costly when not recognized and properly accommodated in project planning, design, and maintenance, these hazards are rarely life threatening. By contrast, hazards posed by rockfall, flood- ing, and elevated levels of indoor radon gas can be life threat- ening. Breathing radon gas over time significantly increases the risk of lung cancer, but effective techniques are available for reducing indoor radon levels in existing construction and preventing dangerous levels in new construction (U.S. Envi- ronmental Protection Agency [U.S. EPA], 2010). Shallow Groundwater Groundwater is in saturated zones beneath the land surface in soil and rock at various depths. Shallow groundwater levels are typically dynamic and fluctuate in response to a variety of con- ditions; groundwater levels may rise or fall in response to long- term climatic change, seasonal precipitation, irrigation, and the effects of development. Most development -related groundwa- ter problems occur when water is within 10 feet (3 m) of the ground surface. Shallow groundwater can flood basements and other underground facilities, damage buried utility lines, and destabilize excavations. Groundwater inundation of landfills, waste dumps, and septic-tank/wastewater disposal systems can impair the performance of these facilities and lead to ground- water contamination. Groundwater can change the physical and chemical nature of rock and soil, cause soils and rocks suscep- tible to expansion and collapse to activate, and can be a con- tributing factor to slope instability (Wieczorek, 1996; Ashland and others, 2005, 2006). During moderate to large earthquakes, groundwater within approximately 50 feet (15 m) of the ground surface can cause liquefaction in sandy soils. Groundwater may exist under unconfined (water table) or con- fined (artesian/pressurized) conditions, in regional aquifers, and/or as local perched zones. The deep unconfined and con- fined aquifers are commonly grouped together and called the principal aquifer (Thiros, 1995). Artesian pressure can force groundwater from the principal aquifer upward to the ground surface where it is discharged through springs and seeps. A shallow unconfined aquifer is typically present where confin- ing layers overlie the principal aquifer (Thiros, 1995). Perched groundwater develops where water from precipitation, irriga- tion, and/or urban runoff percolates through thin, permeable, unconsolidated surface deposits and collects above less -perme- able underlying layers. Surficial deposits in the Moab quadrangle are highly vari- able and range from impermeable to moderately permeable bedrock and soils (clay, silt, sand, and gravel) (Doelling and others, 2002). Groundwater data in the quadrangle are limited outside areas of recent development; therefore, perched water or unknown groundwater conditions may extend outside of the mapped zone of shallow groundwater (plate 1). Perched groundwater and seasonally shallow groundwater may locally contribute to development problems in areas not having persis- tent shallow groundwater. Areas of localized perched shallow groundwater may result from the addition of water from land- scape irrigation and stormwater control. The addition of post - development water may cause sinkholes by soil piping or the dissolution of subsurface evaporite minerals and contribute to damage from collapsible and expansive soils. Groundwater in the Moab —Spanish Valley area is contained in two aquifers, the Glen Canyon aquifer and the unconsolidated valley -fill aquifer (Lowe and others, 2007). The shallow -groundwater -potential map does not differentiate between aquifers and is not intended to model the deeper regional aquifer; instead it indicates the potential for shallow groundwater resulting from soil drainage capacity, geology, and hydrology. To evaluate shallow groundwater potential (plate 1), we used six main sources of data: (1) UGS geologic mapping (Doelling and others, 2002), (2) a geotechnical database of information from consultant geotechnical and geologic hazard reports com- piled by the UGS, (3) previous groundwater studies, (4) water - well drillers' logs on file with the Utah Division of Water Rights (UDWR, 2009), (5) private industry water -well data, and (6) the Natural Resources Conservation Service (MRCS) Soil Survey Geographic (SSURGO) Database for Grand County, Utah —Central Part (UT624); Canyonlands Area, Utah Parts of Grand and San Juan Counties (UT633); and Arches National Park, Utah (UT687) (MRCS, 2016a, 2016b, 2016c). We obtained groundwater -level data from geotechnical/geolog- ic-hazard studies and water -well logs and incorporated the data into a geotechnical database. The shallow groundwater map- ping is based on geologic unit using NRCS data and geotechni- cal data as modifiers. The NRCS maps the occurrence of wet or potentially wet soil conditions. Wet conditions are defined by the NRCS as soils in which depth to groundwater is less than 60 inches (152 cm), and potentially wet soil conditions are defined as poorly drained, fine-grained soils that may develop shallow groundwater locally when rates of water application exceed the soil's drainage capacity. Geotechnical data that in- dicate where depth to groundwater was observed to be shallow (less than or equal to 10 feet [3 m]) was obtained from geotech- nical borehole and water -well logs. The NRCS and geotech- nical data were overlain with the geologic map to determine the shallow groundwater potential of each geologic unit, and NRCS soil unit boundaries were used to modify the geologic unit where determined necessary. To account for temporal and seasonal fluctuations in groundwater, we used the most conser- vative (shallowest) depth to groundwater reported in an area. Our shallow -groundwater -potential map on plate 1 is not in- tended to provide numerical depths to groundwater, but rather to indicate where shallow groundwater may affect develop- ment and contribute to other geologic hazards. We created three shallow -groundwater -potential categories to identify soil Page 196 of 282 Geologic hazards of the Moab quadrangle, Grand County, Utah 9 and rock units that are either naturally wet or have the potential to develop wet conditions. Areas mapped as bedrock are gen- erally not considered to have shallow groundwater; however, some bedrock units can be highly weathered and fractured, and contribute to shallow groundwater conditions. The categories define the conditions under which shallow groundwater may occur, but the categories do not represent relative severity rank- ings, or actual depth to groundwater. The shallow -groundwater -potential categories shown (plate 1) are approximate and mapped boundaries are gradational. Lo- calized areas of higher or lower groundwater are likely to exist within any given map area, but their identification is precluded because of the generalized map scale, relatively sparse data, un- identified areas of perched shallow groundwater, and non -geo- logic factors such as landscape irrigation and stormwater control. Salt Tectonics -Related Ground Deformation and Faulting The Moab -Spanish Valley is a graben formed by the collapse of a salt -cored anticline that was created by diapirism (figure 4) in the salt -rich Paradox Formation (Guerrero and others, 2014). The valley formed due to the dissolution of salt de- posits at depth, causing the rock above to collapse or subside downward, forming a valley (Doelling and others, 2002). Pro- cesses such as salt diapirism—the upward movement of salt due to its low density and plastic nature —and salt dissolution have resulted in ground deformation, including the develop- ment of fractures, folds, joints, grabens, and faults along the valley margins of the Moab -Spanish Valley. The resulting displacement of the ground surface may also produce ground cracking, surface warping, and multiple, complex scarps. De- SW MOAB-SPANISH VALLEY FAULTS FORMING SALT DISSOLUTION PARADOX FORMATION CONTINUING SALT DISSOLUTION 1 ALLUVIUM MOAB FAULT CONTINUING FORMATION OF FAULTS CONTINUING SALT DISSOLUTION 1 NE MOAB ANTICLINE A Figure 4. Formation of salt -dissolution -related faulting over time in the Moab —Spanish Valley area. Cross section trends southwest - northeast across the northern Moab —Spanish Valley area and the Moab anticline (modified from Baars and Doelling, 1987). Page 197 of 282 10 Utah Geological Survey pending on the magnitude of subsurface movement, scarps can range from a few inches to several feet high and extend for many miles along a fault trace or deformation zone. Local ground tilting and graben formation (figure 5) by secondary gravitational faulting may result in a deformation zone along the fault trace that can be tens to hundreds of feet wide. Sur- face fault rupture related to gravitational faulting can cause damage similar to that of tectonic -related surface fault rupture and can have serious consequences for structures or other fa- cilities that lie along or across the rupture path. The extent of the underlying Paradox Formation, the mechanical strength of geologic strata, and changes in hydrostatic base level over time (Guerrero and others, 2014) affect subsurface displace- ment and subsequent surface faulting. Unpredictable failure rates related to underground salt movement make the hazard very difficult to quantify. To evaluate the salt tectonics -related ground -deformation haz- ard (plate 2), we used five main sources of data: (1) UGS geo- logic and hazard mapping (Doelling and others, 2002; Hyl- land and Mulvey, 2003), (2) the Utah Quaternary Fault and Fold Database (UGS, 2017), (3) the Guidelines for Evaluat- ing Surface -Fault -Rupture Hazards in Utah (Lund and others, 2016), (4) aerial photography interpretation, and (5) a recent paleoseismic investigation (Guerrero and others, 2014). Compared to tectonically generated earthquakes and asso- ciated fault systems, there is significantly less research and literature about the magnitude of earthquakes created by salt - dissolution faulting. Due to the unpredictable nature of salt tectonics, we mapped an area of ground deformation based on analysis of geologic units, mapped faults, and existing ground deformation. Ground deformation in this area may be severe. Continued ground deformation, subsidence, possible surface fault rupture, and other hazards, such as sinkhole formation, ground cracking, differential settlement, and widespread sub- surface erosion (piping), can occur in the ground deformation zone. Geologic mapping by Doelling and others (2002) shows potentially active salt -dissolution normal faults (where the hanging wall has moved down relative to the footwall) along which additional salt -tectonic -related surface faulting and movement may occur. Due to the unknown nature of these faults, we show mapped faults on the salt tectonics -related ground- deformation hazard map (plate 2) and categorize them as well defined, concealed, or approximately located, in accordance with the Guidelines for Evaluating Surface -Fault - Rupture Hazards in Utah (Lund and others, 2016). We con- sider a fault well defined if its trace is clearly detectable by a trained geologist as a physical feature at the ground surface (Bryant and Hart, 2007) and UGS 1:24,000-scale mapping (Doelling and others, 2002) shows them as solid lines, indicat- ing that they are recognizable as faults at the ground surface. Although not well expressed at the surface, approximately located or buried faults (Doelling and others, 2002) may still represent a significant ground -deformation and surface -fault - rupture hazard and should be evaluated prior to development. Approximately located faults are shown as a dashed line, and buried faults are shown as a dotted line. Also mapped is the potential for valley floor subsidence that can cause tilting and/ or damage to structures due to differential settlement, lateral earth pressures, ground cracks or displacements in fractured rock, and/or ground collapse, including sinkhole formation. The plateaus and canyon areas are subject to regional and lo- cal subsidence potential resulting in fracturing and displace- ment of rock. Fractures weaken the rock and can lead to unsta- ble conditions in road cuts and tunnels, increase potential for aquifer contamination, and increase susceptibility to rockfall and slope instability. Figure S. Diagram of a graben formed by two normal faults showing the relative movement of the hanging wall and footwall. Page 198 of 282 Geologic hazards of the Moab quadrangle, Grand County, Utah 11 Paleoseismic investigations in two trenches by Guerrero and others (2014) in the Moab —Spanish Valley indicate nine fault- ing events over the past —4500 years. Closed -interval slip rates from the paleoseismic data are highly variable; vertical slip rates range from 1.0 to 15.5 mm/yr (average 3.07 mm/yr), and recurrence intervals range from 73 to 815 years (average 316 years) (Guerrero and others, 2014). For comparison, the range of mean, Holocene, closed -interval slip rates for each of the five central segments of the Wasatch fault zone is 1.3- 2.0 mm/yr (Working Group on Utah Earthquake Probabili- ties, 2016). Using statistical analyses from paleoseismic data, Guerrero and others (2014) indicate faults in the Moab —Span- ish Valley that ruptured the surface do not behave like tec- tonically driven faults, having comparatively higher slip rates and higher slip per event in relation to their length. Although not tectonically driven, faults in the Moab —Spanish Valley can produce damaging earthquakes and surface rupture on a rela- tively short timescale (Gutierrez and others, 2014). In addition to the graben -bounding normal faults, the trace of the Moab fault is inferred to trend northwest -southeast down the middle of the Moab —Spanish Valley (Doelling and others, 2002). Unlike other faults in the region, this fault is believed to be primarily related to Tertiary extensional tec- tonics but shows no evidence of movement related to exten- sional tectonism in the Quaternary (Olig and others, 1996). The last period of major tectonic activity on the Moab fault occurred during the Laramide orogeny (>35 Ma; Solum and others, 2005). The Moab fault is unlikely to be a source of significant modern earthquakes. The salt tectonics -related ground deformation hazard map (plate 2) shows potentially active faults in the Moab quad- rangle along which salt tectonic -related ground deformation and surface faulting may occur. The UGS recommends a site -specific ground deformation and surface -fault -rupture - hazard investigation be performed in the areas identified as having severe ground -deformation potential prior to devel- opment. Because of the lack of paleoseismic data and the poorly understood mechanisms of Quaternary salt -dissolu- tion -related faulting in the Moab quadrangle, we based the zone of concern on the mapped soluble geologic units at the surface and where they are likely within 50 feet or less from the surface (Doelling and others, 2002). Valley floor and plateau subsidence can occur where soluble rock is present beneath the surface. The inferred trace of the Moab fault is shown on plate 2, but does not include a special study zone due to the pre -Quaternary age of latest major fault activity (Olig and others, 1996; Solum and others, 2005), based on the limited data available. Deformation due to salt can occur anywhere within the quadrangle, but the margins of the valley have the potential for the most damaging deformation. Pre -development in- vestigations present many challenges. Traditional geotech- nical investigations could worsen the risk associated with shallow subsurface soluble deposits. Drilling, test pits, and trenches may introduce water at depth, increasing the risk of salt tectonic -related ground deformation, including sur- face rupture from faulting, as well as sinkhole formation and piping and erosion, all discussed in detail within this report. We recommend that completed borings be appropri- ately grouted to prevent conducting water into the subsur- face. Test pits should be excavated with caution, but if nec- essary, non-native fill of geologic material without soluble salts and other minerals should be used as backfill and ap- propriately compacted. Geophysical investigation methods to determine displacement, voids, and salt tectonics -related structures are recommended to limit potential water expo- sure to the subsurface. The most conservative approach to prevent damage in these areas is avoidance of development. Where avoidance is not possible, disclosure of the hazard and the associated risk should be mandatory. Currently, no investigational method- ology can determine the frequency or extent of risk to de- velopment from salt tectonics. This risk should be clearly defined to potential land owners and disclosed. The areas of ground deformation, valley floor subsidence, and plateau subsidence related to salt tectonics shown on plate 2 are approximate and mapped boundaries are based on an estimated deformation zone determined by interpreting geologic units on the surface and at depth, and the distance from mapped faults. Localized areas of deformation where surface rupture may occur are likely to exist anywhere within the quadrangle, but their identification is precluded because of the generalized map scale and relatively sparse data. Salt tectonics -related faulting and ground deformation does not necessarily preclude development in the area, but it should cause significant concern for the design and con- struction of structures and facilities. A high amount of risk is associated with development in these areas and should be addressed in site -specific geotechnical/geophysical investi- gations, engineering design, and communication with poten- tial land users. Disclosure of the risks associated with devel- opment and limited mitigation options should be mandatory. If the risk is understood and assumed by land users and own- ers, then site -specific geotechnical (with precautions noted above) and/or geophysical investigations are recommended to determine the extent of subsurface damage, voids, and salt tectonics -related structures until the processes involved in salt -dissolution -related faulting are further understood. Engineering design should account for potential differential movement. The extent of vertical displacement is unknown at this time, except for fault scarp heights, and investigations should be focused on determining possible displacement on salt tectonics -related faults in the area. In these areas, other salt -dissolution and diapirism-related hazards include solu- ble soil and rock (plate 9), which can cause sinkholes and subsidence; corrosive soil and rock (plate 10); and piping Page 199 of 282 12 Utah Geological Survey and erosion (plate 11). These additional hazards should also be addressed in a comprehensive geologic hazard/getotech- nical investigation. Flood Hazards Flooding is the overflow of water onto lands that are normal- ly dry and is the most commonly occurring natural hazard (Keller and Blodgett, 2006). Damage from flooding includes inundation of land and property, erosion, deposition of sedi- ment and debris, and the force of the water itself, which can damage property and take lives (Utah Division of Homeland Security, 2008). Historically, flooding is the most prevalent and destructive (on an annual basis) hazard affecting Utah. The flood hazard map (plate 3) shows areas in the Moab quadrangle that may be susceptible to flooding. Within the quadrangle, several drainages are known to be capable of flooding and include the Colorado River, Courthouse Wash (figure 6), Pack Creek, Mill Creek, North Fork Mill Creek, Moab Canyon, Kane Springs Canyon, Grandstaff Canyon, and Pritchett Canyon. Several small ephemeral drainages contribute to the flood hazard as well. Seasonal weather pat- terns that deliver moisture to southeastern Utah, particularly during the late summer monsoon season, also contribute to a high flood hazard and flash flood hazard. Types of seasonal floods that typically occur are riverine (stream) floods, flash floods/debris flows, and sheet floods. Flash flooding in the area can be very localized when intense rain accumulates on the plateaus and quickly floods slot canyons and overwhelms infrastructure in the valley (figure 7). The potential for flood- ing is increased by human activities, such as placing struc- tures and constrictions in floodplains, active alluvial fans, or erosion -hazard zones; developing without adequate flood and erosion control; and the unintentional release of water from an engineered water -retention or conveyance structure (such as a dam or canal). To evaluate flood hazard (plate 3), we used six main sources of data: (1) FEMA National Flood Insurance Program Flood Insurance Rate Maps (table 2) (FIRMs) (FEMA, 2016), (2) UGS mapping (Doelling and others, 2002; Hylland and Mulvey, 2003), (3) aerial photography interpretation, (4) 10-meter National Elevation Dataset (NED) (USGS, 2016a) and 0.5-meter lidar data (Bowen Collins & Associates, Inc., 2015) where available, to examine past and present drain- age patterns, (5) the National Hydrography Dataset (NHD) (USGS, 2016b), and (6) a geotechnical database compiled by the UGS that includes unpublished consultant's reports having updated flood mapping (Bowen Collins & Associ- ates, Inc., 2016). Geologic mapping is critical to determine the distribution of geologically young flood -related deposits, which aids in identifying flood -prone areas and evaluating their rela- tive susceptibility to flooding and/or debris flows. Because of many variables contributing to flood hazard, including, but not limited to, precipitation intensity and duration, soil conditions, and topography, the geologic unit itself is not an absolute indicator of flood hazard susceptibility but rather a relative indicator. Geologic units assigned a flood hazard category in the Moab quadrangle will likely demonstrate different flood susceptibility in other locations. Flood haz- ard categories were modified in geologic units where field observations, topographic and aerial photographic analysis warrant. Small ephemeral drainages and slot canyons may be mapped as low flood hazard; however, these drainages have a high flash -flood hazard. The NHD delineates streams in drainages using GIS modeling based on 30-meter NED data (USGS, 2016b). These data were added to the map to indicate a high flood potential in drainages that have been identified by the NHD as having permanent or ephemeral flowing streams. Determining the actual extent of flooding is beyond the scope of this study and should be conducted as part of site -specific geologic hazard investigations. Small individual drainages were not mapped due to topographic complexities and scale limitations of the map. Debris -flow and alluvial -fan deposits are likely to occur in the very high and high categories and can occur anywhere in the quadrangle (plate 3). Debris -flow hazard is highly dependent on rainfall and snowmelt as well as sediment supply; therefore, debris flows may occur in areas mapped as moderate or low, and not only in areas with mapped ac- tive or historical debris -flow deposits. Post -wildfire flood hazard is considered high in areas having slopes greater than 17 degrees (30%), based on the Salt Lake County Geologic Hazards Ordinance (Salt Lake County, 2017), and a debris -flow site -specific investigation should be per- formed. The potential for flooding is significantly increased by wildfires. Wildfire increases flood potential by decreas- ing saturation of water into the ground. The flood hazard may be mapped as very low or low in many areas with slopes greater than 17 degrees (30%); however, exposed bedrock and sparse vegetation can increase the flood haz- ard in these locations. Flood hazard associated with shallow groundwater was con- sidered where data are available. Areas of potential shallow groundwater (< 10 ft [3 m]) were mapped as high flood haz- ard potential. Site -specific geotechnical/geologic-hazard flood investiga- tions can resolve uncertainties inherent in the generalized hazard map (plate 3) and help ensure safety by identifying the local flood and debris -flow hazard. Chapter 5 of UGS Cir- cular 122, Guidelines for the Geologic Investigation of De- bris -Flow Hazards on Alluvial Fans in Utah (Giraud, 2016), recommends minimum standards for performing debris -flow investigations in Utah. FEMA-designated flood zones delineated on the FIRMS are overlain on our mapped hazard categories (table 2, plate 3). FEMA, through its National Flood Insurance Program Page 200 of 282 Geologic hazards of the Moab quadrangle, Grand County, Utah 13 Figure 6. Colorado River ftooding into the mouth of Courthouse Wash in 1917, looking to the east. Photograph from Dan O'Laurie museum collection, Museum of Moab, used with permission. Figure 7. Flooding over Arches National Park service road near park entrance. (photo: July 19, 2017). Page 201 of 282 14 Utah Geological Survey Table 2. FEMA FIRM panel information and effective dates. DFIRM ID' FIRM ID2 Panel Suffix3 FIRM Panel Effective Date Scale LOMR Date4 49019C 49019C_269 1759 D 49019C1759D 4/2/2009 6000 49019C 49019C_293 1758 D 49019C1758D 4/2/2009 6000 49019C 49019C_296 1766 D 49019C1766D 4/2/2009 6000 49019C 49019C_295 1767 D 49019C1767D 4/2/2009 6000 11/14/2016 49019C 49019C_294 1754 D 49019C1754D 4/2/2009 6000 49019C 49019C_76 1775 D 49019C1775D 4/2/2009 24000 11/14/2016 'Digital Flood Insurance Rate Map (DFIRM) ID is the digitized version and consolidation of existing FIRM data. zlnsurance Rate Map (FIRM) ID is the panel reference of specific areas used since the 1970s. 3Suffix indicates the number of times a panel has been revised. 4Letter of Map Revision (LOMR) Date indicates official modifications to the FIRM. (NFIP), makes federally subsidized flood insurance available to individuals residing in participating communities. Not all areas on the Moab quadrangle have been mapped by FEMA, and FEMA may designate flood zones in the future. FIRMS are legal documents that govern the administration of the NFIP. Property owners should consult the appropriate FIRM directly when considering the purchase of NFIP flood insur- ance (FEMA, 2016). Flood insurance can also be purchased by landowners outside of mapped zone A designated by FEMA. The flood -hazard -potential categories shown on plate 3 are ap- proximate and mapped boundaries are gradational. Localized areas of higher or lower flood hazard are likely to exist within any given map area, but their identification is precluded be- cause of the generalized map scale and non -geologic factors such as climate change, wildfire, removal of vegetation and/or topsoil, modification of waterways and/or the ground surface, unidentified areas of perched shallow groundwater, landscape irrigation, and stormwater control. Landslide Hazards Landslide is a general term that refers to the gradual or rapid movement of a mass of rocks, debris, or earth down a slope under the force of gravity (Neuendorf and others, 2005). The term covers a wide variety of mass -movement processes, and includes both deep-seated and shallow slope failures. The moisture content of the affected materials when a slope fails can range from dry to saturated. However, high mois- ture content reduces the strength of deposits susceptible to landslides and is often a contributing factor to landsliding. Three broad factors, acting either individually or in combi- nation, contribute to landsliding (Varnes, 1978; Wieczorek, 1996): (1) an increase in shear stress, (2) low material strength, and (3) a reduction of shear strength. Common factors that in- crease shear stress include adding mass to the top of a slope, removing support from the toe of a slope, transient stresses as- sociated with earthquakes and explosions, and the long-term effects of tectonic uplift or tilting. Low material strength in rock or soil typically reflects the inherent characteristics of the material or is influenced by discontinuities such as joints, faults, bedding planes, and desiccation fissures. Factors that reduce shear strength include both physical and chemical weathering, and the addition of water to a slope, which in- creases pore -water pressure and reduces the effective inter - granular strength within the slope materials. Although one or more factors may make a rock or soil mass susceptible to landsliding, a trigger is required for landslid- ing to occur (Varnes, 1978; Cruden and Varnes, 1996). A trigger is an external stimulus or event that initiates landslid- ing either by increasing stresses or reducing the strength of slope materials (Wieczorek, 1996). Landslide triggers may be either static or dynamic. Static conditions include intense rainfall or prolonged periods of above -normal precipitation, rapid snowmelt, added water from irrigation or improper drainage, improper grading, and rapid erosion. Dynamic con- ditions include earthquakes and other ground shaking. Al- though frequently obvious, some triggers are subtle and not readily apparent. For example, a nearly imperceptible combi- nation of weathering and gradual erosional undercutting can eventually cause landsliding. Landslides are categorized based on how they move: topple, fall, slide, spread, or flow (Cruden and Varnes, 1996). In the Moab area, the common types of landslides are fall and topple. Fall and topple movements are due to exposed rigid bedrock being affected by slow erosional processes; fractures and joint- ing of rock faces are precursors to these types of events. Falls are associated with weakened rock detaching from cliff faces or overhangs and falling or sliding to the valley floor. Topples are like falls, but have a rotational aspect. When a weakened rock column dislodges, it rotates away from the rock face, tumbling down the slope. Falling rock attributed to fall and topple move- ments are addressed on the rockfall hazard map (plate 5). Page 202 of 282 Geologic hazards of the Moab quadrangle, Grand County, Utah 15 Flow, spread, and slide movements are possible in Moab — Spanish Valley area, but require high subsurface water con- tent to trigger movement. Due to the arid climate, these types of movement are less likely, except around perennial rivers and creeks. Flow-, spread-, and slide -type landslides typically undergo either rotational and/or translational movement. Ro- tational slides move on a concave sliding surface, resulting in back -tilted areas at the head of the slide, and they can be shallow or deep seated and can move very slowly or rapidly. Translational slides form on planar surfaces and slide out over the original ground surface. The sliding surface can form on bedding planes, faults, joints, or other discontinuities. To evaluate landslide susceptibility (plate 4), we used five main sources of data: (1) UGS geologic and hazard mapping (Doelling and others, 2002; Hylland and Mulvey, 2003), (2) aerial photography interpretation, (3) 10-meter NED (USGS, 2009) and 0.5-meter lidar data (Bowen Collins & Associates, Inc., 2015) where available, (4) analysis of mapped land- slides in similar geologic conditions, and (5) field mapping and reconnaissance. We classify landslide susceptibility as high, moderate, or low. High landslide susceptibility consists of mapped landslides, geologic units that have experienced previous landsliding elsewhere in Utah as identified by geo- logic mapping, and that underlie slopes that equal or exceed a determined critical slope angle. Moderate landslide sus- ceptibility consists of areas having steep slopes in a geologic unit with material that may be susceptible to landsliding but has no prior landslides, and in geologic units with material that is highly susceptible to landsliding where the slope is slightly lower than the critical angle. Low landslide suscepti- bility consists of areas having slopes below the critical angle in units not likely susceptible to landsliding. In the Moab quadrangle, we applied critical slope angles of 10 and 22 degrees based on analysis of landslides in south- ern Utah within similar geologic units. To determine these slope angles, we used GIS to calculate the average slope of each mapped landslide included in the Landslide Maps of Utah (Elliott and Harty, 2010) in southern Utah. The land- slide slopes were then exported to a spreadsheet based on geologic unit, and the average slope angle for each geologic unit was determined. Using mean landslide slope plus or mi- nus one standard deviation, we assigned critical angles to geologic units in the Moab quadrangle. Similar methodology has been used in other landslide evaluation and susceptibil- ity investigations in similar geologic units to define critical slope (Hylland and Lowe, 1998; Giraud and Shaw, 2007; Lund and others, 2008; Knudsen and Lund, 2013; Knudsen and others, in review). We assigned a critical angle of 10 de- grees for Quaternary deposits along the Colorado River and its tributaries (Pack Creek and Mill Creek), smaller tributar- ies (Courthouse Wash and Grandstaff Canyon), and ephem- eral drainages. We assigned a critical angle of 22 degrees to the Chinle and Moenkopi Formations and deposits originat- ing from them. Geologic units that were not determined to be landslide prone were not assigned a critical angle. Although earthquake -induced ground shaking increases the potential for landsliding in susceptible material, the rela- tive landslide susceptibility of the slope material does not change. For example, slopes mapped as having moderate landslide susceptibility are more likely to fail during an earthquake than under static conditions; however, slopes having moderate landslide susceptibility are less likely to fail than slopes having high susceptibility under static or dy- namic conditions. The landslide -susceptibility map (plate 4) shows areas of relative landslide susceptibility where site -specific slope - stability conditions (material strength, orientation of bed- ding and/or fractures, groundwater conditions, and erosion or undercutting) should be evaluated prior to development. A valid landslide -hazard study must address all pertinent conditions that could affect, or be affected by, the proposed development, including earthquake ground shaking, perched or irrigation -induced groundwater, and slope modifications. This study can only be accomplished through the proper identification and interpretation of site -specific geologic conditions and processes. Chapter 4 of UGS Circular 122, Guidelines for Evaluating Landslide Hazards in Utah (Beu- kelman and Hylland, 2016), recommends minimum stan- dards for performing landslide -hazard evaluations in Utah. The guidelines outline a phased approach to slope -stability investigations, beginning with a geologic evaluation and progressing through reconnaissance and detailed geotechni- cal-engineering evaluations as needed based on the results of the previous phase. Table 3 summarizes minimum UGS recommendations for site -specific investigations for each landslide -susceptibility category in the Moab quadrangle; see Beukelman and Hylland (2016) for more information. Table 3. Recommended requirements for site -specific landslide - hazard investigations in the Moab quadrangle; see Beukelman and Hylland (2016) for more information. Landslide Susceptibility Recommended Site -Specific Study High Detailed engineering geologic and geotechnical-engineering study necessary. Moderate Geologic evaluation and reconnaissance -level geotechnical- engineering study necessary; detailed engineering geologic and geotechnical-engineering study may be necessary. Low Geologic evaluation and reconnaissance -level geotechnical- engineering study necessary; detailed geotechnical-engineering study generally not necessary. Page 203 of 282 16 Utah Geological Survey Some local governments in Utah have created and maintain geologic -hazard -specific ordinances to limit the impact of landslides. Salt Lake County's Zoning Ordinance Code pro- hibits development, including clearing, excavating, and grad- ing, on slopes exceeding 17 degrees (30%) and sets aside these areas as natural private or public open space (Salt Lake Coun- ty, 2010). Also, all roads are restricted from crossing slopes steeper than 17 degrees (30%) unless they meet specific re- quirements and gain authorization (Salt Lake County, 2017). While it is possible to classify relative landslide hazard in a general way based on material characteristics and critical slope inclinations, landslides ultimately result from the ef- fects of site -specific conditions acting together to drive the slope toward failure. For that reason, all development in areas of sloping terrain, where modifications to natural slopes will be significant or where landscape irrigation or onsite waste- water disposal systems may cause groundwater levels to rise (Ashland, 2003; Ashland and others, 2005, 2006), require a site -specific geotechnical/geologic-hazard study to evaluate the effect of development on slope stability and recommend appropriate design and mitigation measures. The landslide -hazard -susceptibility categories shown on plate 4 are approximate and mapped boundaries are gradational. Localized areas of higher or lower landslide susceptibility are likely to exist within any given map area, but their identifica- tion is precluded because of the generalized map scale and non -geologic factors, such as modification of slopes, unidenti- fied areas of perched shallow groundwater, landscape irriga- tion, and stormwater control. Rockfall Hazards Rockfall is a natural mass -wasting process that involves the dislodging and downslope movement of individual rocks and small rock masses (Varnes, 1978; Cruden and Varnes, 1996). Rockfalls are a hazard because dislodged rocks trav- eling at high speed can cause considerable damage. Rock- falls can damage property, roadways, and vehicles, and pose a significant safety threat. Rockfall hazards occur where a rock source exists above slopes steep enough to allow rapid downslope movement of dislodged rocks by falling, roll- ing, and/or bouncing (figure 8). Most rockfalls originate on slopes steeper than 35 degrees (Wieczorek and others, 1985; Keefer, 1993), although rockfall hazards may be found on less -steep slopes. Rockfall-hazard potential is based on a number of factors, in- cluding geology, topography, and climate. Rockfall sources Figure 8. Steep cliffs are a rockfall source and dislodged rocks fall, roll, and/or bounce down steep slopes below the source. Rocks traveling at high speed can cause significant damage and injury or death. (photo: Moab Rim trail east of the Colorado River). Page 204 of 282 Geologic hazards of the Moab quadrangle, Grand County, Utah 17 include bedrock outcrops or boulders on steep mountain- sides or near the edges of escarpments, such as bluffs, ter- races, and ancient shorelines. Talus cones and scree -covered slopes are indicators of a high rockfall hazard, although oth- er areas are also vulnerable. Rockfalls may be initiated by talus cones and scree -covered slopes are indicators of a high rockfall hazard, although other areas are also vulnerable. Rockfalls may be initiated by thermal cycling (solar heating of the rock, Collins and Stock, 2016), frost action, rainfall, weathering and erosion of the rock or surrounding material, and root growth, though in many cases a specific triggering mechanism is not apparent. Rockfalls may also be initiated by ground shaking. Keefer (1984) indicates earthquakes as small as MW 4 can trigger rockfalls. The rockfall hazard map (plate 5) shows areas in the Moab quadrangle that may be susceptible to rockfall. Where no haz- ard is mapped, rockfall hazard is either absent or too local- ized to show on a 1:24,000-scale map. Each hazard category includes three components (figure 9): (1) a rockfall source, in general defined by geologic units that exhibit relatively con- sistent patterns of rockfall susceptibility throughout the study area; (2) an acceleration zone, where rockfall fragments de- tached from the source gain energy and momentum as they travel downslope—this zone often includes a talus slope, which becomes less apparent with decreasing relative haz- ard and is typically absent where the hazard is low; and (3) a runout zone, including gentler slopes that may be covered discontinuously by scattered large boulders that have rolled or bounced beyond the base of the slope. To evaluate rockfall hazard (plate 5), we used four main sources of data: (1) UGS geologic and hazard mapping (Doel- ling and others, 2002; Hylland and Mulvey, 2003), (2) aerial photography interpretation, (3) 0.5-meter lidar data (Bowen Collins & Associates, Inc., 2015) where available, and (4) field mapping and reconnaissance. We assigned a hazard designation of high, moderate, or low based on the following rockfall-source parameters: rock type, joints, fractures, orientation of bedding planes, and potential clast size, as determined by mapping (Doelling and others, 2002; Hylland and Mulvey, 2003) and field reconnaissance, as well as slope angle, acceleration zone, and a shadow angle of 20 degrees. The shadow angle was determined through field reconnaissance and aerial photography analysis of rockfall deposits and their source. The shadow 20-degree angle was calculated for boulders originating in the Curtis Formation, the Entrada Sandstone, and the Wingate Sandstone. Rockfalls originating in the Navajo Sandstone and the Kayenta Forma- tion have larger shadow angles, around 28 to 30 degrees. To be conservative we applied the 20-degree shadow angle across the map area. We evaluated slopes below rockfall sources for slope angle, vegetation, clast distribution, clast size range, amount of embedding, and weathering of rockfall boulders. Table 4 summarizes our recommended requirements for site - specific geotechnical/geologic-hazard investigations related to rockfall hazards to protect life and safety. Chapter 7 of UGS Circular 122, Guidelines for Evaluating Rockfall Hazards in Utah (Lund and Knudsen, 2016), recommends minimum standards for performing rockfall-hazard evaluations in Utah. Figure 9. Components of a characteristic rockfall path profile (after Lund and others, 2008). Page 205 of 282 18 Utah Geological Survey Table 4. Recommended requirements for site -specific rockfall hazards investigations to protect life and safety. Hazard Potential Classification of Buildings and Other Structures for Importance Factors' I II III IV one- and two- family dwellings and townhouses all other buildings and structures, except those listed in groups II, III, and IV buildings and other structures that represent a substantial hazard to human life in the event of failure buildings and other structures designated as essential facilities buildings and other structures that represent a low hazard to human life in the event of failure High, Moderate Yes Yes Yes Yes Noz Low Yes Yes Yes Yes Noz None No No No No No 'Risk category from International Code Council (2014a). 2Property damage possible, but little threat to life safety. The rockfall-hazard-potential categories shown on plate 5 are approximate and mapped boundaries are gradational. Localized areas of higher or lower rockfall potential are likely to exist within any given map area, but their identi- fication is precluded because of the generalized map scale and non -geologic factors such as cuts, fills, or other modi- fications to the natural terrain. Radon Hazard Radon is an odorless, tasteless, and colorless radioactive gas that is highly mobile and can enter buildings through small foundation cracks and other openings, such as utility pipes. The most common type of radon is naturally occur- ring and results from the radioactive decay of uranium, which is found in small concentrations in nearly all soil and rock. Although outdoor radon concentrations rarely reach dangerous levels because air movement and open space dissipate the gas, indoor radon concentrations may reach hazardous levels because of confinement and poor air circulation in buildings and other confined spaces. Breathing any level of radon over time increases the risk of lung cancer, but long-term exposure to low radon levels is generally considered a small health risk. Smoking great- ly increases the health risk due to radon because radon decay products attach to smoke particles and are inhaled into the lungs, greatly increasing the risk of lung cancer. The U.S. Environmental Protection Agency (EPA, 2009) recommends that action be taken to reduce indoor radon levels exceeding 4 picocuries per liter of air (pCi/L) and cautions that indoor radon levels less than 4 pCi/L still pose a significant health risk. Indoor radon levels are affected by several geologic factors including uranium content in soil and rock, soil permeability, and groundwater. Granite, metamorphic rocks, some volcanic rocks, shale, hydrothermally altered rocks, and soils derived from these rocks are generally associated with elevated urani- um content contributing to high indoor radon levels. Soil per- meability and groundwater affect the mobility of radon from its source. If a radon source is present, the ability of radon to move upward through the soil into overlying buildings is facilitated by high soil permeability. Conversely, radon move- ment is impaired in soils having low permeability. Saturation of soil by groundwater inhibits radon movement by dissolving radon in the water and reducing its ability to migrate upward through the soil (Black and Solomon, 1996). However, if the source of the radon gas is above or within the groundwater table, shallow groundwater may not reduce the movement of radon. Long-term exposure to water with dissolved radon is also dangerous (drinking, etc.). Along with geologic factors, non -geologic factors also influ- ence radon levels in a building or other confined space. Al- though the influence of geologic factors can be estimated, the influence of non -geologic factors, such as occupant lifestyle and structure construction and maintenance, are highly vari- able. As a result, indoor radon levels fluctuate and can vary in different structures built on the same geologic unit; therefore, the radon level must be measured in each structure to deter- mine if a problem exists. Testing is easy, inexpensive, and may often be conducted by the building occupant, but professional assistance is available (for more information visit https://ra- don.utah.gov). Evaluation of actual indoor radon levels in the quadrangle was beyond the scope of this study. Page 206 of 282 Geologic hazards of the Moab quadrangle, Grand County, Utah 19 To evaluate the radon -hazard potential (plate 6), we used four main sources of data to identify areas where underlying geo- logic conditions may contribute to elevated radon levels: (1) soil permeability data from the NRCS Soil Survey Geographic (SSURGO) Database for Grand County Utah —Central Part (UT624); Canyonlands Area, Utah Parts of Grand and San Juan Counties (UT633); and Arches National Park, Utah (UT687) (NRCS, 2016a, 2016b, 2016c), (2) depth -to -ground- water mapping (this study), and (3) UGS geologic and hazard mapping (Doelling and others, 2002; Hylland and Mulvey, 2003) and (4) U.S. Geological Survey (USGS) National Ura- nium Resource Evaluation (NURE) Hydrogeochemical and Stream Sediment Reconnaissance Data (USGS, 2004). Using the geologic factors of uranium content, soil permeability, and depth to groundwater, we classified soil and rock units using a three-point system (table 5) into high (3 points), moderate (2 points), and low (1 point) hazard categories based on their potential to generate radon gas and the ability of the gas to mi- grate upward through the overlying soil and rock (after Black and Solomon, 1996). Points were assigned based on the shal- low groundwater mapping (plate 1), permeability, and relative uranium content of mapped rock units in the Moab quadrangle which were summed together to report indoor radon hazard potential (table 6). Saturation of soil by shallow groundwater (less than ap- proximately 30 feet [9 m]) inhibits radon movement by dis- solving radon in the water and reducing its ability to migrate upward through subgrade and foundation soil (Black, 1993). Our groundwater mapping focused on the principal aquifer where it is shallow and unconfined or artesian, and on lo- cally unconfined or perched aquifers 30 feet (9 m) or less below the ground surface. Even in areas with very shallow groundwater, the source of radon may be above the water ta- ble or introduced from imported material. If the radon source was determined to be above the water table, then shallow groundwater no longer contributes to the inhibition of ra- don gas and we assigned a higher point value to the shallow groundwater factor. Geologic mapping is important for identifying geologic units having high uranium content, particularly outside of areas covered by previous investigations where radio- metric data are limited. In the Moab quadrangle, the most uranium -rich bedrock units are the Permian Honaker Trail and Cutler Formations (Black, 1993; Doelling and others, 2002; Hylland and Mulvey, 2003), the Triassic Moenkopi Formation (Black, 1993; Hylland and Mulvey, 2003), the Mossback and Shinarump Members of the Triassic Chinle Formation (Finch, 1954; Black, 1993; Doelling and others, 2002; Hylland and Mulvey, 2003), and the Tidwell and Salt Wash Members of the Jurassic Morrison Formation (Finch, 1954; Mohammad, 1986; Doelling and Kuehne, 2013). All alluvium and colluvium from locally derived uranium - bearing geologic units (Doelling and others, 2002), as well as alluvium interpreted to be from the intrusive igneous La Sal Mountains, were assigned a point value of 3 for their undetermined, but possible, uranium content (Hylland and Mulvey, 2003). Any areas where uranium ore or waste products have been stored warrant a detailed site -specific study; these areas can emit very high concentrations of ra- don, even in open air. Table S. Soil geologic factors that contribute to radon hazard potential. Soil permeability from NRCS data. Groundwater depth from shallow groundwater mapping in this study. Uranium data from unpublished reports and NURE (modified from Black and Solomon, 1996). Factor Point Value 1 2 3 Uranium (ppm, estimated) <2 2-3 >3 Permeability (Ksat, in/hr) Low 0.06-0.6 Moderate 0.6-6.0 High 6.0-20.0 Groundwater depth (feet) <10 10-30 >30 Table 6. Radon hazard potential mapping criteria and indoor radon potential (from Black and Solomon, 1996). Category Point range Potential indoor radon concentration (pCi/L) estimate* Low 3-4 < 2 Moderate 5-7 2-4 High 8-9 > 4 * Indoor radon concentrations are highly dependent upon structure design and construction. Page 207 of 282 20 Utah Geological Survey The NRCS reported hydraulic conductivity (Ksat) values of saturated soil for their soil units based on testing performed at selected locations (MRCS, 2016a, 2016b, 2016c) and assigned permeability classes to their soil units based on the hydraulic conductivity of the unit (table 5). The hydraulic conductivity values of non -soil map units (water, borrow pits, and other artificial units as mapped by the NRCS) are reported as zero; however, they do not necessarily represent impermeable sur- faces. Therefore, the hydraulic conductivity of adjacent units is assumed to apply to non -soil map units. The map of radon -hazard potential (plate 6) is intended to pro- vide an estimate of the underlying geologic conditions that may contribute to the radon hazard. The map does not characterize indoor radon levels because they are also affected by highly variable non -geologic factors. The map can be used to indicate the need for testing indoor radon levels; however, we recom- mend testing be completed in all existing structures and other confined spaces. If professional assistance is required to test for radon or reduce the indoor radon hazard, a qualified contractor should be selected. The EPA provides guidelines for choosing a contractor and a listing of state radon offices in the Consumer's Guide to Radon Reduction (EPA, 2010). The Utah Department of Environmental Quality (DEQ, 2017) provides information on radon mitigators and ordering test kits on their website at https:// deq.utah.gov/ProgramsServices/programs/radiation/radon/. The tailings pile area within the Moab quadrangle is labeled on the geologic -hazard maps as "not mapped." This is due to the ongoing nature of that project and studies pending in the area. For more information about the remediation history, progress, and hazards associated with the tailings pile, visit www.moab- tailings.org or www.gjem.energy.gov/moab. The radon -hazard potential map (plate 6) is not intended to in- dicate absolute indoor radon levels in specific structures. Al- though geologic factors contribute to elevated indoor -radon - hazard potential, other highly variable factors, such as building materials, construction methods, and foundation openings, af- fect indoor radon levels; therefore, indoor radon levels can vary greatly between structures located in the same hazard category. The hazard -potential categories shown on plate 6 are approxi- mate and mapped boundaries are gradational. Localized areas of higher or lower radon potential are likely to exist within any given map area, but their identification is precluded because of the generalized map scale, relatively sparse data, and non -geo- logic factors such as variability in building construction. The use of imported fill for foundation material can also affect radon potential in small areas because the imported material may have different geologic characteristics than native soil at the site. Collapsible Soil Susceptibility Collapsible soils are relatively dry, low -density soils that de- crease in volume or collapse under the load of a building or infrastructure when they become wet. Collapsible soils may have considerable strength and stiffness in their dry natural state, but can settle up to 10 percent of the susceptible deposit thickness when they become wet for the first time following deposition (Costa and Baker, 1981; Rollins and Rogers, 1994; Keaton, 2005) causing damage to property, structures, pave- ments, and underground utilities. Collapsible soils are present in the Moab quadrangle and are typically geologically young materials, chiefly Holocene debris -flow sediments in alluvial fans and Pleistocene to Ho- locene colluvial deposits (plate 7). Collapsible soils typically have a high void ratio, a corresponding low unit weight (<80 to 90 lb/ft3; Costa and Baker, 1981), and a relatively low moisture content (<15 percent; Owens and Rollins, 1990), all characteristics that result from the initial rapid deposition and drying of the sediments. Alluvial fans are an example of this depositional environment and, in many cases, have a high collapsible soil hazard. Intergranular bonds form between the larger grains (sand and gravel) of a collapsible deposit; these bonds develop through capillary tension or a binding agent such as silt, clay, or salt. Characteristically, collapsible soils consist of silty sands, sandy silts, and clayey sands (Wil- liams and Rollins, 1991), although Rollins and Rogers (1994) identified collapse -prone gravels containing as little as 5 to 20 percent fines (U.S. Standard #200 sieve) at several loca- tions in the southwestern United States. Later wetting of the soil results in a loss of capillary tension or the softening of the bonding material, allowing the larger particles to slip past one another into a denser structure. Naturally occurring deep percolation of water into collapsible deposits is uncommon after deposition due to the arid conditions in which the de- posits typically form and the steep gradient of many alluvial fans. Therefore, soil collapse is often triggered by human ac- tivity related to urbanization, such as irrigation, wastewater disposal, and/or surface drainage changes. To evaluate collapsible -soil susceptibility (plate 7), we used two main sources of data: (1) UGS geologic and hazards map- ping (Doelling and others, 2002; Hylland and Mulvey, 2003), and (2) a geotechnical database compiled by the UGS. First, we evaluated test data from the geotechnical database; swell/ collapse tests (SCT), dry density, and moisture tests were all used to determine collapse potential. Next, we integrated geo- logic -unit descriptions from UGS geologic and hazard map- ping (Doelling and others, 2002; Hylland and Mulvey, 2003) with the geotechnical data to assign a susceptibility category to mapped geologic units. We classified unconsolidated geologic units into four categories based on their collapse potential. Where geotechnical data provide evidence for high collapse susceptibility, as indicated by SCT results exhibiting collapse potential equal to or more than 3 percent (Jennings and Knight, 1975), we assigned two susceptibility categories: highly col- lapsible soil, where SCT tests indicate collapse potential equal to or more than 5 percent, and collapsible soil A, where SCT tests indicate collapse potential over 3 percent and less than Page 208 of 282 Geologic hazards of the Moab quadrangle, Grand County, Utah 21 5 percent. Where geotechnical data are lacking, we assigned geologic units that have a genesis and texture conducive to col- lapse to the collapsible soil C category. Finally, where older geologic units (Pleistocene) are mapped with no available geo- technical data, but that have a genesis or texture permissive of collapse, we assigned them to the collapsible soil D cat- egory. Geologic units in which other geotechnical information (chiefly low density and moisture content) provide evidence for potentially collapsible soils, would be delineated as col- lapsible soil B; however, there is no collapsible soil B mapped in the Moab quadrangle. All susceptibility categories represent geologic units having a potential for collapse. Geologic units with SCT results indicating a demonstrated high percentage of collapse dictate that the geologic units containing the SCT test data are elevated above other similar geologic units lacking geotechnical test data. The collapsible -soil -susceptibility categories shown on plate 7 are approximate and mapped boundaries are gradational. Localized areas of soil having higher or lower collapse po- tential are likely to exist within any given map area, but their identification is precluded because of the generalized map scale, relatively sparse data, and non -geologic factors such as disturbed land, changes in drainage and water runoff patterns, landscape irrigation, and wastewater control. All mapped susceptibility categories may potentially exhibit a high percentage of collapse; therefore, site -specific investi- gations should be performed at all locations to resolve un- certainties inherent in the maps. Expansive Soil and Rock Susceptibility Expansive soil and rock swells as it gets wet and shrinks as it dries out. These changes in volume can cause cracked foun- dations and other structural damage to buildings (figure 10), structures, pavements, and underground utilities, heaving and cracking of canals and road surfaces, and failure of wastewater disposal systems. Expansive soil and rock contains a signifi- cant percentage of clay minerals that can absorb water directly into their crystal structure when wetted. When clay content is greater than approximately 12 to 15 percent, the expansive nature of the clay dominates, and the soil is subject to swell. Some sodium-montmorillonite clay can swell as much as 2000 percent upon wetting (Costa and Baker, 1981). The resulting expansion forces can be greater than 20,000 pounds per square foot (Shelton and Prouty, 1979) and can easily exceed the loads imposed by many structures. Expansive soils are chiefly derived from weathering of clay -bearing rock formations and may be residual (formed in place) or transported (usually a short distance) and deposited in a new location. The principal transporting mechanisms are water or wind, but soil creep and mass -wasting processes can play important roles locally. Figure 10. Typical structural damage to a building from expansive soil (after Black and others, 1999). Page 209 of 282 22 Utah Geological Survey To evaluate expansive soil and rock susceptibility (plate 8), we used three main sources of data: (1) UGS geologic and hazard mapping (Doelling and others, 2002; Hylland and Mulvey, 2003), (2) a geotechnical database compiled by the UGS, and (3) the NRCS Soil Survey Geographic (SSURGO) Database for Grand County, Utah —Central Part (UT624); Canyonlands Area, Utah —Parts of Grand and San Juan Counties (UT633); and Arches National Park, Utah (UT687) (MRCS, 2016a, 2016b, 2016c). We classified soil and rock units into three categories based on their potential for volu- metric change: high, moderate, and low (table 7). The NRCS (2016a, 2016b, and 2016c) assigned a linear ex- tensibility value to soils. Linear extensibility is an expres- sion of volume change that represents the change in length of an unconfined clod as moisture content is decreased from a moist to a dry state. We compared the ratings presented by the NRCS with the laboratory test results in our geotechnical database. Correlations between the NRCS information and the geotechnical test data are generally good, but some discrepan- cies exist locally. Where geotechnical testing data show el- evated levels of swell potential, we used geologic -map data to modify the boundaries between susceptibility categories. Using geotechnical data in our database, we evaluated liquid limit (LL), plasticity index (PI), SCT tests, and expansion in- dex included in the NRCS data (MRCS, 2016a, 2016b, 2016c) for swell potential. SCT tests are the most reliable indicator of swelling potential; we used them as the primary indicator of swell potential, and LL and PI tests in the absence of SCT data. Table 7 shows the correlation between these geotechni- cal tests and expansive soil and rock susceptibility. Chen (1988) recognized that while PI is an indicator of ex- pansive potential, other factors also exert an influence, and therefore reported a range of PI values that categorize a soil's Table 7. Correlation between geotechnical tests of soils and expansive -soil susceptibility. Test Susceptibility Category Low Moderate High Swell -Collapses (SCT) 0-2% 2-3% > 3% Liquid Limit (LL) 0-30 20-50 > 45 Plasticity Indexz (PI) 0-15 10-35 > 20 Expansion Index3 (El) 0-50 51-90 > 91 1 Jennings and Knight (1975) z Chen (1988) 3 Nelson and Miller (1992) capacity to shrink or swell. Chen (1988) presented a correla- tion between swell potential and PI that illustrates the use of PI as an indicator of swelling potential (table 7). The use of PI values can assist in selecting samples for swell/collapse test- ing. Chen (1988) placed the lower bound of soils with high swelling potential at a PI of 20, but also included soils with a PI between 20 and 35 in the moderate category. The 2015 International Building Code (IBC) and International Residen- tial Code (IRC) (International Code Council, 2014a, 2014b), adopted in Utah, which use PI as one of four criteria to deter- mine if soils are considered expansive, include soils having a PI of 15 or greater in the expansive soil category. In general, PI values equal to or more than 20 can serve as a rough indica- tor of high swell potential and can be used to select samples for more extensive swell/collapse testing. The Unified Soil Classification System (USCS) uses LL data when classifying fine-grained soils. The USCS classifies soils having an LL greater than 50 as highly plastic (capable of be- ing permanently deformed without breaking); such soils typi- cally contain expansive clays. The USCS classifies soils hav- ing an LL less than 50 as having low or medium plasticity. We identified geologic units containing expansive clay miner- als by examining geologic unit descriptions and geotechnical test data from the units. We classified units as having moder- ate or high swell potential depending on geotechnical test data from the unit and its corresponding NRCS classification. Due to the scale of our mapping, individual sites within any sus- ceptibility category (high, moderate, low) may exhibit a high percentage of swell. The expansion of material may lead to underground void spaces where further erosion will increase void volume and tunneling (figure 11). Over time, a shrink - swell cycle can erode potentially large subsurface caverns and result in collapse (Dunne, 1990). A key indicator of surficial expansive material is the textural change when water is intro- duced and then removed. When the expansive material swells with water then shrinks after water removal, the surface be- comes disturbed over several cycles; the result is clod aggre- gation at the surface, resembling popcorn (figure 12) (Hylland and Mulvey, 2003). In the Moab quadrangle, both the Chinle and Paradox Formations are susceptible to expansion (as evi- dent in surface texture [figure 12]), near -surface cracking, and subsurface voids (figure 11). The expansive -soil -and -rock -susceptibility categories shown on plate 8 are approximate and mapped boundaries are grada- tional. Localized areas of soil and rock having higher or lower expansive susceptibility are likely to exist within any given map area, but their identification is precluded because of the generalized map scale, relatively sparse data, and non -geo- logic factors, such as disturbed land, changes in drainage and water runoff patterns, landscape irrigation, and wastewater control. All mapped susceptibility categories may potentially exhibit a high percentage of collapse; therefore, site -specific investigations should be performed at all locations to resolve uncertainties inherent in the maps. Page 210 of 282 Geologic hazards of the Moab quadrangle, Grand County, Utah 23 Dry season to early wet season � Shrinkage crack • Late wet season Erosion of carck walls Crack closed by swelling Collapsing of wall and roof Tunnel/void space Figure 11. Subsurface void formation due to shrink -swell of soils having a high clay content. Voids may continue to enlarge in the subsurface and propagate to the surface, creating a sinkhole hazard (modified from Dunne, 1990). Figure 12. `Popcorn" texture with evaporite precipitation in soils derived from the Chinle and Paradox Formations (photo: base of cliffs on the southwest side of the Moab Valley). Soluble Soil and Rock Soluble soil and rock are subject to dissolution and reduced soil and rock strength, which can cause considerable dam- age to structures, foundations, and infrastructure. Soil and rock containing salt, gypsum, and limestone are susceptible to dissolution, which is associated with karst, sinkholes, and subsidence. Gypsum (CaSO4.2H2O)-bearing soil and rock are highly soluble. Changes in surface -water flow and groundwater can quickly dissolve gypsiferous material, re- sulting in cavities that can collapse, either propagating to the surface or causing local or regional subsidence. Where the amount of gypsum is greater than 10 percent, dissolution can result in localized land subsidence and sinkhole forma- tion (Mulvey, 1992; Muckel, 2004; Santi, 2005). Gypsum dissolution can be greatly accelerated by application of wa- ter from sources like reservoirs; septic -tank and wastewater drain fields; street, roof, or parking -lot runoff; and irrigation (Martinez and others, 1998). Care should be taken in areas of gypsiferous materials to avoid surface -flow- and ground- water -regime changes. Surface flow should be directed to areas where it will not percolate into the material below. Landscape irrigation is discouraged, and storm drain infra- structure should be regularly maintained to prevent leaks and sealed pipes should be considered. Gypsum is a weak material that has low bearing strength and is not suited as subgrade or foundation soil. Other evaporite minerals with high salt content, including ha- lite (NaC1), anhydrite (CaSO4), carnallite (KMgC13•6H2O), and sylvite (KC1), are common in the Moab quadrangle and surrounding area (Mayhew and Heylman, 1965). These min- erals are highly soluble and are intermixed with gypsum in the Paradox Formation. Limestone and rock made up of mostly calcium carbonate (CaCO3) and soils derived from them are moderately sus- ceptible to dissolution. Karst terrain is common in areas of limestone rock. Climate, water, and human activity are factors in chemical weathering resulting in limestone dis- solution. The arid climate of east -central Utah contributes to slow rates of limestone dissolution. However, changing surface -flow and groundwater regimes and/or increased pre- cipitation due to climate change could accelerate dissolution of limestone -bearing rocks in the Moab area. To evaluate soluble soil and rock (plate 9), we used three main sources of data: (1) UGS geologic and hazard mapping (Doelling and others, 2002; Hylland and Mulvey, 2003), (2) a geotechnical database compiled by the UGS, and (3) the NRCS Soil Survey Geographic (SSURGO) Database for Grand County Utah —Central Part (UT624); Canyon- lands Area, Utah Parts of Grand and San Juan Counties (UT633); and Arches National Park, Utah (UT687) (MRCS, 2016a, 2016b, 2016c). Page 211 of 282 24 Utah Geological Survey We classified soil and rock units into eight categories based on their potential for dissolution: highly soluble rock (HSR); highly soluble soil (HSS); gypsiferous rock (GR) A, B, and C; gypsiferous soils (Gs); and limestone rock (LR) A and B. HSR and HSS categories include the Paradox Formation which contains significant amounts of gypsum and other salts and alluvial -fan deposits. The depth to the Paradox Formation along the eastern and western margins of the Moab —Spanish Valley is not well constrained and caution should be taken during development to limit the removal of surface material along the valley margins, and to limit the addition or change the rate of water application. The Paradox Formation poses a dissolution hazard, even at depth, as cavities can form and propagate to the surface creating sinkholes and subsidence (figure 13). Additionally, varying layers of unconsolidated deposits can conceal gypsum and salt -bearing material. The thickness of the unconsolidated deposits can range from a thin veneer to several hundred feet (Doelling and others, 2002). The concealed gypsum -salt deposits contribute to sinkhole susceptibility and are exposed or are at shallow depth below the surface primarily along the valley -edge areas. The classification system for soluble soil and rock that can contribute to dissolution and collapse hazard is a relative susceptibility ranking as opposed to a hazard -severity rank- L L L L L Subsided well Original Ground Surface L L LLL LLL LLL L L LLL Salt LLL LLL L L LLLLL L LLL LLLLLL LLLLLLLLLLL L LLLLLLLLLL L L L LLL L LLLLLL LLLLLLL LLLLLL L L Salt LLL L LLLLL LLL L LLLLLLLL L LLLLLLLL LLLLLLL L L LLLLL LLLLL L LLLLLLL Figure 13. Representation of sinkhole formation due to salt dissolution near a subsided well. Dissolution can occur in a similar manner due to groundwater dissolution and percolating surface water (modified from Dunrud and Nevins, 1981). ing. Soluble rock and soil hazard category GRA poses a sig- nificant hazard due to dissolution. The Chinle Formation along the valley margins has been deformed due to uplift in the salt -cored anticline region of the Moab —Spanish Valley. This deformation has incorporated gypsum and salt from the Paradox Formation into the Chinle, increasing the dissolution and collapse hazard. Category GRB may contain gypsum and other soluble salts locally and has a significant potential for dissolution and collapse. Category GRc includes talus and al- luvial material that may be composed of units with significant gypsum and salt content. This category represents a thin cover above rock and soil units that pose a significant dissolution and collapse hazard. Caution should be taken when removing soil or surficial deposits in this category, as it could expose soil or bedrock below that has an increased dissolution and collapse hazard. Category GS includes soils lacking signifi- cant geotechnical data, but have been identified by the NRCS (2016a, 2016b, and 2016c) as gypsum -bearing soils. Geologic units consisting of limestone or interbedded car- bonate rocks are mapped as LRA and LRB. The solubility of these units is relatively lower than the solubility of gypsum - and salt -bearing units; however, the potential for dissolution and collapse is still present and could increase from land -use modification, introducing and concentrating surface water, and groundwater -regime changes due to development. The soluble -soil -and -rock -hazard categories shown on plate 9 are approximate and mapped boundaries are gradational. Lo- calized areas of higher or lower soluble soil and rock hazard are likely to exist within any given map area, but their identifi- cation is precluded because of the generalized map scale, rela- tively sparse data, and non -geologic factors such as landscape irrigation and stormwater control. Corrosive Soil and Rock Corrosion of Portland cement concrete (PCC) occurs from a chemical reaction between a base (concrete) and a weak acid (sulfate, sodium, or magnesium in soil or water) (Muckel, 2004). Soil and rock with high gypsum content is associated with corrosion of concrete. Gypsum is soluble and along with associated sulfates, such as sodium sulfate and magnesium sulfate, can dissolve in water to form a weak acid solution that is corrosive to concrete and metals in areas where the amount of soil gypsum is one percent or greater (Muckel, 2004). Sul- fate -induced corrosion of unprotected concrete slabs, walls, masonry blocks, and buried infrastructure is widespread in arid regions of Utah (figure 14). Corrosion of steel (metals) occurs from an electrochemical process that results from con- tact between steel (metals) and soluble chloride salts found in soil or water (White and others, 2008). To evaluate corrosive soil and rock (plate 10), we used three main sources of data: (1) UGS geologic and hazard mapping (Doelling and others, 2002; Hylland and Mulvey, 2003), (2) Page 212 of 282 Geologic hazards of the Moab quadrangle, Grand County, Utah 25 Figure 14. Evaporite precipitation and corrosion on concrete masonry unit wall (photo: northeast valley margin, February 23, 2017). a geotechnical database compiled by the UGS, and (3) the NRCS Soil Survey Geographic (SSURGO) Database for Grand County Utah —Central Part (UT624); Canyonlands Area, Utah Parts of Grand and San Juan Counties (UT633); and Arches National Park, Utah (UT687) (NRCS, 2016a, 2016b, 2016c). We classified soil and rock units into five categories based on their potential for corrosion of concrete and metals: cor- rosive rock A (CRA), corrosive rock B (CRB), corrosive soil A (CSA), corrosive soil B (CSB), and buried or concealed cor- rosive soil or rock (CSC). Site -specific investigations prior to development should include testing for sulfate and gypsum content and pH of soils. Other testing may be required; how- ever, specialized corrosion engineering consultants are rec- ommended. It is important to include testing for sulfates in geotechnical investigations, as sulfates can degrade concrete over time. Concrete masonry unit walls, foundations, and other structures, where high sulfate levels are found, should follow applicable American Concrete Institute, IBC, and IRC standards, such as the use of Type V (sulfate resistant) cement. The corrosive -soil -and -rock -potential categories shown on plate 10 are approximate and mapped boundaries are grada- tional. Localized areas of soil having higher or lower corro- sive potential are likely to exist within any given map area, but their identification is precluded because of the generalized map scale and relatively sparse data. All mapped categories may exhibit corrosive potential; therefore, site -specific inves- tigations should be performed at all locations to resolve uncer- tainties inherent in the maps. Piping and Erosion Piping and erosion can cause significant damage to roads, canals, earth -fill dams, structures, bridges, culverts, and farmland. Rapid erosion may occur when susceptible materi- als are exposed to running water or wind. Monsoonal storms typically bring intense rainfall and high winds. Heavy rain can quickly erode fine-grained sediment. Slope runoff that becomes channelized can form gullies (figure 15) and erode steep banks of streams and rivers. Erosional gullies can con- tribute to the piping hazard. Piping, also referred to as tunnel erosion, is subsurface erosion by groundwater that moves through permeable, non -cohesive layers in unconsolidated materials and exits at a free face (figure 16). Fine-grained sand, silt, and clay particles are removed by the subsurface flow of water, creating void space. An exit point at a free face may not always be obvious. Entrained silt and clay can travel with the subsurface groundwater flow for long dis- tances, enter the regional groundwater regime, and exit as seeps and springs or into streams and rivers. Soil and rock susceptible to piping and erosion are preva- lent in the Moab quadrangle. The Chinle Formation and the Paradox Formation are highly susceptible to piping and ero- sion, as well as other geologic units that have high silt and clay content or high evaporite mineral content. Soil and un- Page 213 of 282 26 Utah Geological Survey Figure IS. Gully erosion in slope underlain by Chinle Formation (photo: northeast valley margin). Figure 16. Outlet generated by seepage erosion after water percolates from end of a macropore (A) Piping erosion caused by water entering cracks as expansive soils dry. (B) Clay particles are suspended and evaporites dissolve in solution and move with subsurface water flow creating void spaces. Outlets may not be obvious as water may carry sediment a significant distance through a network of tunnels or into the larger, regional groundwater flow (modified from Dunne, 1990). consolidated rock with high shrink -swell potential are also highly susceptible to piping and erosion. Clay shrinkage cracks allow water to easily penetrate below the surface (figure 16); as the soil hydrates and swells, the cracks can close leaving subsurface voids that form near -surface sink- holes and ground subsidence. To evaluate piping and erosion (plate 11), we used three main sources of data: (1) recent UGS geologic and hazard mapping (Doelling and others, 2002; Hylland and Mulvey, 2003), (2) a geotechnical database compiled by the UGS, and (3) the NRCS Soil Survey Geographic (SSURGO) Da- tabase for Grand County Utah —Central Part (UT624); Canyonlands Area, Utah Parts of Grand and San Juan Counties (UT633); and Arches National Park, Utah (UT687) (MRCS, 2016a, 2016b, 2016c). We classified soil and rock units into four categories based on their potential for piping and erosion: highly susceptible rock (HSr), highly susceptible soil (HSs), susceptible rock (Sr), and susceptible soil (Ss). The presence of these units in and of themselves does not create a piping and erosion hazard. However, a change in conditions brought about naturally or through human activity, such as cut -and -fill construction techniques, can create the conditions neces- sary for piping to occur. While susceptible to erosion, these units are generally stable in their natural, undisturbed state, but can quickly erode if disturbed or if surface -water drain- age conditions change in an uncontrolled manner. The piping -and -erosion -susceptibility categories shown on plate 11 are approximate and mapped boundaries are gradational. Localized areas of soil with higher or lower piping and erosion susceptibility are likely to exist within any given map area, but their identification is precluded because of the generalized map scale and relatively sparse data. All mapped susceptibility categories may potentially exhibit piping and erosion; therefore, site -specific inves- tigations should be performed at all locations to resolve uncertainties inherent in the maps. Wind -Blown Sand In southeast Utah, there are significant amounts of loose sand and seasonal winds that make wind-blown sand a vi- able hazard in the Moab quadrangle. Even a few inches of sand on a road can be very dangerous (Stipho, 1992). In the Moab quadrangle, wind-blown sand can cause damage to infrastructure, by burial and/or sandblasting effect, and create unsafe driving conditions. Dust storms commonly occur due to wind associated with the monsoonal season that affects southern Utah and northern Arizona. The most important factors for wind-blown sand hazard are (1) a source of sand grains, (2) a source of wind at a threshold speed, and (3) proximity to areas likely to be affected by wind -blown -sand hazard. Page 214 of 282 Geologic hazards of the Moab quadrangle, Grand County, Utah 27 In desert regions, up to 98 percent of dry, non -cohesive sand grains picked up by winds can travel up to 1 meter (3 feet) above the surface (Stipho, 1992). Studies in other arid re- gions (Stipho, 1992; Sherman and Nordstrom, 1994) indi- cate the threshold shear velocity, or wind speed needed to initially move a sand grain, is a function of the sand grain diameter. According to these studies, a wind speed of 0.5 mph (0.2 m/s) is required to initiate movement of a 0.2 mm sand grain, the standard sand size in NRCS reports (MRCS, 2016a, 2016b, 2016c). To transport sand within 3 feet (1 me- ter) of the surface, wind speeds more than 9 mph (4 m/s) are required (Sherman and Nordstrom, 1994). The average annual wind speed (1998-2006) from the Moab - Canyonlands airport, about 14 miles north of the City of Moab, is 6.3 mph (2.8 m/s) (WRCC, 2006). Monitoring from 1992 to 2002 indicates that western wind directions are dominant throughout the year, with the exception of June through Au- gust when more southern and eastern winds prevail from sum- mer monsoon storms (WRCC, 2006). The average monthly wind speed for the period of 1996-2006 varied from 3.7 mph (1.6 m/s) in December to 9.2 mph (4.1 m/s) in April (WRCC, 2006). Monthly average wind speeds indicate local transpor- tation of sand grains is possible, given that the initiation wind speed for sand grain movement is 0.5 mph (0.2 m/s). This may indicate a more significant local hazard of wind-blown sand for mapped eolian deposits close to infrastructure or develop- ment. However, wind -blown -sand deposits that interfere with infrastructure most often occur from storm -related winds, which are typically above average wind speeds, and are the most likely to cause more massive sand migration and adverse road conditions for drivers. To evaluate wind -blown -sand susceptibility (plate 12), we used four main sources of data to identify areas where geolog- ic and historical environmental conditions may contribute to elevated wind -blown -sand hazard susceptibility: (1) percent- age of soil sand (<0.2 mm grain size) data from the NRCS Soil Survey Geographic (SSURGO) Database for Grand County Utah —Central Part (UT624); Canyonlands Area, Utah — Parts of Grand and San Juan Counties (UT633); and Arches National Park, Utah (UT687) (MRCS, 2016a, 2016b, 2016c), (2) historical wind -speed and direction data (WRCC, 2006; National Renewable Energy Laboratory [NREL], 2012), (3) UGS geologic and hazard mapping (Doelling and others, 2002; Hylland and Mulvey, 2003), and (4) studies from other desert (Stipho, 1992; Lund and others, 2008) and coastal areas (Sherman and Nordstrom, 1994). Using the geologic factors contributing to the supply and distribution of potential wind- blown sand, we classified soil and rock units into high, moder- ate, and low susceptibility hazard categories. The NRCS data were particularly useful because of the de- tailed sand percentages available for the different soil map units. However, it should be noted that these data are only representative of the top 5 feet (1.5 m) of soil. Any removal of soil for development or construction should be reassessed for wind -blown -sand hazard. In coastal environments, wind- blown sand hazard is often mitigated by stabilizing deposits with vegetation (Sherman and Nordstrom, 1994), but this may not be applicable in deserts where water is scarce and should not be added to the surface. Armoring deposits with appropriate sized and graded gravel, cobbles, and/or boul- ders may be needed. We evaluated sand source areas within and adjacent to the Moab quadrangle. The highest contribution to sand in the Moab quadrangle is from geologically young eolian de- posits and areas that have been disturbed, including talus slopes, landslides, and developed areas. A majority of this sand is derived from the Navajo Sandstone. Soil units with high concentrations of sand, as reported in NRCS (MRCS, 2016a, 2016b, and 2016c) and geologic -map data (Doelling and others, 2002), include geologically young and modern eolian and dry -alluvium deposits, which have greater than 50 percent sand (<0.2 mm sized particles). We mapped talus slopes and sandy geologic units having a low quantity of sandy soil (<50% sand with <0.2 mm sized particles), and up to 30 percent of fines (0.125 mm [0.005 in] to 0.2 mm [0.008 in]) as moderate for wind -blown -sand susceptibility. Areas having low soil sand quantity (<50%) and on mapped sand- stones, which are mainly on the broad, flat Navajo Sandstone exposed at higher elevations in the quadrangle, were classi- fied as low susceptibility to wind-blown sand. Although distal sources of sand were not mapped, there is still a possibility that sand and dust could be transported from regional active dune fields, dried playas in southern Utah, and other areas of small, easily mobilized sediment. In western Utah, dust from dried playas, agricultural lands, and other barren and/or disturbed areas can contain bacteria, vi- ruses, or fungi (Hahnenberger and Nicholl, 2014). Evaluat- ing dust and related biological hazards was beyond the scope of our mapping. The wind -blown -sand -hazard susceptibility categories shown on plate 12 are approximate and mapped boundaries are gra- dational. Localized areas of higher or lower wind-blown sand susceptibility are likely to exist within any given map area, but their identification is precluded because of the general- ized map scale, relatively sparse data, and non -geologic fac- tors, such as variability in building infrastructure and design. The use of imported fill for foundation material can also affect wind -blown -sand susceptibility in small areas, because the imported material may have different geologic characteristics than native soil at the site. Shallow Bedrock Exposed bedrock is abundant in the Moab area. Less obvi- ous are areas of shallow bedrock within the Moab —Spanish Valley, where bedrock is overlain by a thin cover of young - Page 215 of 282 28 Utah Geological Survey er unconsolidated deposits. Bedrock formations that are not significantly fractured and are strong and stiff usually have satisfactory bearing -capacity and settlement charac- teristics; however, large loads may exceed the rock bear- ing capacity and specialized rock mechanics engineering will be required (Goodman, 1980). The principal prob- lem related to shallow bedrock is difficulty of excavation, particularly in highly resistant bedrock units, which often require blasting. Shallow bedrock makes excavations for basements, foundations, underground utilities, and road cuts difficult, can cause areas of perched groundwater, and create problems for wastewater disposal. Not ac- counting for shallow bedrock in project design may lead to excessive, unaccounted for construction cost, contract change orders, and project delays. To evaluate shallow -bedrock potential (plate 13), we used four main sources of data: (1) UGS geologic and hazard mapping (Doelling and others, 2002; Hylland and Mulvey, 2003), (2) the NRCS Soil Survey Geographic (SSURGO) Database for Grand County Utah —Central Part (UT624); Canyonlands Area, Utah —Parts of Grand and San Juan Counties (UT633); and Arches National Park, Utah (UT687) (MRCS, 2016a, 2016b, 2016c), (3) a geotechni- cal database compiled by the UGS, and (4) field mapping and reconnaissance. We classified shallow bedrock as hard or soft where exposed at the surface, and identified areas of buried shallow bedrock (less than 10 feet [3 m] below the surface). We used UGS geologic and hazard mapping (Doelling and others, 2002; Hylland and Mulvey, 2003) to identify areas where bedrock is exposed at the ground surface, and qual- itatively classified bedrock units based on geologic unit descriptions. After identifying bedrock outcrops, we used the restrictive layer data reported by the NRCS (2016a, 2016b, and 2016c) soil survey to identify areas of poten- tially shallow bedrock. The NRCS restrictive layer column identifies areas where bedrock is found less than 6.5 feet (2 m) below the surface. We also used geotechnical borehole logs in the UGS geotechnical database to help identify areas of shallow bedrock. We compared the borehole logs with geologic mapping, NRCS soils mapping, and geotechnical testing information to confirm the existence of shallow bedrock where it was identified by the NRCS and to identify other potential areas of shallow bedrock. Correlations between the borehole logs, geologic mapping, geotechnical data, and NRCS information are generally good, but some local discrepancies may exist. The shallow -bedrock -potential categories shown on plate 13 are approximate and mapped boundaries are gradation- al. Localized areas of shallow bedrock are likely to exist within any given map area, but their identification is pre - eluded because of the generalized map scale, relatively sparse data, and limited subsurface data. MAP LIMITATIONS The geologic -hazard maps accompanying this report are de- signed to provide geotechnical engineers, engineering geolo- gists, design professionals, planners, building officials, devel- opers, and the general public with information on the geologic hazards that may affect existing and future development in the Moab quadrangle. Information provided herein includes the type and location of critical geologic hazards, and rec- ommendations for site -specific investigations to confirm the presence of, investigate in detail, and develop mitigation for the hazards. Additionally, the maps can aid local governments in developing geologic -hazard elements in their general land - use plans for development, re -development, planning, regula- tion, and design in Utah. We mapped 13 geologic hazards in the Moab quadrangle; however, other hazards may exist that could affect existing and future development. We recommend performing site -specific geotechnical/geolog- ic-hazard investigations for all development in the quadrangle using the guidelines presented in UGS Circular 122 (Bowman and Lund, 2016). Site -specific geotechnical/geologic-hazard investigations can resolve uncertainties inherent in these gen- eralized hazard maps and help ensure safety by identifying the need for hazard mitigation and/or special construction techniques. As with all maps, these geologic -hazard maps have limitations. The maps are not for use at scales other than 1:24,000, and are not a substitute for site -specific geotechni- cal/geologic-hazard investigations. The maps are based on limited available geologic, geotechnical, and hydrologic data. The quality of each map depends on the quality of the data, which varies by hazard throughout the quadrangle. Conse- quently, geologic hazard boundaries shown on the maps are approximate and subject to change with additional informa- tion. Small, localized areas of geologic hazards may exist in the quadrangle, but their identification may be precluded due to limitations of data availability and/or map scale. ADDITIONAL INFORMATION AND GUIDELINES In addition to the information contained in this report, the UGS Earthquakes and Geologic Hazards web page at https://geol- ogy.utah.gov/hazards/ provides links to general information on geologic hazards in Utah. The UGS web page for consultants and design professionals (https://geology.utah.gov/about-us/ geologic-programs/geologic-hazards-program/for-consul- tants-and-design-professionals/) provides links to recommend- ed guidelines for geotechnical/geologic-hazard investigations and reports, UGS geologic -hazard maps and reports, geologic Page 216 of 282 Geologic hazards of the Moab quadrangle, Grand County, Utah 29 maps, groundwater reports, historical aerial photography, and other sources of useful information. The UGS advises following the recommended guidelines when preparing site -specific engi- neering -geologic reports and conducting site -specific geotechni- cal/geologic-hazard investigations in Utah (Bowman and Lund, 2016). Typically, geologic -engineering and geologic -hazard considerations would be combined in a single report or included as part of a geotechnical report that also addresses site founda- tion conditions and other geoengineering aspects of the project. 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Working Group on Utah Earthquake Probabilities, 2016, Earthquake probabilities for the Wasatch Front region in Utah, Idaho, and Wyoming: Utah Geological Survey Miscellaneous Publication 16-3, 164 p., 5 appendices. Page 221 of 282 6LOLO.ICAL 9Y RYET 109° 371 30' UTAH GEOLOGICAL SURVEY a division of Utah Department of Natural Resources 021E 822 623 35' 624( 625 626 32' 30"1 6�6 Plate 1 of 13 Utah Geological Survey Special Study 162 Geologic Hazards of the Moab Quadrangle, Grand County, Utah 629 PS700110I FFET "275P001 1271 u7 +272 35' 4271 4270 4289 '26B 4287 32' 30" 4266 '264 700DC FEET 4263 38° 30' 108° 37' 30" 2540000IFEET •�SGW3 SAN JUAN CO Although this product represents the work of professional scientists, the Utah Department of Natural Resources, Utah Geological Survey, makes no warranty, expressed or implied, regarding its suitability for a particular use. The Utah Department of Natural Resources, Utah Geological Survey, shall not be liable under any circumstances for any direct, indirect, special, incidental, or consequential damages with respect to claims by users of this product. SGW2 SGW3 Y SGWa 7 � Cy - tr 623 0 z 0°10' i U w APPROXIMATE MEAN DECLINATION, 2018 35' k24 1 ,:�4rytT O N A 1. 625 SCALE 1:24,000 0.5 0 628 SGW3 ;3e,' 1 MILE 1-1 5000 2500 0 5000 FEET 1 0.5 0 1 KILOMETER CONTOUR INTERVAL 40 FEET SHALLOW GROUNDWATER POTENTIAL MAP OF THE MOAB QUADRANGLE, GRAND COUNTY, UTAH by Jessica J. Castleton, Ben A. Erickson, and Emily J. Kleber 2018 EXPLANATION Not Mapped — Area not mapped due to significant and ongoing human disturbance. Shallow Groundwater Potential Categories Shallow Groundwater Unit 1— Area identified as having potentially shallow groundwater, or the possibility of developing shallow groundwater. Includes soils mapped by the Natural Resources Conservation Service (MRCS) as naturally wet, poorly drained or frequently irrigated, and where water -well and/or geotechnical data indicate a significant area of poorly drained soil characteristics or confining geologic conditions where permanent shallow groundwater (less than 10 feet [3 m]) may develop. Current groundwater levels may be deeper than 10 feet (3 m) below the surface; however, construction, irrigation, runoff, and/or increased precipitation in these areas will likely increase shallow groundwater potential. Subsurface drains are frequently required to prevent these soils from becoming saturated. Following development, landscape irrigation, wastewater disposal, and other sources of urban runoff may cause groundwater levels to rise even higher in these areas. Shallow Groundwater Unit 2 — Area identified as having potentially shallow groundwater, including soils mapped by the NRCS as poorly drained (depth to groundwater is likely less than 50 feet [15 m] below the ground surface), generally fine-grained soils that may develop shallow groundwater locally when rates of water application exceed the soil's drainage capacity. Subsurface drains are frequently required to prevent these soils from becoming saturated. Because these soils naturally drain slowly, they may remain wet for most of the year, even though water is applied only during the growing season. Permanent shallow groundwater, closer to the surface, is possible following urbanization. Shallow Groundwater Unit 3 — Area identified as having potentially shallow groundwater, including soils mapped by the NRCS as moderately to freely draining soils (depth to groundwater is likely greater than or equal to 50 feet (15 m) below the ground surface) that are commonly irrigated for agricultural purposes. However, where intense levels of water application occur, these soils may develop seasonally high groundwater, but typically drain quickly once water application stops or is reduced below the soil's drainage capacity. Seasonal or transient shallow groundwater is possible especially following development; landscape irrigation, wastewater disposal, and other sources of urban runoff may cause groundwater levels to rise even higher in these areas. SGW3 4,5 �J 628 UTAH QUADRANGLE LOCATION USING THE MAP f 108' e° 37' 30" r •4• ' 000 sr1.r e 75 «74 4272 35' 427) 4270 %9 Q6© 32' 30" 4266 '265 4264 u63000,14 � , 629 SAN JUAN CO 838=E 1131 30°' 30 Base from USGS Moab 7.5' quadrangle (1985), slopeshade derived from the USGS 10-meter National Elevation Dataset (NED) (2009), and aerial photography from the National Agriculture Imagery Program (NAIP, 2011). Projection: UTM Zone 12 Datum: NAD 1983 GIS and Cartography: Jessica J. Castleton and Ben A. Erickson Utah Geological Survey 1594 West North Temple, Suite 3110 P.O. Box 146100, Salt Lake City, UT 84114-6100 (801) 537-3300 ceologv.utah.gov 1 2 3 4 5 6 7 8 1. Merrimac Butte 2. The Windows Section 3. Big Bend 4. Gold Bar Canyon 5. Rill Creek 6. Shafer Basin 7. Trough Springs Canyon 8. Kane Springs ADJOINING 7.5' QUADRANGLE NAMES iiji811#15971111018811 9 This map shows the location of known and possible areas of shallow groundwater in the Moab quadrangle. Existing and future devel- opment within all three mapped groundwater units will potentially need to contend with shallow groundwater. The map is intended for general planning purposes to indicate where shallow groundwater may be present and where site -specific geotechnical/geologic-haz- ard investigations may be required. The UGS recommends a site -specific geotechnical/geologic-hazard investigation for development at all locations in the Moab quadrangle. Site -specific geotechnical/geologic-hazard investigations can resolve uncertainties inherent in generalized hazard mapping and help ensure safety by identifying the need for special engineering design, mitigation, and/or construc- tion techniques. These investigations are particularly important for areas within the Moab quadrangle because local areas of shallow perched groundwater too small to show at the map scale (1:24,000) may be present anywhere within the quadrangle. This map is intended for use at a scale of 1:24,000, and is designed for use in general planning to indicate the need for site -specific, detailed ground- water investigations. Site -specific geotechnical/geologic-hazard investigations may require installing and monitoring observation wells through more than one season and/or examining sediments exposed in test pits for evidence of seasonal groundwater fluctua- tions. For additional information about the shallow groundwater potential in the Moab quadrangle, refer to the accompanying report. Bedrock — Limited to no potential for shallow groundwater, but may have springs and water flow at the base of steep cliffs. Page 222 of 282 UTAH DNR UTAH GEOLOGICAL SURVEY a division of GEOLOGICAL SURVEY. Utah Department of Natural Resources 8218804€ 822 823 35' 62A 825 628 32' 30"1 828 Plate 2 of 13 Utah Geological Survey Special Study 162 Geologic Hazards of the Moab Quadrangle, Grand County, Utah 829 2570000IFEET 109'374 30" 38° 37' 30" --`- 4275°Xkl{ 42 7 427 4272 35' 4271 4270 '288 '268 4287 32' 30" d265 4284 70000 FEET 4263 38° 30' 109° 37' 30" 25400001 EET SANJUAN CO Although this product represents the work of professional scientists, the Utah Department of Natural Resources, Utah Geological Survey, makes no warranty, expressed or implied, regarding its suitability for a particular use. The Utah Department of Natural Resources, Utah Geological Survey, shall not be liable under any circumstances for any direct, indirect, special, incidental, or consequential damages with respect to claims by users of this product. _L _.i. VF r 3`f 0°10' APPROXIMATE MEAN DECLINATION, 2018 823 35' 1 s tONAL >:iA4r 0.5 2500 0 5000 825 826 SCALE 1:24,000 0 132r-30" 1 MILE 5000 FEET 1 0.5 0 1 KILOMETER I —I I— I I— I I— I I— I I CONTOUR INTERVAL 40 FEET ..4476AT ) 828 SALT TECTONICS -RELATED GROUND DEFORMATION HAZARD MAP OF THE MOAB QUADRANGLE, GRAND COUNTY, UTAH by Jessica J. Castleton, Ben A. Erickson, and Emily J. Kleber 2018 EXPLANATION Not Mapped — Area not mapped due to significant and ongoing human disturbance. Well -located fault related to salt tectonics with an unknown activity class — Surface -fault -rupture -hazard investigations recom- mended for all structures intended for human occupancy and all International Building Code (IBC; International Code Council, 2014) Risk Category IIa, IIb, III, and IV structures (see Lund and others, 2016). Ball and bar on downthrown side of fault. Approximately located or concealed fault related to salt tectonics with an unknown activity class — Surface -fault -rupture -hazard investigations recommended for all IBC Risk Category III and IV structures (see Lund and others, 2016). Studies for IBC Risk Cate- gory IIa and other structures for human occupancy remain prudent because a low likelihood of surface faulting still exists. Ball and bar on downthrown side of fault. Salt Tectonics -Related Ground Deformation Hazard Categories Ground Deformation — Severe ground deformation related to salt tectonics, causing tilting and/or damage to structures due to differen- tial settlement, lateral earth pressures, ground cracks or displacements in fractured rock, and ground collapse including sinkhole formation. Potential Valley Floor Subsidence — Potential ground subsidence causing tilting and/or damage to structures due to differential settle- ment, lateral earth pressures, ground cracks or displacements in fractured rock, and ground collapse, including sinkhole formation. Plateau Subsidence — Potential regional and local subsidence causing fracturing and displacement of rock. Fractures weaken the rock and can lead to unstable conditions in road cuts and tunnels, increase potential for aquifer contamination, and increase susceptibility to rockfall and slope instability. UTAH QUADRANGLE LOCATION USING THIS MAP 829 SAN JUAN CO s300E 109" 30' l81° 37' 30" 110 000 FEET 4275 4274 dr73 4272 35' 4271 -0270 4269 4288 22J 30„ 4266 4285 4630art 30° 30` 10 Base from USGS Moab 7.5' quadrangle (1985), slopeshade derived from USGS10-meter National Elevation Dataset (NED) (2009), and aerial photography from the National Agriculture Imagery Program (NAIP, 2011). Projection: UTM Zone 12 Datum: NAD 1983 GIS and Cartography: Adam I. Hiscock and Emily J. Kleber Utah Geological Survey 1594 West North Temple, Suite 3110 P.O. Box 146100, Salt Lake City, UT 84114-6100 (801)537-3300 geology.utah.gov 1 2 3 4 5 6 7 8 1. Merrimac Butte 2. The Windows Section 3. Big Bend 4. Gold Bar Canyon 5. Rill Creek 6. Shafer Basin 7. Trough Springs Canyon 8. Kane Springs ADJOINING 7.5' QUADRANGLE NAMES ISBN 978-i-55791-445-8 9 IIII IIII II IIIIII I II II I II I II This map shows the potential for ground deformation and subsidence, fractured rock and faulting related to salt tectonics. Due to the unpredictable nature of salt tectonics, we have mapped ground deformation based on analysis of geologic units, mapped faults, and existing ground deformation. Ground deformation in this area may be severe. Continued ground deformation and subsidence, possible surface fault rupture, and other hazards such as sinkhole formation, ground cracking, differential settlement, and widespread subsurface erosion can occur in the zone of ground deformation. Also mapped is the potential for valley floor subsidence which can cause tilting and/or damage to structures due to differential settlement, lateral earth pressures, ground cracks or displacements in fractured rock, and ground collapse including sinkhole formation. The plateau and canyon areas are subject to regional and local subsidence causing fracturing and displacement of rock. Fractures weaken the rock mass and can lead to unstable conditions in road cuts and tunnels, increase potential for aquifer contamination, and increase susceptibility to rockfall and slope instability. Potentially active, salt -tecton- ic, gravity -related faults within the Moab quadrangle are shown on the map. Surface faulting may occur along these faults or anywhere along the valley margins. Mapped faults are related to salt dissolution at depth (see Guerrero and others, 2014) and therefore have an unknown activity class. The inferred trace of the Moab fault does not include a special study zone because of the age of faulting (see associated text). Site -specific geotechnical/geologic-hazard investigations can resolve uncertainties inherent in the generalized map scale and help ensure safety by identifying the need for detailed engineering and mitigation techniques that may be required for development in areas with ground deformation. A significant amount of risk is involved with development in the ground deformation zone. This map is not intended for use at scales other than 1:24,000. Smaller faults may not have been detected during mapping or are concealed beneath young geologic deposits. Additionally, concealed and approximately located faults by definition lack a clearly identifiable surface trace; therefore, their locations are approximate. Site -specific fault -trenching investigations should be preceded by a careful field evalu- ation of the site to identify the surface trace of the fault as well as other faults and fault -related features not evident at 1:24,000-scale. Page 223 of 282 For additional information about the salt -tectonics -related ground deformation hazard in the Moab quadrangle, refer to the accompany- ing report. UTAH DNR UTAH GEOLOGICAL SURVEY a division of 6E°L°.TCAL SURYET Utah Department of Natural Resources Plate 3 of 13 Utah Geological Survey Special Study 162 Geologic Hazards of the Moab Quadrangle, Grand County, Utah 108° 37( 30" 38° 37' 30" ..' 35' 4271 •'2s9 11B k'E 4265 4264 70000_ FEET 4283 38° 30' 109' 37' 30" 021To^E Although this product represents the work of professional scientists, the Utah Department of Natural Resources, Utah Geological Survey, makes no warranty, expressed or implied, regarding its suitability for a particular use. The Utah Department of Natural Resources, Utah Geological Survey, shall not be liable under any circumstances for any direct, indirect, special, incidental, or consequential damages with respect to claims by users of this product. 622 x 0 z W 0°10' i U ti z APPROXIMATE MEAN DECLINATION, 2018 623 35' 623 35' 624 1 SCALE 1:24,000 0.5 0 f26 1 MILE 5000 2500 0 5000 FEET 1 0.5 0 1 KILOMETER CONTOUR INTERVAL 40 FEET FLOOD HAZARD MAP OF THE MOAB QUADRANGLE, GRAND COUNTY, UTAH EXPLANATION by Jessica J. Castleton, Ben A. Erickson, and Emily J. Kleber 2010 Not Mapped — Area not mapped due to significant and ongoing human disturbance. A portion of the area has been mapped by the Federal Emergency Management Agency (FEMA); see Flood Insurance Rate Maps (FIRM) for more information. National Hydrography Dataset (NHD) — The NHD delineates streams in drainages using GIS modeling based on 30-meter NED data (USGS, 2016b). These data indicate a high flood potential in drainages. Determining the actual extent of flooding is beyond the scope of this map and should be conducted as part of site -specific geologic hazard investigations. Federal Emergency Management Agency (FEMA) Flood Insurance Rate Map (FIRM) Zones Special flood hazard areas (SFHAs) subject to inundation by the 1% annual chance flood — The 1% annual chance flood (100-year flood), also known as the base flood, is the flood that has a 1% chance of being equaled or exceeded in any given year. The SFHA is the area subject to flooding by the 1% annual chance flood. Areas of special hazard include Zones A, AE, AH, AO, AR, A99, V, and VE. The base flood elevation is the water -surface elevation of the 1% annual chance flood. (FEMA; map number 49019C 1775D, 49019C 1754D, 49019C 1758D, 49019C 1759D, 49019C 1766D, and 49019C 1767D, all effective April 2009). Not all SFHAs may exist in the quadrangle. The SFHAs mapped by FEMA in the quadrangle are defined below. Mandatory flood insurance purchase requirements and floodplain management standards apply. Zone A — No base flood elevations determined. Zone AE — Base flood elevations are determined Zone AO — Flood depths of 1 to 3 feet (usually sheet flow on sloping terrain); average depths determined. For areas of alluvial fan flooding, velocities also determined. Other Flood Areas Zone X 0.2% — Areas having a 0.2% annual chance of flooding (500-year flood), or 1% annual chance of flooding (100-year flood) with average depths of less than 1 foot (0.3 m) or having a drainage area less than 1 square mile (2.6 square km), and areas protected by levees from 100-year flood. Other Areas Zone X — Areas determined to be outside the 0.2% annual chance floodplain (not labeled). Page 224 of 282 62E 1 2 3 4 5 6 7 8 629 n non S r.FT 4„ 5 121 :j ,,7 ) 623 SAN JUAN CO 530p0c4E 109¢ :30' 1. Merrimac Butte 2. The Windows Section 3. Big Bend 4. Gold Bar Canyon 5. Rill Creek 6. Shafer Basin 7. Trough Springs Canyon 8. Kane Springs ADJOINING 7.5' QUADRANGLE NAMES UTAH QUADRANGLE LOCATION USING THIS MAP Base from USGS Moab 7.5' quadrangle (1985 , slopeshade derived from the USGS 10-meter National Elevation Dataset (NED) (2009 , and aerial photography from the National Agriculture Imagery Program (NAIP, 2011 . Projection: UTM Zone 12 Datum: NAD 1983 GIS and Cartography: Ben A. Erickson, Jessica J. Castleton, and Emily Kleber Utah Geological Survey 1594 West North Temple, Suite 3110 P.O. Box 146100, Salt Lake City, UT 84114-6100 (801)537-3300 geology.utah.gov 9 irailiii5451159711(0118811 This map shows drainages covered by the Federal Emergency Management Agency (FEMA) Flood Insurance Rate Maps (FIRM) and other potential flood -hazard areas identified using geologic data. Because intense cloudburst storms can create a potential for flash floods, debris flows, and sheetfloods anywhere in the quadrangle, even locations outside of identified potential flood -hazard areas could be subject to periodic flooding. The entire Moab quadrangle has an increased potential for flash flooding. During intense rain events, water accumulates and channelizes on mesas and in slot canyons. The flash flood can be fast moving, high volume, and contain a large amount of debris. Individuals and vehicles can be easily caught in the flood, resulting in unrecoverable damage and/or death. GIS data derived from the National Hydrography Dataset (NHD) delineates streams in drainages using GIS modeling based on a 30-meter National Elevation Dataset (USGS, 2016b). These data were added to the map to indicate the flood hazard in these drainages and slope flooding. These data indicate where water is likely to channelize, and the flood hazard may be higher than mapped. Small, individual drainages were not mapped due to topographic complexities and scale limitations of the map. This map is designed for use in general planning to indicate the need for site -specific investigations and identify areas where the FIRM maps can be consulted to determine areas where flood insurance may be required. This map also shows where existing developments are within potential flood -hazard areas and therefore may require remedial flood -hazard reduction measures. This map is based on limited available geolog- ical, geotechnical, and hydrological data. The quality of the map depends on the quality of these data, which vary throughout the quad- rangle. The mapped boundaries of the flood -hazard categories are approximate and subject to change with additional information. The flood hazard at any particular site may be different than shown because of geological and hydrological variations within a map unit, gradational and approximate map -unit boundaries, and the generalized map scale. This map is intended for use at a scale of 1:24,000, and is designed for use in general planning and design to indicate the need for site -specific flood -hazard investigations. For additional information about the flood hazard in the Moab quadrangle, refer to the accom- panying report. FLOOD -HAZARD CATEGORIES BASED ON GEOLOGIC DEPOSITS MAPPED BY THE UTAH GEOLOGICAL SURVEY Hazard Category Geologic Unitsl Description p Hazard Type YP Comments Very High (VH) Qa1, Qafy Active floodplains, active alluvial fans, and low terraces along perennial streams (large drainage basins) and rivers subject to periodic riverine and flash flooding, and debris flows. Riverine flood, flash flood, debris flow Wetlands, young alluvium along the Colorado river and in smaller drainages, young alluvial fans. High (H) Qa2, Qac, bedrock in large drainages Stream channels, floodplains, and low terraces along normally dry ephemeral streams (smaller drainage basins) and active alluvial fans that are periodically inundated by flash floods and debris flows during cloudburst storms. Flash flood, debris flow Normally dry streams and alluvial fans with comparatively small drainage basins subject to flooding during cloudburst storms. Moderate (M) Qafo, Qc, bedrock Active pediments and sloping depositionalsurfaces flanking ridges and other upland areas that are chiefly inundated by sheetfloods, but possibly by flash floods and debris flows during cloudburst storms. Sheetflood, possible flash flood and debris flow Active depositional surfaces on the flanks and at the base of upland areas subject to flooding during cloudburst storms. Low (L) Qes, Qeay, Qeao, Qer, Qat3, Qat4 Valley bottoms and minor ephemeral draina subject to possible sheetfloods and minor flashfloods from adjacent upland areas during cloudburst storms Sheetflood, minor flash flood Valley bottoms subject to infrequent flooding from adjacent upland areas during cloudburst storms. Undeter- mined Qat5, Qat6, Qms bedrock Bedrock that may be subject to flood hazards during cloud- burst storms, but could not be classified due to a lack of alluvial deposits. Elevated alluvial -terraces. Possible sheet -flood, flash flood, and debris flow Areas of active erosion in which flood hazards are undetermined due to a lack of mappable alluvial deposits. Refer to the Geologic Map of the Moab 7.5' Quadrangle, Grand County, Utah (Doelling and others, 2002) for descriptions of map units. LITAH DNR UTAH GEOLOGICAL SURVEY a division of GE°LO°TCAL 9„WET. Utah Department of Natural Resources 109° 37i 30" 6211P° 622 6'23 424 s2 5 626 32' 30"1 628 Plate 4 of 13 Utah Geological Survey Special Study 162 Geologic Hazards of the Moab Quadrangle, Grand County, Utah a29 7C7RAAn1 FFFT '2756004 +211 '273 4272 35' 4271 '270 4667 32' 30" '265 4'E4 F cL 38° 30' 109° 37' 30" a4UuuuIYtcl SANJUAN CO Although this product represents the work of professional scientists, the Utah Department of Natural Resources, Utah Geological Survey, makes no warranty, expressed or implied, regarding its suitability for a particular use. The Utah Department of Natural Resources, Utah Geological Survey, shall not be liable under any circumstances for any direct, indirect, special, incidental, or consequential damages with respect to claims by users of this product x 0 w 10°10' z V W g APPROXIMATE MEAN DECLINATION, 2018 623 35' 624 1 5000 0.5 2500 G2 i SCALE 1:24,000 0 G26 122' 30" 1 MILE 0 5000 FEET 1 0.5 0 1 KILOMETER I-------i I —I I —I I —I I-1 CONTOUR INTERVAL 40 FEET LANDSLIDE SUSCEPTIBILITY MAP OF THE MOAB QUADRANGLE, GRAND COUNTY, UTAH EXPLANATION Not Mapped — Area not mapped due to significant and ongoing human disturbance. by Jessica J. Castleton, Ben A. Erickson, and Emily J. Kleber 2018 Landslide Deposit As mapped by Doelling and others (2002) and identified by this study. Landslide Hazard Categories High — Area highly susceptible to future landslide movement, due to slope angle, geologic unit, and existing landslides within the geologic unit. A critical angle of 10 degrees was assigned to Quaternary deposits along the Colorado River tributaries, and 22 degrees for the Chinle and Moenkopi Formations. Moderate — Area moderately susceptible to future landslide movement as defined by areas having slopes greater than the assigned critical angles in geologic units less susceptible to landsliding. Low — Area of low landslide susceptibility as defined by areas having slopes below the critical angle in geologic units unlikely to be susceptible to landsliding. Area having no significant landslide hazard. 629 UTAH QUADRANGLE LOCATION USING THIS MAP 109° 30' rr*37' 3C 110 000 FEET *75 L' f 4273 4272 3 5' 4v11 +270 '2a"9 4268 �67 32' 30" +206 4265 '2S q 46306044 629 SAN JUAN CO 1830 E 109 f o� 20' Base from USGS Moab 7.5' quadrangle (1985), slopeshade derived from the USGS 10-meter National Elevation Dataset (NED) (2009), and aerial photography from the National Agriculture Imagery Program (NAIP, 2011). Projection: UTM Zone 12 Datum: NAD 1983 GIS and Cartography: Ben A. Erickson and Jessica J. Castleton Utah Geological Survey 1594 West North Temple, Suite 3110 P.O. Box 146100, Salt Lake City, UT 84114-6100 (801) 537-3300 geology.utah.gov 1 2 3 4 5 6 7 8 1. Merrimac Butte 2. The Windows Section 3. Big Bend 4. Gold Bar Canyon 5. Rill Creek 6. Shafer Basin 7. Trough Springs Canyon 8. Kane Springs ADJOINING 7.5' QUADRANGLE NAMES 9 0051159711#1 This map shows areas of relative landslide susceptibility and indicates where site -specific slope -stability conditions (material strength, orientation of bedding and/or fractures, groundwater conditions, erosion or undercutting) should be evaluated prior to development. The mapped boundaries between landslide -susceptibility categories are approximate, gradational, and subject to change with addition- al information. Landslide susceptibility at any particular site may be different than shown because of geological and hydrological variations within a map unit, gradational and approximate map -unit boundaries, and the generalized map scale. Small, localized areas of higher or lower landslide susceptibility are likely to exist within any given map area. The landslide -susceptibility categories do not consider hazards caused by cuts, fills, or other alterations to the natural terrain. This map is intended for use at a scale of 1:24,000 and is designed for use in general planning to indicate the need for site-specifiland- slide and slope -stability investigations, which are required to produce more detailed landslide -susceptibility information. Mapped landslide susceptibilities indicate only the source zones of landslides (the parts of slopes that may fail). This map does nshow how far downslope the materials may travel before stopping. Proposed development in areas downslope of landslide sourcezones should consider this in site -specific investigations. A valid landslide -hazard investigation must address all pertinent conditions that could affect, or be affected by, the proposed development, including earthquake ground shaking. For additional information about landslides and landslide susceptibility in the Moab quadrangle, refer to the accompanying report. Page 225 of 282 UTAH DNR UTAH GEOLOGICAL SURVEY a division of GEOLOGICAL SURYE, Utah Department of Natural Resources Plate 5 of 13 Utah Geological Survey Special Study 162 Geologic Hazards of the Moab Quadrangle, Grand County, Utah 109°37i 30m ° 37' 30" -' Although this product represents the work of professional scientists, the Utah Department of Natural Resources, Utah Geological Survey, makes no warranty, expressed or implied, regarding its suitability for a particular use. The Utah Department of Natural Resources, Utah Geological Survey, shall not be liable under any circumstances for any direct, indirect, special, incidental, or consequential damages with respect to claims by users of this product. ■ L 622 x 0 z 10°10' a z U i APPROXIMATE MEAN DECLINATION, 2018 623 35' 6241 1 5000 0.5 2500 625 SCALE 1:24,000 0 1 MILE 0 5000 FEET 1 0.5 0 1 KILOMETER I -I I -I I -I I -I I -I I CONTOUR INTERVAL 40 FEET ROCKFALL HAZARD MAP OF THE MOAB QUADRANGLE, GRAND COUNTY, UTAH EXPLANATION Not Mapped Area not mapped due to significant and ongoing human disturbance. Rockfall-Hazard Categories by Jessica J. Castleton, Ben A. Erickson, and Emily J. Kleber 2018 High — Slopes that are greater than or equal to 20 degrees within a geologic unit highly susceptible to rockfall, and slopes greater than 35 degrees within a rockfall source area of a geologic unit moderately susceptible to rockfall. High -hazard areas include rockfall sources and their associated shadow -angle zones. Moderate — Slopes between 20 and 35 degrees within a geologic unit moderately susceptible to rockfall, and slopes greater than 35 degrees within a rockfall source area of a geologic unit having low susceptibility to rockfall. Moderate -hazard areas include rockfall sources and their associated shadow -angle zones, which extend into rockfall source areas that would otherwise be mapped in the low -hazard category. Low — Slopes between 20 and 35 degrees within a geologic unit having low susceptibility to rockfall. Low -hazard areas include rock - fall sources and their associated shadow -angle zones, which extend into areas that would otherwise be mapped as having a negligible hazard. Rockfall hazard is considered negligible in areas not included in one of the above hazard categories. 628 UTAH QUADRANGLE LOCATION 626 Base from USGS Moab 7.5' quadrangle (1985), slopeshade derived from the USGS 10-meter National Elevation Dataset (NED) (2009), and aerial photography from the National Agriculture Imagery Program (NAIP, 2011). Projection: UTM Zone 12 Datum: NAD 1983 USING THIS MAP GIS and Cartography: Jessica J. Castleton and Emily J. Kleber Utah Geological Survey 1594 West North Temple, Suite 3110 P.O. Box 146100, Salt Lake City, UT 84114-6100 (801) 537-3300 geology.utah.gov 1 2 3 4 5 6 7 8 1. Merrimac Butte 2. The Windows Section 3. Big Bend 4. Gold Bar Canyon 5. Rill Creek 6. Shafer Basin 7. Trough Springs Canyon 8. Kane Springs ADJOINING 7.5' QUADRANGLE NAMES 9 C10#141g1 This map shows areas of relative rockfall hazard in the Moab quadrangle. The UGS recommends performing site -specific rockfall-haz- ard investigations within the mapped rockfall hazard areas. These investigations can resolve uncertainties inherent in generalized hazard mapping and help ensure safety by identifying the need for rockfall-resistant design or mitigation. For most areas, site -specific assessment may only require a geologic field evaluation to determine if a rockfall source is present. However, if a source is identified, additional work to adequately assess the hazard is needed. This map is based on limited geologic, topographic, and aerial photography analysis. The quality of the map depends on the quality of these data, which varies throughout the quadrangle. The mapped boundaries between rockfall-hazard categories are approximate and gradational. Small, localized areas of higher or lower rockfall potential are likely to exist within any given map area, but their identification is precluded due to the generalized map scale and the relatively sparse data. This map is intended for use at a scale of 1:24,000, and is designed for use in general planning to indicate the need for site -specific geotechnical/geologic hazard investigations. The rockfall-hazard categories do not account for hazards caused by cuts, fills, or other alterations to the natural terrain. This map is intended primarily for planning purposes and should not be used as a substitute for site -specific rockfall investigations. Site -specific geotechnical/geologic-hazard investigations are required to produce more detailed rockfall-hazard information. For additional information about the rockfall hazard in the Moab quadrangle, refer to the accompanying report. Page 226 of 282 UTAH DNR UTAH GEOLOGICAL SURVEY a division of 6EOLO°1C.LL SURYE, Utah Department of Natural Resources 621E 022 623 35' 624 825 628 32' 30" I 828 Plate 6 of 13 Utah Geological Survey Special Study 162 Geologic Hazards of the Moab Quadrangle, Grand County, Utah a29 7A7nnnnIFFFT 108" 37i 30" 38° 37' 30" ' +27500114t 4274 4272 4272 35' 4271 +270 4288 487 32' 30" 70000 FEET 38° 30' 109° 37' 30" F540000IFEET SAN JIJAN CO Although this product represents the work of professional scientists, the Utah Department of Natural Resources, Utah Geological Survey, makes no warranty, expressed or implied, regarding its suitability for a particular use. The Utah Department of Natural Resources, Utah Geological Survey, shall not be liable under any circumstances for any direct, indirect, special, incidental, or consequential damages with respect to claims by users of this product. 1 r L L 0 Z 0°10' 0 U i g APPROXIMATE MEAN DECLINATION, 2018 623 �24 1 625 SCALE 1:24,000 0.5 0 826 T-32' 00" 1 MILE 5000 2500 0 5000 FEET 1 0.5 0 1 KILOMETER CONTOUR INTERVAL 40 FEET RADON HAZARD POTENTIAL MAP OF THE MOAB QUADRANGLE, GRAND COUNTY, UTAH by Jessica J. Castleton, Ben A. Erickson, and Emily J. Kleber 2010 EXPLANATION Not Mapped — Area not mapped due to significant and ongoing human disturbance. Radon Hazard Potential Categories High — Area where probable soil uranium concentrations are greater than 3 parts per million (ppm); groundwater depth is greater than 30 feet below the surface and soil is highly permeable to moderately permeable. Indoor radon testing recommended. Moderate — Area where probable soil uranium concentrations range from 2 to 3 ppm; groundwater depth is less than 30 feet below the surface and soil is moderately permeable. Indoor radon testing recommended. Low — Areas where probable soil uranium concentrations are less than 2 ppm; groundwater depth is less than 10 feet and soil is imper- meable; therefore, these factors impede the movement of radon gas into overlying structures. Indoor radon testing recommended. 028 629 SAN JUAN CO 63000415 109° QV ° 3 7' 30" 110 000 FEET 4275 '?7 4 4273 4272 35' 4271 4270 +%9 4258 4267 32' 30" 4286 4265 '284 q3030.14 -61' 30' 109 ° 30' Base from USGS Moab 7.5' quadrangle (1985), slopeshade derived from the USGS 10-meter National Elevation Dataset (NED) (2009), and aerial photography from the National Agriculture Imagery Program (NAIP, 2011). Projection: UTM Zone 12 Datum: NAD 1983 UTAH QUADRANGLE LOCATION USING THIS MAP GIS and Cartography: Emily J. Kleber, Jessica J. Castleton, Ben A. Erickson, and Adam I. Hiscock Utah Geological Survey 1594 West North Temple, Suite 3110 P.O. Box 146100, Salt Lake City, UT 84114-6100 (801) 537-3300 geology.utah.gov 1 2 3 4 5 6 7 8 1. Merrimac Butte 2. The Windows Section 3. Big Bend 4. Gold Bar Canyon 5. Rill Creek 6. Shafer Basin 7. Trough Springs Canyon 8. Kane Springs ADJOINING 7.5' QUADRANGLE NAMES iseH 9�a-l-ssa9a-9vs a 9 IIII IIII II IIIIII I II II I II I II This map is intended to provide an estimate of the underlying geologic conditions that contribute to indoor radon hazard potential. This map is not intended to indicate indoor radon levels in specific structures. Although certain geologic factors are conducive to elevated indoor radon hazard potential, other highly variable factors affect indoor radon levels, such as building design and construc- tion, building materials and foundation openings, and building operation; therefore, indoor radon levels can vary greatly between structures located in the same hazard category. Indoor radon levels in the moderate and low categories may be >4 picocuries per liter (pCi/L) due to variable subsurface geology and construction methods. If indoor radon levels are determined to be =4 pCi/L mitigation will be required to reduce levels. This map is intended for use at a scale of 1:24,000, and is intended for use in general planning to indicate the need for site -specific indoor radon -level testing. Indoor radon testing is important in all hazard categories and we recom- mend testing be completed in all existing structures. For additional information about radon hazard potential in the Moab quadrangle, refer to the accompanying report. Page 227 of 282 UTAH DNR UTAH GEOLOGICAL SURVEY a division of GEOLOGICAL SURVEY Utah Department of Natural Resources 1121E 622 123 35' g25 02s 32' 30"i �e Plate 7 of 13 Utah Geological Survey Special Study 162 Geologic Hazards of the Moab Quadrangle, Grand County, Utah tee PRINWID1FFFT 108° 37i 30" 38° 37' 30" +275mli 4271 4272 35' 4271 4210 i288 4287 32' 30" 4264 70000 FEET 42sa 38° 30' 109° 37' 30" x5I0 j z.400130IFLET SANJUAN CO Although this product represents the work of professional scientists, the Utah Department of Natural Resources, Utah Geological Survey, makes no warranty, expressed or implied, regarding its suitability for a particular use. The Utah Department of Natural Resources, Utah Geological Survey, shall not be liable unde rany circumstances for any direct, indirect, special, incidental, or consequential damages with respect to claims by users of this product. L C D x 0 z APPROXIMATE MEAN DECLINATION, 2018 f-1 `f..- - 623 35' 24 1 hoirk ` :'1", E� SCALE 1:24,000 0.5 0 628 32, 30„ 1 MILE 5000 2500 0 5000 FEET 1 0.5 0 1 KILOMETER CONTOUR INTERVAL 40 FEET doc4 Rr-•%rtFoir 6213 COLLAPSIBLE SOIL SUSCEPTIBILITY MAP OF THE MOAB QUADRANGLE, GRAND COUNTY, UTAH by by Jessica J. Castleton, Ben A. Erickson and Emily J. Kleber 2018 EXPLANATION Not Mapped — Area not mapped due to significant and ongoing human disturbance. Collapsible Soil Susceptibility Categories Highly Collapsible Soil — Unconsolidated geologic units containing highly collapsible soils with reported collapse values greater than or equal to 5 percent. In areas continually subjected to saturation or flooding, collapsible soils are unlikely. Collapsible Soil A — Unconsolidated geologic units having reported collapse values between 3 and 5 percent. In areas continually subjected to saturation or flooding, collapsible soils are unlikely. Collapsible Soil C — Unconsolidated, young geologic units (Holocene) for which no geotechnical data are available, but which have a genesis or texture susceptible to collapse. In areas continually subjected to saturation or flooding, collapsible soils are unlikely. Collapsible Soil D — Unconsolidated older geologic units (Pleistocene) for which no geotechnical data are available, but which have a genesis or texture susceptible to collapse. Because of their age, these deposits have experienced greater exposure to natural wetting and may have already experienced collapse, and/or the deposits may have become cemented by secondary calcium carbonate or other soluble minerals, making them less susceptible to collapse. Bedrock — Area unlikely to be susceptible to collapse UTAH QUADRANGLE LOCATION USING THE MAP 629 SAN JUAN- CO 830E 109° 30' le°37' 3C 110 000 FEET i275 4274 4273 4272 35' 4271 4270 49 4288 "2y 32' ., 56 4284 z6301:0* 109! 30' Base from USGS Moab 7.5' quadrangle (1985), slopeshade derived from the USGS 10-meter National Elevation Dataset (NED) (2009), and aerial photography from the National Agriculture Imagery Program (NAIP, 2011). Projection: UTM Zone 12 Datum: NAD 1983 GIS and Cartography: Ben A. Erickson, Jessica J. Castleton, and Emily Kleber Utah Geological Survey 1594 West North Temple, Suite 3110 P.O. Box 146100, Salt Lake City, UT 84114-6100 (801) 537-3300 cieoloay.utah.gov 1 2 3 4 5 6 7 8 1. Merrimac Butte 2. The Windows Section 3. Big Bend 4. Gold Bar Canyon 5. Rill Creek 6. Shafer Basin 7. Trough Springs Canyon 8. Kane Springs ADJOINING 7.5' QUADRANGLE NAMES Cliii5[0i159711111)11880 9 This map shows the location of known and suspected collapsible soil conditions in the Moab quadrangle. The map is intended for general planning purposes to indicate where collapsible soils may exist. The UGS recommends performing a site -specific geotechni- cal/geologic-hazard investigation that includes collapsible soil testing for all development in the Moab quadrangle. Site -specific geotechnical/geologic-hazard investigations can resolve uncertainties inherent in generalized mapping and help ensure safety by iden- tifying the need for special foundation designs, mitigation, and/or construction techniques. This map is intended for use at a scale of 1:24,000, and is designed for use in general planning to indicate the need for site -specific geotechnical/geologic-hazard investigations. The presence and severity of collapsible soil along with other geologic hazards should be addressed in these investigations. If collaps- ible soil is present at a site, appropriate design and construction recommendations should be provided. For additional information about collapsible soil susceptibility in the Moab quadrangle, refer to the accompanying report. Page 228 of 282 LITAH DNR UTAH GEOLOGICAL SURVEY a division of GE°I.°.TCAL 9°RYET Utah Department of Natural Resources 6219500€ 522 523 624L 525 B28 32' 30"1 g28 Plate 8 of 13 Utah Geological Survey Special Study 162 Geologic Hazards of the Moab Quadrangle, Grand County, Utah 52s 2570000 I F> ET 109° 37i 30" 38° 37' 30" '275p 54 4274 473 4272 35' +271 4278 4268 4487 32' 30" 70000 FEET vsa 3108 37' 30" HS MS Ls 2540000[FEET 49 HR: /f' / --oms-�fig Ir / 1.�_I/ r / / r f J / . / / / , r 1 / /'/'/ 5-yv M F. r / R HR c 1 r / / / / f / r.. Fi / ,/' / _. / / / / f / / / I MR C.. I / //J{ z:. / ./ / /` xF� I : _ 7i �. f / SANJUAN CO Although this product represents the work of professional scientists, the Utah Department of Natural Resources, Utah Geological Survey, makes no warranty, expressed or implied, regarding its suitability for a particular use. The Utah Department of Natural Resources, Utah Geological Survey, shall not be liable under any circumstances for any direct, indirect, special, incidental, or consequential damages with respect to claims by users of this product. HR '�R-� 523 x 0 z 0°10' i APPROXIMATE MEAN DECLINATION, 2018 ,31•1- r 35' k24 t2. b SCALE 1:24,000 0.5 0 ▪ . L7Af14 /.5i n. t26 -s`021 ., �..... , . . . . i.s.:-ji. . t a., .. . ..AFAR +•, 4.. .. .-. •i•..... • .� • - ._a . C44•.. r• r1 . �• i 32' 30" 1 MILE 1-1 1-1 1-1 5000 2500 0 5000 FEET 1 0.5 0 1 KILOMETER CONTOUR INTERVAL 40 FEET EXPANSIVE SOIL AND ROCK SUSCEPTIBILITY MAP OF THE MOAB QUADRANGLE, GRAND COUNTY, UTAH by Jessica J. Castleton, Ben A. Erickson and Emily J. Kleber 2018 EXPLANATION Not Mapped — Area not mapped due to significant and ongoing human disturbance. Expansive Soil and Rock Susceptibility Categories Highly susceptible soil (Hs) and rock (HO — Soil or rock classified by the Natural Resources Conservation Service (MRCS) as having a high potential for volumetric change (linear extensibility greater than 6 percent); includes geologic units mapped by Doelling and others (2002) in which geotechnical testing of soils indicates an abundance of expansive clay minerals (swell/collapse test [SCT] values greater than or equal to 3 percent and/or liquid limit [LL] values greater than or equal to 45, and plasticity index [PI] values greater than or equal to 20) that will weather to clay. Moderately susceptible soil (Ms) and rock (Mr) — Soil or rock classified by the NRCS as having moderate susceptibility for volumet- ric change (linear extensibility 3-6 percent); includes concealed clay -rich deposits, including the Chinle Formation, mapped by Doelling and others (2002) in which geotechnical borehole logs indicate thick expansive clay layers are present. Typically, these units have SCT values of 2 to 3 percent and/or an LL of 20-40 and a PI of 10-30 based on geotechnical testing of soils. Includes geologic bedrock units mapped by Doelling and others (2002) that weather to clay. Low susceptibility soil (Ls) and rock (Lr) — Soil or rock classified by the NRCS as having low potential for volumetric change (linear extensibility 0-3 percent); includes geologic units dominated by sand and gravel mapped by Doelling and others (2002) in which geotechnical testing of soil indicates a lack of expansive clay minerals (SCT values of 0-2 percent and/or an LL of 0-30, and a PI of 0-15). $28 UTAH QUADRANGLE LOCATION USING THE MAP 628 SAI+1 JUAN Co 630codRE 109° 30' 5:8° 37' 30 110 000 FEET e75 4274 /273 +272 44:y '288 +267 32' 30" +286 4265 SS' 30' 108° 30' Base from USGS Moab 7.5' quadrangle (1985), slopeshade derived from the USGS 10-meter National Elevation Dataset (NED) (2009), and aerial photography from the National Agriculture Imagery Program (NAIP, 2011). Projection: UTM Zone 12 Datum: NAD 1983 GIS and Cartography: Ben A. Erickson, Jessica J. Castleton, and Emily Kleber Utah Geological Survey 1594 West North Temple, Suite 3110 P.O. Box 146100, Salt Lake City, UT 84114-6100 (801) 537-3300 geology.utah.gov 1 2 3 4 5 6 7 8 1. Merrimac Butte 2. The Windows Section 3. Big Bend 4. Gold Bar Canyon 5. Rill Creek 6. Shafer Basin 7. Trough Springs Canyon 8. Kane Springs ADJOINING 7.5' QUADRANGLE NAMES i(1#0159711041)118811 9 This map shows the location of known or suspected expansive soil and rock in the Moab quadrangle. The presence and severity of expansive soil or rock, along with other geologic hazards, should be addressed in site -specific geotechnical/geologic-hazard investiga- tions. The UGS recommends detailed expansive soil and rock testing be included with all geotechnical/geologic hazard investigations. This map is intended for use at a scale of 1:24,000, and is designed for use in general planning to indicate the need for site -specific geotechnical/geologic-hazard investigations. Site -specific geotechnical/geologic-hazard investigations can resolve uncertainties inherent in generalized mapping and help ensure safety by identifying the need for special foundation designs, mitigation, and/or construction techniques. For additional information about expansive soil and rock in the Moab quadrangle, refer to the accompanying report. Iry Concealed (C) — Areas suspected of having highly expansive soil or rock in the shallow subsurface (=20 feet), and that have little or no evidence of such materials at the ground surface. The likely presence of highly expansive materials in the shallow subsurface is based on the outcrop pattern of the upper members of the Chinle Formation, which indicates that expansive Chinle likely underlies thin unconsolidated deposits in those areas. The upper members of the Chinle Formation typically contain highly expansive shale and claystone, and past experience in southern Utah has shown that when wetted, highly expansive soil or rock can cause damaging differential displacements at the ground surface even when overlain by as much as 20 feet of nonexpansive material (Lund and others, 2008). Therefore, we consider areas where the upper members of the Chinle Formation may be present in the shallow subsur- face as having a potential for highly expansive soil and rock problems despite the lack of surface evidence for such materials. Area unlikely to contain expansive soil or rock. Page 229 of 282 LITAH DNR UTAH GEOLOGICAL SURVEY a division of OEOLOOTCRL 9YRY£Y Utah Department of Natural Resources Plate 9 of 13 Utah Geological Survey Special Study 162 Geologic Hazards of the Moab Quadrangle, Grand County, Utah 70000 FEET 0263 38° 3 D' 109' 37' 30" Although this product represents the work of professional scientists, the Utah Department of Natural Resources, Utah Geological Survey, makes no warranty, expressed or implied, regarding its suitability for a particular use. The Utah Department of Natural Resources, Utah Geological Survey, shall not be liable under any circumstances for any direct, indirect, special, incidental, or consequential damages with respect to claims by users of this product. HSR HSS G RA GRB GRB 623 x °z 0°10' r U i g APPROXIMATE MEAN DECLINATION, 2018 s23 35' 1 825 SCALE 1:24,000 0.5 0 "rh 626 :x2' :W:" 1 MILE I I 5000 2500 0 5000 FEET I 1 0.5 0 1 KILOMETER CONTOUR INTERVAL 40 FEET SOLUBLE SOIL AND ROCK SUSCEPTIBILITY MAP OF THE MOAB QUADRANGLE, GRAND COUNTY, UTAH by Jessica J. Castleton, Ben A. Erickson, and Emily J. Kleber 2018 EXPLANATION Not Mapped — Area not mapped due to significant and ongoing human disturbance. Soluble Soil and Rock Categories Highly Soluble Rock — Bedrock units that contain massive gypsum horizons. These units and the soils derived from them are associat- ed with dissolution and collapse features such as caves, sinkholes, and subsidence. Highly Soluble Soil — Soil units that contain massive gypsum horizons. These units are associated with dissolution and collapse features such as caves, sinkholes, and subsidence. Gypsiferous Rock A — Bedrock units that contain abundant gypsum, often in laterally continuous horizons as much as several feet thick. These units and the soils derived from them are commonly associated with dissolution and collapse features. Gypsiferous Rock B — Bedrock units that contain thin to medium beds and veins of gypsum. These units and the soils derived from them may contain sufficient gypsum locally to cause subsidence. Gypsiferous Rock C — Buried or embedded gypsiferous rock, areas where talus, colluvium, alluvium, or pedimentmantle deposits make up a thin layer above HSR, HSS, GRA, or GRB units. Surficial cover over these units may be thin and care should be taken to not remove the overlying units during development and not allow water to percolate down which could contribute to dissolution at depth that can propagate to the surface. 628 UTAH QUADRANGLE LOCATION USING THE MAP 628 '629 SPAN JUA N CO 630**k Base from USGS Moab 7.5' quadrangle (1985) slopeshade derived from the USGS 10-meter National Elevation Dataset (NED) (2009), and aerial photography from the National Agriculture Imagery Program (NAIP, 2011). Projection: UTM Zone 12 Datum: NAD 1983 GIS and Cartography: Jessica J. Castleton and Ben A. Erickson Utah Geological Survey 1594 West North Temple, Suite 3110 P.O. Box 146100, Salt Lake City, UT 84114-6100 (801) 537-3300 geology.utah.gov 1 2 3 4 5 6 7 8 1. Merrimac Butte 2. The Windows Section 3. Big Bend 4. Gold Bar Canyon 5. Rill Creek 6. Shafer Basin 7. Trough Springs Canyon 8. Kane Springs ADJOINING 7.5' QUADRANGLE NAMES 9 Clii#159711Vil This map shows the location of known and possible soluble soil and rock in the Moab quadrangle. The map is intended for general planning purposes to indicate where gypsiferous rock or soil, or limestone rock may be present and where site -specific geotechnical/- geologic-hazard investigations may be required. The UGS recommends a site -specific geotechnical/geologic-hazard investigation for development at all locations in the Moab quadrangle. Site -specific geotechnical/geologic-hazard investigations can resolve uncertain- ties inherent in generalized hazard mapping and help ensure safety by identifying the need for special engineering design, mitigation, and/or construction techniques. These investigations are particularly important for areas within the Moab quadrangle because local areas of shallow perched groundwater too small to show at the map scale (1:24,000) may be present anywhere within the quadrangle. This map is intended for use at a scale of 1:24,000, and is designed for use in general planning to indicate the need for site -specific geotechnical/geologic-hazard investigations. Site -specific geotechnical/geologic-hazard investigations may require installing and monitoring observation wells through more than one season and/or examining sediments exposed in test pits for evidence of soluble soil and rock. For additional information about soluble soil and rock in the Moab quadrangle, refer to the accompanying report. Gypsiferous Soil — Gypsum -bearing soils as mapped by the Natural Resources Conservation Service (MRCS). The gypsum in these soils is largely pedogenic (formed by dissolution and re -precipitation at depth during the soil formation process) and its presence may not be apparent at the ground surface. Limestone Rock A — Bedrock units that contain calcium carbonate. These units and the soils derived from them are commonly associ- ated with dissolution and collapse features. Limited to no potential for soluble soil or rock. Page 230 of 282 UTAH DNR UTAH GEOLOGICAL SURVEY a division of 6EOLOOTCFL 9°WET Utah Department of Natural Resources 921190nE 922 923 35' 921 625 62s 32' 30" Plate 10 of 13 Utah Geological Survey Special Study 162 Geologic Hazards of the Moab Quadrangle, Grand County, Utah 628 2570a0oIFEET 109° 374 30" ° 37' 30" ` G75c09011 GT4 4273 +272 35' +271 9210 42q GET 32' 30' 70000 FEET 42133 3109° 37' 30" � 4'1 CS c .. J rr'40 2I 2544000IFEET SAN J UAN CO Although this product represents the work of professional scientists, the Utah Department of Natural Resources, Utah Geological Survey, makes no warranty, expressed or implied, regarding its suitability for a particular use. The Utah Department of Natural Resources, Utah Geological Survey, shall not be liable under any circumstances for any direct, indirect, special, incidental, or consequential damages with respect to claims by users of this product. • CRA. • CSA CSB 823 10°10' w � z � e APPROXIMATE MEAN DECLINATION, 2018 35' 1924 1 925 SCALE 1:24,000 0.5 0 926 MO AL n2)51 } 4s31..V1(E — r,igt5 T-32' 30" 1 MILE i 1-1 5000 2500 0 5000 FEET 1 0.5 0 1 KILOMETER I —I I —I I —I CONTOUR INTERVAL 40 FEET CORROSIVE SOIL AND ROCK POTENTIAL MAP OF THE MOAB QUADRANGLE, GRAND COUNTY, UTAH by Jessica J. Castleton, Ben A. Erickson, and Emily J. Kleber 2018 EXPLANATION Not Mapped — Area not mapped due to significant and ongoing human disturbance. Corrosive Soil and Rock Categories Corrosive Rock A — Bedrock units identified has having a high potential for corrosion of concrete and metals. High content of gypsum and other sulfate minerals, as well as low pH values, have been observed during geotechnical testing and/or as indicated by Natural Resources Conservation Service (MRCS) data. Considerable damage may be caused to concrete, and pH levels may be corrosive to metals. Corrosive Rock B — Bedrock units identified has having a moderate potential for corrosion of concrete and metals. Moderate content of gypsum and other sulfate minerals, as well as low to moderate pH values, have been observed during geotechnical testing and/or as indicated by NRCS data. Considerable damage may be caused to concrete, and pH levels may be corrosive to metals. Corrosive Soil A — Units identified has having a high potential for corrosion of concrete and metals. High content of gypsum and other sulfate minerals, as well as low pH values, have been observed during geotechnical testing and/or as indicated by NRCS data. Considerable damage may be caused to concrete, and pH levels may be corrosive to metals. Corrosive Soil B — Units identified has having a moderate potential for corrosion of concrete and metals. Moderate content of gypsum and other sulfate minerals, as well as moderate pH values, have been observed during geotechnical testing and/or as indicated by NRCS data. Considerable damage may be caused to concrete, and pH levels may be corrosive to metals. d29 UTAH QUADRANGLE LOCATION USING THE MAP 109° 3D' 1'8° 37' 30" Ito 000 FEE1 4275 G74 4273 a2]2 G71 4270 4269 '288 4267 32' 30" '266 4285 4284 063990,4N SANJUAN Co 63000109430° Base from USGS Moab 7.5' quadrangle (1985), slopeshade derived from the USGS 10-meter National Elevation Dataset (NED) (2009), and aerial photography from the National Agriculture Imagery Program (NAIP, 2011). Projection: UTM Zone 12 Datum: NAD 1983 GIS and Cartography: Jessica J. Castleton Utah Geological Survey 1594 West North Temple, Suite 3110 P.O. Box 146100, Salt Lake City, UT 84114-6100 (801) 537-3300 aeologv.utah.gov 1 2 3 4 5 6 7 8 1. Merrimac Butte 2. The Windows Section 3. Big Bend 4. Gold Bar Canyon 5. Rill Creek 6. Shafer Basin 7. Trough Springs Canyon 8. Kane Springs ADJOINING 7.5' QUADRANGLE NAMES iseti 9�a-1-ss�9a-9vs-a 9 IIII IIII II IIIIII I II II I II I II This map shows the location of known and possible areas of corrosive soil and rock in the Moab quadrangle. The map is intended for general planning purposes to indicate where the potential for corrosion of concrete and metals may be present and where site -specific geotechnical/geologic-hazard investigations may be required. The UGS recommends a site -specific geotechnical/geologic-hazard investigation for development at all locations in the Moab quadrangle. Site -specific geotechnical/geologic-hazard investigations can resolve uncertainties inherent in generalized hazard mapping and help ensure safety by identifying the need for special engineering design, mitigation, and/or construction techniques. These investigations are particularly important for areas within the Moab quadran- gle because local areas of damaging corrosive material too small to show at the map scale (1:24,000) may be present anywhere within the quadrangle. This map is intended for use at a scale of 1:24,000, and is designed for use in general planning to indicate the need for site -specific geotechnical/geologic-hazard investigations. For additional information about the corrosive soil and rock potential in the Moab quadrangle, refer to the accompanying report. CSC Corrosive Soil C — Buried or embedded corrosive soil or rock. Areas where talus, colluvium, alluvium, or pediment mantle deposits make up a thin layer above units with high sulfate mineral content and/or the potential for low pH. Limited potential for corrosive soil and rock. Page 231 of 282 UTAH DNR UTAH GEOLOGICAL SURVEY a division of 6EOLO°TCFL 9URYEY Utah Department of Natural Resources Plate 11 of 13 Utah Geological Survey Special Study 162 Geologic Hazards of the Moab Quadrangle, Grand County, Utah 38° 30' 1094'371 30° 254DINO I FEET Although this product represents the work of professional scientists, the Utah Department of Natural Resources, Utah Geological Survey, makes no warranty, expressed or implied, regarding its suitability for a particular use. The Utah Department of Natural Resources, Utah Geological Survey, shall not be liable under any circumstances for any direct, indirect, special, incidental, or consequential damages with respect to claims by users of this product. HSR WNW SR SS e23 z 0°10' z° U ti g APPROXIMATE MEAN DECLINATION, 2018 623 35' 35' 1 k'25 E2 SCALE 1:24,000 0.5 0 eas 026 1 MILE 1-1 1-1 1-1 5000 2500 0 5000 FEET 1 0.5 0 1 KILOMETER I-- 1 I -I I -I I- 1 I -I CONTOUR INTERVAL 40 FEET PIPING AND EROSION SUSCEPTIBILITY MAP OF THE MOAB QUADRANGLE, GRAND COUNTY, UTAH by Jessica J. Castleton, Ben A. Erickson, and Emily J. Kleber 2018 EXPLANATION Not Mapped Area not mapped due to significant and ongoing human disturbance. Piping and Erosion Susceptibility Categories Highly Susceptible Rock — Bedrock units identified as having a high susceptibility to piping and erosion. Typically, fine-grained, poorly consolidated siltstone, mudstone, or claystone, and landslide deposits consisting of such rock types. For piping to develop, a free face and percolating water are also necessary. Highly Susceptible Soil — Units identified as having a high susceptibility to piping and erosion. Typically, fine-grained, poorly consol- idated loose to poorly consolidated sand or silt, and landslide deposits consisting of similar materials. For piping to develop, a free face and percolating water are also necessary. Susceptible Rock — Typically, fine-grained, poorly consolidated siltstone, mudstone, or claystone, and landslide deposits consisting of such rock types. For piping to develop, a free face and percolating water are also necessary. Susceptible Soil — Typically, fine-grained, loose to poorly consolidated sand or silt, and landslide deposits consisting of similar mate- rials. For piping to develop, a free face and percolating water are also necessary. Limited susceptibility for piping and erosion. 626 628 UTAH QUADRANGLE LOCATION USING THE MAP 629 Base from USGS Moab 7.5' quadrangle (1985), slopeshade derived from the USGS 10-meter National Elevation Dataset (NED) (2009), and aerial photography from the National Agriculture Imagery Program (NAIP, 2011). Projection: UTM Zone 12 Datum: NAD 1983 GIS and Cartography: Jessica J. Castleton Utah Geological Survey 1594 West North Temple, Suite 3110 P.O. Box 146100, Salt Lake City, UT 84114-6100 (801) 537-3300 geology.utah.gov 1 2 3 4 5 6 7 8 1. Merrimac Butte 2. The Windows Section 3. Big Bend 4. Gold Bar Canyon 5. Rill Creek 6. Shafer Basin 7. Trough Springs Canyon 8. Kane Springs ADJOINING 7.5' QUADRANGLE NAMES 9i01011A159711[91914)118811 This map shows the location of known and possible areas that are potentially susceptible to piping and erosion in the Moab quadrangle. The map is intended for general planning purposes to indicate where the potential for piping and erosion may be present and where site -specific geotechnical/geologic-hazard investigations may be required. The UGS recommends a site -specific geotechnical/geolog- ic-hazard investigation for development at all locations in the Moab quadrangle. Site -specific geotechnical/geologic-hazard investiga- tions can resolve uncertainties inherent in generalized hazard mapping and help ensure safety by identifying the need for special engi- neering design, mitigation, and/or construction techniques. These investigations are particularly important for areas within the Moab quadrangle because local areas of damaging piping and erosion too small to show at the map scale (1:24,000) may be present anywhere within the quadrangle. This map is intended for use at a scale of 1:24,000, and is designed for use in general planning to indicate the need for site -specific geotechnical/geologic-hazard investigations. For additional information about the piping and erosion potential in the Moab quadrangle, refer to the accompanying report. Page 232 of 282 UTAH DNR UTAH GEOLOGICAL SURVEY a division of GEOLOGICAL SU/WETUtah Department of Natural Resources 821E 622 629 35' 624 625 628 32' 30"I 62s Plate 12 of 13 Utah Geological Survey Special Study 162 Geologic Hazards of the Moab Quadrangle, Grand County, Utah 629 ?smn in I FFFT 109° 371 30" ° 37' 30" 1 42750664 427A Q13 4272 35' '211 4270 4/13I AT d289 M 452I T 4266 +61B7 32' 20" Wow FEET 4263 38 ° 30' 109° 37' 30" L 47 ' 4.lAr!: 4 4UUUUIFELI SAN JUAN CO Although this product represents the work of professional scientists, the Utah Department of Natural Resources, Utah Geological Survey, makes no warranty, expressed or implied, regarding its suitability for a particular use. The Utah Department of Natural Resources, Utah Geological Survey, shall not be liable under any circumstances for any direct, indirect, special, incidental, or consequential damages with respect to claims by users of this product. H L L t °z 823 35` 624 0°10' a z U 2 APPROXIMATE MEAN DECLINATION, 2018 1 s25 SCALE 1:24,000 0.5 0 • AA 626 45'02 i ;45ooT 977. i 1 32' :3C" 1 MILE 5000 2500 0 5000 FEET 1 0.5 0 1 KILOMETER F-� 11 1-1 1 1 CONTOUR INTERVAL 40 FEET WIND -BLOWN -SAND SUSCEPTIBILITY MAP OF THE MOAB QUADRANGLE, GRAND COUNTY, UTAH EXPLANATION Not Mapped — Area not mapped due to significant and ongoing human disturbance. Wind -Blown -Sand Susceptibility Categories by Jessica J. Castleton, Ben A. Erickson, and Emily J. Kleber 2018 High — Modern sand -dune or sheet -sand deposits, either active or stabilized by natural vegetation with >50 percent sandy soil deposits. These active wind-blown deposits or reactivated formerly stabilized deposits are highly susceptible to wind erosion and transport. The moving sand may form deposits that can surround structures and bury agricultural fields and transportation corridors. Moderate — Mixed -unit geologic deposits for which wind was the dominant transport mechanism. These units contain a high percent- age of size -sorted sand, but also contain up to 30 percent fines incorporated into the deposit due to water or gravity transport. These units are generally stable in their natural state, but may destabilize if disturbed. Low — Mixed -unit geologic deposits which contain a wind-blown component, but for which the wind was not the dominant transport mechanism. Water and/or gravity transport predominate in these deposits, and they may contain in excess of 30 percent fines and thin horizons of fine- to medium-sized gravel. These units are generally stable in their natural state, but may destabilize locally if disturbed. Also included in this category are older (Pleistocene) wind-blown and mixed -unit geologic deposits that have developed thick, indurated calcium carbonate (caliche) horizons over time that help to further stabilize the deposits, but which may become destabilized if disturbed. 4L76A1 1. 45 iA1 • 'Fri 1 45IZT UTAH QUADRANGLE LOCATION USING THIS MAP 629 xfiCI T • k-a15T. SAN JUAN CO 83[}lochE 9Y'10R 109" 30' 98' 37' 30" 110 000 FEET 1275 4274 4273 '272 35' '271 Q70 '269 °288 4E91 32' .30" 'gss 4265 '264 q30°014 108 30' 30 Base from USGS Moab 7.5' quadrangle (1985), slopeshade derived from the USGS 10-meter National Elevation Dataset (NED) (2009), and aerial photography from the National Agriculture Imagery Program (NAIP, 2011). Projection: UTM Zone 12 Datum: NAD 1983 GIS and Cartography: Emily J. Kleber and Jessica J. Castleton Utah Geological Survey 1594 West North Temple, Suite 3110 P.O. Box 146100, Salt Lake City, UT 84114-6100 (801) 537-3300 peoloay.utah.pov 1 2 3 4 5 6 7 8 1. Merrimac Butte 2. The Windows Section 3. Big Bend 4. Gold Bar Canyon 5. Rill Creek 6. Shafer Basin 7. Trough Springs Canyon 8. Kane Springs ADJOINING 7.5' QUADRANGLE NAMES ISBN 978-L-55793-945 8 91 II I II IIIIII � i II I II I l This map shows the location of areas susceptible to wind-blown sand in the Moab quadrangle. The map is intended for general plan- ning purposes to indicate where sand deposits susceptible to wind erosion may exist and where site -specific wind-blown sand hazard investigations may be required. The UGS recommends performing a site -specific geotechnical/geologic-hazard investigations for development at all locations in the Moab quadrangle. Site -specific geotechnical/geologic investigations can resolve uncertainties inherent in generalized hazard mapping and help ensure safety by identifying the need for special engineering designs or mitigation techniques. The presence and severity of potential wind-blown sand areas, along with other adverse construction conditions and geologic hazards, should be addressed in these investigations. If wind -blown -sand susceptibility is present at a site, appropriate design, construction, and maintenance recommendations should be provided. For additional information about the wind -blown -sand potential in the Moab quadrangle, refer to the accompanying report. Little to no wind -blown -sand hazard in these areas. Page 233 of 282 GEOLOGICAL SURVEY UTAH GEOLOGICAL SURVEY a division of Utah Department of Natural Resources 6212100f 622 623 35' 624i 625 628 32' 30"1 628 Plate 13 of 13 Utah Geological Survey Special Study 162 Geologic Hazards of the Moab Quadrangle, Grand County, Utah 629 2s70onolrrET 109°37i 30" ° 37' 30" 4275=4 +274-- 4213 35' 4271 4270 1288 4287 32' 30" 1285 428 70000 FEET 4263 38° 30' 103' 37 30" 254D000I FEET SAN JUAN Co Although this product represents the work of professional scientists, the Utah Department of Natural Resources, Utah Geological Survey, makes no warranty, expressed or implied, regarding its suitability for a particular use. The Utah Department of Natural Resources, Utah Geological Survey, shall not be liable under any circumstances for any direct, indirect, special, incidental, or consequential damages with respect to claims by users of this product. sr B D 623 1,1 2 10°10' z 0 U w APPROXIMATE MEAN DECLINATION, 2018 35' 1 0.5 2500 0 5000 625 s26 SCALE 1:24,000 0 i 3?' 30" 1 MILE 5000 FEET 1 0.5 0 1 KILOMETER CONTOUR INTERVAL 40 FEET SHALLOW BEDROCK POTENTIAL MAP OF THE MOAB QUADRANGLE, GRAND COUNTY, UTAH by Jessica J. Castleton, Ben A. Erickson, and Emily J. Kleber 2018 EXPLANATION Not Mapped — Area not mapped due to significant and ongoing human disturbance. Shallow Bedrock Categories Hard — Area where generally hard and resistant (when unweathered) bedrock is exposed at the ground surface. Bedrock units in this category typically require blasting to excavate; includes bedrock units older than Tertiary age. Soft Area where less resistant bedrock is exposed at the ground surface. Generally, soft bedrock can be excavated without blasting, although local blasting may be required. Buried — Area where bedrock is likely less than 10 feet (3 m) beneath the surface. Deep — Area where bedrock is likely greater than 10 feet (3 m) beneath the surface. 628 UTAH QUADRANGLE LOCATION 029 SANi JCIAN CO 830064 .RriL7a(Tir7:J Az co 1013' 30' 13° 37' 30" tto Goo EET 4;:J5 4274 4273 4272 35' ell 4270 4209 4-'68 e57 32' 30" 4266 4285 '264 463306* _ o 109i 30' 31:1 , Base from USGS Moab 7.5' quadrangle (1985), slopeshade derived from the USGS 10-meter National Elevation Dataset (NED) (2009), and aerial photography from the National Agriculture Imagery Program (NAIP, 2011). Projection: UTM Zone 12 Datum: NAD 1983 USING THIS MAP GIS and Cartography: Ben A. Erickson and Jessica J. Castleton Utah Geological Survey 1594 West North Temple, Suite 3110 P.O. Box 146100, Salt Lake City, UT 84114-6100 (801) 537-3300 geologv.utah.gov 1 2 3 4 5 6 7 8 1. Merrimac Butte 2. The Windows Section 3. Big Bend 4. Gold Bar Canyon 5. Rill Creek 6. Shafer Basin 7. Trough Springs Canyon 8. Kane Springs ADJOINING 7.5' QUADRANGLE NAMES ISBN 978-1-55791-995-8 9 IIII IIII II IIIIII I II II I II I II This map shows locations where bedrock is exposed at the ground surface or is present in the shallow subsurface. The map is intended for general planning purposes to indicate where shallow bedrock conditions may exist and special investigations may be required. This map is not intended for use at scales other than 1:24,000, and is designed for use in general planning The UGS recommends site -specific geotechnical/geologic hazard investigations be conducted; shallow bedrock should be indicated when identified in these investigations. Site -specific geotechnical/geologic-hazard investigations can resolve uncertainties inherent in generalized mapping and help ensure safety by identifying the need for special foundation designs, mitigation, and/or construction techniques. The presence and severity of bedrock conditions, along with other geologic hazards, should be addressed in these investigations. If shallow bedrock is present at a site, appropriate design and construction recommendations should be provided. For additional information about shallow bedrock in the Moab quadrangle, refer to the accompanying report. Page 234 of 282 Moab City Council Agenda Item Meeting Date: October 9, 2018 Title: Community Reinvestment Area Project Area Plan Date Submitted: October 4, 2018 Presenters: David Everitt Attachments: • Draft resolution • Draft Project Area Plan • Proposed timeline Possible Motion: I move to approve Ordinance 2018-21, an Ordinance Adopting the Community Reinvestment Project Area Plan for the South Moab Community Reinvestment Project Area. Background/Summary: Grand County created a Community Reinvestment Agency ("Agency") to administer funds derived from the Community Reinvestment Area ("CRA") associated with the future Utah State University -Moab campus. On September 25, 2018, the City Council authorized the Agency to administer the CRA within City Limits. The Agency and the Grand County Council adopted the attached version of the Project Area Plan on October 2, 2018. The proposed Project Plan includes: - An acknowledgment that the Project Area is established principally to benefit the future USU Moab Campus (Sections 9 and 11) - Standards for development within the Project Area, including the potential for the Agency to enter into contracts regarding specific developments for enhanced standards. Regardless, City standards, processes, and regulations all continue to apply if a development is within City limits. (Section 5) - Goals of the Project Area. This is where the Plan explains how uses of Project Area funds will be spent. (Section 6) There are four broad areas: - Development of moderate -income and essential workforce housing; - Establishment of new business; - Development of USU Campus and other facilities supporting higher education; and - Public infrastructure improvements. 1 Page 235 of 282 9-6 - New Business This version of the Plan incorporates some of the suggested revisions from Councilmembers to date: - Imposing a deed restriction related to CRA-funded housing projects; - Allowing for Agency funds to be used to pay down the City -County debt service for the Millcreek West infrastructure project CIB loan; and - Referencing the City General plan as a guiding document. Note that this document does not articulate a financial commitment by the City at this time. 2 Page 236 of 282 9-6 - New Business CITY OF MOAB ORDINANCE NO. 2018-21 AN ORDINANCE ADOPTING THE COMMUNITY REINVESTMENT PROJECT AREA PLAN FOR THE SOUTH MOAB COMMUNITY REINVESTMENT PROJECT AREA The following findings describe the intent and purpose of this ordinance: a. The Grand County Community Reinvestment Agency (the "Agency"), having prepared a Project Area Plan (the "Plan") for the South Moab Community Reinvestment Project Area pursuant to Utah Code Annotated ("UCA") § 17C-5, and having held the required public hearing on the Plan pursuant to UCA § 17C-5-104, has adopted the Plan as the Official Community Reinvestment Project Area Plan for the South Moab Community Reinvestment Project Area (the "Project Area"); and b. The Project Area includes portions of unincorporated Grand County and portions of the City of Moab ("City"); and c. The City entered into an interlocal agreement with the Agency allowing the Agency to undertake project development activities within the City in accordance with UCA § 17C-1-204(1); and d. The City will also adopt the Project Plan in order to facilitate clear expectations to landowners, developers, and the public. Therefore, the Moab City Council adopts and designates the South Moab Community Reinvestment Project Area Plan, as approved by the Agency, as the Official Community Reinvestment Project Area Plan for the South Moab Community Reinvestment Project Area (the "Official Plan"). PASSED AND ADOPTED by action of the Moab City Council on this 9th day of October, 2018. SIGNED: ATTEST: Emily S. Niehaus, Mayor Rachel Stenta, City Recorder Page 237 of 282 9-6 - New Business CRA Timeline (revised 2018-08-09) Date Responsibility ASAP Prepare map and legal description of project area Agency December 5, 2017 Adopt survey area resolution(1)designating proposed Project Area and preparation of Project Area Plan (and iiydget). Smith Hartvigsen will draft and provide the resolution for adoption. agency ONGOING [Prepare draft project Plan and Budget ZBPF ASAP Compile list of property owners within the Project Area ZBPF Begin anytime and complete ASAP Negotiate and draft lnterlocal Agreements with participating taxing entities. Joint Before August 17, 2018 Review and finalize draft Plan and Budget Joint August 17, 2018 Smith Hartvigsen will mail at least 30 days beforethe hearing to each record owner of property within the proposed Project Area(asshown in county recorder records obtained no more than 30 days prior to mailing), the State Tax Commission the County Assessor, the County Auditor, State Board of Education, and each taxing entity SH August 17, 2018 Make draft Plan and Budget available for review at Agency offices Agency August 28, 2015 Moab City approves interlocal agreement authorizing the Grand County Redevelopment Agency to conduct project area development activities within Moab city limits (per §17C-1-204) Joint Before August 31, 2018 (send to newspaper on August 17) Publish:Notice of Plan hearing and Budget hearing (at least 14 days before hearing). SmithSH Hartvigsen will submit notice to newspaper by publication deadline September 18, 2018 Approve interlocal with Moab City authorizing the Agency to do project area development in Moab city limits. Combined Public Hearing to allow public comment, to receive all written and hear all oral objections on the draft Project Area Plan and Project Area Budget Agency Resolutions(prepared by Smith Hartvigsen): a. Resolution Adopting the Draft Project Area Plan asthe Official Project Area Plan. b. Resolution Adopting the Draft Project Area Budget as the Official Project Area Budget. POSSIBLE: Resolution approving the interlocal agreements with taxing entities (tentative) Joint September 18, 2015 COUNTY COUNCIL MEETING Ordinance (prepared by Smith Hartvigsen) adopting the Plan, and calling for publication of the ordinance (or a summary) with a statement that the Plan is available for public inspection. POSSIBLE: Resolution approving interlocal agreement with Agency Joint September 25, 2018 MOAB CITY COUNCIL MEETING Ordinance (prepared by Smith Hartvigsen) adopting the Plan, and calling for publication of the ordinance (or a summary) with a statement that the Plan is available for public inspection. POSSIBLE: Resolution approving interlocal agreement with Agency Joint ASAP after Agency/Council meeting (no later than October 18) The Agency records with the County Recorder a document (prepared by Smith Hartvigsen) containing: A description of the land within the project area, A statement that the project area plan for the project area has been adopted, and the date of adoption. SH ASAP after Agency/Council meeting (no later than October 18) The Agency (completed by Smith Hartvigsen) transmits to the Automated Geographic Reference Center: A copy of the project area description, and An accurate map or plat of the project area boundaries, SH ASAP after Agency/Council meeting (no later than October 18) The Agency (completed by Smith Hartvigsen) also transmits a copy of the project area description, a copy of the ordinance adopting the plan, and an accurate map or plat of the project area boundaries, to each of the following: the County Auditor, the County Recorder, the County Attorney, the County Surveyor, the County Assessor, the State Tax Council, the State Board of Education, and each taxing entity. SH ASAP after Agency/Council meeting (no later than October 18) Within 30 days after the day on which an Agency adopts community reinvestment project area budget, the agency shall file[ a copy of the community reinvestment project area budget with: (1) the State Tax Commission; (2) the State Board of Education; (3) the state auditor; (4) the auditor of the county in which the community reinvestment project area is located; and (5) each taxing entity affected bythe agency's collection of project area funds under the community reinvestment project area budget. SH Immediately after Agency/Council meeting The Agency publishes a Statement that the Ordinance Adopting Plan was passed and the Plan is available for general public inspection during the regular business hours. Publication triggers the beginning of the 30-day contestability period. SH TBD lnterlocal approvals by taxing entities Agency TBD Agency approval of interlocals Agency No later than 30days after interlocal agreement(s)fully executed The Agency also transmits (completed by SH) a copy of the adopted lnterlocal Agreements (with approving Resolutions) to eachofthefollowing: the County Auditor, the State Auditor, the State Board of Education, the State Tax Council, and each taxing entity. SH No later than 30 days after interlocal agreement(s)fully executed The Agency publishes joint notices of each interlocal agreement on the Public Notice Website and in the newspaper. SH ASAP after interlocal agreement(s)fully executed Smith Hartvigsen completes attorney certification for each interlocal agreement SH Begin anytime and complete ASAP Negotiate and draft participation agreement(s) ifa applicable) g P P g () ( PP page 238 of 282 JOINT TBD Review & Closeout project record SH Grand County Community Reinvestment Agency Moab South Community Reinvestment Project Area FINAL Project Area Plan October 2, 2018 ZIONS 00 PUBLIC FINAN E,IN , Page 239 of 282 9-6 - New Business Table of Contents Table of Contents 2 1. Recitals of Preconditions for Designating a Community Development Project Area 5 2. Definitions 5 3. Project Area Boundaries [17C-5-105(1)] 7 4. General Statement of Land Uses, Layout of Principal Streets, Population Densities, Building Intensities and How They Will be Affected by the Project Area Development [17C-5-105(2)] 7 A. Land Uses in the Project Area 7 B. Layout of Principal Streets in the Project Area 8 C. Population Densities in the Project Area 8 D. Building Intensities in the Project Area 8 5. Standards That Will Guide the Project Area Development [17C-5-105(3)] 8 A. General Design Objectives 8 B. Specific Design Objectives and Controls 9 1. Building Design Objectives 10 2. Open Space, Pedestrian Walks, and Interior Drive Design Objectives 10 3. Parking Design Objectives 10 C. Techniques to Achieve the Project Area Development Plan Objectives 10 D. Property Acquisition, Disposition and Development 10 1. Acquisition of Real Property 10 2. Cooperation with the Community and Public Entities 11 3. Property Management 11 4. Property Disposition and Development 11 E. Approvals 12 6. How Project Area Development Will Further Purposes of This Title [17C-5-104] 12 A. Development of moderate -income and essential workforce housing 12 B. Establishment of New Business 13 C. Development of USU Campus and Other Facilities Supporting Higher Education 13 D. Public Infrastructure Improvements 13 7. The Plan is Consistent With and Will Conform to the Community's General Plan [17C-5-105(5)] 13 Page 240 of 282 9-6 - New Business 8. If Applicable, Describe How the Project Area Will Reduce or Eliminate Blight [17C-5-105(6)] 14 9. Description of Any Specific Project or Projects That are the Object of the Proposed Community Reinvestment [17C-5-105(7)] 14 10. How Participants Will Be Selected [17C-5-105(8)] 15 A. Selection of Private Developers 15 B. Identification of Developers Who are Currently Involved in the Proposed Community Reinvestment 15 11. Reasons for the Selection of the Community Reinvestment Project Area [17C-5-105(9)] 15 12. Description of the Physical, Social and Economic Conditions Existing in the Area [17C-5-105(10)] 16 A. Physical Conditions 16 B. Social Conditions 16 C. Economic Conditions 17 13. Financial Assistance Anticipated to be Offered to a Participant [17C-5-105(11)] 17 14. Results of the Public Benefit Analysis [17C-5-105(12)] 17 A. An Evaluation of the Reasonableness of the Costs of the Proposed Project Area Development 17 B. Efforts to Maximize Private Investment 18 C. Rationale for Use of Project Area Funds 18 D. Estimate of Total Project Area Funds and Length of Time of Project Area 18 A. Beneficial Influences on the Community's Tax Base 19 B. Associated Business and Economic Activity Stimulated by the Development 19 1. Business and Employee Expenditures 19 2. Construction Expenditures 20 C. Adoption of the Plan is Necessary and Appropriate to Undertake the Project Area Plan 20 15. If Applicable, State that the Agency Shall Comply with Section 9-8-404 [17C-5-105(13)] 21 16. State Whether the Plan is Subject to a Taxing Entity Committee or an Interlocal Agreement [17C-5- 105(14)] 21 APPENDIX A: PROJECT AREA MAP AND LAYOUT OF PRINCIPAL STREETS 22 APPENDIX B: LEGAL DESCRIPTION and parcel list 23 Page 241 of 282 9-6 - New Business SOUTH MOAB CRA PROJECT AREA PLAN The Grand County Community Reinvestment Agency ("Agency"), in cooperation with Grand County and Moab City, following thorough consideration of the needs and desires of the County and its residents, as well as the need and capacity for new development, has carefully crafted this South Moab Community Reinvestment Project Area Plan ("Plan") for the South Moab Community Reinvestment Project Area ("Project Area"). In accordance with the terms of this Plan, the Agency will promote and provide for a vibrant development near the proposed USU Moab campus. This development will encourage commercial, residential, lodging, educational, cultural and other mixed -use development. The Project Area includes approximately 729.28 acres, of which 610.02 acres are included in parcels (other than roads). Key highlights of this project include: Educational Development • USU Moab Campus Mixed Use Development • Between 500 and 600 additional residential units, of which roughly 80 percent are projected to be primary homes and 20 percent second homes • Commercial development, with approximately 10,000 additional square feet of retail space and 4,500 additional square feet of office space Tourism Component • Potential tourism destinations and attractions, including potential hotel development This is an exciting and vibrant Project Area that capitalizes on the USU Moab campus development. It is the purpose of this Plan to clearly set forth the aims and objectives of this development, its scope, its mechanism, and its value to the residents, businesses and property owners of the City of Moab and Grand County. The Project is undertaken as a community reinvestment project pursuant to the provisions of the Act. This document is prepared in good faith as a current reasonable estimate of the economic impact of this Project Area and the anticipated development. Fundamental economic and other circumstances may influence the actual impact and future development is uncertain. With these assumptions, the information contained within this report represents the reasonable expectations of the Agency regarding the Project Area. The Agency makes no guarantee that the projections contained in this Plan document or in the Budget for the Project Area accurately reflect the future development within the Project Area. Further, the Agency specifically reserves all powers granted to it under the Act, as amended; this Plan shall not be interpreted to limit or restrict the powers of the agency as granted by the Act. Page 242 of 282 9-6 - New Business The ordering of sections of this Project Area Plan document is consistent with the presentation of requirements and other criteria for CRA development as set forth in Utah Code § 17C-5-105. 1. RECITALS OF PRECONDITIONS FOR DESIGNATING A COMMUNITY DEVELOPMENT PROJECT AREA a) Pursuant to the provisions of §17C-5-103 et seq. of the Limited Purpose Local Government Entities Community Reinvestment Agency Act, the governing body of the Grand County Community Reinvestment Agency authorized the preparation of a draft community reinvestment project area plan on December 5, 2017; and b) As required by §17C-5-104(1)(a) and (b) of the Act, the County has a planning commission and general plan as required by law; and c) Pursuant to the provisions of §17C-5-104(3)(e) of the Act, the Agency will conduct one or more public hearings for the purpose of informing the public about the proposed Project Area, allowing public comment on the draft Project Area Plan and whether the Plan should be revised, approved or rejected; and d) Pursuant to the provisions of §17C-5-104(3)(b) and (d) of the Act, the Agency made a draft Project Area Plan available to the public at the Agency's offices during normal business hours, provided notice of the Plan hearing and held a public hearing on the draft Plan on September 18, 2018. 2. DEFINITIONS As used in this Community Reinvestment Project Area Plan: 1. The term "Act" shall mean and include the Limited Purpose Local Government Entities — Community Reinvestment Agency Act in Title 17C, Chapters 1 through 5, Utah Code Annotated 1953, as amended, or such other amendments as shall from time to time be enacted or any successor or replacement law or act. 2. The term "Agency" shall mean the Grand County Community Reinvestment Agency, a separate body corporate and politic. 3. The term "base taxable value" shall mean the base taxable value of the property within the Project Area from which tax increment will be collected, as shown upon the assessment roll last equalized, before: (A) the date the Project Area Plan is adopted by the County and the City legislative bodies; and (B) the date the Agency adopts the Project Area Budget. 4. The term "City" shall mean the City of Moab, Utah. 5. The term "County" shall mean Grand County, Utah. Page 243 of 282 9-6 - New Business 6. The term "community" shall mean the community of Grand County, Utah. 7. The term "community reinvestment" shall mean development activities within the community, including the encouragement, promotion, or provision of development as contemplated by the Act. 8. The term "developer" shall mean the persons or entities investing in the development in the area. 9. The term "Plan Hearing" means the public hearing on the draft Project Area Plan required under Subsection 17C-5-104 of the Act. 10. The term "Project Area" or "South Moab Community Reinvestment Project Area" shall mean the geographic area described in this Project Area Plan where the community reinvestment set forth in this Project Area Plan takes place or is proposed to take place. 11. The term "Project Area Budget" shall mean a budget as described by Section 17C-5-303, setting forth: a. the anticipated costs, including administrative costs, of implementing the South Moab Community Reinvestment Project Area Plan; and b. the tax increment, sales tax, and other revenue the Agency anticipates will fund the project. 12. The term "Project Area Map" is the area depicted in Appendix A. 13. The term "South Moab Community Reinvestment Project Area Plan" or "Plan" shall mean this project area plan adopted pursuant to the Act to guide and control community reinvestment activities within a project area. 14. The terms "tax," "taxes," "property tax" or "property taxes" include privilege tax and each levy on an ad valorem basis on tangible or intangible personal or real property. 15. The term "taxing entity" shall mean a public entity that levies a tax on property within the Project Area. 18. The term "Tax Increment" shall mean the difference between the amount of property tax revenues generated each tax year by all Taxing Entities from the area designated in the Project Area Plan from which Tax Increment is to be collected, using the current assessed value of the property and the amount of property tax revenues that would be or were generated from that same area using the Base Taxable Value of the property. 19. All other terms in this document shall have the same meaning set forth in the Act unless the context clearly indicates otherwise. Page 244 of 282 9-6 - New Business 3. PROJECT AREA BOUNDARIES [17C-5-105(1)] The Project Area consists of approximately 729.28 acres located along Highway 191 between Holyoak Lane and Spanish Trail Road, and includes the properties lying within the boundaries as depicted on the Project Area map which is included in Appendix A. The Project Area is generally bordered by Below the Rocks on the west, with the eastern border following parcel boundaries beginning at the intersection of Holyoak Lane and Sage Drive and running southeast until Spanish Trail Road. The northern border begins at about 1248 S Highway 191 and runs eastward along Holyoak Lane to Sage Drive. The southern border begins about midway between Roberts Road and Highway 191 and runs east to Highway 191, and then turns south to Spanish Trail Road, which the boundary follows until it intersects the western boundary at about 2431 E Spanish Trail Road. The legal description of the Project Area is included in Appendix B. 4. GENERAL STATEMENT OF LAND USES, LAYOUT OF PRINCIPAL STREETS, POPULATION DENSITIES, BUILDING INTENSITIES AND HOW THEY WILL BE AFFECTED BY THE PROJECT AREA DEVELOPMENT [17C-5-105(2)] A. LAND USES IN THE PROJECT AREA The existing land uses in the Project Area include exempt, commercial, vacant, residential, roads, and utility easements. Vacant land comprises about 18 percent of the total project area.' Much of the exempt land is vacant land owned by the State of Utah. The table below lists the total acres by land use in the Project Area. Other uses and changes in uses for lands within the Project Area shall be those uses permitted by the officially adopted zoning ordinances of the City or County, as applicable, as those ordinances may be amended from time to time, subject to limitations imposed by any "overlay" restrictions and the controls and guidelines of this Plan. TABLE 1: LAND USE IN PROJECT AREA Land Use Acres Percent of Total Acreage Percent of Parcel Acres Parcel Acres Exempt 197.76 27% 32% Commercial 196.67 27% 32% Vacant 131.95 18% 22% Residential 51.34 7% 8% Utility/Utility Easement 32.29 4% 5% Subtotal 610.02 84% 100% Non -Parcel Acres Roads 119.14 16% Subtotal 119.14 16% Total 729.28 100% 1 Including road acres. Increases to 22 percent if roads are excluded. Page 245 of 282 9-6 - New Business Land uses will be affected as vacant land is developed in accordance with this Plan. This will change existing vacant land to commercial, educational and residential uses. Current existing land uses surrounding the Project Area include residential land to the north, scattered residential and vacant land to the east, commercial to the south, and exempt/vacant to the west. B. LAYOUT OF PRINCIPAL STREETS IN THE PROJECT AREA There are currently several improved streets within the Project Area, including Highway 191, which runs through the Project Area. The layout of the principal streets in the Project Area is shown in Appendix A. C. POPULATION DENSITIES IN THE PROJECT AREA Currently, the Project Area has 25 residential parcels with approximately 43 units. According to the American Community Survey (2016), the average household size in the City of Moab is 2.59 persons; therefore, the estimated population in the Project Area is 111 persons, with a population density of 0.15 persons per acre. D. BUILDING INTENSITIES IN THE PROJECT AREA The Project Area currently has approximately 256,005 commercial building square feet. The existing commercial development in the Project Area has an average floor area ratio (FAR) of 0.036.2 5. STANDARDS THAT WILL GUIDE THE PROJECT AREA DEVELOPMENT [17C-5- 105(3)] A. GENERAL DESIGN OBJECTIVES Development within the Project Area will be held to high -quality design and construction standards and will be subject to: (1) appropriate elements of the County or City General Plan, depending on whether the development is located in the City or in the County; (2) applicable County/City building codes and ordinances; (3) Planning Commission review and recommendation; (4) the County/City land use code; and (5) development agreements that include design guidelines. Owners and developers may be allowed flexibility in the development of land located within the Project Area and are expected to pursue quality design and development. The development contemplated herein shall be of a design and shall use materials that are in harmony with adjoining areas and subject to design review and approval by the County or City, depending on geographic location. It is contemplated that these design objectives will be addressed in separate development agreements with the Developers explicitly addressing these points, or through application of the applicable land use ordinances. Parking areas should be designed with careful regard to orderly arrangement, topography, relationship to view, ease of access, and as an integral part of the overall site design. 2256,005 square feet / (196.67 commercial acres * 43,560 square feet per acre) Page 246 of 282 9-6 - New Business All development will be accompanied by site plans, development data, and other appropriate material clearly describing the development, including land coverage, setbacks, heights, and any other data as required by the County or City land use code, the applicable zoning designations, development agreement, or as requested by the Agency. The general standards that will guide the project area development are as follows: 1. Encourage and assist project area development with the creation of a well -planned, vibrant mixed -use development that capitalizes on construction of the USU Moab campus. 2. Provide for the strengthening of the tax base and economic health of the entire community and the State of Utah. 3. Implement the tax increment financing provisions of the Act, which are incorporated herein by reference and made a part of this Plan. 4. Encourage economic use of and new construction upon the real property within the Project Area. 5. Promote and market the Project Area for project area development that would be complementary to existing businesses and that would enhance the economic base of the City and County through diversification. 6. Provide for compatible relationships among land uses and quality standards for development, such that the area functions as a unified and viable center of community activity. 7. Remove any impediments to land disposition and development through assembly of land into reasonably sized and shaped parcels served by adequate public utilities and infrastructure improvements. 8. Achieve an environment that reflects an appropriate level of concern for architectural, landscape and design principles, developed through encouragement, guidance, appropriate controls, and financial and professional assistance to owner participants and developers. 9. Provide for construction assistance of the USU campus, along with other necessary public infrastructure such as public streets, utilities, curbs and sidewalks, other public rights -of -way, street lights, landscaped areas, public parking, water utilities, sewer utilities, storm drainage, open space, and other public improvements. B. SPECIFIC DESIGN OBJECTIVES AND CONTROLS In addition to the general design objectives and standards described above, it is contemplated that the following guidelines will be followed. Page 247 of 282 9-6 - New Business 1. BUILDING DESIGN OBJECTIVES All new buildings shall be of design and materials that will be in harmony with adjoining areas and other new development and in accordance with design guidelines. 2. OPEN SPACE, PEDESTRIAN WALKS, AND INTERIOR DRIVE DESIGN OBJECTIVES All open spaces, pedestrian walks and interior drives shall be designed as an integral part of an overall site design, properly related to other buildings. Comfortably graded pedestrian walks should be provided along the lines of the most intense use, particularly from building entrances to parking areas, and adjacent buildings on the same site. The location and design of pedestrian walks should afford adequate safety and separation from vehicular traffic. Materials and design of paving, retaining walls, fences, curbs, and other accouterments, shall be of good appearance, easily maintained, and indicative of their purpose and consistent with design guidelines. 3. PARKING DESIGN OBJECTIVES Parking areas shall be designed with regard to orderly arrangement, topography, ease of access, and as an integral part of overall site design. It is desirable that parking areas be relatively level. C. TECHNIQUES TO ACHIEVE THE PROJECT AREA DEVELOPMENT PLAN OBJECTIVES Activities contemplated in carrying out the Plan in the Project Area may include the acquisition and development of properties in the Project Area. Parcels of real property located in the Project Area may be acquired by purchase, but may not be acquired by condemnation except as described in § 17C-1-902. D. PROPERTY ACQUISITION, DISPOSITION AND DEVELOPMENT The objectives of this Plan are to be accomplished by various means including but not limited to the following: 1. ACQUISITION OF REAL PROPERTY The Agency may acquire, but is not required to acquire, real property located in the Project Area. The Agency may acquire property by negotiation, gift, devise, exchange, purchase, or other lawful method, but generally not by eminent domain (condemnation) except as explicitly allowed by the Act. The Agency is authorized to acquire any other interest in real property less than fee title such as leasehold interests, easements, rights of way, etc. by negotiation, gift, devise, exchange, purchase or other lawful method. Page 248 of 282 9-6 - New Business 2. COOPERATION WITH THE COMMUNITY AND PUBLIC ENTITIES The community and certain public entities are authorized by state law, with or without consideration, to assist and cooperate in the planning, undertaking, construction, or operation of projects within this Project Area. The Agency may seek the aid and cooperation of such public entities in order to accomplish the purposes of project area development and the highest public good. The Agency, by law, is not authorized to acquire real property owned by a public entity without the consent of the public entity. The Agency, however, will seek the cooperation of all public entities that own or intend to acquire property in the Project Area. 3. PROPERTY MANAGEMENT During such time that property, if any, in the Project Area is owned by the Agency, such property shall be under the management and control of the Agency. Such property may be rented or leased by the Agency pending its disposition for project area development. 4. PROPERTY DISPOSITION AND DEVELOPMENT The Agency is also authorized, by lawful means, to provide for and promote the development of the Project Area to the fullest extent authorized by the Act. Nothing in this Plan shall be read to restrict or limit the power and authority granted to the Agency under the Act. The Agency is authorized to demolish and clear buildings, structures, and other improvements from any real property in the Project Area, should such a need occur, to carry out the purposes of this Plan. The Agency is authorized to install and construct or to cause to be installed and constructed the public improvements, public facilities, and public utilities, within the Project Area, not prohibited by law which are necessary or desirable to carry out this Plan, as well as publicly -owned improvements and infrastructure outside the Project Area that are of benefit to the Project Area. The Agency is authorized to prepare or cause to be prepared as building sites any real property in the Project Area. The Agency is also authorized to rehabilitate or to cause to be rehabilitated any building or structure in the Project Area should such a need occur in the future. The Agency is also authorized to advise, encourage, and assist in the rehabilitation of property in the Project Area not owned by the Agency should such a need occur in the future. For the purposes of this Plan, the Agency is authorized to sell, lease, exchange, subdivide, transfer, assign, pledge, encumber by mortgage or deed of trust, or otherwise dispose of any interest in real property. The Agency is authorized to dispose of real property by leases or sales by negotiation with or without public bidding. All real property acquired by the Agency in the Project Area shall be sold or leased to public or private persons or entities for development for the uses permitted in this Plan. Real property may be conveyed by the Agency to the City or County or any other public entity without charge. The Agency shall reserve such controls in the disposition and development documents as may be necessary to prevent transfer, retention, or use of property for speculative purposes and to ensure that development is carried out pursuant to this Plan. All purchasers or lessees of property from the Agency shall be made obligated to use the property for the purposes designated in this Plan, to begin and complete development of the property within a period of time which the Agency fixes as reasonable, and to comply with other conditions which the Agency deems necessary to carry out the purposes of this Plan. Page 249 of 282 9-6 - New Business To the maximum possible extent, the objectives of this Plan are to be accomplished through Agency encouragement of, and assistance to, private enterprise in carrying out development activities. To provide adequate safeguards to ensure that the provisions of this Plan will be carried out, all real property sold, leased, or conveyed by the Agency, as well as all property subject to participation agreements, shall be made subject to the provisions of this Plan by leases, deeds, contracts, agreements, declarations of restrictions, provisions of the City/County ordinances, conditional use permits, or other means. Where appropriate, as determined by the Agency, such documents or portions thereof shall be recorded in the Office of the County Recorder. The leases, deeds, contracts, agreements, and declarations of restrictions may contain restrictions, covenants, covenants running with the land, rights of reverter, conditions subsequent, equitable servitudes, or any other provision necessary or desirable to carry out this Plan. To the extent now or hereafter permitted by law, the Agency is authorized to pay for, develop, or construct any building, facility, structure, or other improvement either within or outside the Project Area for itself or for any public entity to the extent that such improvement would be of benefit to the Project Area. During the period of development in the Project Area, the Agency shall require that the provisions of this Plan and of other documents formulated pursuant to this Plan are being observed, and that development in the Project Area is proceeding in accordance with development documents and time schedules. For the purpose of this Plan, the Agency is also authorized to sell, lease, exchange, transfer, assign, pledge, encumber, and otherwise dispose of personal property. E. APPROVALS The County or City, depending on whether the development project is located in the City or in the unincorporated County, shall approve the design of all development within the Project Area to ensure that development therein is consistent with this Plan and the applicable land use ordinances. 6. HOW PROJECT AREA DEVELOPMENT WILL FURTHER PURPOSES OF THIS TITLE [17C-5-104] It is the intent of the Agency, with the assistance and participation of private owners and other public entities, to facilitate new development within the Project Area including the encouragement, promotion, or provision of mixed -use development in the community that capitalizes on the USU campus construction. Further, the project area development will strengthen the tax base of the community, will accomplish community development objectives and create well -planned development. The Project Area Plan will further the purposes of the Act by encouraging the following: A. DEVELOPMENT OF MODERATE -INCOME AND ESSENTIAL WORKFORCE HOUSING The project includes residential development which will benefit the County and the City through increased workforce housing options to support ongoing economic development, property taxes, community stability, and alleviation of intergenerational poverty. Page 250 of 282 9-6 - New Business Should the Agency expend any tax increment on housing -related projects, the financial assistance provided shall unequivocally support housing units that are deed restricted for a period not less than 50 years for residents of Grand County who earn less than 100% of area median income. B. ESTABLISHMENT OF NEW BUSINESS The project includes commercial development which will benefit the County and the City through increased job creation, increased sales tax base, and increased income taxes paid. Should the Agency expend any tax increment on business development or business diversification projects, the project shall be thoroughly evaluated using objective criteria that further the community and economic development goals identified in the City's and County's general plans. In no circumstance shall a project receive financial assistance before it has earned a minimum score established by a set of evaluation criteria mutually agreed upon and approved by the Agency and Moab City. C. DEVELOPMENT OF USU CAMPUS AND OTHER FACILITIES SUPPORTING HIGHER EDUCATION The project includes assistance with the development of the USU Campus which will bring educational opportunities to the local area. This will increase the skilled workforce, business development, jobs created and wages paid. The Agency shall be authorized to use tax increment to pay off debt incurred by the City of Moab and Grand County in order to construct an infrastructure corridor between US Hwy 191 and the future USU Moab campus site. Should the Agency expend any tax increment for such reason, the City and County shall share equally the financial assistance provided by the Agency. In no circumstance shall the City or County receive from the Agency a financial contribution that exceeds their proportionate contribution of project area funds to the Project. D. PUBLIC INFRASTRUCTURE IMPROVEMENTS The construction of the public infrastructure will support the development contemplated herein and provide for future development in surrounding areas. Infrastructure is an important element of economic development and areas that lack sufficient infrastructure are not able to be competitive in attracting good -quality businesses to locate in the community. 7. THE PLAN IS CONSISTENT WITH AND WILL CONFORM TO THE COMMUNITY'S GENERAL PLAN [17C-5-105(5)] The Grand County General Plan was adopted in 2012. The General Plan establishes goals in many areas, including economic development. The County's Goal 1 states: Page 251 of 282 9-6 - New Business Make the County attractive for a wide range of economic sectors. Under Goal 1, Strategy I states: Support the development of a 4-year college and other education opportunities that enhance the workforce, provide training and establish the basis for expanded year-round employment.' The City of Moab General Plan was adopted in 2017. The General Plan establishes goals in many areas including economic development, higher education, and affordable housing. Under Economic Development, the City's first listed goal states: Promote a vibrant local economy that supports the unique quality of life and character of Moab. Under Housing, the City's second listed goals state: Implement a housing strategy that meets the needs of current residents, anticipates growth in housing demand, promotes a cohesive small-town environment and supports a high quality of life. Promote strategies that improve the ability of all Moab residents to have access to affordable, quality housing. Clearly, this Project Area Plan that is centered around the USU Campus development, is consistent with the County's and City's General Plans. 8. IF APPLICABLE, DESCRIBE HOW THE PROJECT AREA WILL REDUCE OR ELIMINATE BLIGHT [17C-5-105(6)] Not applicable. 9. DESCRIPTION OF ANY SPECIFIC PROJECT OR PROJECTS THAT ARE THE OBJECT OF THE PROPOSED COMMUNITY REINVESTMENT [17C-5-105(7)] The Project area will include the development of a USU campus facility within the Project Area. This is the main centerpiece of the Plan and the Agency hopes to utilize a portion of the tax increment received by the Agency to provide for infrastructure improvements for the USU campus and surrounding development. In addition, the County conducted a market study in order to better understand the potential development that might surround the Campus. This market study foresees the development of between 500-600 residential units (approximately 80 percent primary homes), 10,000 square feet of retail 'Grand County General Plan 2012, 38-39. Page 252 of 282 9-6 - New Business space, and 4,500 square feet of office space. None of the projections in the market study are related to specific projects yet identified but are intended as general guidelines for the projection of tax increment in the Project Area. 10. HOW PARTICIPANTS WILL BE SELECTED [17C-5-105(8)] A. SELECTION OF PRIVATE DEVELOPERS The Agency contemplates that owners of real property within the Project Area will take advantage of the opportunity to develop their property, or sell their property to developers for the development of facilities within the Project Area. In the event that owners do not wish to participate in the development in compliance with the Plan, or in a manner acceptable to the Agency, or are unable or unwilling to appropriately participate, the Agency reserves the right pursuant to the provisions of the Act to acquire parcels (not through eminent domain), to encourage other owners to acquire other property within the Project Area, or to select non -owner developers by private negotiation, public advertisement, bidding or the solicitation of written proposals, or a combination of one or more of the above methods. B. IDENTIFICATION OF DEVELOPERS WHO ARE CURRENTLY INVOLVED IN THE PROPOSED COMMUNITY REINVESTMENT Utah State University has currently been identified to pursue development of an educational facility in the Project Area. If no owner in the Project Area, as described in Subparagraph A above, who possesses the skill, experience and financial resources necessary to become a developer in the Project Area is willing or able to become a developer of all or part of the Project Area, the Agency may identify other qualified persons who may be interested in developing all or part of the Project Area. Potential developers may be identified by one or more of the following processes: (1) public solicitation, (2) requests for proposals (RFP), (3) requests for bids (RFB), (4) private negotiation, or (5) some other method of identification approved by the Agency. The Agency has not entered into nor does it intend to enter into any owner participation agreements or agreements with developers to develop all or part of the Project Area until after this Plan is adopted. 11. REASONS FOR THE SELECTION OF THE COMMUNITY REINVESTMENT PROJECT AREA [17C-5-105(9)] The Project Area was selected by the Agency as that area surrounding the potential USU campus development as having an opportunity to develop and generate tax increment that will enable the development of the campus, including necessary infrastructure improvements in the area. The Project Area contains a portion of the County that is desirable for mixed -use development because of: (1) its accessible location to the USU campus development; (2) the opportunity to attract Page 253 of 282 9-6 - New Business complementary development in the downtown area of Moab; and (3) the desire of the County and City to maximize the positive economic benefits associated with the proposed USU campus development. Specific boundaries of the Project Area were arrived at by the Agency after a review of the area by members of the Agency, County staff, City staff, economic development consultants, and other technical and legal consultants. Planned treatment of this area is intended to stimulate development to the degree necessary for sound long-term growth in the Project Area and to encourage the development of the USU campus and other real property located within the Project Area. Finally, development of the Project Area with a higher -education facility is an important element in the County's General Plan. 12. DESCRIPTION OF THE PHYSICAL, SOCIAL AND ECONOMIC CONDITIONS EXISTING IN THE AREA [17C-5-105(10)] A. PHYSICAL CONDITIONS The Project Area consists of approximately 729.28 acres located along Highway 191 between Holyoak Lane and Spanish Trail Road, and includes the properties lying within the boundaries as depicted on the Project Area map which is included in Appendix A. Approximately 119.14 acres are dedicated for roads. The majority of the Project Area is exempt or commercial. The Project Area has 131.95 acres of vacant land and nearly 200 acres of exempt land, much of which is exempt land owned by the State of Utah. TABLE 2: LAND USE IN PROJECT AREA Land Use Acres Percent of Total Acreage Percent of Parcel Acres Exempt 197.76 27% 32% Commercial 196.67 27% 32% Vacant 131.95 18% 22% Residential 51.34 7% 8% Utility/Utility Easement 32.29 4% 5% Subtotal 610.02 84% 100% Non -Parcel Acres Roads 119.14 16% Subtotal 119.14 16% Total 729.28 100% B. SOCIAL CONDITIONS Currently, the Project Area has 25 residential parcels with approximately 43 units. According to the American Community Survey (2016), the average household size in Moab is 2.59 persons; therefore, the estimated population in the Project Area is 111 persons, with a population density of 0.15 persons per acre. 4 No unusual social conditions were found to exist. The Project Area Plan will bring consumers and 4 111 persons / 719.28 parcel acres = 0.15 persons per acre Page 254 of 282 9-6 - New Business visitors from all over the region to the Project Area for education, shopping, lodging and employment. It will also provide for residential development. This will encourage a diverse population within the Project Area. It is anticipated, therefore, that the Project Area will add to the community's economy, quality of life, and reputation. C. ECONOMIC CONDITIONS There are currently 80 commercial parcels in the Project Area, totaling approximately 196.67 acres and 256,005 building square feet. Much of the land in the Project Area is either vacant tax-exempt land owned by the State of Utah or other vacant land. Because of these conditions, a relatively small amount of property tax revenues is currently generated from the Project Area. 13. FINANCIAL ASSISTANCE ANTICIPATED TO BE OFFERED TO A PARTICIPANT [17C-5- 105(11)] The Agency intends to use property tax increment generated within the Project Area to pay part of the costs associated with development of the Project Area. The Agency intends to negotiate and enter into one or more inter -local agreements with Grand County, Grand County School District, Moab Mosquito Abatement District, Grand County Cemetery Maintenance District, Moab Valley Fire Protection District and Grand County Water Conservancy District to secure receipt of a portion of the property tax increment generated within the Project Area that would otherwise be paid to those taxing entities. Collectively, those tax revenues may be used to reimburse a private developer for a portion of the cost of the public infrastructure improvements including interest and bonding costs or for other uses as authorized by the Act. Subject to the provisions of the Act, the Agency may agree to pay for eligible development costs and other items from such tax revenues for any period of time the Agency and the taxing entities may deem appropriate under the circumstances. Detailed tax increment information and projections are provided in the Project Area Budget. 14. RESULTS OF THE PUBLIC BENEFIT ANALYSIS [17C-5-105(12)] Section 1 — The Benefit of Any Financial Assistance or Other Public Subsidy Proposed to be Provided by the Agency: A. AN EVALUATION OF THE REASONABLENESS OF THE COSTS OF THE PROPOSED PROJECT AREA DEVELOPMENT It is estimated that approximately $5.1 million will be available to the Agency for projects, after administrative costs and the required housing allocation. In comparison, the Project Area Budget anticipates $124 million of private investment — a ratio of 21:1 of private to public investment. This appears reasonable based on other similar development projects. Page 255 of 282 9-6 - New Business B. EFFORTS TO MAXIMIZE PRIVATE INVESTMENT The Agency will make great efforts to maximize private investment in the area. The market analysis anticipates development of between 500 and 600 residential units in the Project Area over the next 20 years, as well as 10,000 square feet of retail and 4,500 square feet of office space. The Agency also anticipates that this project will create a significant number of new jobs at the USU campus. The wages paid for these jobs will then be re -spent, by the private sector, in the local and regional economies that will bring benefits to private businesses in the area. This project will significantly increase taxable value from the current taxable value in the Project Area of $38.2 million to an anticipated $162.2 million over the next 20 years — an increase of nearly $124 million. The Project Area is currently generating $409,865 annually in property tax revenues; it is projected to generate over 4 times that amount annually at the end of 20 years — or approximately $1.7 million a year. C. RATIONALE FOR USE OF PROJECT AREA FUNDS The development around the USU Moab campus will not take place, in the near future and in the manner desired by the County and the City, without some form of public assistance. The cost of campus construction, along with utilities, roads and other infrastructure is simply too steep to be feasible. This Plan follows the pattern set forth in other tax increment areas in the State that center around a higher - education campus, such as the Brigham City USU campus. D. ESTIMATE OF TOTAL PROJECT AREA FUNDS AND LENGTH OF TIME OF PROJECT AREA Project area funds are expected to be disbursed to the Agency for a period of 20 years and are anticipated to be approximately $6.0 million over the 20-year period, with a net present value of $3.7 million. A year - by -year analysis of funds disbursed to the Agency is provided in the Project Area Budget. TABLE 3: TOTAL AND NET PRESENT VALUE OF INCREMENTAL TAX REVENUES TO AGENCY FOR 20-YEAR PERIOD Incremental Taxes to Agency Percent to Agency Tax Rate Total Years 1-20 NPV* Years 1-20 Grand County Grand County School District Moab City Moab Mosquito Abatement District Grand County Cemetery Maintenance District Moab Valley Fire Protection District 50% 0.002807 $1,662,883 $977,004 Years 1-5: 100% Years 6-10: 75% Years 11-15: 50% 0.006945 $3,781,268 $2,433,224 Years 16-20: 25% N/A 0 $0 50% 0.000216 $127,960 Years 1-5: 100% Years 6-10: 75% Years 11-15: 50% Years 16-20: 25% Years 1-5: 100% Years 6-10: 75% Years 11-15: 50% Years 16-20: 25% 0.000221 0.000531 $0 $75,181 $120,325 $77,429 $289,108 $186,039 Page 256 of 282 9-6 - New Business Incremental Taxes to Agency Percent to Agency Tax Rate Total Years 1-20 NPV* Years 1-20 Grand County Water Conservancy District 0% 0.00000 $0 $0 TOTAL *Net present value discounted at a rate of 4 percent. 0.010720 $5,981,544 $3,748,877 Section 2 — The Anticipated Public Benefit Derived from the Proposed Project Area Development A. BENEFICIAL INFLUENCES ON THE COMMUNITY'S TAX BASE The property tax base of the taxing entities should increase by approximately $124 million through the residential and commercial development projected in the Project Area. This increased tax base will result in projected incremental taxes (net of amounts paid to the Agency) as follows: TABLE 4: COMPARISON OF EXISTING ANNUAL REVENUES AND INCREMENTAL ANNUAL REVENUES AFTER 20 YEARS Current Revenues (over 20 year -period with no additional development) Total (Base and Incremental) Revenues After 20 Years Grand County $107,322 $455,297 Grand County School District $265,533 $1,126,483 Moab City Moab Mosquito Abatement District Grand County Cemetery Maintenance District Moab Valley Fire Protection District Grand County Water Conservancy District TOTAL $8,258 $8,450 $20,302 $35,035 $35,846 $86,128 $409,865 $1,738,790 In addition to property tax revenues, the project will generate other revenues including sales tax, Class B/C Road Funds, business license fees, charges for services, and one-time fees such as building permits and impact fees. B. ASSOCIATED BUSINESS AND ECONOMIC ACTIVITY STIMULATED BY THE DEVELOPMENT Other business and economic activity likely to be stimulated includes local business, employee, and construction expenditures. There are significant opportunities for increased economic development and tax generating development that can occur within the immediate sphere of influence of the Project Area that otherwise may not occur in a timely basis or at the same level of increased development and private investment. 1. BUSINESS AND EMPLOYEE EXPENDITURES It is anticipated that employees and business owners in the Project Area will directly or indirectly purchase local goods and services related to their operations from local or regional suppliers. These purchases will Page 257 of 282 9-6 - New Business likely increase employment opportunities in the related areas of business equipment, furniture and furnishings, business supplies, computer equipment, communication, security, transportation and delivery services, maintenance, repair and janitorial services, packaging supplies, office and printing services, transportation and delivery services. A summary of benefits is as follows: • Establish an institution of higher education in the County, thus increasing workforce training, job creation and wages paid. • Provide an increase in direct purchases in the City and County. • Provide economic diversification within the City and County. • Encourage economic development in order for a public or private employer to create additional jobs in the community. • Complement existing businesses and industries located within the City and County through the new employees hired who may live and shop and pay taxes in the region. • Another benefit will be the expenditure of income by employees filling the new positions, including the jobs created at the USU Campus. The types of expenditures by employees in the area will likely include convenience shopping for personal and household goods, lunches at area restaurants, convenience purchases and personal services (haircuts, banking, dry cleaning, etc.) The employees will not make all of their convenience or personal services purchases near their workplace, and each employee's purchasing patterns will be different. However, it is reasonable to assume that a percentage of these annual purchases will occur within close proximity to the workplace (assuming the services are available). 2. CONSTRUCTION EXPENDITURES Economic activity associated with the development will include construction activity. Construction costs for the USU campus will be significant, plus an additional investment of nearly $124 million in residential and commercial development. Generally, construction labor accounts for 40 percent of total costs, with supplies accounting for 40 percent, and overhead accounting for the remaining 20 percent. C. ADOPTION OF THE PLAN IS NECESSARY AND APPROPRIATE TO UNDERTAKE THE PROJECT AREA PLAN Adoption of the Plan is necessary and appropriate to undertake the Project Area Plan because: 1) The Plan conforms with and furthers the County's General Plan; 2) private investment will increase the tax base by approximately $124 million which will provide increased tax revenues to all taxing entities; 3) the USU campus will provide a significant number of new jobs in the community; and 4) the Project Area Plan provides for improvement of the health and well-being of the community through educational development and opportunities. Page 258 of 282 9-6 - New Business 15. IF APPLICABLE, STATE THAT THE AGENCY SHALL COMPLY WITH SECTION 9-8-404 [17C-5-105(13)] The Agency shall comply with Utah Code §9-8-404 and §17C-5-106 if any of the existing buildings or uses in the Project Area are included in, or eligible for, inclusion in the National Register of Historic Places or the State Register and the Agency spends funds on the demolition or rehabilitation of such buildings or uses. At the present time the Agency is not aware of, and has no intention of spending Agency funds on the demolition or rehabilitation, of such buildings or uses. 16. STATE WHETHER THE PLAN IS SUBJECT TO A TAXING ENTITY COMMITTEE OR AN INTERLOCAL AGREEMENT [17C-5-105(14)] This Plan is subject to Interlocal Agreements. Page 259 of 282 9-6 - New Business APPENDIX A: PROJECT AREA MAP AND LAYOUT OF PRINCIPAL STREETS - Roads •' Moab ,• OSouth Moab CRA CRA_Parcels_080918 Page 260 of 282 9-6 - New Business APPENDIX B: LEGAL DESCRIPTION AND PARCEL LIST SOUTH MOAB CRA BOUNDARY BEGINNING AT NORTHWEST CORNER OF PARCEL 02-0XST-0026 SAID POINT ALSO BEING THE NORTH QUARTER CORNER OF SECTION 18, TOWNSHIP 26 SOUTH, RANGE 22 EAST, SALT LAKE BASE AND MERIDIAN; THENCE SOUTH 0°30' WEST ALONG THE WEST LINE OF SAID PARCEL 313.08 FEET TO THE NORTHWEST CORNER OF PARCEL 02-0018-0010; THENCE SOUTH 0°14'09" WEST ALONG THE WEST LINE OF SAID PARCEL 349.96 FEET TO THE NORTHWEST CORNER OF PARCEL 02-0018-0012; THENCE SOUTH 0°22'56" WEST ALONG THE WEST LINE OF SAID PARCEL 653.18 FEET TO THE SOUTHWEST CORNER OF SAID PARCEL; THENCE SOUTH 0'20'02" WEST 526.22 FEET TO THE NORTHERLY LINE OF THE MID-AMERICAN PIPELINE EASEMENT; THENCE ALONG THE NORTH LINE OF SAID EASEMENT THE FOLLOWING 10 COURSES: 1) SOUTH 48°46' EAST 1091.29 FEET, 2) SOUTH 45°26'38" WEST 20.54 FEET, 3) SOUTH 53°33' EAST 27.15 FEET, 4) SOUTH 18°43' EAST 36.04 FEET, 5) SOUTH 53°17' EAST 2072.80 FEET, 6) SOUTH 49°42'56" EAST 241.95 FEET, 7) SOUTH 53°17' EAST 991.93 FEET, 8) SOUTH 50°17' EAST 50.69 FEET, 9) SOUTH 18°17' EAST 179.40 FEET, 10) SOUTH 61°14' EAST 774.96 FEET TO THE SOUTH BOUNDARY LINE OF PARCEL 01-0017- 0009; THENCE SOUTH 89°56'59" EAST ALONG SAID BOUNDARY LINE 1059.73 FEET TO SOUTH QUARTER CORNER OF SECTION 17, TOWNSHIP 26 SOUTH, RANGE 22 EAST, SALT LAKE BASE AND MERIDIAN; THENCE NORTH 89°17'28" EAST ALONG SOUTH LINE OF SECTION 17 415.77 FEET TO THE NORTHWEST CORNER OF PARCEL 02-0020-0079; THENCE SOUTH 37°51'52" EAST ALONG THE WEST LINE OF THE FOLLOWING 14 PARCELS: 1) 02-0020-0079, 2) 02-0020-0008, 3) 02-0020- 0009, 4) 02-0020-0010, 5) 02-0020-0011, 6) 02-0020-0012, 7) 02-0020-0012, 8) 02-ROC-0005, 9) 02-0020-0016, 10) 02-0020-0017, 11) 02-0020-0019, 12) 02-0020-0020, 13) 02-0020-0100, 14) 02-0020-0021 3911.97 FEET TO THE SOUTH CORNER OF PARCEL 02-0020-0021; THENCE NORTH 52°08' EAST 396.00 FEET TO THE EAST CORNER OF PARCEL 02-0020-0021; THENCE NORTH 50°41'46" EAST 377.53 FEET TO THE WEST CORNER OF PARCEL 02-06RA-0001 IN THE BRANDING IRON SUBDIVISION; THENCE SOUTH 37°53' EAST 263.92 FEET TO THE SOUTH CORNER OF SAID PARCEL; THENCE NORTH 52°09'37" EAST 299.59 FEET TO THE EAST CORNER OF PARCEL 02-0BRA- 0002 IN THE BRANDING IRON SUBDIVISION; THENCE NORTH 38°41' WEST 264.00 FEET TO THE NORTH CORNER OF SAID PARCEL; THENCE NORTH 52°05'03" EAST 100.10 FEET TO THE EAST CORNER OF PARCEL 02-0021-0055; THENCE NORTH 37°52' WEST ALONG THE EAST LINE OF THE FOLLOWING 7 PARCELS: 1) 02-0021-0055, 2) 02-0021-0056, 3) 02-0021-0057, 4) 02-0021-0115, 5) 02-0020-0003, 6) 02-0021-0058, 7) 02-0020-0005 1743.55 FEET TO THE EAST LINE OF SECTION 20, TOWNSHIP 26 SOUTH, RANGE 22 EAST, SALT LAKE BASE AND MERIDIAN; THENCE NORTH 0°00'18" WEST ALONG SAID SECTION LINE 634.04 FEET TO THE NORTH CORNER OF PARCEL 02- 0020-0002; THENCE NORTH 2°27'34" WEST 376.01 FEET TO THE SOUTHEAST CORNER OF THE MCKNIGHT PROPERTIES INDUSTRIAL SUBDIVISION; THENCE NORTH 0°02' EAST ALONG THE EAST LINE OF SAID SUBDIVISION 1327.90 FEET TO THE NORTHEAST CORNER OF SAID SUBDIVISION; THENCE SOUTH 89'17'25" WEST ALONG THE NORTH LINE OF SAID SUBDIVISION 53.48 FEET TO Page 261 of 282 r9-6 - New Business THE EAST LINE OF CLARK MINOR SUBDIVISION; THENCE ALONG SUBDIVISION THE FOLLOWING 8 COURSES: 1) NORTH 0°00'06" WEST 87.42 FEET, 2) NORTH 30°37' WEST 64.69 FEET, 3) NORTH 0°02' EAST 489.29 FEET, 4) EAST 33.00 FEET, 5) NORTH 0°02' EAST 610.85 FEET, 6) NORTH 68°30'59" WEST 139.81 FEET, 7) SOUTH 89°11'08" WEST 1191.98 FEET TO THE NORTHWEST CORNER, NORTHEAST QUARTER, SOUTHEAST QUARTER, OF SAID SECTION; 8) SOUTH 0°03'31" WEST 1312.59 FEET TO THE SOUTHWEST CORNER, NORTHWEST QUARTER, SOUTHEAST QUARTER, OF SAID SECTION; THENCE NORTH 88°03'28" WEST ALONG THE NORTH LINE OF THE MCKIGHT PROPERTIES INDUSTRIAL SUBDIVISION 404.43 FEET TO THE NORTHWEST CORNER OF SAID SUBDIVISION; THENCE NORTH 87°48'05" WEST 531.88 FEET TO THE SOUTHEAST CORNER OF PARCEL 02-0017-0145; THENCE NORTH 0°08' WEST ALONG THE EAST LINE OF SAID PARCEL 245.00 FEET TO THE NORTHEAST CORNER OF SAID PARCEL; THENCE SOUTH 88°12'16" WEST ALONG THE NORTH LINE OF SAID PARCEL 142.04 FEET TO THE SOUTHEAST CORNER OF PARCEL 02-0017-0015; THENCE NORTH 187.00 FEET ALONG THE EAST LINE OF SAID PARCEL TO THE NORTHEAST CORNER OF SAID PARCEL; THENCE WEST ALONG THE NORTH LINE OF SAID PARCEL 198.00 FEET TO THE NORTHWEST CORNER OF SAID PARCEL; THENCE NORTH 72°42'10" WEST 81.97 FEET TO THE SOUTH CORNER OF PARCEL 02-0127-0120; THENCE NORTH ALONG THE EAST LINE OF SAID PARCEL 712.30 FEET TO THE SOUTHEAST CORNER OF PARCEL 02-0017-0119; THENCE NORTH 0°13'25" EAST ALONG THE EAST LINE OF SAID PARCEL 335.43 FEET TO THE SOUTHEAST CORNER PARCEL 02-0017-0121; THENCE NORTH 0°15'42" EAST ALONG THE EAST LINE OF SAID PARCEL 292.89 FEET TO THE SOUTH CORNER OF PARCEL 02-0017-0130; THENCE NORTH 37°52'00" WEST ALONG THE SOUTHWEST LINE OF SAID PARCEL 330.60 FEET TO THE NORTH CORNER OF PARCEL 02-0017-0122; THENCE SOUTH 52°08' WEST ALONG THE NORTH LINE OF SAID PARCEL 429.00 FEET TO THE EAST CORNER OF PARCEL 02-0017-0116; THENCE NORTH 37°52'35" WEST ALONG THE EAST LINE OF THE FOLLOWING 4 PARCELS: 1) 02-0017-0116, 2) 02- 0017-0115, 3) 02-0017-0114, 4) 02-0017-0113 908.58 FEET TO A CORNER OF PARCEL 02-0017- 0113; THENCE NORTH 54°08' EAST ALONG SAID PARCEL 100.80 FEET; THENCE NORTH 89°49'02" WEST ALONG THE NORTH LINE OF SAID PARCEL 256.73 FEET TO THE NORTHWEST CORNER OF THE SOUTHEAST QUARTER, NORTHWEST QUARTER, SECTION 17, TOWNSHIP 26 SOUTH, RANGE 22 EAST, SALT LAKE BASE AND MERIDIAN; THENCE NORTH 0°36'36" WEST ALONG THE EAST LINE OF PARCEL 02-0017-0097 1311.96 FEET TO THE NORTHEAST CORNER OF THE NORTHWEST QUARTER, NORTHWEST QUARTER, OF SAID SECTION; THENCE SOUTH 89°23'24" WEST ALONG THE NORTH LINE OF SAID SECTION 1311.96 FEET TO THE NORTHWEST CORNER OF SAID SECTION; THENCE ALONG PARCEL 02-0007-0003 THE FOLLOWING 4 COURSES: 1) NORTH 0°06'33" EAST 260.70 FEET, 2) NORTH 28°44'23" WEST 163.56 FEET, 3) SOUTH 84°34'24" WEST 159.09 FEET, 4) NORTH 1°48'24" EAST 126.43 FEET; THENCE NORTH 76°00'45" WEST 254.75 FEET TO THE EAST BOUNDARY LINE OF PARCEL 02-0007-0001; THENCE ALONG SAID PARCEL THE FOLLOWING 8 COURSES: 1) NORTH 1°13'00" EAST 14.22 FEET, 2) NORTH 2°44'34" WEST 29.58 FEET, 3) NORTH 87°37' WEST 157.10 FEET, 4) NORTH 0'12'24" EAST 77.64 FEET, 5) NORTH 89°43'20" WEST 208.27 FEET, 6) NORTH 0°29'56" EAST 84.89 FEET, 7) SOUTH 89°29'57" WEST 327.94 FEET, 8) NORTH 0°29'10" EAST 152.48 FEET TO THE NORTHEAST CORNER OF PARCEL 02-0007-0005; THENCE NORTH 89°29'48" WEST ALONG THE NORTH LINE 02-0007-0005 176.47 FEET TO THE EAST Page 262 of 282 r9-6 - New Business BOUNDARY CORNER OF PARCEL 02-0007-0153; THENCE ALONG SAID PARCEL THE FOLLOWING 2 COURSES: 1) NORTH 89°30' WEST 3.50 FEET, 2) NORTH 0°54' EAST 362.90 FEET; THENCE SOUTH 89°56'12" WEST ALONG THE NORTH LINE OF THE FOLLOWING 5 PARCELS: 1) 02-0007-0153, 2) 02-0007-0032, 3) 02-0007-0129, 4) 02-0007-0159, 5) 02-0007-0160 1128.53 FEET TO THE NORTHWEST CORNER OF PARCEL 02-0007-0160; THENCE SOUTH 11°41'25" EAST 284.50 FEET TO THE NORTHWEST CORNER OF PARCEL 02-0007-0039; THENCE NORTH 69°33'34" WEST 41.54 FEET TO THE NORTHEAST CORNER OF PARCEL 02-0007-0037; THENCE NORTH 65°39' WEST 220.30 FEET TO THE NORTHWEST CORNER OF SAID PARCEL; THENCE NORTH 32°35'57" WEST 23.39 FEET TO THE NORTHEAST CORNER OF PARCEL 02-0007-0090; THENCE ALONG SAID PARCEL THE FOLLOWING 7 COURSES: 1) NORTH 65°39' WEST 410.56 FEET, 2) SOUTH 63.05 FEET, 3) SOUTH 53°54' WEST 22.65 FEET, 4) SOUTH 89°45' WEST 177.00 FEET, 5) SOUTH 88°41' WEST 91.32 FEET, 6) SOUTH 0°35'43" EAST 1273.52 FEET TO THE SOUTHWEST CORNER; 7) EAST 660.00 FEET TO THE POINT OF BEGINNING. Page 263 of 282 9-6 - New Business Pa cel ID Note Legal Desc i tion Ta a le al a Ac es 01-0007- 0009 TRACT #2 BEG AT POINT WHICH BEARS N 716.2 FT & W 1099.5 FT FROM E1/4 COR SEC 7 T26S R22E; & S 30°33'E 213.2 FT TO POINT OF TRUE BEG. & PROC N 76°33'E 213.2 FT; S 30°33'E 213.2 FT; S 76°33'W 213.2 FT; N 30°33'W 213.2 FT TO BEG 1.00 AC $62,500 1.97 01-0017- 0001 LOT 43; SEC 17 T26S R22E ----LESS THE ROAD (.61) TOTAL 1.43 AC $94,682 1.47 01-0017- 0002 LOTS 41; 42; SEC 17 T26S R22E-- LESS PARCEL TO LATHROM DESCRIBED AS FOLLOWS: BEG AT A POINT ON THE NORTH LINE OF SEC 17; SAID POINT BEAR S 89°52'00"E 658.7 FT FROM THE NW CORNER SEC 17 T26S R22E; SLM; AND PROC THENCE WITH SAID LINE S 89°52'00"E 250.4 FT; THENCE S 15.6 FT TO A FENCE; THENCE WITH SAID N 89°07'29"W 122.9 FT; THENCE WITH A FENCE N88°19'25"W 127.6 FT; THENCE NORTH 10.0 FT TO POB. 0.076 AC TOGETHER WITH AN ACCESS EASEMENT FOR INGRESS AND EGRESS OVER AND ACROSS LOT 43 SEC 17 T26S R22E; SLM. TOTAL 4.89 AC $323,772 4.86 01-0017- 0003 SEC 17 T26S R22E LOT 45; LOT 46; LOT 55 OF THE GOVERNMENT SMALL TRACTS 9.03 AC LESS 0.24 AC± FOR THE ROAD $511,655 8.32 01-0017- 0004 LOT 56 SEC 17 T26S R22E SLM; THAT IS LYING EAST OF THE CENTERLINE OF US HWY 191 AND EAST CENTERLINE OF MILLCREEK DRIVE. $232,166 2.62 01-0017- 0005 LOT 65 SEC 17 T26S R22E $275,854 3.47 01-0017- 0006 LOTS 63; 64 SEC 17 T26S R22E SLB&M 3.29 AC± $139,299 0.70 01-0017- 0008 ** LOT 5 SEC 17 T26S R22E 34.06 AC $1,442,112 27.21 01-0017- 0008 ** LOT 5 SEC 17 T26S R22E 34.06 AC $0 2.70 01-0017- 0009 *** LOTS 34 35 & 36 SEC 17 T26S R22E SLB&M 108.40 AC M-O-L $0 22.28 01-0017- 0009 *** LOTS 34 35 & 36 SEC 17 T26S R22E SLB&M 108.40 AC M-O-L $0 24.71 01-0017- 0009 *** LOTS 34 35 & 36 SEC 17 T26S R22E SLB&M 108.40 AC M-O-L $0 26.81 01-0017- 0009 *** LOTS 34 35 & 36 SEC 17 T26S R22E SLB&M 108.40 AC M-O-L $0 2.86 01-0017- 0009 *** LOTS 34 35 & 36 SEC 17 T26S R22E SLB&M 108.40 AC M-O-L $0 0.11 01-0017- 0009 *** LOTS 34 35 & 36 SEC 17 T26S R22E SLB&M 108.40 AC M-O-L $0 2.18 01-0017- 0009 *** LOTS 34 35 & 36 SEC 17 T26S R22E SLB&M 108.40 AC M-O-L $0 2.03 Page 264 of 282 9-6 - New Business Pa cel ID Note Legal Desc i tion Ta a le al a Ac es 01-0018- 0001 ** SIANEIANE'/4 SEC 18 T26S R22E SLBM: *** PARCEL B: BEG AT A POINT 593.6 FT W OF TH E NE COR SEC 18 T26S R22E SLBM; TH S 0°03'W 660.25 FT; E 66 FT; N 0°03'E 597.53 FT; N 46°26'W 91.01 FT TO POB. TOTAL 20.95 AC $0 0.96 01-0018- 0001 ** S'/2NEY4NE% SEC 18 T26S R22E SLBM: *** PARCEL B: BEG AT A POINT 593.6 FT W OF TH E NE COR SEC 18 T26S R22E SLBM; TH S 0°03'W 660.25 FT; E 66 FT; N 0°03'E 597.53 FT; N 46°26'W 91.01 FT TO POB. TOTAL 20.95 AC $0 18.26 01-0018- 0001 ** SIANEIANE% SEC 18 T26S R22E SLBM: *** PARCEL B: BEG AT A POINT 593.6 FT W OF TH E NE COR SEC 18 T26S R22E SLBM; TH S 0°03'W 660.25 FT; E 66 FT; N 0°03'E 597.53 FT; N 46°26'W 91.01 FT TO POB. TOTAL 20.95 AC $0 0.60 01-0018- 0001 ** SIANEIANE'/4 SEC 18 T26S R22E SLBM: *** PARCEL B: BEG AT A POINT 593.6 FT W OF TH E NE COR SEC 18 T26S R22E SLBM; TH S 0°03'W 660.25 FT; E 66 FT; N 0°03'E 597.53 FT; N 46°26'W 91.01 FT TO POB. TOTAL 20.95 AC $0 0.11 01-0018- 0001 ** SY2NE'/NE'/4 SEC 18 T26S R22E SLBM: *** PARCEL B: BEG AT A POINT 593.6 FT W OF TH E NE COR SEC 18 T26S R22E SLBM; TH S 0°03'W 660.25 FT; E 66 FT; N 0°03'E 597.53 FT; N 46°26'W 91.01 FT TO POB. TOTAL 20.95 AC $0 0.84 01-0018- 0002 ** SENW; S1/2NE; N1/2SE; SESE; 237.42 AC $0 6.58 01-0018- 0002 ** SENW; S1/2NE; N1/2SE; SESE; 237.42 AC $0 25.51 01-0018- 0002 ** SENW; S1/2NE; N1/2SE; SESE; 237.42 AC $0 33.32 01-0018- 0002 ** SENW; S1/2NE; N1/2SE; SESE; 237.42 AC $0 0.39 01-0018- 0002 ** SENW; S1/2NE; N1/2SE; SESE; 237.42 AC $0 1.64 01-0018- 0002 ** SENW; S1/2NE; N1/2SE; SESE; 237.42 AC $0 1.89 01-0018- 0002 ** SENW; S1/2NE; N1/2SE; SESE; 237.42 AC $0 24.84 01-0018- 0002 ** SENW; S1/2NE; N1/2SE; SESE; 237.42 AC $0 2.68 01-0018- 0002 ** SENW; S1/2NE; N1/2SE; SESE; 237.42 AC $0 0.22 01-0018- 0002 ** SENW; S1/2NE; N1/2SE; SESE; 237.42 AC $0 3.43 01-0018- 0002 ** SENW; S1/2NE; N1/2SE; SESE; 237.42 AC $0 0.31 02-0007- 0001 BEG AT A PT WHICH BEARS N 662.87 FT AND W 1174.00 FT FROM THE SE COR SEC 7 T26S R22E SLM; $273,571 5.17 Page 265 of 282 9-6 - New Business Pa cel ID Note Legal Desc i tion Ta a le al a Ac es TH N 0°30'E 283.4 FT TO NE CORNER FRANCIS PARCEL TH S 89°30'28"E 32.59 FT; TH S 0°29'51 "W 74.85 FT; N 89°29'58"E 295.33 FT; TH S 0°29'56"W 167.67 FT; TO SW COR OF DECKER PARCEL TH S 89°43'20"E 208.27 FT; S 0°12'24"W 77.64 FT; TO SW COR OF GWINN TH S 87°37'E 157.1 FT; TH S 2°44'34"E 29.58 FT; TH S 1 °13'W 413.2 FT TH FOLLOWING HWY R-O-W ALONG A 6466.3 FT RADIUS CURVE TO THE LEFT APPROX. 839.62 FT (CHORD BEARS N 54°45'33"W 839.77 FT) TO PT OF BEG. 5.39 AC M-O-L BEG AT SE COR SEC 7 T26S R22E THENCE N89°58'W 287.9 FT TO R-O-W OF HWY 191 TH WITH SAID R-O-W ALONG THE ARC OF A 6466.3 FT RADIUIS CURVE TO THE LEFT 264.7 FT (CHORD BEARS N49°09'W 264.7 FT); THENCE N 1°13'E 413.2 FT; S 75°24'E 259.3 FT; S2°25'W 127.3 FT; N85°11'E 160.0 FT; S28°10'E 164.5 02-0007- FT TO E LN SE% SEC 7; TH S 0°44'W 262.4 FT TO POB. 0003 4.86 AC $418,353 4.86 BEG COR WHICH BEARS N 947.6 FT & W 1320.9 FT FROM SE COR SEC 7 T26S R22E SLB&M & PROC S 0°30'W 194.8 FT (RECORD 246.8 FT) TO COR N R/W US HWY 191 TO RIGHT S'LY WITH SAID HWY R/W CURVE; CHORD WHICH BEARS S 58°49'E 173.7 FT 02-0007- (RECORD 174.3 FT); N 0°30'E 283.4 FT (RECORD 338 0005 FT) N 89°30'W 149.4 FT POB 0.82 AC $161,578 0.88 BEG POINT WHICH BEARS N 907.9 FT & W 635.2 FT FROM SE COR SEC 7 T26S R22E; PROC N 89°30'W 208.71 FT; S 0°30'W 40.2 FT; N 89°30'W 295.34 FT; N 0°30E 72 FT; S 89°30'E 48.52 FT; N 0°30'E 78 FT; S 89°30'E 302.89 ALONG FENCE LINE TO THE SW COR 02-0007- OF OATES; S79°31'17"E 35.57 FT S 64°50'19"E 130.87 0007 FT ; S 0°30'W 51 FT POB. 1.37 AC $219,792 1.77 BEG 593.6 FT W SE COR SEC 7 T26S R22E; N 51 °50'W 02-0007- ALONG HWY R/W 415.9 FT; S 262.4 FT TO SEC LINE; E 0008 ALONG SEC LINE 333.9 FT POB. 1.13 AC $182,675 1.00 BEG AT A PT WHICH BEARS N 60°10'W 1758.4 FT FROM SE COR SEC 7 T26S R22E SLM & PROC TH WITH THE N'LY R/W US HWY 191 ALNG THE ARC OF A 6466.3 FT RAD CUR TO THE LFT 322.5 FT; TH N 288.1 FT; TH N 89°56'E 287.1 FT; TH S 435.3 FT TO POB & 02-0007- CONT 2.37 AC M-O-L SUB TO A 25' DITCH R/W ASSOC 0032 WITH WATER USER'S CLAIM 05-859 $242,607 2.37 BEG AT POINT WHICH BEARS N 89°58'W 1776.4 FT FROM SE COR SEC 7 T26S R22E SLB&M & PROC N 89°58'W 212.5 FT; N 0°30'E 414 FT; N 89°58'W 190.65 FT; N 0°30'E 190.3 FT; S 89°45'E 116.19 FT; N 308.6 FT TO S'LY R/W HWY 191; TH S65°36'E 37.6 FT; TH WITH SAID R/W TH ALONG A 6266.3 FT RADIUS CURVE TO 02-0007- RIGHT 791.97 FT;(CHR BRG= S61°57'42"E 791.45) TH S 0033 526.2 FT; TO SOUTH LN SAID SEC 7 TH N 89°58'W $137,749 6.26 Page 266 of 282 9-6 - New Business Pa cel ID Note Legal Desc i tion Ta a le al a Ac es 238.7 FT TO SE COR OF RYAN HOLYOAK; TH N 204.9 FT TH S 89°57'41"E 206.8 FT; TH N 0°30'E 260.89 FT; N 89°45'W 417.42 FT TH S 0°30'W 466.46 FT TO POB. 8.60 AC MORE OR LESS (APPROX. THE W 26.48 OF THIS PARCEL IS STILL IN THE NAME OF RAY & RUTH C. HOLYOAK; SEE BOOK 438 PG 149-153. THE BEG PT APPEARS TO BE IN ERROR.) BEG AT POINT WHICH BEARS N 19°22'E 645.3 FT FROM THE SlA COR SEC 7 T26S R22E SLBM; TH N 0°30'E 206.7 FT; S 89°45'E 242.3 FT; TH N 3°15'E 140.8 FT TO A COR ON THE S'LY R/W OF US HWY 191; TH WITH SAID R/W S 65°36'E 99.8 FT; TH S 308.6 FT; TH N 02-0007- 89°42'W 142.3 FT; TH N 0°30'E 2.0 FT; TH N 89°45'W 0034 200.7 FT TO THE POB 1.89 AC $461,069 1.85 BEG S 89°45'E 417.42 FT FROM S1/4 COR SEC 7 T26S R22E; TH N 0°30'E 208.71 FT; S 89°45'E 208.71 FT; S 0°30'W 521.79 FT; N 89°45'W 208.71 FT; N 0°30'E 313.08 FT TO POB 2.50 AC SUBJECT TO A R/W 8 FT 02-0007- WIDE PARALLEL AND ADJOINT TO E BNDRY LN 0035 (123/34) $90,000 2.50 BEG AT POINT N 0°30'E 208.71 FT & S 89°45'E 417.42 FT FROM S1/4 COR SEC 7 T26S R22E; TH S 89°45'E 208.71 FT; N 0°30'E 208.71 FT; N 89°45'W 208.71 FT; S 0°30'W 208.71 FT TO POB 1.00 AC SUBJECT TO R/W 02-0007- 8.71 FT WIDE RUNNING NORTH -SOUTH ALNG EAST 0036 BNDRY OF PARCEL (105/594) $60,000 1.00 BEG 948.74 FT N ALONG THE SEC LINE FROM S1/4 COR SEC 7 T26S R22E; TH N ALONG'/4 SEC LINE 215.0 FT TO S BDRY US HWY 160; TH S 65°39'E 02-0007- ALONG SAID R/W 220.3 FT; TH S 215.0 FT; TH N 0037 65°39'W 220.3 FT TO BEG. 1.00 AC $450,532 0.99 BEG S89°58'W 1567.7; N 208.7 FT FROM SE COR SEC 7 T26S R22E; TH N89°58'W 208.7 FT; NO°30'E 260.89 02-0007- FT; N89°49'E 417.42 FT; SO°15'21"W 55.04 FT; 0038 N89°45"W 208.7 FT; S 208.7 FT TO POB. 1.51 AC± $131,673 1.50 BEG ON E SIDE OF A LANE N 815.5 FT & E 229.8 FT FROM THE SlA COR SEC 7 T26S R22E; TH N 2°19'E 243.1 FT TO S R/W HWY 163; TH ALONG R/W S 02-0007- 65°39'E 248.6 FT; TH WITH FENCE LINE S 3°15'W 141.6 0039 FT; N 89°45'W 228.3 FT TO BEG 1.01 AC $382,497 1.01 BEG AT POINT WHICH BEARS N 879.4 FT FROM SY4 COR SEC 7 T26S R22E SLB&M & PROC TH N 69.4 FT; 02-0007- S 65°39'E 220.3 FT; S 1 °20'E 36.1 FT; N 74°03'W 209.6 0042 FT TO POB 0.24 AC $17,249 0.25 BEG 521.775 FT N 0°30'E OF S'/ COR OF SEC 7 T26S R22E; S 89°45'E 208.71 FT; N 0°30'E 104.355 FT; N 02-0007- 89°45'W 208.71 FT; TH S 0°30'W 104.355 FT TO BEG. 0043 0.50 AC $158,609 0.48 02-0007- BEG AT POINT 417.42 FT & N 0°30'E FROM S1/4 COR 0044 SEC 7 T26S R22E SLBM & RNG TH S 89°45'E 208.71 $85,031 0.48 Page 267 of 282 9-6 - New Business Pa cel ID Note Legal Desc i tion Ta a le al a Ac es FT; N 0°30'E 104.355 FT; N 89°45'W 208.71 FT; S 0°30'W 104.355 FT TO POB 0.50 AC COMM AT POINT N 0°30'E 208.71 FT & S 89°45'E 208.71 FT FROM S1/4 COR SEC 7 T26S R22E & RNG 02-0007- TH S 89°45'E 208.71 FT; N 0°30'E 208.71 FT; N 89°45'W 0045 208.71 FT; S 0°30'W 208.71 FT TO BEG. 1.00 AC $236,675 0.96 BEG AT POINT N 0°30'E 208.71 FT FROM S1/4 COR SEC 7 T26S R22E RNG TH S 89°45'E 208.71 FT; N 02-0007- 0°30'E 208.71 FT; N 89°45'W 208.71 FT; S 0°30'W 208.71 0046 FT TO POB. 1.00 AC $158,915 0.96 BEG AT POINT FROM WHENCE THE 1/4 SEC COR IS COMMON TO SEC 7 T26S R22E & SEC 18 T26S R22E SLM BEARS N 89°45'W 208.7 FT; N 0°30'E 104.3 FT; S 89°45'E 208.7 FT; S 0°30'W 104.3 FT; S 0°30'W 208.7 02-0007- FT; N 89°45'W 208.7 FT; N 0°30'E 208.7 FT TO POB 1.50 0047 AC WATER RIGHT NO 05-274 $89,148 1.50 BEG AT POINT S 89°45'E 208.7 FT & N 0°30'E 104.3 FT FROM S1/4 COR SEC 7 T26S R22E; RNG N 0°30'E 02-0007- 104.41 FT; S 89°45'E 208.7 FT; S 0°30'W 104.41 FT; N 0048 89°45'W 208.7 FT TO BEG. 0.50 AC $40,000 0.50 BEG AT S% COR SEC 7 T26S R22E; TH N 0°30'E 02-0007- 208.71 FT; S 89°45'E 208.71 FT; S 0°30'W 208.71 FT; N 0049 89°45'W 208.71 FT TO BEG. 1.00 AC $60,000 1.00 BEG AT S% COR SEC 7 T26S R22E; TH W ALONG SAID SEC LINE 660 FT; NE'LY TO A PT 1301.39 FT N AND 1950.55 FT E OF THE SW COR SEC 7 TH N 88°41'E 91.32 FT; TH N 89°45'E 177 FT; N 53°54'E 22.65 FT; N 63.05 FT TO S LINE U.S. HWY 160 R/W; S 65°39'E ALONG SAID R/W TO E LINE SE'/4SW1/4 SEC 7; TH S ALONG SAID 40 AC LINE TO POB 19.71 AC -\- SUBJECT TO A STORM DRAINAGE RETENTION BASIN ESMNT BEG AT A PT WHICH BEARS N 33°33'W 129.4 FT S'/4COR SEC 7 T26S R22E & PROC TH S 86°00'W 02-0007- 375.0 FT; N 4°00'W 250.0 FT; N 86°00'E 375.0 FT S 0090 4°00'E 250.0 FT TP BEG $366,323 19.75 BEG AT COR ON N'LY R/W OF HWY 191 SAID COR BEARS N 60°35'W 2080.1 FT FROM SE COR SEC 7 T26S R22E SLB&M & PROC WITH SAID R/W ALONG A 6466.3 FT RADIUS CURVE TO LEFT 142 FT; (CHORD BEARS N 64°58'W 142.0 FT) TH N 65°36'W 66.0 FT; N 02-0007- 200.6 FT; N 89°56'E 188.8 FT; S 288.1 FT TO POB 1.06 0129 AC $767,251 1.05 BEG N 89°58'W 1567.7 FT FROM SE COR SEC 7 T26S R22E; TH N 417.4 FT; S 89°58'E 208.7 FT; S 417.4 FT; N 89°58'W 208.7 FT TO POB 2.00 AC± SUBJECT TO AN 02-0007- EASEMENT FOR INGRESS AND EGRESS HOLYOAK 0134 EXEMPTION EN 445627 BK 522 PG 438 $130,488 1.89 BEG N89°58'W 1567.7 FT FROM SE COR SEC 7 T26S 02-0007- R22E; TH N89°58'W 420.6 FT; NO°30'E 208.7 FT; 0150 S89°58'E 418.7 FT; S 208.7 FT TO POB. 2.01 AC± $134,427 1.88 Page 268 of 282 9-6 - New Business Pa cel ID Note Legal Desc i tion Ta a le al a Ac es 02-0007- 0152 BEG AT A PT WHICH BEARS N 27°01'E 467.4 FT FROM THE S Y4 COR SEC 7 T26S R22E AND TH N 0°30'E 192.3 FT; TH S 89°45'E 200.7 FT; TH S 0°30'W 2.0 FT; TH S 89°42'E 26.1 FT; TH S 0°30'W 190.3 FT; TH N 89°45'W 226.8 FT TO THE POB AND CONT 1.0 AC M-0- L $180,775 0.96 02-0007- 0153 BEG AT A PT WHICH BRS N 60°10'W 1758.4 FT FROM THE SE COR SEC 7 T26S R22E SLM & PROC TH N 435.3 FT; TH N 89°56'E APPROX 212.1 FT TO THE E LN OF HOLYOAK; TH WITH SAID LINE S 0°54'W 362.9 FT; TH S 89°30'E 3.5 FT; TH S 0°30'W 193.0 FT TO THE N'LY RW. OF US HWY 191; TH WITH R/W APPROX 237.0 FT TO POB AND CONT 2.38 AC M-O-L«» LESS 1.07 AC FOR ROAD (EN 434081 BK 476 PG 65-76 6/14/95) & STORM DRAINAGE ESMT (EN 469233 BK 655 PG 86) TAXABLE ACREAGE 1.31 AC $162,062 1.31 02-0007- 0159 BEG AT A POINT ON TH N R/W OF US HWY 191 THAT BEARS N 61°00'W 2287.5 FT FROM THE SE COR OF SEC 7 T26S R22E SLBM; TH WITH SAID HWY R/W N 65°36'W 139.30 FT; TH N 142.91 FT; TH N 89°56'E 126.85 F TH S 200.6 FT TO POINT OF BEG. 0.50 AC ---- (PREVIOUS TAX ID # 02-007-0138) $191,304 0.51 02-0007- 0160 BEG AT A POINT ON TH N R/W OF US HWY 191 THAT BEARS N 61°00'W 2287.5 FT FROM THE SE COR OF SEC 7 T26S R22E SLBM; TH WITH SAID HWY R/W N 65°36'W 484.3 FT; TH N 89°56'E 441.1 FT; TH S 200.6 FT TO POINT OF BEG. LESS BEG AT A POINT ON TH N R/W OF US HWY 191 THAT BEARS N 61 °00'W 2287.5 FT FROM THE SE COR OF SEC 7 T26S R22E SLBM; TH WITH SAID HWY R/W N 65°36'W 139.30 FT; TH N 142.91 FT; TH N 89°56'E 126.85 F TH S 200.6 FT TO POINT OF BEG. 0.50 AC $107,638 0.51 02-0017- 0015 BEG N 0°08'W 1595 FT FROM THE S'/ COR SEC 17 T26S R22E SLBM RUNING TH N 187 FT; TH E 198 FT; S 187 FT; TH W 198 FT TO POB 0.85 AC M-O-L $296,163 0.86 02-0017- 0023 BEG AT POINT WHICH BEARS S 1316.7 FT & E 344.8 FT FROM C1/4 COR SEC 17 T26S R22E SLB&M; PROC N 89°15'E 508.7 FT; S 0°03'E 157.8 FT; S 89°15'W 477.2 FT; N 37°54'W 180 FT; N 78°32'43"E 80 FT TO POB 1.93 AC $397,190 1.77 02-0017- 0025 ** BEG N 0°0'E 479 FT FROM S 1/4 COR SEC 17 T26S R22E SLB&M & PROC N 0°04'E 829 FT; S 37°54'E APPROX 1040 FT; S 89°16'W APPROX 635 FT TO POB 6.09 AC $307,725 5.81 02-0017- 0025 ** BEG N 0°0'E 479 FT FROM S 1/4 COR SEC 17 T26S R22E SLB&M & PROC N 0°04'E 829 FT; S 37°54'E APPROX 1040 FT; S 89°16'W APPROX 635 FT TO POB 6.09 AC $0 0.28 02-0017- 0026 ** BEG AT COR WHICH BEARS N 0°04'E 209.5 FT ALONG N-S 1/4 SEC LINE FROM S1/4 COR SEC 17 T26S R22E $380,709 3.80 Page 269 of 282 9-6 - New Business Pa cel ID Note Legal Desc i tion Ta a le al a Ac es SLB&M & PROC N 0°04'E 269.5 FT ALONG SAID SEC LN; N 89°16'E 668.2 FT TO A PT ON THE WEST R-O-W OF U S HWY 191; S 37°55'E 338.3 FT; S 89°16'W 876.4 FT TO POB 4.78 AC «»SUBJECT TO A 10 FT WIDE SEWER ESMT EN 474967 BK 682 PG 521 BEG AT COR WHICH BEARS N 0°04'E 209.5 FT ALONG N-S 1/4 SEC LINE FROM S1/4 COR SEC 17 T26S R22E SLB&M & PROC N 0°04'E 269.5 FT ALONG SAID SEC LN; N 89°16'E 668.2 FT TO A PT ON THE WEST R-O-W OF U S HWY 191; S 37°55'E 338.3 FT; S 89°16'W 876.4 FT TO POB 4.78 AC «»SUBJECT 02-0017- TO A 10 FT WIDE SEWER ESMT EN 474967 BK 682 PG 0026 ** 521 $0 0.97 LOT 6 SEC 17 T26S R22E SMALL TRACTS SUB-DIV 2.81 AC --- ALSO A PORTION OF GOV. LOT 18; SEC 17 T26S R22E; DESC. AS FOLLOWS: BEG AT THE NW COR GOV. LOT 18; SEC 17 T26S R22E SLM; THENCE 02-0017- N 89°43'E 127.1 FT S 54°08'W 100.8 FT; N 37°52'W 74.0 0113 FT TO BEG. 0.085 AC. TOTAL 3.00 AC $257,962 2.91 02-0017- 0114 LOT 7 SEC 17 T26S R22E 2.40 AC $941,951 2.39 02-0017- LOT 8 SEC 17 T26S R22E SMALL TRACTS SUB-DIV 0115 2.40 AC $434,655 2.40 02-0017- LOT 9 SEC 17 T26S R22E SMALL TRACTS SUB-DIV 0116 1.98 AC $294,633 2.36 02-0017- 0117 LOT 10 SEC 17 T26S R22E 1.98 AC $154,170 2.40 02-0017- LOT 11 SEC 17 T26S R22E SMALL TRACTS 0118 SUBDIVISION 2.40 AC M-O-L $118,919 2.40 BEG N 52°08'E 165 FT FROM SW'LY COR LOT 12 SEC 17 T26S R22E SLB&M & PROC N 37°52'W 264 FT; N 02-0017- 52°08'E 479.16 FT; S 0°07'W 336.6 FT; S 52°08'W 273.24 0119 FT TO POB 2.28 AC $143,360 2.30 02-0017- 0120 LOT 13 SEC 17 T26S R22E 2.83 AC $150,642 2.83 02-0017- 0121 LOT 14 SEC 17 T26S R22E 1.96 AC $87,406 2.14 02-0017- 0122 LOT 15 SEC 17 T26S R22E 2.92 AC $130,216 2.91 DESCRIPTION OF A PORTION OF LOTS 22 & 23 SEC 17 T26S R22E SLBM MORE PARTICULARLY ESCRIBED AS FOLLOWS: BEG AT COR COMMON TO LOTS 23; 24; 31 & 32; SEC 17 T26S R22E; TH N 02-0017- 37°52'W 561 FT; TH N 52°08'E 198 FT; TH S 37°52'E 561 0131 ** FT; TH S 52°08'W 198 FT TO POB. 2.55 AC $682,738 1.84 DESCRIPTION OF A PORTION OF LOTS 22 & 23 SEC 17 T26S R22E SLBM MORE PARTICULARLY 02-0017- ESCRIBED AS FOLLOWS: BEG AT COR COMMON TO 0131 ** LOTS 23; 24; 31 & 32; SEC 17 T26S R22E; TH N $0 0.10 Page 270 of 282 9-6 - New Business Pa cel ID Note Legal Desc i tion Ta a le al a Ac es 37°52'W 561 FT; TH N 52°08'E 198 FT; TH S 37°52'E 561 FT; TH S 52°08'W 198 FT TO POB. 2.55 AC DESCRIPTION OF A PORTION OF LOTS 22 & 23 SEC 17 T26S R22E SLBM MORE PARTICULARLY ESCRIBED AS FOLLOWS: BEG AT COR COMMON TO LOTS 23; 24; 31 & 32; SEC 17 T26S R22E; TH N 02-0017- 37°52'W 561 FT; TH N 52°08'E 198 FT; TH S 37°52'E 561 0131 ** FT; TH S 52°08'W 198 FT TO POB. 2.55 AC $0 0.48 DESCRIPTION OF A PORTION OF LOTS 22 & 23 SEC 17 T26S R2E DESCRIBED AS FOLLOWS: BEG AT COR OF LOTS 23 & 24; SEC 17 T26S R22E; THAT IS ON THE W'LY R-O-W OF US HWY 191 AND PROECEEDING THENCES 52°08'W 198 FT; TH N 37°52'W 561 FT; TH N 02-0017- 52°08'E 198 FT; TH WITH W'LY R-O-W HWY 191; S 0132 37°52'E 561 FT TO POB. 2.55 AC $144,040 2.42 02-0017- LOT 24 SEC 17 T26S R22E SMALL TRACTS SUB-DIV 0133 ** 2.70 AC $168,157 1.87 02-0017- LOT 24 SEC 17 T26S R22E SMALL TRACTS SUB-DIV 0133 ** 2.70 AC $0 0.52 02-0017- LOT 25 SEC 17 T26S R22E SMALL TRACTS SUB-DIV 0134 ** 2.40 AC $311,832 1.89 02-0017- LOT 25 SEC 17 T26S R22E SMALL TRACTS SUB-DIV 0134 ** 2.40 AC $0 0.51 BEG AT MOST NE'LY COR LOT 26 SEC 17 T26S R22E SLB&M & PROC S 37°52'E 249 FT; S 52°08'W 209.93 02-0017- FT; N 37°52'W 249 FT; N 52°08'E 209.93 FT TO POB 0135 1.20 AC $173,833 1.20 02-0017- LOT 27 SEC 17 T26S R22E SMALL TRACTS SUB-DIV 0136 ** 2.40 AC $83,047 1.91 02-0017- LOT 27 SEC 17 T26S R22E SMALL TRACTS SUB-DIV 0136 ** 2.40 AC $0 0.48 02-0017- LOT 28 SEC 17 T26S R22E SMALL TRACTS SUB-DIV 0137 ** 2.50 AC $89,189 2.10 02-0017- LOT 28 SEC 17 T26S R22E SMALL TRACTS SUB-DIV 0137 ** 2.50 AC $0 0.30 LOT 29 SEC 17 T26S R22E SMALL TRACTS SUB-DIV 02-0017- 2.60 AC --- SUBJECT TO A 33 FT WIDE PUBLIC RIGHT 0138 OF WAY ON THE WESTERLY BOUNDARY. $137,971 1.80 02-0017- LOT 30 SEC 17 T26S R22E SMALL TRACTS SUB-DIV 0139 ** 2.60 AC $0 0.27 02-0017- LOT 30 SEC 17 T26S R22E SMALL TRACTS SUB-DIV 0139 ** 2.60 AC $140,945 2.13 02-0017- LOT 32 SEC 17 T26S R22E SMALL TRACTS SUB-DIV 0140 ** 2.92 AC $0 0.33 02-0017- LOT 32 SEC 17 T26S R22E SMALL TRACTS SUB-DIV 0140 ** 2.92 AC $143,600 3.17 LOT 33 SEC 17 T26S R22E SMALL TRACTS SUB-DIV & 02-0017- SW 1/2 LOT 31 SEC 17 T26S R22E 4.06 AC LESS 0.58 0141 ACRES FOR THE ROAD 3.48 AC $107,400 2.40 Page 271 of 282 9-6 - New Business Pa cel ID Note Legal Desc i tion Ta a le al a Ac es 02-0017- 0145 BEG AT POINT 1350 FT N 0°08'W FROM 1/4 COR COMMON WITH SEC 17 T26S R22E & SEC 20 T26S R22E SLB&M & PROC N 89°15'E 340 FT; N 0°08'W 245 FT; S 89°15'W 340 FT; S 0°08'E 245 FT TO POB LESS THAT AREA RESERVED FOR STATE HWY 191 R/W 1.38 AC $230,080 1.39 02-0017- 0149 ** BEG AT THE NW COR LOT 26 SEC 17 T26S R22E SLB&M & PROC N 52°08'E 186.07 FT; S 37°52'E 249 FT; N 52°08'E 209.93 FT; S 37°52'E 15 FT; S 52°08'W 396 FT; N 37°52'W 264 FT TO POB 1.20 ACRES M-O-L $0 0.50 02-0017- 0149 ** BEG AT THE NW COR LOT 26 SEC 17 T26S R22E SLB&M & PROC N 52°08'E 186.07 FT; S 37°52'E 249 FT; N 52°08'E 209.93 FT; S 37°52'E 15 FT; S 52°08'W 396 FT; N 37°52'W 264 FT TO POB 1.20 ACRES M-O-L $0 0.29 02-0017- 0149 ** BEG AT THE NW COR LOT 26 SEC 17 T26S R22E SLB&M & PROC N 52°08'E 186.07 FT; S 37°52'E 249 FT; N 52°08'E 209.93 FT; S 37°52'E 15 FT; S 52°08'W 396 FT; N 37°52'W 264 FT TO POB 1.20 ACRES M-O-L $42,811 1.02 02-0017- 0150 ** NE1/2 OF LOT 31 SEC 17 T26S R22E SLB&M 1.46 AC $0 0.26 02-0017- 0150 ** NE1/2 OF LOT 31 SEC 17 T26S R22E SLB&M 1.46 AC $38,200 1.04 02-0017- 0157 BEG AT NW COR SEC 17 T26S R22E SLB&M & PROC S 89°52'E 325.7 FT; S 13°46'E 697.5 FT; WITH E'LY R/W HWY 191 ALONG A 6566.3 FT RADIUS CURVE TO LEFT 733.8 FT (SAID CURVE HAS CHORD WHICH BEARS N 42°08'W 732.8 FT); N 0°01'W 134.8 FT TO POB 3.19 AC ---LESS PORTION TO GRAND COUNTY: NWIANW'/4 SEC 17 T26S R22E DESCRIBED AS FOLLOWS: BEG AT THE SE COR BEING OF SAID ENTIRE TRACT; BEING THE INTERSECTION POINT OF THE NE'LY HWY R-O-W LINE OF SR 191 AND W'LY R- OW LINE OF MILL CREEK DRIVE WHICH POINT IS S 01 °17'43"E 667.75 FT ALONG THE SECTION LINE AND EAST 490.92 FEET FROM THE NW COR OF SAID SECTION 17; AND RUNNING THENCE N 40°34'46"W 94.41 FT ALONG THE SW BNDRY LINE OF SAID ENTIRE TRACT AND SAID HWY R-O-W LINE TO A POINT 46.26 FT RADIALLY DISTANT W'LY FROM THE C/L OF SAID PROJECT; OPPOSITE APPROX ENGINEERS STATION 12+34.99; THENCE 159.23 FT ALONG THE ARC OF 344.23 FOOT RADIOUS NON TANGENT CURVE TO THE LEFT ( CHORD BEARS N 00°0512"E 157.81 FT: TO A POINT IN THE E'LY BOUNDARY LINE OF SAID ENTIRE TRACT AND THE EXISTING W'LY R-O-W LINE OF MILL CREEK DR; THENCE S 14°55'28"E 237.53 FT ALONG SAID E'LY BOUNDARY LINE SAID $983,859 3.09 Page 272 of 282 9-6 - New Business Pa cel ID Note Legal Desc i tion Ta a le al a Ac es W'LY R-O-W TO THE POB; CONTAIN 3888 SQ FT OR 0.089 AC; TOTAL 3.10 AC BEG AT MOST S'LY COR LOT 12 SEC 17 T26S R22E 02-0017- SLB&M & PROC N 37°52'W 26 4 FT; N 52°08'E 165 FT; S 0165 37°52'E 264 FT; S 52°08'W 165 FT TO POB 1.00 AC $100,000 1.00 BEG AT THE SOUTHERN MOST COR OF LOT 12 SEC 17 T26S R22E; TH N 37°54'W 792.0 FT MORE OR LESS ALNG THE NE'LY R/W LINE OF HWY 191; TH S 52°06'W 02-0017- 100.0 FT' TH S 37°54'E 792.0 FT; TH N 52°06'E 100.0 FT 0172 TO BEG 1.82 AC $0 1.82 NW'/NW'/ SEC 17 T26S R22E DESCRIBED AS FOLLOWS: BEG AT THE SE COR BEING OF SAID ENTIRE TRACT; BEING THE INTERSECTION POINT OF THE NE'LY HWY R-O-W LINE OF SR 191 AND W'LY R- OW LINE OF MILL CREEK DRIVE WHICH POINT IS S 01 °17'43"E 667.75 FT ALONG THE SECTION LINE AND EAST 490.92 FEET FROM THE NW COR OF SAID SECTION 17; AND RUNNING THENCE N 40°34'46"W 94.41 FT ALONG THE SW'LY BOUNDARLY LINE OF SAID ENTIRE TRACT AND SAID HWY R-O-W LINE TO A POINT 46.26 FT RADIALLY DISTANT W'LY FROM THE C/L OF SAID PROJECT; OPPOSITE APPROX ENGINEERS STATION 12+34.99; THENCE 159.23 FT ALONG THE ARC OF 344.23 FOOT RADIOUS NON TANGENT CURVE TO THE LEFT ( CHORD BEARS N 00°05'12"E 157.81 FT: TO A POINT IN THE E'LY BOUNDARY LINE OF SAID ENTIRE TRACT AND THE EXISTING W'LY R-O-W LINE OF MILL CREEK DR; THENCE S 14°55'28"E 237.53 FT ALONG SAID E'LY 02-0017- BOUNDARY LINE SAID W'LY R-O-W TO THE FOB; 0191 CONTAIN 3888 SQ FT OR 0.089 AC; 0 0.09 02-0018- 0000 $0 2.34 BEG AT A POINT WHICH BEARS S 28°02'W 412.1 FT FROM THE NE COR SEC 18 T26S R22E SLM & PROCEEDING THENCE WITH THE W'LY R/W OF US HWY 191 ALNG THE ARC OF THE 6266.3 FT RAD CUR TO THE RIGHT 113.4 FT THENCE S 48°36'W 323.8 FT; 02-0018- N 89°57'W 171.0 FT; N 48°36'E 445.6 FT TO POB AND 0001 CONT 1.0 ACRES M-O-L $37,099 1.00 BEG AT NE COR SEC 18 T26S R22E SLB&M & PROC THENCE WITH THE E LN SAID SEC 18 S 0°03'W 275.4 FT (REC=S 334 FT) TO THE N'LY R-O-W OF HIGHWAY 191 ; THENCE TO THE LEFT ALONG A 6466.3 FT RADIUS CURVE 398.5 FT (CHD BRG = N 46°15'W 398.4 FT CA=3°31'51") TO A COR ON THE N LN SAID SEC 18 02-0018- THENCE WITH SAID SEC LN S 89°58'E 288.1 FT TO 0002 POB 0.89 AC $198,229 0.89 Page 273 of 282 9-6 - New Business Pa cel ID Note Legal Desc i tion Ta a le al a Ac es 02-0018- 0003 BEG A POINT WHICH BEARS N 89°57'W 593.6 FT FROM THE NE COR SEC 18 T26S R22E; PROC S 0°03'W 260.92 FT; N 89°57'W 333.9 FT; N 0°03'E 260.92 FT; S 89°57'E 333.9 FT POB. 2.00 AC $204,732 2.00 02-0018- 0004 BEG AT A POINT WHICH BEARS WITH THE SECTION LINE N 89°57'W 760.6 FT; TH S 0°03'W 260.9 FT FROM THE NE COR SEC 18 T26S R22E SLM & PROC TH S 0°03'W 260.9 FT; N 89°55'W 167.0 FT; N 0°04'E 260.9 FT; S 89°57'E 167.0 FT TO POB 1.0 ACL -/- A 24 FT WIDE ESMTN FOR INGRESS & EGRESS : BEG AT A PT WHICH BRS WITH THE SEC LN N 89°57'W 760.6 FT & S 0°03'W 260.9' FROM THE NE COR SEC 18 T26S R22E; PROC TH S 0°03'W 24 FT; S89°57'E 167.0 FT N 0°03'E 24 FT; N89°57'W 167.0 FT TO POB $128,668 1.00 02-0018- 0006 BEG AT A COR WHICH BEARS WITH SEC LINE N 89°57'W 593.6 FT AND S 0°03'W 521.8 FT FROM THE NE COR SEC 18 T26S R22E SLB&M TH S 0°03'W 136.9 FT; N 89°56'W 333.9 FT; N 0°03'E 136.8 FT; TH S 89°57'E 334.0 FT POB 1.05 AC $105,080 1.05 02-0018- 0007 BEG AT A COR WHICH BEAR WITH SEC LINE N 89°57'W 593.6 FT & S 0°03'W 260.9 FT FROM THE NE COR SEC 18 T26S R22E SLM TH S 0°03'W 260.9 FT; N 89°57'W 167.0 FT; N 0 03'E 260.9 FT; S 89°57'E 167.0 FT TO POB. 1.00 AC $97,921 1.00 02-0018- 0008 BEG AT THE NE COR OF THE UNIVERSITY PROPERTY SAID COR BRS S 0°06'W 658.7 FT FROM THE NE COR SEC 18 T26S R22E SLM & PROC TH WITH THE N LN OF THE UNIV PROP N 89°57'W 356.0 FT; TH N 48°36'E 323.8 FT TO THE W'LY R/W US HWY 191; TH WITH SAID R/W ALNG THE ARC OF A 6266.3 FT RAD CUR TO THE RGHT 165.0 FT TO THE E LN SEC 18; TH S 0°06'W 94.5 FT TO THE POB & CONT 1.00 AC M-O-L $36,087 ' 1.00 02-0018- 0009 BEG AT THE E 1/16 COR SEC 7 & 18 T26S R22E SLM & PROC TH WITH THE N LN SEC 18 S 89°45'E 380.0 FT TO THE NW COR OF THE DALTON PROP TH WITH THE W LN OF THE BRIDGES & DALTON PROP S 0°03'W 658.5 FT TO THE N LN OF THE UNIV PROP THE N 89°57'W 382.2 FT; TH WITH 1/16 LN N 0°13'E 658.4 FT TO THE POB & CONT 5.76 AC M-O-L TOGETHER WITH ANY ESMT ASSOCIATED WITH THIS PROP AND SUBJECT TO A 66 FT WIDE ACCESS ESMT N OF AND ADJ TO S BNDRY $99,199 5.73 02-0018- 0010 ** BEG AT THE SW COR OF THE KEYSER TRUST PROP (UTAH PWR PROP) SAID COR BEARS WITH THE C1/4 LN S 0°30'W 313.08 FT FROM THE N1/4 COR SEC 18 T26S R22E SLM & PROC TH S 89°45'E 626.13 FT TO THE SE COR OF THE KEYSER PROP; TH N 0°30'E 313.08 FT?± TO THE NE COR OF THE KEYSER PROP; TH WITH THE N LN NE'/4 SEC 18 S 89°45'E 681.4 FT TO $0 1.58 Page 274 of 282 9-6 - New Business Pa cel ID Note Legal Desc i tion Ta a le al a Ac es THE E 1/16 COR SEC 7 & 18 TH WITH THE 1/16 LN S 0°13'W 658.4 FT; TH N 89°57'W 1309.2 FT± TO THE C'/ LN; TH N'LY 345.1 FT TO THE POB & CONT 15.27 AC M-O-L -\- TOGETHER WITH & SUB TO A 33.0 FT WIDE ACCESS & UTILITY ESMT IN SEC 18 T26S R22E SLM LYING NORTH OF THE S BOUNDARY OF THE ABOVE DESC PARCEL\- TOGETHER WITH A 25 FT WIDE UTLTY ESMT WEST OF & ADJACENT TO FOLLOWING DESC LN: BEG AT THE NE COR OF THE NEIANW% SEC 18 T26S R22E LSM & PROC S ALONG E LN FOR 350 FT -\- SUB TO A 25 FT WIDE UTILITY ESMT W OF & ADJACENT TO EAST BNDRY & ANY & ALL OTHERS AS EVIDENCED 02-0018- 0010 ** BEG AT THE SW COR OF THE KEYSER TRUST PROP (UTAH PWR PROP) SAID COR BEARS WITH THE C% LN S 0°30'W 313.08 FT FROM THE N% COR SEC 18 T26S R22E SLM & PROC TH S 89°45'E 626.13 FT TO THE SE COR OF THE KEYSER PROP; TH N 0°30'E 313.08 FT?± TO THE NE COR OF THE KEYSER PROP; TH WITH THE N LN NE% SEC 18 S 89°45'E 681.4 FT TO THE E 1/16 COR SEC 7 & 18 TH WITH THE 1/16 LN S 0°13'W 658.4 FT; TH N 89°57'W 1309.2 FT± TO THE C'/ LN; TH N'LY 345.1 FT TO THE POB & CONT 15.27 AC M-O-L -\- TOGETHER WITH & SUB TO A 33.0 FT WIDE ACCESS & UTILITY ESMT IN SEC 18 T26S R22E SLM LYING NORTH OF THE S BOUNDARY OF THE ABOVE DESC PARCEL\- TOGETHER WITH A 25 FT WIDE UTLTY ESMT WEST OF & ADJACENT TO FOLLOWING DESC LN: BEG AT THE NE COR OF THE NE%NW% SEC 18 T26S R22E LSM & PROC S ALONG E LN FOR 350 FT -\- SUB TO A 25 FT WIDE UTILITY ESMT W OF & ADJACENT TO EAST BNDRY & ANY & ALL OTHERS AS EVIDENCED $0 0.15 02-0018- 0010 ** BEG AT THE SW COR OF THE KEYSER TRUST PROP (UTAH PWR PROP) SAID COR BEARS WITH THE C% LN S 0°30'W 313.08 FT FROM THE N'/4 COR SEC 18 T26S R22E SLM & PROC TH S 89°45'E 626.13 FT TO THE SE COR OF THE KEYSER PROP; TH N 0°30'E 313.08 FT?± TO THE NE COR OF THE KEYSER PROP; TH WITH THE N LN NE% SEC 18 S 89°45'E 681.4 FT TO THE E 1/16 COR SEC 7 & 18 TH WITH THE 1/16 LN S 0°13'W 658.4 FT; TH N 89°57'W 1309.2 FT± TO THE C'/ LN; TH N'LY 345.1 FT TO THE POB & CONT 15.27 AC M-O-L -\- TOGETHER WITH & SUB TO A 33.0 FT WIDE ACCESS & UTILITY ESMT IN SEC 18 T26S R22E SLM LYING NORTH OF THE S BOUNDARY OF THE ABOVE DESC PARCEL\- TOGETHER WITH A 25 FT WIDE UTLTY ESMT WEST OF & ADJACENT TO FOLLOWING DESC LN: BEG AT THE NE COR OF THE NE'/4NW% SEC 18 T26S R22E LSM & PROC S ALONG E LN FOR $62,003 13.40 Page 275 of 282 9-6 - New Business Pa cel ID Note Legal Desc i tion Ta a le al a Ac es 350 FT -\- SUB TO A 25 FT WIDE UTILITY ESMT W OF & ADJACENT TO EAST BNDRY & ANY & ALL OTHERS AS EVIDENCED BEG AT A PT WHICH BEARS S 28°02'W 412.1 FT FROM THE NE COR SEC 18 T26S R22E SLM & PROC TH S 48°36'W 445.6 FT; TH N 0°03'E 603.4 FT TO THE W'LY R/W US HWY 191 TH WITH SAID R/W ALNG THE 02-0018- ARC OF A 6266.3 FT RAD CUR TO THE RGHT 454.9 FT 0011 TO POB & CONT 2.34 AC M-O-L $82,110 2.34 SY2 OF THE NW'/4NE'/ SEC 18 T26S R22E SLM SEC 18 T26S R22E CONT 19.8 AC M-O-L ESMT: 66.0 FT WIDE FOL C/L DESC: BEG AT A PT WHICH BRS S 64°30'W 1451.3 FT FROM THE NE COR SEC 18 T26S R22E SLM & PROC TH WITH SAID C/L ALNG THE ARC OF A 661.1 FT RAD CUR TO THE LFT 148.0 FT (CHD BRG=S83°38'W 147.7 FT); TH ALNG THE ARC OF 661.1 FT RAD CUR TO THE R 148.0 FT (CHD BRG=S 83°38'W 147.7 FT; TH WITH THE N LN OF THE S%NW%NE'/4 SAID SEC 18 N 89°57'W 1013.6 FT TO C1/4 LN SEC 18 THE TERMINUS OF THIS C/L ESMNT-\-ACCESS & UTLTY 66 FT WIDE ADJACENT TO & NORTH OF DESC N BEG IN THE NE COR OF S%NW%NE'/ & PROC S 89°57'E 382.2 FT -\-TOG WITH A 25' UTLTY ESMT WEST OF & ADJ TO DEC LN: BEG AT THE NE COR OF 02-0018- S'/2NW'/4NE'/4 SEC 18 T26S R22E & PROC WITH 1/16 0012 ** LN N 0°13'E 658.4 FT. $0 0.18 S% OF THE NW'/4NE% SEC 18 T26S R22E SLM SEC 18 T26S R22E CONT 19.8 AC M-O-L ESMT: 66.0 FT WIDE FOL C/L DESC: BEG AT A PT WHICH BRS S 64°30'W 1451.3 FT FROM THE NE COR SEC 18 T26S R22E SLM & PROC TH WITH SAID C/L ALNG THE ARC OF A 661.1 FT RAD CUR TO THE LFT 148.0 FT (CHD BRG=S83°38'W 147.7 FT); TH ALNG THE ARC OF 661.1 FT RAD CUR TO THE R 148.0 FT (CHD BRG=S 83°38'W 147.7 FT; TH WITH THE N LN OF THE S%NW'/4NE'/4 SAID SEC 18 N 89°57'W 1013.6 FT TO C% LN SEC 18 THE TERMINUS OF THIS C/L ESMNT-\-ACCESS & UTLTY 66 FT WIDE ADJACENT TO & NORTH OF DESC N BEG IN THE NE COR OF S%NW%NE% & PROC S 89°57'E 382.2 FT -\-TOG WITH A 25' UTLTY ESMT WEST OF & ADJ TO DEC LN: BEG AT THE NE COR OF 02-0018- S%NW%NE'/4 SEC 18 T26S R22E & PROC WITH 1/16 0012 ** LN N 0°13'E 658.4 FT. $40,100 17.36 LOTS 12; 13 & 20 SEC 20 T26S R22E 8.26 AC LESS 33 02-0020- FT ALNG THE SE'LY BNDRY OF LOT 20 AND LOT 12 0001 0.59 FOR SAN JOSE ROAD AC TOTAL 7.67 AC M-O-L $350,000 7.64 02-0020- 0002 LOT 14 SEC 20 T26S R22E 1.87 AC $73,050 1.58 02-0020- LOT 16 SEC 20 T26S R22E & LOT 61 SEC 21 T26S 0003 R22E SMALL TRACTS SUB 2.41 AC $107,705 2.40 Page 276 of 282 9-6 - New Business Pa cel ID Note Legal Desc i tion Ta a le al a Ac es 02-0020- 0005 LOT 18 SEC 20 T26S R22E SMALL TRACTS & LOT 63 SEC 21 T26S R22E 2.60 AC $321,382 2.40 02-0020- 0006 LOT 19 SEC 20 T26S R22E SMALL TRACTS SUB 2.70 AC $623,123 2.40 02-0020- 0007 LOT 22 SEC 20 T26S R22E -\- LESS: BEG AT NW COR LOT 22 SEC 20; SAID PT BEARS S 89°17'W 1236.8 FT FROM THE NE COR SEC 20 T26S R22E SLM TH N 89°17'E 263.5 FT; S 37°52'E 86.9 FT; S 52°08'W 90.0 FT; S 37°52'E 10.0 FT; S 52°08'W 120 FT; N 37°52'W 256 FT TO POB. 1.89 AC $156,853 1.90 02-0020- 0008 ** BEG AT COR COMMON TO LOTS 23; 24; 49 & 50; OF SEC 20; SAID COR BEARS N 89°17'E 415.8 FT AND S 37°52'E 479.8 FT FROM NIA COR SEC 20 T26S R22E SLM; TH N 37°52'W 120 FT; N 52°08'E 202 FT; N 71 °09'E 61.4 FT; N 52°O8'E 136.1 FT; S 37°50'E 100 FT; S 52°08'W 396 FT TO POB 1.02 AC $146,407 0.85 02-0020- 0008 ** BEG AT COR COMMON TO LOTS 23; 24; 49 & 50; OF SEC 20; SAID COR BEARS N 89°17'E 415.8 FT AND S 37°52'E 479.8 FT FROM NIA COR SEC 20 T26S R22E SLM; TH N 37°52'W 120 FT; N 52°08'E 202 FT; N 71 °09'E 61.4 FT; N 52°O8'E 136.1 FT; S 37°50'E 100 FT; S 52°08'W 396 FT TO POB 1.02 AC $0 0.16 02-0020- 0009 ** LOT 24 SEC 20 T26S R22E SMALL TRACTS SUB 2.40 AC $286,311 2.05 02-0020- 0009 ** LOT 24 SEC 20 T26S R22E SMALL TRACTS SUB 2.40 AC $0 0.35 02-0020- 0010 ** LOT 25 SEC 20 T26S R22E 2.70 AC LESS .30 AC FOR ARROYO RD EASEMENT $509,481 2.06 02-0020- 0010 ** LOT 25 SEC 20 T26S R22E 2.70 AC LESS .30 AC FOR ARROYO RD EASEMENT $0 0.34 02-0020- 0011 ** LOT 26 SEC 20 T26S R22E SMALL TRACTS SUB 2.70 AC $279,817 2.07 02-0020- 0011 ** LOT 26 SEC 20 T26S R22E SMALL TRACTS SUB 2.70 AC $0 0.33 02-0020- 0012 ** LOT 27 SMALL TRACTS SUBDIVISION SEC 20 T26S R22E 2.40 AC $0 2.08 02-0020- 0012 ** LOT 27 SMALL TRACTS SUBDIVISION SEC 20 T26S R22E 2.40 AC $0 0.32 02-0020- 0013 ** LOT 28 SMALL TRACT SUB SEC 20 T26S R22E 2.40 AC $332,107 2.10 02-0020- 0013 ** LOT 28 SMALL TRACT SUB SEC 20 T26S R22E 2.40 AC $0 0.30 02-0020- 0015 BEG AT THE CORNER COMMON TO GOV'T LOTS 30 & 31 SEC 20 T26S R22E SLM AND THE W'LY R/W OF US HWY 191 AND PROCEEDING TH WITH THE S LN OF SAID LOT 30 S 52°02'W 198.2 FT; N 37°50'W 132.2 FT; N 52°04'E 198.1 FT TO A COR ON THE W'LY R/W OF US HWY 191; TH WITH SAID R/W S 37°52'E 132.1 FT TO THE POB AND CONT 0.60 ACRES M-O-L 1.35 AC -\- SUBJECT TO AN EASEMENT BEG AT A PT ON THE $282,504 0.55 Page 277 of 282 r9-6 - New Business Pa cel ID Note Legal Desc i tion Ta a le al a Ac es W'LY R/W OF US HWY 191 SAID PT BEARS N 37°52'W 112.1 FT FROM THE COR COMMON TO GOV'T LOTS 30&31 AND SAID W'L R/W OF US HWY 191 AND PROCEEDING S 52°04'W 100.0 FT; N 37°52'W 40.0 FT; N 52°04'E 100.0 FT TO SAID W'LY R/W OF US HWY 191; TH WITH SAID R/W S 37°52'E 40.0 FT TO THE POB 02-0020- 0016 ** SW 1/2 OF LOT 30 SEC 20 T26S R22E 1.00 AC $127,298 0.90 02-0020- 0016 ** SW 1/2 OF LOT 30 SEC 20 T26S R22E 1.00 AC $0 0.30 PART OF LOT 31: BEG AT NW COR LOT 31 SEC 20 T26S R22E; SAID COR COMMON TO LOT 42; 43; 30 & 02-0020- 31; TH N 52°07'E 198 FT; S 37°52'E 264 FT; S 52°07'W 0017 ** 198 FT; N 37°52'W 264 FT TO POB 1.20 AC; M-O-L. $132,387 0.90 PART OF LOT 31: BEG AT NW COR LOT 31 SEC 20 T26S R22E; SAID COR COMMON TO LOT 42; 43; 30 & 02-0020- 31; TH N 52°07'E 198 FT; S 37°52'E 264 FT; S 52°07'W 0017 ** 198 FT; N 37°52'W 264 FT TO POB 1.20 AC; M-O-L. $0 0.30 BEG AT NE COR LOT 31 SEC 20 T26S R22E; S 37°52'E 02-0020- 264 FT; S 52°08'W 198 FT; N 37°52'W 264 FT; N 52°08'E 0018 198 FT TO BEG BEING NE 1/2 OF SAID LOT 31 1.02 AC $240,238 1.20 LOT 32 SEC 20 T26S R22E SMALL TRACTS 2.40 AC 02-0020- LESS HOUSE PARCEL CONT 0.60 AC THIS PARCEL 0019 ** 1.80 AC± $53,963 1.51 LOT 32 SEC 20 T26S R22E SMALL TRACTS 2.40 AC 02-0020- LESS HOUSE PARCEL CONT 0.60 AC THIS PARCEL 0019 ** 1.80 AC± $0 0.29 02-0020- LOT 33 SEC 20 T26S R22E 2.26 AC & LOT 64 SEC 21 0020 ** T26S R22E SLB&M 0.14 AC TOTAL 2.40 AC $159,691 2.11 02-0020- LOT 33 SEC 20 T26S R22E 2.26 AC & LOT 64 SEC 21 0020 ** T26S R22E SLB&M 0.14 AC TOTAL 2.40 AC $0 0.28 02-0020- LOT 35 SEC 20 T26S R22E & LOT 66 SEC 21 T26S 0021 ** R22E 2.70 AC $293,365 2.12 02-0020- LOT 35 SEC 20 T26S R22E & LOT 66 SEC 21 T26S 0021 ** R22E 2.70 AC $0 0.03 02-0020- LOT 35 SEC 20 T26S R22E & LOT 66 SEC 21 T26S 0021 ** R22E 2.70 AC $0 0.25 02-0020- 0076 LOT 17 SEC 20 T26S R22E SLB&M 1.49 AC $298,085 1.49 BEG AT NW COR LOT 23 SAID COR BEARS N 89°17'E 415.8 FT FROM N1/4 COR SEC 20 T26S R22E SLM; TH N 89°17'E 497 FT; S 37°50'E 79.7 FT; S 52°08'W 136.1 02-0020- FT; S 71 °09'W 61.4 FT; S 52°08'W 202 FT; N 37°52'W 0079 ** 359.8 FT TO POB 1.98 AC $126,335 1.53 BEG AT NW COR LOT 23 SAID COR BEARS N 89°17'E 415.8 FT FROM N1/4 COR SEC 20 T26S R22E SLM; TH N 89°17'E 497 FT; S 37°50'E 79.7 FT; S 52°08'W 136.1 02-0020- FT; S 71 °09'W 61.4 FT; S 52°08'W 202 FT; N 37°52'W 0079 ** 359.8 FT TO POB 1.98 AC $0 0.46 Page 278 of 282 9-6 - New Business Pa cel ID Note Legal Desc i tion Ta a le al a Ac es 02-0020- 0099 DESC. OF A PORTION OF GOV. LOT 30 SEC 20 T26S R22E SLB&M MORE PARTICULARLY DESC. AS FOLLOWS: BEG AT A COR ON THE W'LY R/W US HWY 191 SAID PT BEARS S 37°52'E 33.0 FT FROM THE COR COM TO GOV'T LOT 29 & 30; SEC 20 T26S R22E SLB&M TH WITH SAID R/W S 37°52'E 132.1 FT; S 52°04'W 198.1 FT; N 37°50'W 132.3 FT; TH N 52°06'E 198.0 FT TO POB:---TOGETHER WITH & SUB TO AN EASEMENT DESC. AS FOLLOWS: BEG AT A PT ON THE W'LY R/W OF US HWY 191 SAID PT BRS N 37°52'W 112.1 FT FROM THE COR COM TO GOV'T LOTS 30 & 31 SEC 20 T26S R22E SLB&M TH S 52°04'W 100.0 FT; TH N 37°52'W 40.0 FT; TH N 52°04'E 100.0 FT TO SAID W'LY R/W OF US HWY 191; TH WITH SAID R/W S 37°52'E 40.0 FT TO POB AC 0.60 $154,374 0.65 02-0020- 0100 ** LOT 65 OF SEC 21 T26S R22E SLB&M AND LOT 34 OF SEC 20 T26S R22E MORE PARTICULARLY DESCRIBED AS: BEG AT THE COR COMMON TO LOTS 34; 35; 38 & 39 SEC 20 T26S R22E TH N 37°52'W 296.1 FT TH N 52°08'E 396.0 FT TO COR ON W'LY R/W OF US HWY 191 TH WITH SAID R/W S 37°52'E 296.1 FT TO C/L OF HANCE DR. TH WITH SAID C/L S 52°08'W 396.0 FT TO POB. 2.70 AC $263,265 2.13 02-0020- 0100 ** LOT 65 OF SEC 21 T26S R22E SLB&M AND LOT 34 OF SEC 20 T26S R22E MORE PARTICULARLY DESCRIBED AS: BEG AT THE COR COMMON TO LOTS 34; 35; 38 & 39 SEC 20 T26S R22E TH N 37°52'W 296.1 FT TH N 52°08'E 396.0 FT TO COR ON W'LY R/W OF US HWY 191 TH WITH SAID R/W S 37°52'E 296.1 FT TO C/L OF HANCE DR. TH WITH SAID C/L S 52°08'W 396.0 FT TO POB. 2.70 AC $0 0.27 02-0020- 0101 A PORTION OF LOT 22; SEC 20 T26S R22E SLM; DESC. AS FOLLOWS: BEG AT THE NW COR OF LOT 22; SEC 20 T26S R22E; SLM; SAID COR BEARS WITH THE SECTION LINE S 89°17'W 1236.8 FT FROM THE NE COR SEC SAID SEC 20; T26S R22E; TH N 89°17'E 263.5 FT; S 37°52'E 86.9 FT; S 52°08'W 90.0 FT; S 37°52'E 10.0 FT; S 52°08'W 120.0 FT; TO THE EASTERLY R-O-W OF U.S. HWY 191; TH WITH SAID R- O-W N 37°52'W 256.0 FT TO POB. 0.83 AC $589,791 0.82 02-0020- 0102 LOT 21 SEC 20 T26S R22E 2.60 AC $79,200 2.60 02-0020- 0106 BEG AT A POINT WHICH BEARS N 52°08'00"E 232.75 FT FROM THE CORNER COMMON TO GOV'T LOT 32; 33; 40; & 41 OF SEC 20 T26S R22E SLM & PROCEEDING THENCE N 37°52'00"W 159.55 FT; N 52°08'00"E 163.25 FT; S 37°52'00" E 159.55 FT; S 52°08'00"W 163.25 FT TO BEG & CONT 0.60 AC± $84,646 0.60 02-0021- 0055 LOT 57 SMALL TRACTS SUB SEC 21 T26S R22E 2.40 AC $136,598 2.40 Page 279 of 282 9-6 - New Business Pa cel ID Note Legal Desc i tion Ta a le al a Ac es 02-0021- 0056 LOT 58 SEC 21 T26S R22E SMALL TRACTS SUB 2.40 AC $209,936 2.40 02-0021- 0057 LOT 59 SEC 21 T26S R22E 2.70 AC; LESS MESA ROAD ROW $143,722 2.40 02-0021- 0058 LOT 62 SEC 21 T26S R22E 0.75 AC $60,000 0.91 02-0021- 0110 LOT 32 SEC 21 T26S R22E SLB&M; LOT 15 SEC 20 T26S R22E SLB&M 1.75 AC $0 0.37 02-0021- 0115 LOT 60 SEC 21 T26S R22E 2.7 AD) (LESS 0.3 AC FOR ROAD WAY) 2.4 AC $204,942 2.40 02-0BRA- 0001 LOT 1 BRANDING IRON SUBDIVISION SEC 21 T26S R22E CONT 1.08 ACRES $439,022 1.08 02-0BRA- 0002 LOT 2 BRANDING IRON SUBDIVISION SEC 21 T26S R22E CONT 0.72 ACRE $282,805 0.72 02-0CLR- 0001 LOT 1 CLARK MINOR SUB SEC 17 T26S R22E 1.11 AC: REMAINDER OF LOT 1 CLARK MINOR SUB DESCRIBED AS FOLLOWS: BEG N 0°02'00"E 33 FT FROM THE W% COR OF SEC 16 T26S R22E SLB&M; W 20 FT; N 0°02'00"E 217 FT; N 13°53'00"W 257.63 FT; N 38°59'26"W 248.84 FT; N 89°11'08"E 108.53 FT; S 68°30'59"E 139.81 FT; S 0°02'00"W 610.85 FT TO POB 1.02 AC $70,800 1.02 02-0CLR- 0002 LOT 2 CLARK MINOR SUB SEC 17 T26S R22E 38.69 AC $205,030 35.76 02-01VY- 0001 LOT 1 IVY ACRES SUBDIVISION SEC 7 T26S R22E 0.89 AC $110,606 0.75 02-01VY- 0002 LOT 2 IVY ACRES SUBDIVISION SEC 7 T26S R22E 1.08 AC $92,000 1.04 02-0OVL- 0001 OVERLOOK COMMERCIAL CONDOMINIUMS UNIT 1 SEC 7 T26S R22E SLM $227,863 0.83 02-0OVL- 0002 OVERLOOK COMMERCIAL CONDOMINIUMS UNIT 2 SEC 7 T26S R22E SLM His $232,290 0.09 02-0OVL- 0003 OVERLOOK COMMERCIAL CONDOMINIUMS UNIT 3 SEC 7 T26S R22E SLM $234,436 0.09 02-0ROC- 0004 LOT 1 RIM ROCK COMMERCIAL SUBDIVISON; REPLAT OF RIM ROCK 2 COMMERICAL SUBD; IN SEC 20 T26S R22E 1.20 AC +/- $716,081 1.20 02-0ROC- 0005 ** LOT 2 RIM ROCK COMMERCIAL SUBDIVISON; REPLAT OF RIM ROCK 2 COMMERICAL SUBD; IN SEC 20 T26S R22E 1.20 AC +/- $72,880 0.90 02-0ROC- 0005 ** LOT 2 RIM ROCK COMMERCIAL SUBDIVISON; REPLAT OF RIM ROCK 2 COMMERICAL SUBD; IN SEC 20 T26S R22E 1.20 AC +/- $0 0.30 02-0SMC- 0001 BEG POINT FROM WHICH COMMON 1/4 COR TO SEC 17 T26S R22E & 20 T26S R22E BEARS S 36°43'21 "W 1065.04 FT TH RNG ALG E'LY R/W HWY 163 N 37°54'12"W 400 FT; N 89°18'E 477.20 FT; N 159.40 FT; N 89°16'32"E 430.61 FT; S 0°43'28"E 477.89 FT; S $432,734 7.17 Page 280 of 282 9-6 - New Business Pa cel ID Note Legal Desc i tion Ta a le al a Ac es 89°16'32"W 667.82 FT POB. AKA TRACT A MCKNIGHT PROPERTIES INDUSTRIAL SUBDIVISION 6.64 AC BEG POINT WHICH BEARS N 58°37'54"E 1033.64 FT FROM S1/4 COR SEC 17 T26S R22E SLB&M & PROC N 89°16'32"E 426.11 FT; N 89°15'20"E 22.48 FT; S 0°44'40"E 37.9 FT; N 89°15'20"E 114 FT; S 0°44'40"E 166 FT; S 89°16'32"W 199.79 FT; ALG CURVE THE CHORD 02-0SMC- BRING & DIST S 70°41'10"W 174.81 FT; N 37°54'12"W 0002 325.48 FT TO POB 2.30 AC $183,645 2.25 TRACT BCF 1 MCKNIGHT PROPERTIES INDUSTRIAL SUBDIVISION. DBA BEG SW COR HEREIN DESC TRACT; FROM WHICH THAT 1/4 COR COMMON TO SEC 17 & 20 T26S R22E SLB&M BEARS S 58°37'54"W 1033.64 FT;& RNG FROM SAID POINT OF BEG N 02-0SMC- 37°54'12"W 400 FT; N 89°16'32"E 667.82 FT; S 0°43'28"E 0003 318.60 FT; S 89°16'32"W 426.11 FT POB 4.00 AC $439,331 3.98 02-0SMC- TRACT D MCKNIGHT PROPERTIES INDUSTRIAL 0004 SUBDIVISION 2.34 AC $378,799 2.35 02-0SMC- TRACT G MCKNIGHT PROPERTIES INDUSTRIAL 0005 SUBDIVISION 2.95 AC $529,735 2.89 02-0SMC- TRACT H MCKNIGHT PROPERTIES INDUSTRIAL 0006 SUBDIVISION 2.30 AC $541,773 2.29 02-0SMC- TRACT I MCKNIGHT PROPERTIES INDUSTRIAL 0007 SUBDIVISION 2.18 AC $169,743 2.18 02-0SMC- TRACT J MCKNIGHT PROPERTIES INDUSTRIAL 0008 SUBDIVISION 2.24 AC $140,128 2.23 02-0SMC- TRACT L MCKNIGHT PROPERTIES INDUSTRIAL 0009 SUBDIVISION 2.46 AC $98,210 2.46 02-0SMC- TRACT M MCKNIGHT PROPERTIES INDUSTRIAL 0010 SUBDIVISION 2.90 AC $115,776 2.90 02-0SMC- TRACT N MCKNIGHT PROPERTIES INDUSTRIAL 0011 SUBDIVISION 2.23 AC $104,182 2.26 02-0SMC- TRACT O MCNIGHT PROPERTIES INDUSTRIAL 0012 SUBDIVISION 2.34 AC $93,419 2.33 02-0SMC- TRACT P MCKNIGHT PROPERTIES INDUSTRIAL 0013 SUBDIVISION 2.46 AC $1,088,405 2.46 02-0SMC- TRACT Q MCKNIGHT PROPERTIES INDUSTRIAL 0014 SUBDIVISION 2.46 AC $163,684 2.46 02-0SMC- TRACT R MCKNIGHT PROPERTIES INDUSTREIAL 0015 SUBDIVISION 2.46 AC $163,684 2.46 02-0SMC- TRACT S MCKNIGHT PROPERTIES INDUSTRIAL 0016 SUBDIVISION 2.46 AC $75,550 2.46 BEG AT SW COR OF TRACT G MCKNIGHT PROPERTIES INDUSTRIAL SUBDIVISION; SAID POINT BEARS N 1069.4 FT THENCE E 1302.3 FT FROM S'/ COR SEC 17 T26S R22E SLB&M & PROC WITH THE S LINE OF SAID TRACT G S 71 °17'03"E 306.20 FT TO A COR ON THE THE W R/W OF WEST RESOURCE BLVD; 02-0SMC- THENCE ALNG A 166 FT RADIUS CURVE TO LEFT 0017 51.87 FT TO A POINT OF TANGENT (SAID CURVE HAS $3,030,240 3.84 Page 281 of 282 r9-6 - New Business Pa cel ID Note Legal Desc i tion Ta a le al a Ac es CHORD WHICH BEARS S 8°12'41"W 51.65 FT; REC=51.57 FT); THENCE WITH SAID R/W S 0°44'40"E (REC=S 0°43'28"E) 477 FT TO A PT OF CURVE; THENCE WITH R/W ALNG THE ARC OF A 100 FT RADIUS CURVE TO RIGHT 157.08 FT (SAID CURVE HAS A CHORD WHICH BEARS S 44°15'20"W RECORD=S 44°16'32"W 141.42 FT)TO A COR ON THE N R/W OF INDUSTRIAL WAY; THENCE WITH SAID R/W S 89°15'20"W (RECORD=S 89°16'32"W)45 FT; N 0°44'40"W 166 FT; S 89°15'20"W 114.0 FT; N 0°44'40"W 37.90 FT; S 89°15'20"W 22.48 FT; N 0°39'10"W (REC=N 0°43'28"W) 526.13 FT TO POB (BEARINGS ARE BASED ON THE N LN OF THE MCKNIGHT PRPERTIES INDUSTRIAL SUBD BEARING OF RECORD=N 89°17'25"E) 3.81 AC 23-OXST- 0023 SEC 2 T26S R21 E AND SEC 17 T26S R22E 0.00 AC $623,738 4.24 23-0XST- 0026 STATE PROPERTY NO 9362: BEG AT THE N% COR SEC 18 T26S R22E SLM TH S 89°45'E 208.71 FT; S 0°30'W 208.7 FT; S 89°45'E 208.71 FT; S 0°30'W 104.38 FT; N 89°45'W 417.42 FT; N 0°30'E 313.08 FT TO BEG 0.00 AC STATE PROPERTY NO 9361: BEG AT A PT 232 FT N & 2640 FT E M-O-L FROM THE W% COR SEC 2 T26S R21 E TH S 57°50'30"E 31. FT; S 32°09'30"W 30.7 FT; N 57°50'30"W 65 FT N 32°09'30"E 80 FT; S 57°50'30"E 34 FT TO POB «» STATE PROPERTY NO 9356 NO DESCRIPTION $2,405,869 2.00 24-OSXT- 0023 $0 0.77 * Parcel split across Project Area boundary. Taxable value is distributed proportionately based on the number of acres inside the proposed Project Area. ** Multiple polygons for 1 parcel ID *** Parcel split across Project Area boundary; multiple polygons for 1 parcel ID Page 282 of 282 9-6 - New Business