Loading...
HomeMy Public PortalAboutPKT-CC-2019-03-12CITY OF Mo/yip!, MARCH 12, 2019 REGULAR CITY COUNCIL MEETING SPECIAL PRESENTATION 12:00 P.M. CLOSED SESSIONS 5:oo P.M. WORKSHOP 6:oo P.M. PUBLIC MEETING 7:oo P.M. City Council Chambers 217 East Center Street Moab, Utah 84532 1 •• 12: oo PM - Special Presentation by Laurel Hagen: Mill Creek Water Banking and Instream Flow Research Project 2. Executive (Closed) Session 2.1. Strategy Session to Discuss the Purchase, Exchange, or Lease of Real Property 2.2. Strategy Session to Discuss Reasonably Imminent and/or Pending Litigation 2.3. Discussion of the Character, Professional Competence, or Physical or Mental Health of an Individual or Individuals 3• Pre -Council Workshop 3.1. Follow-up Briefing: Long -Term Residential Rental Business Licensing Documents: agenda summary - long-term residential rental business license 3-12-2019.pdf 3.2. Initial Briefing: Consolidated Fee Schedule Documents: agenda summary sheet - consolidated fee schedule 3-12- 2019. pdf 4• Call to Order and Pledge of Allegiance 5• Approval of Minutes 6• Mayor and Council Reports 7• Administrative Reports 8. Presentations 8.1. Presentation of the Mayor's Student Citizenship of the Month Award for the Grand County Middle School for March 2019 9• Citizens to Be Heard 10. Old Business 10.1. Briefing on the too West/ioo South Infrastructure Improvements Project Striping and Signage Plan for Back -in Angle Parking Documents: agenda summary back -in angle parking 3-7-19.pdf 100 west infrastructure improvements project striping and signage sheet.pdf back -in angle parking draft information article.pdf back -in angle parking sign.jpg 10.2. Consideration and Possible Decision on Proposed Sponsorship of Certain Community Events by the City of Moab Documents: sponsorship summary.pdf sponsorship rubric 2019.pdf 11. New Business 11.1. Proposed Ordinance 2019-07: An Ordinance Amending the City of Moab Municipal Code, C-1, Commercial -Residential Zone, Section 17.20.020, Use Regulations, with the Addition of "Eating establishments, excluding drive-in and drive -through services", and Moab Municipal Code Section 17.20.o4o(E), to Read, "No building or structure shall exceed twenty-four feet in height, except that in mixed -use developments consisting of both commercial and residential uses, no building or structure shall exceed thirty feet in height. Building height shall be measured as the vertical distance from the average finished grade of the building line to the midpoint of the highest peak of the roof'. Briefing and possible action Documents: c-1 text amendments summary sheet.pdf ordinance 2019-07 cl text amendments.pdf chapter 17.20 legislative version.pdf chapter 17.20 clean version.pdf cl applicant justification text amendments.pdf 11.2. Proposed Resolution 17-2019: A Resolution Approving the Final Plat for the MAPS Subdivision and Approving a Subdivision Improvements Agreement for Public Improvements, as Favorably Referred to City Council by the Planning Commission Briefing and possible action Documents: maps subdivision agenda summary.pdf resolution 17-2019 maps subdivision final plat.pdf maps sia final with exhibits.pdf maps subdivision final plat.pdf maps aerial.pdf 12. Approval of Bills Against the City of Moab 13. Adjournment Special Accommodations: 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 Moab City Council Agenda Item Meeting Date: March 12, 2019 Title: Follow-up Briefing Regarding Long -Term Residential Rental Business Licensing Disposition: Discussion only Staff Presenter: Chantel Lindsay, City Treasurer Attachment(s): - none Recommended Motion: N/A Background/Summary: On February 26, 2019, the City Council approved a list of revised business license fees with the exception of a fee for a license for long-term residential rentals. The Council requested that staff bring back more details about the need for and process to implement this kind of license. Long-term residential rental licensing helps to establish clear expectations between the City, tenants and landlords regarding basic life -safety requirements, communication obligations, and common-sense neighbor conduct. The City Treasurer will present details about the process at the meeting. If the Council is amenable to the approach as proposed, then staff will bring back proposed code changes at a future meeting. Moab City Council Agenda Item Meeting Date: March 12, 2019 Title: Initial Briefing: The Concept of a Consolidated Fee Schedule Disposition: Discussion only Staff Presenter: David Everitt, City Manager Attachment(s): - none Recommended Motion: N/A Background/Summary: Fees, rates, and charges for services are currently established by ad hoc resolutions. In order to maximize openness, simplify access, and avoid confusion, staff have prepared a consolidated fee schedule that would be incorporated into the Moab Municipal Code. In some cases, fees or charges do not exist for certain services; in other cases, the fees are not in line with costs associated with providing those services. The consolidated fee schedule colocates all current and proposed fees in one place in the Municipal Code. This briefing is an initial orientation to the proposed changes. If the Council is amenable to the proposal, staff will return with a formal ordinance for consideration at a later date. Moab City Council Agenda Item Meeting Date: March 12, 2019 Title: Briefing on the 100 West Infrastructure Improvements Project Striping and Signage Plan for Back -in Angle Parking Disposition: NA Staff Presenter: Chuck Williams, City Engineer Attachment(s): -100 West Infrastructure Improvements project striping and signage sheet -Back-in angle parking information sheet -Back-in angle parking sign design Recommended Motion: NA Background/Summary: Back -in angle parking is a traffic engineering technique intended to improve the safety of on -street parking. It is sometimes referred to as reverse -angle or reverse diagonal parking. The basic concept is similar to standard 45-degree parking. But instead of pulling forward into space, drivers back into the angled stall. This arrangement for parking improves safety for motorists and cyclists. The City of Tucson tracked data for bicycle/car crashes before and after installing back -in angle parking, and found an average of three to four crashes per month with front -in angle parking compared to zero reported bicycle/car crashes for the four years following implementation of back -in angle parking As a part of the 100 West Infrastructure Improvements project, 100 South is being restriped between Main Street and 100 West. Staff believes that from a safety standpoint back -in angle parking will be an improvement to the existing front -in angle parking due to the amount of bicycle traffic associated with 100 West and the nearby Mill Creek Parkway. This restriping will serve as a pilot program, with potential for further implementation as a part of the 100 South Reconstruction project east of Main Street. SIGNAGE 8 STRIPING.DWG MOAB 100 W SEWER -ROADWAY IMP PROA700 -CAD\SHEET FI ` 1 I wWINONlIo STRIPING &SIGNAGE NOTES: W U Z I"I U 1.4 `.) U z Lu `.2o o I— > > q c LL o U o a C g o 6 owa F Q C a Z k eti 4 • NS MN N _ r- SWL SOLID WHITE LINE SYL - SOLID YELLOW LINE DYL DOUBLE YELLOW LINE BWL - BROKEN WHITE LINE BYL - BROKEN YELLOW LINE DWL DOTTED WHITE LINE UTAH MUOTCD STANDARDS.CONFORM TO MUTCD & 2. FOR STRIPING & SIGNAGE NORTH OF WALNUT LANE PLEASE REFER TO PLAN & PROFILE SHEETS O 4� 4 Mb M NR 4 « WN SUM a • MOM NNY ir►k t «MN= NN► p ti 12" SWL : Y . �� .:.��+. s ti-. 4.. ails �Qe� 8" SWL t -1-� END 6" ���� ��� Ike 6" SWL WL R3-17 / s�f 30"x24" i 6' BIKE LANE �' .4- 12' TRAVEL LANE o 6" SWL / z _ ` _ I � _ \ �� S 12' TRAVEL LANE Q 20' r ' / 6' BIKE LANE � N., MN- 4" DYL , \ /, s‘...***S....."- g w o a \ �� �� 6" SWL \� 4W1.1 \ -_ \ 0 0 00\ oo \ 0 0+ N � N ch END 6" \ \ \ SWL \ 4. O � �n VIP 19 9 \ `Q o w C.)Z < Z 0 lZ. L7 V�jj 0-4Wy Cr) H rU W W x � H .- PC W p U WE Z p CD o 45° (TYP.)4"SWL 0�4 BE E4€NE 4�0 12' I q/c° 30"x24' . O hk0 • z � / _ PARKING STRIPE DETAIL TYPICAL MESSAGE DETAIL - / I©rp�-I s) �r� �? 0' � , 4 4 w NO MST lift a� X %A WIN ��J �.� �! �'e� lb NIaL1NN rsr - ME LANE • NM -3-17 A MIME NOW b al WIN I:w c0"x24" di NLLLN>N 4" SWL ® 4" DWL '—\ I - - 7-Hi y • c \ a A NNN fN _ 4" DWL 12' TRAVEL LANE 1 00 W SWL � bo A NIaN= NW4 END 6" \ ---_ /lip \ / / SWL 4" DYL 12' TRAVEL LAN / � 4" DYL i6' BIKE LANE = / "DWL / 6" SWL c 6' y</�/ / END 6" '9\, / SWL OL�?iq / oo + \AX6^0 / # 6" SWL s %J f �J�/� Q N � PROW #: Fx. 18153 DRAWN BY: CE / H BONE LANE• ' H LA DESIGN BY: IW CHECKED BY: CCH / R3-17 _z ,1sk 30"x24" / ppcn / 2 / W 2 Lir SCALE OF SHEET HOR SCALE: 1"=40' VER SCALE : N/A -- SHEET CC1 JJ 20 26 OF 36 CITY OF MOAB BACK -IN ANGLE PARKING The City of Moab will be installing back -in angle parking along 100 South, west of Main Street, as a part of the 100 West Infrastructure Improvements Project. The change will greatly improve safety and visibility for drivers, as well as for pedestrians and bicyclists. RYtT 3GRt- ENO` :TML MEL LL � •w 1w 1� W -M. \wm. 5 w SWL �m I -401110111=1116_ 5�_ �SYLJ a z-11 What is Back -in Angle Parking? Back -in angle parking is a traffic engineering technique intended to improve the safety of on -street parking. It is sometimes referred to as reverse -angle or reverse diagonal parking. The basic concept is similar to standard 45-degree parking. But instead of pulling forward into space, drivers back into the angled stall. How does back -in angle parking work? For back -in parking, the basic steps are; BACK -IN ANGLE PARKING 1. SIGNAL 2. STOP 3. REVERSE 1. Signal right to indicate the upcoming movement 2. Pull past the parking stall and stop 3. Reverse into the parking stall at a 45-degree angle Benefits Back -in angle parking has multiple safety and operational benefits for all road users, such as: • When leaving the space, drivers have an unobstructed view of traffic and can enter the traffic stream directly. This allows eye contact and verbal or non-verbal communication between exiting drivers and other users. In comparison, drivers using traditional head -in angle parking often have difficulty seeing motor vehicles and bicycles in the roadway, resulting in traffic delays and increased risk of collision with other road users. • When vehicle doors are open, occupants are able to enter or exit the vehicle from the sidewalk without obstruction. This is particularly beneficial for children, as the open car doors also discourage movement toward the road. • Positions the back of the vehicle to the sidewalk, enabling easier access to the trunk. According to pedbikeinfo.com, some cities that have installed back -in angle parking include: Seattle, Tacoma, Olympia, and Vancouver in Washington; Portland and Salem in Oregon; Tucson, Arizona; Austin, Texas; Salt Lake City; Indianapolis; Washington, DC.; Pottstown, Pennsylvania; Wilmington, Delaware; and Montreal, Canada. Tucson tracked data for bicycle -car crashes before and after installing back -in angle parking, and found an average of three to four crashes per month with front -in angle parking compared to zero reported bicycle/car crashes for the four years following implementation of back -in angle parking. Map of cities that have back -in parking: https://www.google.com/maps/d/viewer? mid=147L8-Yn6sgKbwsfSTGsuld-chbs&11=36.466801644789236% 2C-101.70735160911772&z=5 References Nelson\Nygaard Consulting Associates, January 2005, Back-in/Head-out Angle Parking. Salt Lake City Pedestrian & Bicycle Master Plan, December 2015 http://www.mikeontraffic.com/introduction-back-angle-parking/ Moab City Council Agenda Item Meeting Date: March 12, 2019 Special Event Sponsorship Title: Special Event Sponsorship Recommendations Presenter: Joel Linares, Eve Tallman Suggested Motion: I move to approve the Special Event Sponsorship Committee's recommendations for 2019. Options: Approve, deny or modify Background/Summary: The Council requested a revision to the process by which City waives fees to special event organizers. The guidelines also eliminated the fee waiver process, which replaced fee waivers with a Special Event Sponsorship. City Manager Everitt appointed a four -member committee that included administrative staff. The committee reviewed all applications, ranked them, and agreed on recommended sponsorship. Three requests for sponsorship are not recommended as we are recommending that the City partner with these events as a participant. In all, eleven applications were received with a total requested amount of $39,450. The committee reviewed all applications and recommends sponsoring the requests in the amount of $11,140, leaving approximately $28,310. Community Contributions Evaluation Rubric Special Events 2019-2020 Organization Ongoing City- approved Event? Past City Support Committee's Recommendation Past City Fee Waivers FY19 Request FY 19 Committee Suggestion Fee Waivers and In- Kind Contributions from past and current years. Specific amounts waived in 2018 or prior years Amount requested this year Moab Arts Festival Ongoing/Application Approved 2019 No Event is May 2019. For animal control and park employee wages No 2340 2340 Car Show Ongoing/Application Approved 2019 Yes Event is April 2019. Recommending amount proportionate to crowd. City contributes directly to Rotary -targeted charities. No 5435 2500 Friends of Moab Folk Fest Ongoing/No Application Submitted for 2019 Yes--$6000 for this event via MARC Funds needed May 2019 for Summer Concert Series. City contributes significantly through MARC arts fund. Farmers' Market transitions away from Swanny. Yes 2020 1000 Moab Pride Ongoing/No Application for 2019 Yes —waivers totaling $1415 2018 Recommend full requested amount Yes 1500 1500 Red Rock 4 Wheelers Ongoing/Application Approved No Recommending amount proportionate to crowd No 6500 3000 Seekhaven Ongoing Waivers + $10K Puttin' on the Ritz Yes 200 200 American Cancer Society Ongoing Waivers October 2019 Taste of Moab Yes 200 200 Youth Garden Harvest Fest New Event/No Application Submitted for 2019 Yes, total 4700 since 2017 July 2019. Recommending amount proportionate to crowd Yes 750 400 TOTAL $18,945 $11,140 Tree Lighting Ongoing Yes Suggest direct partnership Yes 385 Partner Homecoming Ongoing Yes Suggest direct partnership Yes 10,060 Partner Electric Light Parade Ongoing Yes Suggest direct partnership Yes 10,060 Partner Moab City Council Agenda Item Meeting Date: March 14, 2019 Title: Ordinance 2019-07: An ordinance amending the City of Moab Municipal Code, C-1, Commercial -Residential Zone, Section 17.20.020, Use regulations, with the addition of "Eating establishments excluding drive-in and drive - through services", and Moab Municipal Code Section 17.20.040(E), to read, "No building or structure shall exceed twenty-four feet in height, except that in mixed -use developments consisting of commercial and residential uses, no building shall exceed thirty feet in height. Building height shall be measured as the vertical distance from the average finished grade of the building line to the midpoint of the highest peak of the roof". Disposition: Discussion and possible action Staff Presenter: Sommar Johnson, Development Services Coordinator Attachment(s): - Attachment 1: Proposed Ordinance 2019-07 - Attachment 2: Chapter 17.20 Legislative Version - Attachment 3: Chapter 17.20 Clean Version - Attachment 4: Applicant Justification Recommended Motion: I move to adopt the "Ordinance 2019-07 amending the use regulations and special provisions of the C-1 Commercial -Residential zone". Background/Summary: This amendment was submitted by Matt Hancock and Scott Newton on January 22, 2019. The proposed text change, if approved, will allow eating establishments without drive -up and drive -through services to locate in the C- 1 zone and will increase the allowable building height from eighteen (18) feet to twenty-four (24) feet and to thirty (30) feet in the case of mixed -use development including both residential and commercial uses. There are currently only nine properties located in the C-1, Commercial - Residential Zone. The lots are located on North Highway 191 and three have been developed with the credit union, real estate and dental office, and the former Chamber of Commerce office. The remainder of the properties are undeveloped. The objectives and characteristics of the C-1, Commercial -Residential zone are..."to facilitate the development of attractive areas within the City that allow the mixing of compatible commercial and residential uses; to provide a buffer zone between residential and more intensive commercial uses; and to facilitate the orderly expansion of commercial uses on lots that lie adjacent to commercial zones. The C-1 commercial -residential zone is characterized by attractive and well - maintained commercial and residential buildings set back from public streets and surrounded by landscaped yards. In order to accomplish the objectives and purposes of this title and to stabilize and protect the essential characteristics of the zone, the regulations set out in this chapter shall apply in the C-1 commercial -residential zone." All other commercial zones include eating establishments as permitted uses. The C-2 zone limits the size to two thousand square feet but most of the C-2 zoned areas do not have frontage along Main Street. The narrative provided by the applicants discusses how the text amendment complies with the goals and objectives of the General Plan. ORDINANCE #2019-07 AN ORDINANCE AMENDING THE CITY OF MOAB MUNICIPAL CODE, C-1, COMMERCIAL -RESIDENTIAL ZONE, SECTION 17.20.020, USE REGULATIONS, WITH THE ADDITION OF "EATING ESTABLISHMENTS, EXCLUDING DRIVE-IN AND DRIVE - THROUGH SERVICES", AND MOAB MUNICIPAL CODE SECTION 17.20.040(E), TO READ "NO BUILDING OR STRUCTURE SHALL EXCEED TWENTY-FOUR FEET IN HEIGHT, EXCEPT THAT IN MIXED -USE DEVELOPMENTS CONSISTING OF BOTH COMMERCIAL AND RESIDENTIAL USES, NO BUILDING OR STRUCTURE SHALL EXCEED THIRTY FEET IN HEIGHT. BUILDING HEIGHT SHALL BE MEASURED AS THE VERTICAL DISTANCE FROM THE AVERAGE FINISHED GRADE OF THE BUILDING LINE TO THE MIDPOINT OF THE HIGHEST PEAK OF THE ROOF." 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 revisions of Title 17.00 to improve the quality of land development and align the Code with state law and contemporary planning concepts. c. The City finds that this ordinance will serve the public health, safety, and welfare, and that adoption is in the best interest of the Moab community. d. 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. e. This ordinance was reviewed by the Planning Commission on February 28, 2019, and in a unanimous vote, the Commission favorably recommended approval of the ordinance to City Council. Therefore, the City of Moab hereby adds a use of "Eating establishments excluding drive-in and drive through services" as number "4" to Moab Municipal Code Section 17.20.020, Use requirements, as noted below; 17.20.020, Use Regulations 4. Eating establishments excluding drive-in and drive -through services AND, 17.20.040(E), Special provisions, shall be amended to read: E. No building or structure shall exceed twenty-four feet in height, except that in mixed -use developments consisting of both commercial and residential uses, no building or structure shall exceed thirty feet in height. Building height shall be measured as the vertical distance from the average finished grade of the building line to the midpoint of the highest peak of the roof. PASSED AND APPROVED in open Council by a majority vote of the Moab City Council on the day of , 2019. This ordinance shall take effect immediately upon passage. Ordinance 2019-07 SIGNED: Emily S. Niehaus, Mayor ATTEST: Rachel Stenta, Recorder Ordinance 2019-07 Sections: 17.20.010 17.20.020 17.20.030 17.20.040 17.20.050 Chapter 17.20 C-1 COMMERCIAL --RESIDENTIAL ZONE Objectives and characteristics. Permitted uses and regulations. Area, width and location requirements. Special provisions. Supplementary regulations. 17.20.010 Objectives and characteristics. A. The objectives in establishing the C-1 commercial -residential zone are to facilitate the development of attractive areas within the City that allow the mixing of compatible commercial and residential uses; to provide a buffer zone between residential and more intensive commercial uses; and to facilitate the orderly expansion of commercial uses on lots that lie adjacent to commercial zones. B. The C-1 commercial -residential zone is characterized by attractive and well -maintained commercial and residential buildings set back from public streets and surrounded by landscaped yards. In order to accomplish the objectives and purposes of this title and to stabilize and protect the essential characteristics of the zone, the regulations set out in this chapter shall apply in the C-1 commercial - residential zone. 17.20.020 Permitted uses and regulations. A. Permitted Uses. The following uses shall be permitted -by -right. If a use is not listed it is prohibited. 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 nonflashing 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. I. 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: 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: i. Ingress and egress to the property; ii. Drop off/pick up areas; iii. Traffic circulation; iv. Off-street parking (single-family residence plus space for each FTE staff member); v. Landscaping; vi. Buffering or separation from dissimilar uses; vii. Open space for older kids. d. Compliance with all applicable City regulations regarding noise, odor and glare. 4. Eating establishments excluding drive-in and drive through services 5. 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 includes, at a minimum, slope retention, flood potential, and possible damage to riparian or hillside areas. 6. Funeral establishments. 7. Greenhouses and nurseries. 8. 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 through 17.09.340. 9. Gymnasiums. 10. Home occupations subject to the requirements set forth in Section 5.80.050. 11. Hospitals. 12. 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 set back 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 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. 13. One -household dwellings and accessory uses. 14. 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. 15. Planned unit developments subject to the requirements in Chapter 17.66. 16. Professional offices. 17. 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. 18. Public parks. 19. Retail establishments that are less than three thousand square feet. 20. 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. 21. Two -household dwellings and accessory uses. 22. 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 (A)(21)(b) of this section. 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 seven a.m. to seven 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 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. 23. Wholesale establishments less than three thousand square feet 17.20.030 Area, width and location requirements. Area, width and location requirements in the C-1 commercial -residential zone for all commercial and residential buildings shall be set back from the front property line a distance of at least twenty-five feet. Minimum side yards shall be at least eight feet with a minimum rear yard setback of fifteen feet. Street - side setbacks for corner lots shall be no less than twenty feet in width. Buffers between residential uses on adjacent lots shall be a minimum of fifteen feet and be included in the setbacks listed above and may be in addition to the landscaping requirements. Dwellings and apartment houses utilizing the ground floor elevation as a residential use require conditional use approval in accordance with Section 17.09.530, Conditional uses, except that dwellings above the ground floor consisting of commercial uses shall be a permitted use. The lot coverage of the principal use shall not exceed fifty percent. 17.20.040 Special provisions. In the C-1 commercial -residential zone: A. A strip of land at least fifteen feet in width adjacent to all public streets shall be landscaped as set forth in Sections 17.09.360 (Landscaping --Required) and 17.09.370 (Landscaping -- Specifications) of this title, except for permitted driveways. B. No dust, odor, smoke, vibration or intermittent glare or noise shall be emitted which is discernible beyond the premises, except for normal traffic movements. C. Storage of all merchandise, materials and products shall be carried on within a building or within an area enclosed within a sight obscuring fence or wall, except for vehicles in running order. D. All off-street parking shall be hard -surfaced. E. No building or structure shall exceed thirty feet in height. 17.20.050 Supplementary regulations. See also Supplementary Requirements and Procedures Applicable Within Zones (Chapter 17.09 of this title). Sections: 17.20.010 17.20.020 17.20.030 17.20.040 17.20.050 Chapter 17.20 C-1 COMMERCIAL --RESIDENTIAL ZONE Objectives and characteristics. Permitted uses and regulations. Area, width and location requirements. Special provisions. Supplementary regulations. 17.20.010 Objectives and characteristics. A. The objectives in establishing the C-1 commercial -residential zone are to facilitate the development of attractive areas within the City that allow the mixing of compatible commercial and residential uses; to provide a buffer zone between residential and more intensive commercial uses; and to facilitate the orderly expansion of commercial uses on lots that lie adjacent to commercial zones. B. The C-1 commercial -residential zone is characterized by attractive and well -maintained commercial and residential buildings set back from public streets and surrounded by landscaped yards. In order to accomplish the objectives and purposes of this title and to stabilize and protect the essential characteristics of the zone, the regulations set out in this chapter shall apply in the C-1 commercial - residential zone. 17.20.020 Permitted uses and regulations. A. Permitted Uses. The following uses shall be permitted -by -right. If a use is not listed it is prohibited. 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 nonflashing 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. I. 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: 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: i. Ingress and egress to the property; ii. Drop off/pick up areas; iii. Traffic circulation; iv. Off-street parking (single-family residence plus space for each FTE staff member); v. Landscaping; vi. Buffering or separation from dissimilar uses; vii. Open space for older kids. d. Compliance with all applicable City regulations regarding noise, odor and glare. 4. Eating establishments excluding drive-in and drive -through services 5. 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 includes, at a minimum, slope retention, flood potential, and possible damage to riparian or hillside areas. 6. Funeral establishments. 7. Greenhouses and nurseries. 8. 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 through 17.09.340. 9. Gymnasiums. 10. Home occupations subject to the requirements set forth in Section 5.80.050. 11. Hospitals. 12. 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 set back 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 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. 13. One -household dwellings and accessory uses. 14. 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. 15. Planned unit developments subject to the requirements in Chapter 17.66. 16. Professional offices. 17. 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. 18. Public parks. 19. Retail establishments that are less than three thousand square feet. 20. 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. 21. Two -household dwellings and accessory uses. 22. 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 (A)(21)(b) of this section. 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 seven a.m. to seven 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 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. 23. Wholesale establishments less than three thousand square feet 17.20.030 Area, width and location requirements. Area, width and location requirements in the C-1 commercial -residential zone for all commercial and residential buildings shall be set back from the front property line a distance of at least twenty-five feet. Minimum side yards shall be at least eight feet with a minimum rear yard setback of fifteen feet. Street - side setbacks for corner lots shall be no less than twenty feet in width. Buffers between residential uses on adjacent lots shall be a minimum of fifteen feet and be included in the setbacks listed above and may be in addition to the landscaping requirements. Dwellings and apartment houses utilizing the ground floor elevation as a residential use require conditional use approval in accordance with Section 17.09.530, Conditional uses, except that dwellings above the ground floor consisting of commercial uses shall be a permitted use. The lot coverage of the principal use shall not exceed fifty percent. 17.20.040 Special provisions. In the C-1 commercial -residential zone: A. A strip of land at least fifteen feet in width adjacent to all public streets shall be landscaped as set forth in Sections 17.09.360 (Landscaping --Required) and 17.09.370 (Landscaping -- Specifications) of this title, except for permitted driveways. B. No dust, odor, smoke, vibration or intermittent glare or noise shall be emitted which is discernible beyond the premises, except for normal traffic movements. C. Storage of all merchandise, materials and products shall be carried on within a building or within an area enclosed within a sight obscuring fence or wall, except for vehicles in running order. D. All off-street parking shall be hard -surfaced. E. No building or structure shall exceed thirty feet in height. 17.20.050 Supplementary regulations. See also Supplementary Requirements and Procedures Applicable Within Zones (Chapter 17.09 of this title). Application for Text Amendment for The C-1 Residential - Commercial Zone APPLICATION SUMMARY AND PROPOSED WORDING CHANGES This application seeks to amend the Moab Municipal Code Section 17.20 (the C-1 Commercial -Residential zone) as follows: 1. Extended section 17.20.020 Uses Regulations to include eating establishments, excluding drive-in and drive -through services. Append text to this section to include: "23. Eating establishments, excluding drive-ins and drive -through services" 2. Amend the height limit in section 17.20.040 Special Provisions to allow construction of mixed -used buildings greater than one-story in height, aligning the height limit for the C-1 zone with the neighboring R-2 Residential zone. "E. No building or structure shall exceed thirty feet in height." City of Moab General Plan The Moab General (or Comprehensive) Plan specifically promotes amending the City's Municipal Code to reflect the changing needs of the City. A. In "Chapter 2 - Planning Context" it states, in part: 1) "It is important to continually modify the land use codes to reflect the changing needs of the community and promote best land use practices." 2) "As needs for particular kinds of residential, commercial, or industrial development arise, ... this General Plan should be amended to reflect developing trends and the Moab Municipal Code should be revised accordingly. Important aspects in guiding the City's development are ensuring that regulations not only continue to be dynamic, flexible, and contemporary but also reflect updated trends identified in the Plan". 3) "A realistic, planned and flexible approach to development will help to reduce sprawl. Creative development can make the best use of existing buildings and land. 4) "It is also of great importance (bold italic emphasis added) to establish policies that promote infill development within the corporate limits of the City of Moab. There are political and jurisdictional constraints to the geographic expansion of the City in many areas, so policies that favor infill will have a direct impact on growth along the periphery of the City and mitigate urban sprawl." 5) "Flexibility in the Land Use regulations can be an essential component for encouraging desirable projects that add community assets and opportunities." 6) "With growth pressures and sprawling development in the rural areas surrounding the City, infill development of desirable land uses should be promoted with appropriate land use policies." B. In the section 'Chapter 5 — Elements, Goals, Policies and Action Steps, Element 1: Economic Development' it states, in part: a) "Develop a Downtown Plan to define a central business district and expand and enhance pedestrian, cultural, service (eating etc) and shopping opportunities"; b) "Modify zoning codes to promote a quantity and distribution of downtown, street -level retail that supports the pedestrian experience, and a balance between lodging, restaurants, retail and other business types"; c) "Encourage local businesses and industries to grow and thrive". d) "Promote and enhance retail offerings that serve the everyday needs of residents and visitors"; e) "Encourage business development that complements the existing economy and business offerings"; C. In the section 'Chapter 5 — Elements, Goals, Policies and Action Steps, Element 3: Land Use and Growth' it states, in part: a) "Encourage a diverse, compact, and efficient land use pattern that promotes resident qualify of life and is aligned with the City's character, economy, and vision"; b) "Promote a commercial center that meets the everyday needs of residents and visitors"; c) "Encourage mixed -use development where appropriate"; d) "Encourage redevelopment, infill development, aesthetics and pedestrian access in the downtown area"; Justification for Amendment The C-1 Residential -Commercial zone was created in 1994. The zone remains largely undeveloped, despite its prime, highway -facing, north -of -downtown location. It has provided nothing in the way of residential development and little in the way of commercial amenity since it's inception 25 years ago, with the zone largely failing to meet the needs of residents and visitors alike. A. The C-1 commercial -residential zone was enacted in 1994 (Refer Ordinance 94-21, Appendix 1). B. The zone occupies a prime, highway -facing, north -of -downtown location (Refer City Zone Map, Appendix 2). C. In the 25 years since its inception, only 2 lots (or approximately 1.25 acres of the zone's), have been developed: a) The Anasazi Realty building and offices, built between 1997 and 2003; and b) The Grand County Credit Union, built in 2005. D. The Grand County Credit Union building was developed only after the zone was amended in 2004 to allow for banks and credit unions (Refer Ordinance 2004-04, Appendix 3). The zone was amended again in 2006 to allow for drive -through windows at financial institutions. E. Nothing has been developed in the zone since 2005, despite significant growth in the County's permanent population and the large increase in visitors. a) The permanent population of Grand County has increased by almost 50% since 1990. (The population was estimated at 6,620 in 1990. In 2017, it was estimated at 9,674. Source: United States Census Bureau). b) Visitations to Arches National Park have doubled since 1994; rising from 777,000 to 1,539,000 in 2017. Source: National Park Service. c) The average number of daily vehicle movements along the stretch of highway that fronts that zone has increased by more than 280%. (In 1994, UDOT estimated the average number of traffic movements to be 5,300 vehicles per day. In 2016, it was estimated at approximately 13,000). F. Within the city limits, approximately 780 acres of land is zoned commercial or commercial -residential. The C-1 zone makes up less than 1 % of this - at approximately 7 acres in total size - of which no more than 1.25 acres has been developed. Indeed, the C-1 zone is the smallest zone in the City. G. Arguably, the lack of development within the zone has been due to: a) The zone's restrictive permitted uses. Many of the zone's permitted uses are ill - suited to the zone's highway -facing location and lot sizes, with many permitted uses poorly aligned with the contemporary needs of the City. 1) The C-1 zone is the only commercial zone that does not allow eating establishments. i. By way of contrast, eating establishments are allowed in the 72-acres of C-2 Commercial -Residential property that is peppered throughout the City. Much of C-2 abuts residential property and less than 1-acre is highway facing. With the exception of the Moab Kitchen food truck that is located primarily on West Center St, there are no eating establishments within the C-2 zone. ii. Eating establishments are also allowed in the C-5 Commercial - Residential zone located along 400 East. All of this land abuts residential property. None is highway facing. And the long-established Milt's is the only eating establishment within the zone. Additionally, there is no size restriction on eating establishments for C-5 properties. iii. Given recent and planned growth in residential and overnight accommodation, Moab is in need of additional eating establishments. iv. Permitting eating establishments within the C-1 would provide an opportunity to provide this service on underdeveloped, highway facing, north -of -downtown land, mitigating potential impacts within the City's central business core and residential neighborhoods. 2) With the exception of financial institutions, all of the permitted uses in the C-1 were introduced when the zone was enacted 25 years ago. Many of these uses are poorly aligned with the contemporary needs of the City. These include: i. Funerals establishments and places of worship; Moab is well serviced by all of these ii. Gymnasiums; Moab has three gyms, excluding hotel fitness centers and wellness establishments like Moab Yoga. iii. Schools, hospitals, public buildings and parks; Beyond that fact that Moab is already well serviced by these, the zone was never well suited for these purposes, given its highway location, the small size of lots, and other developmental restrictions such as height and setback requirements. iv. Group homes and day care centers; The zone's location next to a busy, four -lane highway makes the zone ill -suited for both. v. Planned unit developments; Due to the size of existing lots and restrictions on developmental scale and height, these are either impossible or commercially unviable (refer below). While Moab has a critical shortage of housing, the zone has only been suitable for single -story, one - family and two-family dwellings because of the zone's restrictive height limits. No housing has been developed in the zone since its inception. b) The C-1 height restriction is the lowest of any zone in the City. Currently, "no building or structure shall exceed eighteen feet in height". 1) The current restriction effectively limits all commercial and residential buildings to a maximum of one-story; or a ground floor with a loft. 2) The City's Comprehensive Plan promotes mixed -use development and construction that limits urban sprawl. Amending the zone's height restriction to allow construction of two-story buildings with capacity for mixed -use development - including commercial on the ground floor and much -need, long-term residential above - is entirely consistent with the Comprehensive Plan and the contemporary needs of the City. 3) The current C-1 height limit is 12-feet lower than the 30-feet height limit in the abutting R-2 residential zone. It is 22-feet lower than the 40-feet height limit in the C-4 General Business zone located across the highway. 4) The eighteen (18) feet height limit was introduced in 1997, three years after the zone was enacted (refer Ordinance 97-08, Appendix 4). Additional Zoning Considerations The applicants are fully supportive of any City decision to rezone the C-1 zone to C-2 (Commercial Residential), including preclusion of nightly rental accommodation on these properties. However, if the City were to change the C-1 zone to C-2, the applicants do request that the C-2 size restriction of 2,000 square feet for eating establishments be increased for historic C-1 properties to ensure that: 1. commercially viable eating establishments could be developed; of 2. sufficient scale to provide multiple, longer -term apartments above ground level. APPENDIX 1: ORDINANCE 94-21 CREATING THE C-1 COMMERCIAL -RESIDENTIAL ZONE ORDINANCE 94-21 AN ORDINANCE AMENDING CHAPTER 17 OF THE MOAB MUNICIPAL ORDINANCES CREATING A C-1 COMMERCIAL -RESIDENTIAL ZONE. BE IT ORDAINED BY THE MOAB CITY COUNCIL AS FOLLOWS: That Chapter 17.20 of the Moab Municipal Ordinances shall be amended to read as follows: Sections: 17.20.010 Objectives and characteristics. 17.20.020 Use regulations. 17.20.030 Area, width and location requirements. 17.20.040 Special provisions. 17.20.050 Supplementary regulations. 17.20.010 Objectives and characteristics. A. The objectives in establishing the C-1 commercial -residential zone are to facilitate the development of attractive areas within the City that allow the mixing of compatible commercial and residential uses; to provide a buffer zone between residential and more intensive commerical uses; and to facilitate the orderly expansion of commercial uses on lots that lie adjacent to commercial zones. B. The C-1 commercial -residential zone is characterized by attractive and well -maintained commercial and residential buildings set back from public streets and surrounded by landscaped yards. In order to accomplish the objectives and purposes of this title and to stabilize and protect the essential characteristics of the zone, the regulations set out in this chapter shall apply in the C-1 commercial -residential zone. 17.20.020 Use regulations. The following uses shall be permitted in the C-1 commercial -residential zone upon compliance with requirements set forth in this title: 1. Retail establishments, wholesale establishments and craft shops that are less than 3,000 square feet (wholesale establishments with stock on premises but excluding establishments whose principal activity is that of a storage warehouse; retail establishments excluding convenience stores, services stations and other similar drive through and high traffic uses.); 2. Office buildings, clinics and utility buildings excluding service yards and drive through services; 3. One -family and two-family dwellings, apartment houses and court apartments; 4. Funeral establishments, mortuaries and churches; 5. Gymnasium or physiculture establishments; 6. Home occupations (adhering to the conditions of the home occupation ordinance); 7. Bed and breakfast facilities (adhering to the conditions of the bed and breakfast ordinance); 8. Schools, hospitals, public buildings and public parks; 9. Signs 10. Rest homes and day care centers; 11. Green houses and nurseries; 12. Planned unit developments; 13. Other uses similar to the foregoing uses which are ruled by the planning commission to be in harmony with the intent of this zone. 17.20.030 Area, width and location requirements. Area, width and location requirements shall be the same as for dwellings in the R-3 zone for both commercial and residential buildings (except buildings shall be permitted to be restored or constructed on nonconforming lots of record). 17.20.040 Special provisions. A. A strip of land at least fifteen feet in width adjacent to all public streets shall be landscaped as set forth in Sections 17.09.360 (Landscaping --Required) and 17.09.370 (Landscaping-- Specifications) of this title, except for permitted driveways. B. No dust, odor, smoke, vibration or intermittent glare or noise shall be emitted which is discemible beyond the premises, except for normal traffic movements. C. Storage of all merchandise, material and products shall be carried on within a building or within an area enclosed with a sight -obscuring fence or wall, except for vehicles in running order. D. All off-street parking shall be hard -surfaced. 17.20.050 Suppl�rimentary regulations. See also Supplementary Requirements and Procedures Applicable Within Zones (Chapter 17.09 of this title). This Ordinance shall take effect immediately upon passage. DONE IN OPEN COUNCIL this 22nd day of November , A 994. Thomas A Stocks, Mayor of Moab City APPENDIX 2: MOAB ZONING MAP J� Ns \\Colorado River 1 Inch = 118 Mile City of Moab Official Zving Map • 6 w.�. me City of Moab Official Zoning Map Legend a, 11111 ea ®� p Mw., = 4z o" 'M G �u tr =F. - She Cf Csu�tl pa,... OOw Wparo. j APPENDIX 3: ORDINANCE 2004-04 ORDINANCE #2004-04 AN ORDINANCE AMENDING SECTION 17.20.020.13 OF THE MOAB MUNICIPAL CODE TO ALLOW BANKS AND CREDIT UNIONS IN THE C-1 COMMERCIAL ZONE WHEREAS, the Moab City Council on advice of the Moab Planning Commission deems that an amendment to the Moab Municipal Code to allow banks and credit unions in the C-1 Commercial Zone is appropriate. NOW THEREFORE, Section 17.20.020.13 of the Moab Municipal Code is to be amended to allow banks and credit unions in the C-1 Commercial Zone. Passed and adopted by action of the Goveming Body of the City of Moab in open session this 7th day of September, 2004. Attest: Mayor David L. Sakrison 6(-12 CW(J10 Rachel Ellilon City Reforder APPENDIX 4: ORDINANCE 97-08 RESTRICTING HEIGHT TO 18-FEET ORDINANCE 97-08 AN ORDINANCE AMENDING SECTION 17.20.040, OF CHAPTER 17.20, TITLE 17, OF THE MOAB MUNICIPLE ORDINANCE REGARDING HEIGHT RESTRICTIONS OF BUILDINGS. BE TT ORDAINED BY THE CITY COUNCIL AS FOLLOWS: That Chapter 17.20.040, of the Moab Municipal Ordinances shall be amended to read as follows: 17.29.40 Special provisions: A. A strip of land at least fifteen feet in width adjacent to all public streets shall be landscaped as set forth in Sections 17.09.360 (Landscaping —Required) and 17.09.370 (Landscaping —Specifications) of this title, except for permitted driveways. B. No dust, odor, smoke, vibration or intermittent glare or noise shall be emitted which is discemible beyond the premises, except for normal traffic movements. C. Storage of all merchandise, materials and products shall be carried on within a building or within an area enclosed within a sight -obscuring fence or wall, except for vehicles in running order. D. All off-street parking shall be hard -surfaced. E. No building or structure shall exceed eighteen feet in height. PASSED, ADOPTED AND APPROVED by the City Council of the City of Moab in open session this 25th day of March , 1997. This Ordinance shall take effect immediately upon passage. DONE IN OPEN COUNCIL this 25th , day of March , A.D., 1997. Thomas A. Stocks Mayor of Moab City ATTEST: I andra E.Beauregard Acting Recorder of Moab City cmc�RRE Moab City Council Agenda Item Meeting Date: March 12, 2019 Title: Resolution No. 17-2019: A Resolution Approving the Final Plat for the MAPS Subdivision and Approving a Subdivision Improvements Agreement for Public Improvements, as Favorably Referred to Council by the Planning Commission Disposition: Discussion and possible action Staff Presenter: Sommar Johnson, Development Services Coordinator Attachment(s): - Attachment 1: Proposed Resolution #17-2019 - Attachment 2: MAPS Subdivision Improvements Agreement - Attachment 3: MAPS Final Plat - Attachment 4: Aerial(s) Recommended Motion: I move to adopt Resolution #17-2019 approving the Subdivision Improvements Agreement and Final Plat for the MAPS Subdivision as Referred to Council by the Planning Commission Background/Summary: The Planning Commission reviewed the final plat for this two -lot minor subdivision on March 8, 2018. The proposed minor subdivision creates a 1.64-acre lot that will serve as the first phase of the project. The intention of the Housing Authority is to construct 36 units of affordable senior apartments through a Low Income Housing Tax Credit application. The remaining 7.8 acres are still owned by the Canyonlands Healthcare Special Service District and reserved for future development. A right-of-way dedication of approximately two hundred fifty (250) feet in length and fifty (50) feet in width is required for access to the property. The street, curb, gutter, and sidewalk will be constructed to City standards for streets. An easement for a temporary turnaround, as noted on the plat, has been granted by the District to HASU. The two proposed lots satisfy the dimensional requirements of the R-4 Zone; minimum lot size of five thousand (5,000) square feet for single family and two-family development and a minimum of one thousand eight hundred (1,800) square feet per unit for three-family dwellings and above. MMC Section 16.20 discusses the required improvements such as sewers, storm water, and streets that are constructed to serve the proposed uses as part of the subdivision approval. In this case, the street improvements, utility extensions, appropriate grading, and storm water controls will need to be completed as part of the overall improvement project. Applicable Code Moab Municipal Code (MMC) Title 16.00, Subdivisions, applies to this application. Chapter 16.16, Final Plats lists the items required for review and approval of the subdivision. A Subdivision Improvements Agreement (SIA) is included with the final plat for review and approval by City Council. This document discusses the salient features of the project, the necessary improvements and costs associated with their construction, and the required financial guarantee and warranty amount. The applicants will post the necessary financial guarantee amount in order to record the final plat and begin construction on the necessary public improvements. All public improvements are subject to inspection and approval by the City and require written acceptance by the City Engineer prior to release of the financial guarantee. CITY OF MOAB RESOLUTION NO. 17-2019 A RESOLUTION APPROVING THE FINAL PLAT FOR THE MAPS SUBDIVISION AND APPROVING A SUBDIVISION IMPROVEMENTS AGREEMENT FOR PUBLIC IMPROVEMENTS, AS FAVORABLY REFERRED TO CITY COUNCIL BY THE PLANNING COMMISSION The following describe the intent and purpose of this resolution: a. Benjamin Riley, Executive Director, representing the Housing Authority of Southeastern Utah ("HASU"), with offices at 321 E. Center Street, Moab Utah 84532, and as owner of record ("Owner") of a parcel consisting of 1.64 acres referred to as the MAPS Subdivision and more particularly described as follows: PARCEL 1, MAPS SUBDIVISION, LOCATED IN THE NW 1/4 OF SECTION 1, T26S, R21E, SLB&M, ACCORDING TO THE OFFICIAL PLAT THEREOF. EXCEPTING therefrom any minerals, coal, carbons, hydrocarbons, oil, gas, chemical elements and compounds whether in solid, of liquid, or gaseous form, and all steam and other forms of thermal energy that have been previously reserved or transferred in prior documents; and b. Owner applied for the approval of the proposed the MAPS Subdivision to create a 1.64-acre parcel for the development of a senior living facility on the described property; and c. The proposed residential uses are permitted uses in the R-4 Residential Zone as indicated in Moab Municipal Code (MMC) Chapter 17.51.020; and d. Owner provided the City of Moab with the necessary documents, plans and drawings to complete the application for review of the subdivision as required MMC Title 16.00, Subdivisions; and e. The City of Moab Planning Commission ("Commission") reviewed the final plat in a regularly scheduled public meeting for compliance with the requirements of the pertinent Moab Municipal Code chapters on March 8, 2018, and found that the proposal has met or can meet the requirements of the Moab Municipal Code; and f. Owner is required to construct certain public improvements as described in the Improvements Agreement submitted as part of this application for Final Plat; and g• The Moab City Council ("Council") reviewed the Final Plat of the MAPS Subdivision and the Improvements Agreement in a regularly scheduled pubic meeting on March 12, 2019; and h. Council agrees with the Planning Commission and Staff recommendations for approval of the Final Plat application. NOW, THEREFORE, be it resolved by the Moab City Council, that adoption of Resolution #17-2019 approves the submitted Final Plat for the MAPS Subdivision and the Council directs the Mayor to sign the Improvements Agreement. PASSED AND APPROVED in open Council by a majority vote of the Moab City Council on the 12th day of March 2019. SIGNED: Emily S. Niehaus, Mayor ATTEST: Rachel Stenta, Recorder SUBDIVISION IMPROVEMENTS AGREEMENT For MAPS Subdivision The City of Moab, a Utah municipality (hereinafter "CITY"), and the Housing Authority of Southeastern Utah (HASU) (hereinafter "SUBDIVIDER") mutually referred to as the "Parties", do hereby enter into the following Agreement, pursuant to Moab Municipal Code (hereinafter: "City Code") Section 16.20, to cover the installation of subdivision improvements required by City Code (hereinafter: the "Required Improvements"). I. RECITALS. A. The City Planning Commission, after following all required procedures and meeting notice requirements, recommended approval of the Final Plat for the MAPS Subdivision to the Moab City Council on February 22, 2018. B. The Moab City Council, as the land use authority for Subdivision Final Plat approval, approved the Final Plat for the MAPS Subdivision (hereafter "the Subdivision" or "the Plat") at its regular City Council meeting on March 12, 2019. C. Subdivider has submitted to City for its review construction plans and specifications entitled MAPS SENIOR HOUSING (sheets C0.0—C4.6 inclusive, dated 1-9-2019, and approved by the City Engineer), having been prepared by Goff Engineering and bearing the stamp of Robert Sean Harries, a licensed Professional Engineer (hereinafter: the "Construction Plans"). Said plans show in sufficient detail the Required Improvements for the Subdivision. D. The Construction Plans have been reviewed and approved subject to such modifications as may have been specified by each of the following entities: (i) The City Engineer with respect to site grading, pathway, street, and storm water drainage improvements, (ii) The City Public Works Director with respect to culinary water improvements if provided by the City, storm water drainage improvements, parking improvements, and access improvements. II. AGREEMENT IN CONSIDERATION OF THE ABOVE RECITALS, THE PARTIES HEREBY AGREE AS FOLLOWS: 1. Covered Property. The real property subject to this Agreement (hereinafter; the "Property") is described as follows: PARCEL 1, MAPS SUBDIVISION, LOCATED IN THE NW 1/4 OF SECTION 1, T26S, R21 E, SLB&M, ACCORDING TO THE OFFICIAL PLAT THEREOF. EXCEPTING therefrom any minerals, coal, carbons, hydrocarbons, oil, gas, chemical elements and compounds whether in solid, of liquid, or gaseous form, and all steam and other forms of thermal energy that have been previously reserved or transferred in prior documents. 2. Payment of Fees; Approved Land Uses. Subdivider agrees to pay all in -effect City fees applicable to the Subdivision, including but not limited to, impact fees, connection fees, building permit fees, and applicable inspection fees. Applicable fees shall be calculated and paid according to City policy. a. The uses permitted in the Subdivision shall correspond with the uses authorized for the R-4 Zone under the Moab Municipal Code and other applicable ordinances. The configuration of the Subdivision and the uses therein shall conform to the Construction Plans, Exhibit 1 attached, and the Final Plat, as set forth in Exhibit 2, attached. 3. Required Improvements. Subdivider shall construct all of the improvements to the property shown on the Construction Plans, and as described in the Subdivision Improvement Schedule attached as Exhibit 1 (the Required Improvements). Required Improvements shall include the public improvements shown on the Construction Plans, including but not limited to the following: (a) Site clearing and removal of obstructions (b) General site grading (c) Site utilities including but not limited to culinary water and sanitary sewer, gas and power (d) Streets, curb & gutter, and sidewalks (e) Street signage and lighting (f) Storm water drainage facilities 4. Improvements to be Completed in Conformance with Construction Plans. Improvements shall be completed in conformance with the approved Construction Plans. All changes to the Construction Plans must be authorized in writing by the City Engineer. In addition, all improvements shall be completed in conformance with the City of Moab Public Improvement Specifications and all state and federal regulations as applicable. Where discrepancies occur between the Construction Plans and the listed reference standards, the reference standard shall prevail. 5. Timeline for Completion. Construction of all Required Improvements for Property shall be completed within two years from the date of this agreement. A reasonable extension of time for the completion of improvements may be granted, at the discretion of the City Council, upon a showing by the Subdivider that there is good cause for an extension and that the work has been diligently prosecuted from the date of this Agreement. 6. Acceptance of Improvements, Warranty. All work shall be subject to quality assurance testing and inspection as specified in the Construction Plans and/or applicable reference standards. Subdivider or Suvdivider's authorized representative shall provide 48 hours minimum notification to City as applicable when inspection is required. The costs associated with such testing and inspection shall be the responsibility of Subdivider. (a) Upon satisfactory completion of improvements as evidenced by inspection & testing as applicable, all water and sewer mains and all street and public pathway improvements shall be dedicated to City. (b) Subdivider warrants that all public improvements dedicated to City shall be constructed in a workmanlike manner and in accordance with approved plans and specifications, and that all such improvements shall be free of defects in materials and workmanship for a period of one (1) year from the date of acceptance by City. (i) Subdivider shall promptly repair or replace any defective work following receipt of written notice under this warranty from the City. (ii) Subdivider additionally warrants that all public improvements shall be delivered free and clear of any lien or encumbrance. 7. Posting of Performance Bond, or Placement of Funds in Escrow. Contemporaneous with the execution of this agreement, the Subdivider shall post a performance bond, in a form acceptable to the City Manager, or place funds in escrow, for the use and benefit of the City and/or any subcontractors, laborers, or suppliers providing labor or materials for construction of Public Improvements. The bond or escrow account shall be in an amount of TWO HUNDRED FIVE THOUSAND TWO HUNDRED EIGHTY TWO DOLLARS which equals one hundred ten percent (110%) of the estimated cost of all Public Improvements. Said cost estimate shall be approved by the City Engineer and is shown in Exhibit 3 hereto. Escrow accounts may be held under the auspices of the City Treasurer or a private escrow agent approved by the City. Any fees charged by a private escrow agent to perform the services outlined herein shall be paid by the Subdivider. The City Manager may approve the use of a combination of an escrow account and performance bond. Letters of credit from an approved financial institution may be approved in lieu of a performance bond. 8. Partial Releases of Performance Guaranty. No partial releases of the performance guaranty shall be permitted for partial completion of the work. 9. Final Release of Performance Guaranty. Upon completion of all Required Improvements in accordance with the approved Construction Plans, Subdivider may request that the performance guaranty be released. (a) In order for Subdivider to receive final release, the following shall be presented to City: (i) A completed Final Release Form supplied by City and signed by Subdivider. Said form shall include Subdivider's certification of warranty for the completed improvements. (ii) Copies lien waivers/releases from all contractors who performed work on the project and all suppliers who supplied materials that were incorporated into the work. (iii) Written certification by Subdivider that all outstanding charges for the Improvements have been paid and that there are no liens, encumbrances, or other restrictions on the Improvements. (b) Upon acceptance of a complete request for final release, the City Public Works Director shall verify that all Required Improvements are complete and in accordance with the approved Construction Plans and Final Plat. (c) Upon written certification from the City Manager that Subdivider has completed all of the required public and other Subdivision improvements in accordance with this Agreement, and that there are not liens, encumbrances or other restrictions on the Improvements, and that such Improvements have been inspected and approved by the City Public Works Director and the City Engineer, the City Council shall execute a resolution verifying the acceptance of the Improvements and authorizing the release to the Subdivider of the Deed of Trust on the Pledged Property. 10. City's Use of Performance Guaranty upon Default. Upon written certification by the City Manager that the Subdivider has failed to perform its obligations under this Agreement, within the time period set forth in this Agreement, and if City intends to proceed with the task of installing any or all of the Required Improvements covered by this Agreement, the City may elect to declare and record a Notice of Default pursuant to the Deed of Trust, and as authorized by U.C.A. 57-1-24. The property subject to the Deed of Trust shall then be sold at a public sale in the manner provided by law. The amount of indebtedness subject to satisfaction under the Deed of Trust shall be the balance, at the time of sale, of all costs of construction/completion of all Improvements required under this Agreement, together with sums owing under this Agreement and the terms of the Deed of Trust, up to the indebtedness limit specified in the Deed of Trust. Nothing herein shall be construed to abrogate any right on the part of the City to pursue a deficiency judgment, as provided by law. 11. Zoning Compliance. Certificates of Occupancy for structures within the Property shall only be issued upon satisfactory completion and acceptance of all Required Improvements as stipulated herein. In no case shall a Certificate of Occupancy be issued, nor shall any structure be occupied, prior to the completion of all Required Improvements and the satisfaction of zoning requirements for a given lot. The occupying of any structure without a Certificate of Occupancy shall constitute Default as provided for herein. 11. Default, Remedies, Lapse of Plat. All provisions of this Agreement are material and any violation is grounds for declaration of Default. Prior to invoking any remedies for Default under this Agreement City shall deliver written notice to the Subdivider describing the act, event, or omission constituting same, and allowing Subdivider a period of not less than thirty (30) days in which to cure or abate the violation. Cure within that period reinstates this Agreement. (a) Upon declaration of Default, City may exercise any remedies for violation available under City ordinances or Utah statutes, including, without limitation, foreclosing upon the Deed of Trust; withholding building permits or certificates of occupancy/zoning compliance; an action to enjoin or abate zoning violations; recording of a lapse of plat, in whole or in part; and any other remedies available at law or equity, including specific performance or injunctive relief. (b) The recording of a lapse of plat by City shall result in the reversion of the approval of the Subdivision. A lapse of plat shall terminate all previous approvals and result in the elimination of platted lots for the affected property. 12. General Provisions. This Agreement shall be binding on and inure to the benefit of the successors and assigns of Subdivider in the ownership or development of all or any portion of the Property. Assignment of this Agreement shall require the mutual approval of the City and the proposed assignee, in writing. . a. This Agreement is the product of mutual bargaining. All terms shall be construed in accordance with their plain meaning, regardless of the extent to which either party participated in the drafting. b. Failure of a party to exercise any right under this Agreement shall not be deemed a waiver of any such right, nor shall any course of dealing or previous action or inaction be deemed a waiver of any rights or claims arising with respect to later or subsequent breaches, acts or omissions. c. The term "Agreement" includes this Improvements Agreement, all exhibits hereto, the Final Plat/Plan for the subdivision, and all related design drawings, which documents shall constitute the sole and complete Agreement between the parties. The Agreement shall supersede all prior Agreements or representations, however evidenced. No modifications to any of the terms of this Agreement shall be binding, unless reduced to writing and lawfully executed by both parties. d. The place of performance of this Agreement is Grand County, Utah. In the event of any legal dispute concerning the subjects of this Agreement, the parties agree that the exclusive venue in the Seventh Judicial District Court, Grand County, Utah. In any such proceeding arising under this Agreement, regardless of the denomination of the legal claims, the parties waive trial to a jury on all claims and agree that the action shall be tried to the court. e. In any legal proceeding concerning the terms of this Agreement the substantially prevailing party shall be entitled to recover its reasonable attorney fees and court costs in addition to any other relief authorized herein. f. g• j• This Agreement shall be governed by Utah law. This Agreement does not create any third party beneficiary rights. It is specifically understood by the parties that; (i) the Project is a private development; (ii) the City of Moab has no interest in, responsibilities for, or duty to third parties concerning any improvements to the Property, unless/until the City accepts dedication of public improvements pursuant to this Agreement; and (iii) except as otherwise provided herein, Subdivider shall have full power and exclusive control of the Property. h. The provisions of this Agreement are severable, and if any portion should be held to be invalid or unenforceable, then the remainder of this Agreement shall be construed to be in full force without reference to the invalid provision. i. In the event of any legal dispute concerning this Agreement neither party shall be liable to the other for consequential damages, lost profits, or delay related damages of any kind. All notices under this Agreement shall be given in writing by first class or certified mail, postage prepaid, and delivered to the following addresses: To the City of Moab: City of Moab 217 East Center Street Moab, Utah 84532 Attn: City Manager To SUBDIVIDER: Housing Authority of Southeastern Utah 321 East Center Street Moab, Utah 85432 Attn: Benjamin Riley, Executive Director k. Notice may be delivered to such other parties or addresses as the parties may designate in writing from time to time. 1. Nothing in this Agreement shall be deemed to waive any governmental or other immunity to which the City is entitled under applicable law. IN WITNESS WHEREOF, this Agreement has been executed by the City of Moab, acting by and through the Moab City Council, which has duly authorized execution, and by Subdivider as of the date(s) specified below. CITY OF MOAB: Mayor Emily S. Niehaus Date ATTEST: Rachel E. Stenta City Recorder Date SUBDIVIDER: Housing Authority of Southeastern Utah Benjamin Riley, Executive Director Date STATE OF UTAH COUNTY OF GRAND ) )§ ) The foregoing agreement was executed before me by , this day of , 20. Witness my hand and official seal. My commission expires: Notary Public, State of Utah Address: EXHIBIT 1 i MAPS SENIOR HOUSING HOUSING AUTHORITY OF SOUTHEASTERN UTAH (HASU) MOAB, UTAH PROJECT DESCRIPTION: THE PROJECT IS PROPOSING TO ADD A NEW SENIOR HOUSING FACILITY WITH PARK DRIVE EXTENSION, DRIVEWAY, PARKING AREA, SIDEWALKS, UTILITY EXTENSIONS, AND STORM DRAINAGE INFRASTRUCTURE & RETENTION POND. THE NEW WATER & SANITARY SEWER INFRASTRUCTURE WILL CONNECT DIRECTLY TO EXISTING CITY OF MOAB MAINTAINED INFRASTRUCTURE AS NOTED HEREIN PROJECT NAME: MAPS SENIOR HOUSING PROPERTY ADDRESS: TBD PARK DRIVE, MOAB, UTAH PARCEL(S) ID: 010010113 PROPERTY OWNER. HOUSING AUTHORITY OF SOUTHEASTERN UTAH (HASU) DEVELOPER: HOUSING AUTHORITY OF SOUTHEASTERN UTAH (HASU) PARCEL(S) ZONINQ DESIGNATION: MOAB CITY C--2 & R-2 FLOOD HAZARD STATUS: ZONE X SHEET INDEX SHEET # SHEET TI TLE CO 0 COVER SHEET C1.0 OVERALL SITE PLAN C2.0 ROAD PLAN & PROFILE C21 ROAD CROSS SECTIONS C3.0 SANITARY SEWER PLAN & PROFILE C31 SANITARY SERVICE PLAN & PROFILE C3.2 STORM 1 PLAN & PROFILE C4.0 DETAILS C4 1 DETAILS C4 2 DETAILS C4 3 DETAILS C4 4 DETAILS C4.5 DETAILS C4 6 DETAILS ABBREVIATION LEGEND ABC BOW BVCE BVCS CDOT CEN CL CMP COD CP DIA DIP DMH d sp E EG ELEV EOC EOP ESMT EVCE EVCS EX FES FG FL FO FS GB HMA HP INV LC 2,000 AGGREGATE BASE COURSE FINISH GROUND AT BASE OF WALL BEGINNING VERTICAL CURVE ELEVATION BEGINNING VERTICAL CURVE STATION COLORADO DEPARTMENT OF TRANSPORTAION CENTER CENTERLINE CORRUGATED METAL PIPE CITY OF DURANGO CONTROL POINT DIAMETER DUCTILE IRON PIPE DRAINAGE MANHOLE MEDIAN STONE SIZE EASTING EXISTING GROUND ELEVATION EDGE OF CONCRETE EDGE OF PAVEMENT EASEMENT ENDING VERTICAL CURVE ELEVATION ENDING VERTICAL CURVE STATION EXISTING FLARED ENO SECTION FINISHED GROUND FLOW UNE FIBER OPTIC FINISHED SURFACE GRADE BREAK MOT MIX ASPHALT HIGH POINT INVERT LONG CHORD PROJECT LOCAl10N N 0 2,000 GRAPHIC SCALE 1 "= 2,000' VI CI CITY v AP 4,000 w L LP LPEA LVC MAX MIN MUTCD N PC PE P GL PI PT P V1 R RT RCP R/W SD SDSD SMH SS STA TB TBOC TEMP TOW (TYP) W/ t 0 0 4 �.A I, I PARS JR ' ei ..____ , h,- JE,711 1 ��r i- iviOr-"A 13 I^___ - - �. T `i. . ti ,,i, ✓ r-4 c\D� `' \_\ tiy! C LEFT LOW POINT LA PLATA ELECTRIC ASSOCIATION LENGTH OF VERTICAL CURVE MAXIMUM MI NIMUM MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES NORTHING POINT OF CURVATURE POLYETHYLENE PROFILE GRADE UNE POINT OF INTERSECTION POINT OF TANGENCY POINT OF VERTICAL INTERSECTION RADIUS RIGHT REINFORCED CONCRETE PIPE RIGHT-OF-WAY STORM DRAIN SOUTH DURANGO SANITATION DISTRICT SANITARY SEWER MANHOLE SANITARY SEWER STATION THRUST BLOCKING TOP BACK OF CURB TEMPORARY TOP OF WALL RETAINING TYPICAL WITH APPROXIMATE CENTERLINE IN TERIOR ANGLE DIAMETER f GENERAL GRADING NOTES 1 ALL CONSTRUCTION OF PUBLIC SITE IMPROVEMENTS SHALL BE CONDUCTED PER THE SPECIFICATIONS SET FORTH IN THE UTAH APWA STANDARDS. (COPIES AVAILABLE FROM CITY OF MOAB) 2 CONTRACTOR SHALL BE RESPONSIBLE FOR OBTAINING AN EXCAVATION PERMIT FROM BUILDING DEPARTMENT PRIOR TO COMMENCING CONSTRUCTION ACTIVITIES. ALSO, UTAH BLUE STAKES SHALL BE NOTIFIED PRIOR TO ANY EXCAVATION ACTIVITY 3 STATE AND LOCAL REGULATIONS PROHIBIT FUGITIVE DUST FROM EXITING SITE AS A RESULT OF CONSTRUCTION ACTIVITIES. IN ORDER TO CONTROL FUGITIVE DUST, THE FOLLOWING CONSTRUCTION PRACTICES SHALL BE FOLLOWED UMIT THE AMOUNT OF DISTURBED AREA ACTIVELY BEING WORKED, DO NOT ENGAGE IN GRADING ACTIVITIES ON WINDY DAYS, USE WATER TO WET DOWN DISTURBED AREAS FREQUENTLY, MOISTURE CONDITION ALL FILL MATERIAL PRIOR TO PLACING AND PLACE IN COMPACTED LIFTS NOT EXCEEDING 12" IN THICKNESS, ESTABLISH VEGETATION ON FRESHLY GRADED SURFACES AS SOON AS PRACTICALLY POSSIBLE. 4 OWNER SHALL BE RESPONSIBLE FOR THE COORDINATION AND COST OF PROVIDING ALL CONSTRUCTION SURVEYING 5 ALL VEGETATIVE COVER THAT IS REMOVED DURING GRADING PROCESS SHALL BE DISPOSED OF AT LANDFILL UNLESS PERMISSION TO BURN ON -SITE IS GRANTED BY OWNER AND A BURN PERMIT IS OBTAINED FROM THE DEPARTMENT OF HEALTH. 6 ON -SITE BORROW MATERIAL MAY BE USED AS FILL TO ACHIEVE THE SUBGRADE ELEVATIONS SHOWN ON THE PLANS THE MATERIAL SHALL BE FREE OF ORGANIC MATERIAL AND ROCKS LARGER THAN 8" IN DIAMETER AND SHALL BE PLACED IN 12" MAX. LOOSE UFTS, MOISTURE CONDITIONED TO f3% OF OPTIMUM, AND COMPACTED TO THE FOLLOWING SPECIFICATION (AS DETERMINED BY STD. PROCTOR ASTM D-698) 6 1 FILL UNDER PAVEMENT. STRUCTURES, AND ALL RIGHT OF WAY (ROW) - AT LEAST 95% OF M D D 6 2 FILL UNDER LANDSCAPED AREAS - AT LEAST 90% OF M D D 7 ALL FILL MATERIAL PLACED ON THE SITE SHALL BE FIELD TESTED FOR COMPLIANCE WITH THE COMPACTION CRITERIA. EACH LIFT SHALL BE TESTED AT 1 TEST PER 1,000 SO FT FOR AREAS UNDER STRUCTURES, 1 TEST PER 1,000 LIN FEET FOR AREAS WITHIN RIGHT OF WAY. AND 1 TEST PER EVERY 2,000 SO FT FOR LANDSCAPED AREAS THE TESTING SHALL BE ARRANGED BY THE OWNER AND CONDUCTED AT THE OWNERS EXPENSE, HOWEVER THE CONTRACTOR SHALL BE RESPONSIBLE FOR COORDINATING THE SCHEDULING OF THE TESTING PRIOR TO THE PLACEMENT OF ANY FILL, THE AREA TO RECEIVE FILL SHALL BE STRIPPED OF ALL VEGETATION AND ROOTS TO A MIN. DEPTH OF 4 INCHES THE AREA SHALL THEN BE SCARIFIED TC] A DEPTH OF 8 INCHES, Mr.ISTURED CONDITIONED. AND COMPACTED. 9. FiNAL YARD GRADING TO MAINTAIN EXISTING GRADING TOPOGRAPHY & VEGETATI N TO EXTENT POSSIBLE 10. CONTRACTOR SHALL OBTAIN AN UPDES PERMIT FROM UTAH STATE DEPARTMENT CS ENVIRONMENTAL QUALITY PRIOR TO COMMENCEMENT. 8. GENERAL WATER AND SEWER NOTES. 1. ALL UTIUTY INSTALLATIONS TO BE PERFORMED IN ACCORDANCE WITH THE SPECIFICATIONS OF THE UTAH APWA, AS APPLICABLE. ALL WATER AND SEWER LINES MUST BE TESTED AND APPROVED PRIOR TO ROAD CONSTRUCTION. ALL WATERUNE INSTALLATIONS SHALL CONFORM TO THE SPECIFICATIONS OF THE UTAH STATE DEPARTMENT OF ENVIRONMENTAL QUALITY (DEQ). ALL SEWER LINE INSTALLATIONS SHALL CONFORM TO THE SPECIFICATIONS OF UTAH APWA, AND UTAH DEO 2. THE LOCATION OF EXISTING BURIED UTIUTIES SHOWN ON THIS PLAN ARE INTENDED FOR CONTRACTOR'S BIDDING REFERENCE ONLY. CONTRACTOR SHALL BE RESPONSIBLE FOR HAVING ALL BURIED UTILITIES LOCATED PRIOR TO CONSTRUCTION AND SHALL NOTIFY ENGINEER IF CONFLICTS ARE ENCOUNTERED 3. WATER LINES SHALL BE SANITIZED AND FLUSHED PER STATE OF UTAH SPECIFICATIONS AND LABORATORY TEST RESULTS FURNISHED TO CITY OF MOAB FOR THEIR APPROVAL PRIOR TO PLACING LINES IN SERVICE. 4. ALL WATER MAINS SHALL HAVE AT LEAST 48 IN. COVER OVER THE TOP OF THE PIPE. 5 "MEGA -LUG" TYPE CONNECTORS SHALL BE USED AT ALL JOINTS IN WATER MAINS WHERE A CHANGE OF DIRECTION OCCURS 6 LIVE TAP INTO EXISTING WATER MAIN SHALL BE CONDUCTED BY CITY OF MOAB PERSONNEL OR THE DESIGNATED CONTRACTOR. PROJECT CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING THE NECESSARY FITTINGS AND SHALL PROVIDE EXCAVATION AND BACKFILL. CONTRACTOR SHALL COORDINATE ACTIVITIES WITH THE CITY OF MOAB 7 ALL BENDS IN WATER MAIN SHALL HAVE CONCRETE THRUST BLOCKING PER APWA STANDARD DETAIL 8 WATER PIPE TO BE AWWA C-900 DR 18 WATER PIPE COMPLYING WITH ASTM -2241 SERVICE PIPE TO BE AWWH C-901, CL200 HDPE. FITTINGS TO BE AWWA C-110 CI OR DI, OF MECHANICAL JOINT TYPE (MEGA -LUG) SERVICE SADDLES TO BE OF BRONZE CONSTRUCTION FOR PLASTIC PIPE (MUELLER M13481 OR EQUAL) GATE VALVES TO BE AWWA C-500 WITH STEEL VALVE BOX AND LID EMBOSSED "WATER". FIRE HYDRANTS TO BE AWWA C-502 (MUELLER CENTURION SUPER 200 A423) CORPORATION STOPS TO BE MUELLER H 15029 OR EQUAL. 9 WATER UNE TO BE DISINFECTED PER AWWA C-651-99 AND PRESSURE TESTED PER AWWA C-600-99 PRIOR TO COMMISSIONING 10 EXISTING SEWER MAINS TO BE FLUSHED THOROUGHLY PRIOR TC2 TIE-IN. 11 SEWER PIPE AND FITTINGS TO BE ASTM D-3034 CCMPUANT, SEWER PIPE TO BE OF ASTM-D1784 MATERIAL. GASKETS TO ASTM D-1869 SEWER MANHOLES TO BE ASTM C-76 COMPLIANT WITH ASTM C-443 BOOTS, AND ASTM A-48 LIDS AND RINGS UDS TO BE EMBOSSED "SEWER" 12 SEWER LINE TO BE DISPLACEMENT AND PRESSURE la TED PER AWWA C-600-99 PRIOR TO USE 13 BELLED ENDS OF WATER AND SEWER MAIN PIPES SHALL BE ORIENTED TOWARDS THE UPHILL END OF THE PIPELINE BE GENERAL STORM DRAIN NOTES 1 RETENTliIN POND SHALL BE CONSTRUCTED TRUE AND ArCURATELY AS PER THESE DRAWINGS ONSITE BORROW MATERIAL MAY BE USED PROVIDED THAT IT IS FREE OF ORGANIC MATERIAL AND ROCKS LARGER THAN 8" IN DIAMETER MATERIAL SHALL 8E PLACED IN 12" MAX LIFTS, MOISTURE TREATED AND COMPACTED TO 95% MOD. MINIMUM UFTS SHALL BE TESTEC FOR COMPACTION AT 1 TEST PER 1000 SO FT GENERAL CONSTRUCTION NOTES 1 CONTRA•=TOR TO VERIFY AUGNMENT, CENTERUNE AND ALL APPLICABLE DATA FROM THESE AND OTHER ENGINEERING DRAWINGS BEFORE CONSTRUCTION 2 THE TYPE, SIZE, LOCATION AND NUMBER OF ALL KNb�iWN UNDERGROUND UTILITIES ARE APPROXIMATE WHEN SHOWN ON THE DRAWINGS IT SHALL BE THE RESPONSIBIUTY OF THE CONTRACTOR TO VERIFY THEIR EXISTENCE AND LOCATION OF ALL UNDERGROUND UTILITIES ALONG THE ROUTE OF THE WORK BEFORE COMMENCING NEW CONSTRUCTION. THE CONTRACTOR SHALL BE RESPONSIBLE FOR UNKNOWN UNDERGROUND UTILITIES 3 ALL EXISTING SITE IMPROVEMENTS INCLUDING LANDS,: APING WHICH ARE DAMAGED DUE TO CONSTRUCTION OF THIS PROJECT, SHALL BE REPAIRED / REPLACED PRIOR TO AC EPTANCE E F COMPLETED IMPROVEMENTS 4 ALL TRAFFIC CONTROL DEVICES & SIGNS MUST BE IN CONFORMANCE WITH THE MANUAL ON UN FARM TRAFFIC CONTROL DEVICES (2009) 5 PRIOR TO ANY CONSTRUCTION ACTIVITIES THAT FALL WITHIN A PUBLIC RIGHT-OF-WAY, THE CONTRACTOR SHALL BE RESPONSIBLE FOR NOTIFYING THE APPROPRIATE PUBLIC ENTITY AND OBTAINING ENCROACHMENT PERMITS IF REQUIRED 6 ALL UTAH APWA CONSTRUCTION STANDARDS SHALL APPLY, AS APPLICABLE CLARIFICATION DUE TO CONFLICT SHALL BE MADE BY THE PROJECT ENGINEER AND/OR THE CITY ENGINEER, AS APPLICABLE GENERAL CONCRETE AND PAVEMENT NOTES I. ALL CONCRETE USED FOR EXTERIOR FLAT -WORK AND CURB & GUTTER SHALL HAVE MN 400{ PSI 28-DAY COMPRESSIVE STRENGTH, W/ 4 x-8 % ENTRAINED AIR 2 ALL CONCRETE SHALL BE PLACED AT A MAX.MUM SLUMP OF 5 IN (5"). IF GREATER WORKABIUTY IS DESIRED A WATER -REDUCING ADMIXTURE SHOULD BE USED 3 ALL CONCRETE SHALL BE TREATED WITH A SYNTHETIC. MEMBRANE -TYPE CURING COMPOUND IMMEDIATELY AFTER FINISH NG 4 SAWCUT CONTROL JOINTS SHALL BE PLACED IN ALL FLAT CONCRETE AS SOON AS THE CONCRETE IS HARD ENOUGH TO SAW W/OUT RAVELING SAW CUTS SHALL BE AT LEAST 1k," DEEP AND SHALL BE SPACED ACCORDING TO THE FOLLOWING SCHEDULE • 5" PAVEMENT SLAB - 10 0 C EACH WAY 5 GROOVED CONTROL JOINTS SHALL BE PLACED IN ALL FORMED CONCRETE AT TIME OF POUR GROOVES SHALL BE AT LEAST 1" DEEP AND SHALL BE SPACED ACCORDING TO THE FOLLOWING SCHEDULE: 4" SIDEWALK SLAB - 8' 0 C CURB AND GUTTER - 10' 0 C ON STRAIGHT RUNS & 4' 0 C AROUND CURVES 6 ISOLATION/EXPANSION JOINTS SHALL BE INSTALLED WHEREVER NEW CONCRETE IS PLACED AGAINST EXISTING CONCRETE SAID JOINTS SHALL BE OF 1/2 " THICK EXPANSON MATERIAL (CRUSH BOARD) AND BE ACCOMPLISHED BY EXTENDING THE FULL DEPTH OF THE NEW WORK 7 ALL EXTERIOR CONCRETE SHALL BE FINISHED WITH A LIGHT -BROOM FINISH. Legend of Civil Features Existing Features — —5W— — —EW VIA 24D IPR P —,1HP- — T — — —OH LINETYPES WATER MAIN (SIZE NOTED) SEWER MAIN (SIZE NOTED) SEWER FORCEMAIN STORM CULVERT (SIZE NOTED) IRRIGATION UNDERGROUND POWER OVERHEAD POWER UNDERGROUND FIBER OPTIC UNDERGROUND TELECOMM OVERHEAD TV/TELE WATERCOURSE FLOWLINE UNDERGROUND GAS FENCE/GEOTEXTILE FABRIC PAVEMENT EDGE GRAVEL/DIRT ROAD RAILROAD TRACK GUARDRAIL ROCK WALL /Nr- STRUCTURAL RETAINING WALL r — SAWCUT LINE STORM DRAIN CATEGORY CULVERT END SECTION I� INLET TYPE 'R' INLET GENERAL/AREA DRAIN Ei INLET TYPE 'D'/TYPE 'C' STORMDRAIN MANHOLE ELECTRIC CATEGORY ELECTRIC TRANSMISSION TOWER TRANSFORMER ELECTRIC PEDESTAL/VAULT POWER MANHOLE ELECTRIC METER ELECTRIC OUTLET TRANSFORMER ON POLE POLE MOUNTED STREET LiGHT HIGH MAST LIGHT LUMINAIRE (MISC) UTILITY POLE UTILITY POLE ANCHOR TRAFFIC SIGNAL CATEGORY TRAFFIC SIGNAL POLE W/ MAST ARM C� L� TRAFFIC SIGNAL CONTROL PANEL PEDESTRIAN POLE GAS/OIL CATEGORY GAS WELLHEAD GAS VALVE GAS METER GAS VAULT/RISER PROPANE TANK _N-J.—A —A- r•:I x WATER CATEGORY WATER MANHOLE — WELLHEAD BLOW OFF ASSEMBLY WATER METER FIRE HYDRANT WATER VALVE HOSE BIB / YARD HYDRANT PUMP SANITARY SEWER CATEGORY SEWER MANHOLE SEWER CLEANOUT SEPTIC TANK DITCH/WATERWAY CATEGORY CHECK DAM DIVERSION BOX FLUME FLOW GAUGE HEADGATE SPRING WETLAND AREA WATERWAY MISC (SEE NOTE) FENCE CATEGORY POST/BOLLARD FENCE GATE GEOLOGY CATEGORY TEST HOLE BOULDER MINE SHAFT ROADWAY CATEGORY GUARDRAIL END SECTION LANDSCAPE/CAMPING CATEGORY CONIFEROUS TREE (DIA NOTED) DECIDUOUS TREE (DIA. NOTED) SHRUB/VEGETATION LIMIT SWING SET TEETER TOTTER JUNGLE GYM BENCH/TABLE GRILL/FIRE RING SPRINKLER HEAD IRRIGATION VALVE MISCELLANEOUS TOPO CATEGORY WASTE SITE/GRAVE ARCH SITE/AREA OF CONCERN MISC.POINT (SEE DESCRIPTION) CAMPSITE MAILBOX RAILROAD CATEGORY r I RR SIGN/SIGNAL/SWITCH STRUCTURE CATEGORY # BRIDGE DRAIN/COLUMN TELECOMMUNICATION CATEGORY TELECOMM RISER TELECOMM MANHOLE/VAULT ANTENNAE SIGN CATEGORY SIGN (GENERAL) SIGN (CLASS 1 OR 2) SIGN (CLASS 3) BILLBOARD DELINEATOR SIGN W/ BEACON SURVEY CATEGORY ® RIGHT OF WAY MARKER AERIAL PANEL POINT ® CONTROL MONUMENT (HARN) BENCHMARK SECTION CORNER • PROPERTY PIN • USGS MARKER • NOAA MARKER 41* BLM MARKER WITNESS CORNER TOWNSHIP CORNER • CONTROL MONUMENT FEDERAL • CONTROL MONUMENT LOCAL/PLSS • TRACT CORNER PROPOSED FEATURES 4 ��� 85 IOW ASPHALT SURFACING la CONCRETE SURFACING A GRAVEL SURFACING N RIP —RAP SURFACING SEWER MAIN (SIZE NOTED) STORM DRAIN CULVERT WATER MAIN SEWER FORCEMAIN GAS LINE LIMITS OF GRADING 28 86 —11— O • WATER METER FIRE HYDRANT WATER VALVE BEND FITTING & THRUST BLOCK CURB STOP FINISHED GRADE STREET SIGN STORM MANHOLE CLEANOUT SEWER MANHOLE CURB INLET CATCH BASIN Know what's below. Call before you dig. Existing Features Proposed Features SURVEY LINE TYPES CENTERLINE LOTLINE RIGHT OF WAY EASEMENT CENTERLINE LOTLINE RIGHT OF WAY EASEMENT PARCEL BOUNDARY BY OAB aTY EN Z—Z 4 —19 CHARLES WIWAIAS, P.E. DATE GOFF ENGINEERING -+-SURVEYING INC I GOFF ENGINEERING & SURVEYING, INC, 126 ROCK POINT DRIVE SUITE A P.O. BOX 97 DURANGO, COLORADO 81302 (970) 247-1705 www.GoffEngineering.com Goff Engineering & Surveying, Inc. expressly reserves the common law copyright and other property rights in these plans. These plans are not to be changed or copied in any form or manner whatsoever nor are they to be assigned to any third party without first obtaining written permission and consent of Goff Engineering & Surveying, Inc.,cr HOUSING AUTHORITY OF SOUTHEASTERN UTAH (HASU) ISSUE Record: FOR REVIEW o1.09-2019 milielimmemanom Revisions: Project Number Drawn by Designed by 1 a-0ss RSR RSH Checked By, RSH leimemeememerie Sheet CO.0 COVER SHEET 10/10/2017 USER: RROYER PLOT SCALE=1: g\2018\18-055 moab maps senior housing \c3d\sheets\18-055 c1.0 overall site plan.dwq DA J \ LOT 8 \ LOT 9 SUBDIVISION 0 CC LLI C4 LOT 16 �1 E —8S — 0+00 G --3999- 1\ LOT 8 l� I i i < 6\ I / // LL — T 0) 0) u I \\ THE CHURCH OF JESUS CHRIST OF LATTER—DAY SAINTS i �i \ 010010112 �1 \c6 I1 �� 1 ,4 _0 AI 1+00 I — PAR 4000 RCEL 1 03 SQFT. ACRES 16' 0 0 PROPOSED BUILDING FOOTPRINT 4001 i N op it i \\ - 8w 20' TAYLOR 010,010109 1_ \ — � �/ i \ — —r— I / \ r PROPERTY LINE (TYP) / \\ I /� / // / 20 0 20 40 / I 1 ji% 1 1 / GRAPHIC SCALE: 1 "=20' / 1 / / rl / 1711 / / I 1 1 / CONSTRUCTION KEYNOTES / I ## p / / 111 / / 1. CONSTRUCT ASPHALT PAVED EXTENSION OF WEST PARK DRIVE WITH I I— / CURB & GUTTER TYPE A W/ 5' SIDEWALK EACH SIDE. REFER TO PLAN / I I / & PROFILE, CROSS -SECTIONS AND DETAILS. / I 1 1 / 2. CONCRETE SIDEWALKS/PAVEMENT PER DETAIL. / I� �{ / 3. ASPHALT PAVEMENT PER DETAIL & GEOTECH RECOMMENDATIONS. / / 4. CONCRETE STANDARD CURB & GUTTER, TYPE A PER DETAIL. j 5. CONCRETE FLUSH RIBBON CURB PER DETAIL. I" � 6. CONSTRUCT RETENTION POND PER DETAIL. j 1 / 7. CONNECT TO EXISTING WEST PARK DRIVE SEWER MANHOLE. III 8. INSTALL 8" C900 DR 18 WATER MAIN TO CONNECT WEST/EAST/PARK �1T S+0c I 8W %/ DRIVE LOOPS. 9. INSTALL 8" TEE WITH 8" (3) VALVE CLUSTER. CAP EXTENSI N W/ / THRUST BLOCK TO SOUTH FOR FUTURE WATER MAIN PER ETAIL. / 10. CONNECT TO EXISTING 6" WATER MAIN WITH 8x6 REDUCE PER DETAILS. 8w CONSTRUCT CONCRETE DRIVEWAY PER DETAIL. CONSTRUCT BERM & LANDSCAPE SWALE TO DIVERT PARCEL 2 DRAINAGE TO CULVERT PER DETAIL. / 13. FLARED END SECTION. / 14. STORM PIPE PER PLAN & PROFILE �� / 15. PAVEMENT STRIPING FOR PARKING STALLS PER /I�JTCD, 48 TOTAL STALLS (7 ADA). LL 16. CURB KNOCKOUT AND RIP RAP RUNDOWN PER/'6ETAIL. 17. 4" C900 DR 18 WATER SERVICE, CONNECT T9, MAIN WITH 8X4 TEE AND 4' GATE VALVE PER DETAIL. COORDINATE WITH MEP 18. 2" TAPPED WATER SERVICE CONNECTION / 19. 6" SDR-35 SEWER SERVICE PER DETAIL. ,60ORDINATE WITH MEP. 20. SAWCUT, REMOVE & REPLACE ASPHALT/ONCRETE PAVEMENT PER DETAIL. 21. CONCRETE BARRIER CURB, TYPE P PER DTAIL. 22. FIRE HYDRANT ASSEMBLY PER DETAIL. 23. 6" DEPTH OF 3/4" ABC TEMPORARY TURNAOUND. 24. POND EMERGENCY SPILLWAY PER DETAIL. 11 25. INSTALL 48" SEWER MANHOLE. INCLUDE 5' GAPPED STUB FOR FUTURE CONNECTION. 26. INSTALL 8" PVC SDR-35 SEWER MAIN PER FLAN & PROFILE 27. DUMPSTER ENCLOSURE PER ARCHITECTURAL ETAILS 6 0' R20• PARCEL 2 341,168 SQFT. 7.83 ACRES w N rn O / / / / / / / / N 8W I 1 0 0 8W 8W I I I I I I I I I I I I /J l/ I I I I I I I I I I I I I I I I I I I o° / I I I I I I I I 8W I 8W I / / / / / / / 8W I I I 11 F1 �I I LOT 3 LOT 4 1 LOT 5 LOT 11 GOFF ENGINEERING SURVEYING INC GOFF ENGINEERING & SURVEYING, INC. 126 ROCK POINT DRIVE SUITE A P.O. BOX 97 DURANGO, COLORADO 81302 (970) 247-1705 www.GoffEngineering.com Goff Engineering & Surveying, Inc. expressly reserves the common law copyright and other property rights in these plans. These plans are not to be changed or copied in any form or manner whatsoever nor are they to be assigned to any third party without first obtaining written permission and consent of Goff Engineering & Surveying, Inc.© MAPS SENIOR HOUSING HOUSING AUTHORITY OF SOUTHEASTERN UTAH (HASU) Q Im O Issue Record: 100% UPDATE 1-9-2019 Revisions: Project Number: 18-055 Drawn by: RSR Designed by: RSH Checked By: RSH Sheet Cl .0 OVERALL SITE PLAN a:\2018\18-055 moab maos senior housina\c3d\sheets \18-055 c1.1 survey control.dwa DATE:10/10/2017 USER:RROYER PLOT SCALE=1:1 Awe Ntibpifili r• t1 x 4 4� IN \ \ ° Mil 3998 ° � F�l ° �I � \ \ li.,i 3999 Point # Raw Description Elevation Northing Easting 1005 TBOC 4002.43 6656783.08 2195467.03 1006 TBOC 4002.46 6656782.69 2195449.62 1007 TBOC 4002.43 6656783.75 2195448.60 1008 TBOC 4002.67 6656806.19 2195472.01 1009 TBOC 4002.15 6656809.00 2195596.69 1010 TBOC 4002.10 6656831.53 2195596.18 1011 TBOC 4002.33 6656831.36 2195588.97 1012 TBOC 4002.38 6656833.81 2195586.42 1013 TBOC 4002.57 6656853.77 2195585.97 1014 TBOC 4003.48 6656851.92 2195503.99 1015 TBOC 4003.44 6656851.77 2195496.99 1016 TBOC 4002.61 6656850.12 2195424.01 1017 TBOC 4001.64 6656830.12 2195424.46 1018 TBOC 4001.45 6656827.57 2195422.02 1019 TBOC 4001.28 6656827.13 2195402.52 1020 TBOC 4000.55 6656772.23 2195407.76 1021 TBOC 4000.49 6656765.23 2195407.92 1022 TBOC 4000.98 6656772.50 2195419.76 1023 TBOC 4001.05 6656770.06 2195422.31 1024 TBOC 4001.03 6656768.06 2195422.36 1025 TBOC 4000.92 6656765.50 2195419.91 1026 GRADE BREAK GRAPHIC SCALE: 1 "=10' * ALL DIMENSIONS ARE TO BACK OF CURB UNLESS NOTED OTHERWIS Point # Raw Description Elevation Northing Easting 1026 TBOC 3999.95 6656701.24 2195408.86 1027 TBOC 3999.90 6656694.24 2195409.02 1028 TBOC 4000.16 6656701.51 2195420.86 1029 TBOC 4000.19 6656699.07 2195423.41 1030 TBOC 4000.16 6656697.07 2195423.46 1031 TBOC 4000.07 6656694.51 2195421.02 1032 TBOC 3999.76 6656623.51 2195407.12 1033 TBOC 3999.79 6656623.85 2195422.26 1034 TBOC 3999.80 6656621.74 2195424.78 1035 TBOC 3999.78 6656569.22 2195425.97 1036 TBOC 3999.65 6656570.04 2195458.46 1037 TBOC 3999.76 6656591.38 2195457.98 1038 TBOC 3999.79 6656595.85 2195462.25 1039 TBOC 3999.95 6656613.01 2195461.87 1040 TBOC 4000.19 6656637.50 2195461.31 1041 TBOC 4000.12 6656646.97 2195451.41 1042 TBOC 4000.12 6656648.71 2195452.06 1043 TBOC 4000.44 6656649.11 2195470.05 1044 TBOC 4002.82 6656835.77 2195497.35 1045 TBOC 4002.85 6656833.33 2195499.91 1046 TBOC -GRADE BRK 4002.88 6656833.37 2195501.90 1057 GRADE BREAK Point # Raw Description Elevation Northing Easting 1047 TBOC 4002.89 6656835.93 2195504.35 1048 TBOC -GRADE BRK 4003.14 6656806.90 2195503.48 1049 GRADE © BLDG DOOR 4001.41 6656800.09 2195506.37 1050 SDWLK 4002.63 6656799.31 2195471.67 1051 BLD F.F. 4001.50 6656669.02 2195495.10 1052 BLD F.F. 4001.00 6656613.78 2195500.56 1053 GRADE © BLDG 4001.00 6656614.67 2195539.88 1054 GRADE © BLDG 4001.00 6656592.65 2195540.33 1055 GRADE © BLDG 4001.00 6656593.74 2195588.35 1056 GRADE © BLDG 4001.00 6656599.72 2195588.21 1057 GRADE BRK 4001.71 6656736.06 2195466.09 1058 GRADE BRK 4001.43 6656735.65 2195447.60 1059 GRD BRK LANDING 4001.33 6656622.51 2195484.17 1060 GRD BRK LANDING 4001.33 6656627.51 2195484.06 1061 SDWLK 4001.13 6656639.48 2195475.27 1062 SDWLK 4000.76 6656637.76 2195470.34 1063 SDWLK 4002.77 6656804.31 2195471.55 1064 SDWLK 4001.25 6656800.30 2195515.64 1065 SDWLK 4000.28 6656613.10 2195466.87 r002 -0.8% ENGINEERING -SURVEYING INC GOFF ENGINEERING & SURVEYING, INC. 126 ROCK POINT DRIVE SUITE A P.O. BOX 97 DURANGO, COLORADO 81302 (970) 247-1705 www.GoffEngineering.com Goff Engineering & Surveying, Inc. expressly reserves the common law copyright and other property rights in these plans. These plans are not to be changed or copied in any form or manner whatsoever nor are they to be assigned to any third party without first obtaining written permission and consent of Goff Engineering & Surveying, Inc.© Issue Record: 100% UPDATE 1-9-2019 Revisions: Project Number: Drawn by: Designed by: Checked By: ■ Sheet 18-055 RSR RSH SURVEY CONTROL PLAN RROYER PLOT SCALE=1:1 w 0 N 0 0 \2018\18-055 moab moos senior housina\c3d\sheets\18-055 c2.0 road plan and orofile.dwa DA J CONCRETE DRIVEWAY PER DETAILS LOT 16 W W 1 TRANSITION FROM EXISTING TO NEW SIDEWALK —8S ---8S —6W = --8S —-8S CONNECT TO EXISTING WATER MAIN ---6W — — —6W ---6W 8S — �JJ 0+00 - I f 2' MIN. OFFSET FROM EX. EOP I —_J-----�--- / ---- -- G G---G--- —G, LOT 8 • I • 0 0 cp C_J .\_ / Icy/ I G ri C I WI pi Fi L 3997 3998 3999 4000 • d r (N 1� V 0 5.5' SIDEWALK 2% 8' PARKING 2% 11.5' LANE STANDARD CURB & GUTTER PER DETAILS * COORDINATE PAVEMENT STRUCTURAL SECTION W/ GEOTECH REPORT 50' ROW 11.5' LANE PARK DRIVE CROSS SECTION 2% 8' PARKING 5.5' SIDEWALK 2% 0 3" HOT MIX ASPHALT 6" 3/4" ABC 8" OF 2" ABC 5' CONCRETE SIDEWALK PER UTAH APWA STANDARDS I� <: G �0 1 +00 PARK DRIVE G 2" WATER SERVICE TAP STA 0+90.80, 13.89' R 8x4 TEE W/ VALVE & T.B. STA 0+88.80, 13.88' R I G 40 a, r 01 1 G 2+00 No°G I I G 8x6 TEE W/VALVE (Sc T.B. STA 2+67.08, 14.27' R G L- 8W 3+64 8W 8W " i / / / / / (\/ 0 / / / STA 2)774.00 END 9AVEMENT BEGJ/N GRAVEL SURFACE —8W 8W 20 8W 0 p\AI 20 8W i I I I I I I I I I I O O / 40 GRAPHIC SCALE: 1 "=20' 8W i GOFF ENGINEERING -SURVEYING INC GOFF ENGINEERING & SURVEYING, INC. 126 ROCK POINT DRIVE SUITE A P.O. BOX 97 DURANGO, COLORADO 81302 (970) 247-1705 www.GoffEngineering.com 4010 PAS DIVE CE\TE�L\E POE LE 4010 4005 BEGIN GRAVEL STA=2+74.00 ELEV=4001.66 END PAVEMENT SURFACE STA=3+63.98 ELEV=4002.72 END GRAVEL SURFACE 4005 4000 STA=0+12.96 ELEV=3998.60 MATCH EX PAVEMENT FINISHED GROUND EXISTING GROUND 1.18% 4000 3995 4' DEPTH PROPOSED GAS CROSSING MIN C 3995 3990 8"0 C900 DR 18 3990 3985 CONNECT WATER © WEST 8x4 TEE W/ FIRE SERV TO EXISTING W/ 8x6 REDUCER PARK DRIVE VALVE & T.B. CE CONNECTION STA=0+88.80 2" WATER SERVICE STA=0+90.80 TAP 8x6 TEE W/ VALVE & T.B. FIRE HYDRANT STA=2+67.03 CONNECT TD WATER W 8X6 / C� EAST PARK EXISTING REDUCER DRIVE 3985 in s co a)� a) rocn ,i- I- r) � a) ,,-)on re) r7 O — � a o ro r7 N rO cyj 0-) r7 rn 0 ro N cp cn � (0 0) ro CO Cr; 0) r N 0 O � o o0 O LO O d- N o d- CD � O O d- Lc) o0 d- OD O co o d- CO V-) CO f o0 O d •sl- cO O Oro •sl- O o o d- I--- p� 't o o O �O d- CC)CC) N 0 d- r oa 0a) �O In 0 d- 0+00 1 +00 2+00 3+00 Goff Engineering & Surveying, Inc. expressly reserves the common law copyright and other property rights in these plans. These plans are not to be changed or copied in any form or manner whatsoever nor are they to be assigned to any third party without first obtaining written permission and consent of Goff Engineering & Surveying, Inc.© MAPS SENIOR HOUSING HOUSING AUTHORITY OF SOUTHEASTERN UTAH (HASU) Issue Record: 100% UPDATE 1-9-2019 Revisions: Project Number: Drawn by: Designed by: Checked By: 18-055 RSR RSH RSH Sheet C2.0 ROAD PLAN & PROFILE 1\� J 4010 1 +50 4010 40 5 4 05 40 0 ERLEV= 4990 OFILE CRA DE 21 I �p1 4 00 39 5 3995 39 0 3990 — 40 4010 — 30 — 20 — 10 0 1 +25 10 20 30 4010 40 40 5 4 05 P 40 0 ROFI LE EL EV= GRA 6999 DE 91 4 00 3995 3995 3990 3990 — 40 4010 — 30 — 20 — 10 0 1 +00 10 20 30 4010 40 40 5 40m0 PR OFILE GRA DE EL EV= 3999. 62 I + 4005 4000 3995 3995 3990 3990 — 40 4010 — 30 — 20 — 10 0 0+75 10 20 30 4010 40 —4Om5 4000 PR EL OFILF EV= GRA 3999 DF 32 4005 4000 3995 3995 39 0 3990 — 40 4010 — 30 — 20 — 10 0 0+50 10 20 30 40 4010 40 5 4 05 40 0 PROFILE ELEV= GRA 3999. DE 03 4 00 3995 I 3995 39 0 3 90 — 40 — 30 — 20 — 10 0 10 20 30 40 4010 2+ 50 4010 4005 4 05 40 0_ PROFILEGRADE FI V= 4001.38 9 —4 6E- 39 5 3995 3990 3990 — 40 4010 — 30 — 20 — 10 0 2+25 10 20 30 4010 40 40 5 4 05 PR EL OFILE GRA EV— -4001.09 40 p_ r� i —4 0-0- 39 5 3995 3990 3990 — 40 4010 — 30 — 20 — 10 0 2+00 10 20 30 4010 40 40 5 4 05 PR OFILE GRADE— EL EV= 4000./9 40 0 Q0_ 3995 3995 3990 3990 — 40 4010 — 30 — 20 — 10 0 1+75 10 20 30 40 4010 40 5 -4 05 40 0 PROFILE GRADE PROFILE FV= 4000 5( I I 4 00 3995 3995 3990 3 90 — 40 — 30 — 20 — 10 0 10 20 30 40 GOFF ENGINEERING -SURVEYING INC GOFF ENGINEERING & SURVEYING, INC. 126 ROCK POINT DRIVE SUITE A P.O. BOX 97 DURANGO, COLORADO 81302 (970) 247-1705 www.GoffEngineering.com 111 Goff Engineering & Surveying, Inc. expressly reserves the common law copyright and other property rights in these plans. These plans are not to be changed or copied in any form or manner whatsoever nor are they to be assigned to any third party without first obtaining written permission and consent of Goff Engineering & Surveying, Inc.© MAPS SENIOR HOUSING Issue Record: HOUSING AUTHORITY OF SOUTHEASTERN UTAH (HASU) 100% UPDATE 1-9-2019 Revisions: Project Number: 18-055 Drawn by: RSR Designed by: RSH Checked By: RSH ■ Sheet C2.1 ROAD CROSS SECTIONS \2018\18-055 moab moos senior housina\c3d\sheets\18-055 c3.0 sanitary o&o.dwa DATE:10/10/2017 USER:RROYER PLOT SCALE=1 S 275 LF 8"0 --8S - —8S — -- —8S ---8S ---8S J c, LOT 16 CEN. SSMH-EXL STA. 0+10.00 SS-1 RIM=3998.14, CONNECT TO EXISTING SEWER MANHOLE — —8S ---8S —6W ---8S ---8S 0 + 0 0 ---6W ---6W ---6W — T � � _L_ — G � �c- 8w �----- G G J 8W 9 I LOT 8 G, 1 • C) • • . • a V_ 297.129 LF 8" b PVC PARK DRIVE T •a •.. • , • • e c� G G G 2+60 I I 6" SEWER SERVICE TAP STA 1 +80.18 (SS-1) I /o • • •.• • °•• I \ \ CEN. SS�/1H-1 STA. 3+67.29 SS-1 RIM=40012.03 / 3+00 3+15 I • • A • • : •• = • ° • c 0 O c G h —__L h G -8W 6 LF 8" b PVC 8W — l PARCEL 2 341,168 SQFT. 7.83 ACRES -8W TERMINATE SEWER STUB sw // / / / / / / / 20 0 / 20 40 GRAPHIC SCALE: 1 "=20' 8w 8W i GOFF ENGINEERING -SURVEYING INC GOFF ENGINEERING & SURVEYING, INC. 126 ROCK POINT DRIVE SUITE A P.O. BOX 97 DURANGO, COLORADO 81302 (970) 247-1705 www.GoffEngineering.com 4015 SS-1 PROF LE 4015 4010 4010 4005 4005 SSMH-1 (48" STA. 3+07.29, RIM=4001.03 0) SS-1 SSMH-EX (48" STA. 0+10.00, RIM=3998.14 0) , SS-1 4000 8" INV IN:3992.04 `8" INV OUT:3991.94, EXISTING GROUND FINISHED GROUND 8" INV IN.3993.53 8" INV OUT:3993.53, - - - 4000 -- - - - __-- - 3995 - — 1 ( — — NEW STA=1+80.18 6" SEWER SERVICE PROPOSED TAP WATER CROSSING 3995 WATER PROPOSED CROSSING PROPOSED GAS CROSSING — 18" MIN 3990 1 18" MIN i 3990 —" 7.51 LF — -I 8"0 PVC ® 0.50% 297.29LF 8"0 PVC © 0.50% --LJ 3985 TERMINATE SEWER STUB W/ CAP 3985 -0+25 0+00 1 1 +00 2+ 00 3+ 00 3+ 25 Goff Engineering & Surveying, Inc. expressly reserves the common law copyright and other property rights in these plans. These plans are not to be changed or copied in any form or manner whatsoever nor are they to be assigned to any third party without first obtaining written permission and consent of Goff Engineering & Surveying, Inc.© V z cn O O z w Cr) v , CL CQ G HOUSING AUTHORITY OF SOUTHEASTERN UTAH (HASU) Q im 0 Issue Record: 100% UPDATE 1-9-2019 Revisions: Project Number: Drawn by: Designed by: Checked By: 18-055 RSR RSH RSH Sheet C3.0 SANITARY SEWER PLAN & PROFILE J STA 0+05.00 (6 IN. SANITARY SEWER SERVICE) TAP INTO PROPOSED 8”0 SEWER MAIN PER DETAIL c) c� G� CD 0 e A A e nD A A D0 A b. A s A v s O O 0 56 6S s2W !s A A D s A p / S I / 6S PROPOSED 8" SEWER MAIN EXTENSION PROPOSED SEWER SERVICE • TWO WAY CLEANOUT INSTALLED WITHIN 5' OF BUILDING PER DETAIL MIN s OE 0 00 —'Z AQ a A 10 0 10 20 GRAPHIC SCALE: 1 "=10' s D J D A n 4005 6 \ SA\ TA�Y SEWED SE�V CE POE EE 4005 4000 EXISTING PARK GROUND DRIVE PROPOSED BUILDING FINISHED GROUND 4000 . a CONNECT TO PROPOSED BUILDING— STA=0+60.93 TAP INTO PROPOSED SEWER MAIN 3995 STA=0+05.00 3995 ., •. „ -If— ••'o 6"0 PVC SDR-35 INV = 3994.70 PROPOSED 8"0 SEWER MAIN 3990 3990 0+00 co LO r� 0+66 6 0; 6 � CD 0-;0) 0--) � cn �cn rn rn GOFF ENGINEERING -SURVEYING INC GOFF ENGINEERING & SURVEYING, INC. 126 ROCK POINT DRIVE SUITE A P.O. BOX 97 DURANGO, COLORADO 81302 (970) 247-1705 www.GoffEngineering.com Goff Engineering & Surveying, Inc. expressly reserves the common law copyright and other property rights in these plans. These plans are not to be changed or copied in any form or manner whatsoever nor are they to be assigned to any third party without first obtaining written permission and consent of Goff Engineering & Surveying, Inc.© CD z cn O cc O z L1J v J v , CL HOUSING AUTHORITY OF SOUTHEASTERN UTAH (HASU) Issue Record: 100% UPDATE 1-9-2019 Revisions: Project Number: 18-055 Drawn by: RSR Designed by: RSH Checked By: RSH Sheet C3.1 SANITARY SERVICE PLAN & PROFILE 1 \2018\18-055 moab moos senior housina\c3d\sheets\18-055 c3.2 storm o&o.dwa DATE:10/10/2017 USER:RROYER PLOT SCALE= LOT 16 —- 8S —8S ---8S ---8S ---8S Icp I� ---3999---'�� I co 1-9 0+00 d d i i i Z AY d d <. f ^2 LF 18"0 ADS N-12 / ' W FES `STA. 0+08.62, A O 4 a a d d O a a n a d O d a d d a d d d d a a d d d d ° a d d E FES STA. 0+61.82 18" INV IN:3996.50, GRADE BREAK GRAPHIC CAL 4000 /r 4 4 „ „ , , J 400 1 A GOFF ENGINEERING -SURVEYING INC GOFF ENGINEERING & SURVEYING, INC. 126 ROCK POINT DRIVE SUITE A P.O. BOX 97 DURANGO, COLORADO 81302 (970) 247-1705 www.GoffEngineering.com 4005 STOP V 1 PROF LE 4005 4000 4000 —rW FES, STA. 0+08.62, RIM=3997.62 �18" INV OUT:3996.00 STORM 1 STA. 0+61.82, RIM=3998.12 18" INV IN:3996.50 E FES, STORM 1 FINISHED GROUND EXISTING GROUND 3995 PROPOSED WATER 3995 ,I I, CROSSING 3990 PROPOSED GAS CROSSING 53.20 LF 18 0 ADS N-12 © —0.94% 3990 —0+25 0+00 1 +00 Goff Engineering & Surveying, Inc. expressly reserves the common law copyright and other property rights in these plans. These plans are not to be changed or copied in any form or manner whatsoever nor are they to be assigned to any third party without first obtaining written permission and consent of Goff Engineering & Surveying, Inc.© V z cn 0 CC 0 z L1J v J v , CL CQ G HOUSING AUTHORITY OF SOUTHEASTERN UTAH (HASU) Issue Record: 100% UPDATE 1-9-2019 Revisions: Project Number: Drawn by: Designed by: Checked By: 18-055 RSR RSH RSH Sheet C3.2 STORM 1 PLAN & PROFILE 1\� J/ i BERM ELEV = 3999.50 B.O. POND ' 3996.00 1100 1103 I i OP d a e 4, /36" CURB KNOCK UT PER DETAIL 7. � igi Pti e �i�f�? iik O + O co rn rn r� r o-) rn rn N CO 00 4.2 - �- / z go. ..� .NR,i iamem• i A ��,�_-. / rI ., - tv ARMORED RIP RAP RUNDOWN PER DETAILS O j ° G a 4W d d▪ 2W a d 0 d ° a d ° • d e ° d d a a 24" CURB KNOCKOUT PER DETAIL BERM ELEV = 3999.50 d d REM NORM OP ®� d d ° ° d ° d d e ° 00 no e d ° a e ° d o ° e e d d ° d d ° ° d ° d ° ° d ° e ° ° e P ° d 1. ° ° d ° e ° e ° ° a° e ° ° e d 0 -4-04- e d a 111■I1C1 V 1106 1109 4000 4pp� B.O. POND 3996.50 -1104 GRADE BREAK �1110 3999 3998- 3997- cfl rn 49.44' 1 GRADE BREAK 1 A �f 1105 i 1107 N d d o d �� o I o d • ° a e d ��� ° a da ° V d d ° ° ° ° ° ° d a e ° e ° d ° a < ° ° de ° A ° a A e 0 V) d °d 1112 4000 1117 a ° a d da ad a 4001 d e d d a e v d d ° ° d O a 13 d e ° d° d ° a a O Cd O d d ° d d ° ° e �O x 1114 a I / ////////////////// _ oG + O iNupr- �\ SPILLWAY PER DETAILS 1 \--- �� SIDEWALK CHASE PER DETAIL 1 +00 134A+K/�,D�IV 1115 10 i N GRAPHIC SCALE: 1 "=10' \ \ O/ 8W 8W i 3+00 8W PO\D SECT 0\ POE EE 4000 TOP OF CURB ELEV = 3999.8 SPILLWAY PER DETAIL ELEV = 3998.5 18" TOP ELEV - SIDEWALK PEA OF BERM = 3999.5 CHASE DETAIL 4000 3995 /v/\ /jj\j� � �\/\\ /\j \\��\\\\\\/\\\\/\\/\\/\\ vwviwvi�w�wv��w POND BOTTOM ELEV = 3996.0 0 „,®.,,,_,®,___ 3995 PARKING AREA - GUTTER E Q 0 Nm W w CC u_ PARK DRIVE ' GUTTER t -/�/jai ELEV = 3998.5 j\\/\/\// PARK D RIVE // // // // // // // // // // j\/�\j�\j�\j�\j�\j�\j�\j�\j\� !v!v ! v��vv�<vviwviw��w��w��w�����r / // /\ 3993 <vv<v //V�//�/ >- vv/<vv<v`<v` //V/V�//. 3993 0+ 00 0+ 89 Point Table Point # Raw Description Elevation Northing Easting 1100 POND 3996.00 6656584.30 2195410.74 1101 POND 3996.00 6656584.40 2195415.12 1102 POND 3996.00 6656613.21 2195414.47 1103 POND 3996.00 6656613.13 2195410.17 1104 POND 3996.50 6656592.26 2195497.17 1105 POND 3996.50 6656582.64 2195497.41 1106 POND 3996.50 6656586.76 2195472.59 1107 POND 3996.50 6656588.14 2195522.01 1109 GRADE BREAK 3999.83 6656600.37 2195462.15 1110 GRADE BREAK 3999.50 6656602.05 2195519.19 1111 GRADE BREAK 3999.50 6656592.77 2195530.84 1112 SWALE FLOWLINE 3999.00 6656582.79 2195530.78 1113 SWALE FLOWLINE 3999.26 6656585.13 2195622.89 1114 SWALE FLOWLINE / INV. IN 4000.00 6656605.35 2195642.25 1115 SWALE FLOWLINE 4000.16 6656643.16 2195641.72 1116 BLDG F.F. 4001.50 6656614.77 2195539.98 1117 BLDG F.F. 4001.50 6656592.77 2195540.48 1118 BLDG F.F. 4001.50 6656600.73 2195627.82 1119 BERM/TBOC 3999.50 6656584.64 2195425.62 1120 BERM/TBOC 3999.60 6656578.83 2195425.75 4005 STO�V 2 POE EE 4005 -'FES OUT STA. 0+06.86 ,3999.262 f. FES IN- STA. 0+33.10 ,12" INV IN:4000.00, 4000 411111A1 4000 irilirriMillnirvitili.v.,----- _ 3995 3995 0+00 0+40 GOFF ENGINEERING -SURVEYING INC GOFF ENGINEERING & SURVEYING, INC. 126 ROCK POINT DRIVE SUITE A P.O. BOX 97 DURANGO, COLORADO 81302 (970) 247-1705 www.GoffEngineering.com 111 Goff Engineering & Surveying, Inc. expressly reserves the common law copyright and other property rights in these plans. These plans are not to be changed or copied in any form or manner whatsoever nor are they to be assigned to any third party without first obtaining written permission and consent of Goff Engineering & Surveying, Inc.© Y 9� O Issue Record: HOUSING AUTHORITY OF SOUTHEASTERN UTAH (HASU) Q Q 100% UPDATE 1-9-2019 Revisions: Project Number: Drawn by: Designed by: Checked By: ■ Sheet 18-055 RSR RSH RSH C3.3 POND DETAILS 10/10/2017 USER:RROYER PLOT SCALE=1:1 J Curb and gutter 1. GENERAL A. Variance from specified dimensions and slopes must be acceptable to the ENGINEER. System configuration may be changed at ENGINEER's discretion. B. Additional requirements are specified in APWA Section 32 16 13. 2. PRODUCTS A. Base Course: Untreated base course, APWA Section 32 11 23. Do not use gravel as a base course without ENGINEER's permission. B. Expansion Joint Filler: 1/2-inch thick type F1 full depth, APWA Section 32 13 73. C. Concrete: Class 4000, APWA Section 03 30 04. If necessary, provide concrete that achieves design strength in less than 7 days. Use caution; however, as concrete crazing (spider cracks) may develop if air temperature exceeds 90 degrees F. D. Concrete Curing Agent: Clear membrane forming compound with fugitive dye (Type ID Class A), APWA Section 03 39 00. 3. EXECUTION A. Base Course Placement: APWA Section 32 05 10. Thickness is 6-inches if flow - line grade is 0.5 percent (s=0.005) or greater. If slope is less, provide 8-inches. Maximum lift thickness before compaction is 8-inches when using riding equipment or 6-inches when using hand held equipment. Compaction is 95 percent or greater relative to a modified proctor density, APWA Section 31 23 26. B. Concrete Placement: APWA Section 03 30 10. 1) Install expansion joints vertical, full depth, with top of filler set flush with concrete surface. Install at the start or end of a street intersection curb return. Expansion joints are not required in concrete placement using slip -form construction. 2) Install contraction joints vertical, 1/8-inch wide or 1/4 slab thickness if the slab is greater than 8-inches thick. Match joint location in adjacent Portland -cement concrete roadway pavement. 3) Provide 1/2-inch radius edges. Apply a broom finish. Apply a curing agent. C. Protection and Repair: Protect concrete from deicing chemicals during cure. Repair construction that does not drain. If necessary, fill flow -line with water to verify. 26 Curbs 1. GENERAL A. Variance from specified dimensions and slopes must be acceptable to the ENGINEER. System configuration may be changed at ENGINEER's discretion. B. Additional requirements are specified in APWA Section 32 16 13. 2. PRODUCTS A. Base Course: Untreated base course, APWA Section 32 11 23. Do not use gravel as a base course without ENGINEER's permission. B. Expansion Joint Filler: 1/2-inch thick type F1 full depth, APWA Section 32 13 73. C. Concrete: Class 4000, APWA Section 03 30 04. If necessary, provide concrete that achieves design strength in less than 7 days. Use caution; however, as concrete crazing (spider cracks) may develop if air temperature exceeds 90 degrees F. D. Reinforcement: Galvanized or epoxy coated, deformed, 60 ksi yield grade steel, ASTM A 615. E. Concrete Curing Agent: Clear membrane forming compound with fugitive dye (Type ID Class A), APWA Section 03 39 00. 3. EXECUTION A. Base Course Placement: APWA Section 32 05 10. Maximum lift thickness before compaction is 8-inches when using riding equipment or 6-inches when using hand held equipment. Compaction is 95 percent or greater relative to a modified proctor density, APWA Section 31 23 26. B. Concrete Placement: APWA Section 03 30 10. 1) Install expansion joints vertical, full depth, with top of filler set flush with concrete surface. Install at the start or end of a street intersection curb return. Expansion joints are not required in concrete placement using slip -form construction. 2) Install contraction joints vertical, 1/8-inch wide or 1/4 slab thickness if the slab is greater than 8-inches thick. Match joint location in adjacent Portland -cement concrete roadway pavement. 3) Provide 1/2-inch radius edges. Apply a broom finish. Apply a curing agent. C. Protection and Repair: Protect concrete from deicing chemicals during cure. Re air construction that does not drain. If necessary, fill flow -line with water to verify. p 34 V) Waterway 1. GENERAL A. Variance from specified dimensions and slopes must be acceptable to the ENGINEER. System configuration may be changed at ENGINEER's discretion. B. Unless indicated otherwise, width of waterway as follows. 1) 4 feet for a residential street. 2) 6 feet for a non-residential street. 3) If wider than 6 feet, offset the flow line in the waterway to match (line up with) the curb and gutter flow line. Adjust cross slopes to match existing slopes. C. Additional requirements are specified in APWA Section 32 16 13. 2. PRODUCTS A. Base Course: Untreated base course, APWA Section 32 11 23. Do not use gravel as a base course without ENGINEER's permission. B. Expansion Joint Filler: 1/2-inch thick type F1 full depth, APWA Section 32 13 73. C. Concrete: Class 4000, APWA Section 03 30 04. If necessary, provide concrete that achieves design strength in less than 7 days. Use caution; however, as concrete crazing (spider cracks) may develop if air temperature exceeds 90 degrees F. D. Reinforcement: Galvanized or epoxy coated, deformed, 60 ksi yield grade steel, ASTM A 615. E. Concrete Curing Agent: Clear membrane forming compound with fugitive dye (Type ID Class A), APWA Section 03 39 00. 3. EXECUTION A. Base Course Placement: APWA Section 32 05 10. Thickness is 6-inches if flow - line grade is 0.5 percent (s=0.005) or greater. If slope is less, provide 8-inches. Maximum lift thickness before compaction is 8-inches when using riding equipment or 6-inches when using hand held equipment. Compaction is 95 percent or greater relative to a modified proctor density, APWA Section 31 23 26. B. Concrete Placement: APWA Section 03 30 10. 1) Install expansion joints vertical, full depth, with top of filler set flush with concrete surface. Expansion joints are not required in concrete placement using slip -form construction. 2) Install contraction joints vertical, 1/8-inch wide or 1/4 slab thickness if the slab is greater than 8-inches thick. Match joint location in adjacent Portland -cement concrete roadway pavement. 3) Provide 1/2-inch radius edges. Apply a broom finish. Apply a curing agent. C. Protection and Repair: Protect concrete from deicing chemicals during cure. Repair construction that does not drain. If necessary, fill flow -line with water to verify. 36 Mountable curb driveway approach 1. GENERAL A. Variance from specified dimensions and slopes must be acceptable to the ENGINEER. System configuration may be changed at ENGINEER's discretion. B. Additional requirements are specified in APWA Section 32 16 13. 2. PRODUCTS A. Base Course: Untreated base course, APWA Section 32 11 23. Do not use gravel as a base course without ENGINEER's permission. B. Expansion Joint Filler: 1/2-inch thick type F1 full depth, APWA Section 32 13 73. C. Concrete: Class 4000, APWA Section 03 30 04. If necessary, provide concrete that achieves design strength in less than 7 days. Use caution; however, as concrete crazing (spider cracks) may develop if air temperature exceeds 90 degrees F. D. Reinforcement: Galvanized or epoxy coated, deformed, 60 ksi yield grade steel, ASTM A 615. E. Concrete Curing Agent: Clear membrane forming compound with fugitive dye (Type ID Class A), APWA Section 03 39 00. 3. EXECUTION A. Base Course Placement: APWA Section 32 05 10. Maximum lift thickness before compaction is 8-inches when using riding equipment or 6-inches when using hand held equipment. Compaction is 95 percent or greater relative to a modified proctor density, APWA Section 31 23 26. B. Concrete Placement: APWA Section 03 30 10. 1) Install expansion joints vertical, full depth, with top of filler set flush with concrete surface. 2) Install contraction joints vertical, 1/8-inch wide or 1/4 slab thickness if the slab is greater than 8-inches thick. Maximum length to width ratio for non -square panels is 1.5 to 1. Maximum panel length (in feet) is 1.5 times the slab thickness (in inches). 3) Provide 1/2-inch radius edges. Apply a broom finish. Apply a curing agent. C. Protection and Repair: Protect concrete from deicing chemicals during cure. Repair construction that does not drain. If necessary, fill flow -line with water to verify. 42 L GOFF ENGINEERING -SURVEYING INC GOFF ENGINEERING & SURVEYING, INC. 126 ROCK POINT DRIVE SUITE A P.O. BOX 97 DURANGO, COLORADO 81302 (970) 247-1705 www.GoffEngineering.com 12" PS 11% December i 6"_. N R=3/4" 30" BACKFILL BEHIND CURB BEFORE PAVING AGAINST UP OF GUTTER 2" CONTRACTION JOINT CONCRETE AREA = 1.665 SQ. FT. IXR_A CONCRETE AREA = 1.517 SQ. FT. Type C EXISTING CONCRETE (NOT IN CONTRACT) 8" VARIES BASE COURSE 10' TYP 12' MAX DOWELLED COLD JOINT (SEE PLAN 206) 60' (+/ ) BACKFILL- I -; (') 15" JOINT DETAIL Curb and gutter 2008 27 30" CONCRETE AREA = 1.926 SQ. FT. CONCRETE AREA = 1.674 SO. FT. CONTRACTION JOINTS �Q FLOW-UNE EXPANSION JOINT Plan 205 Sheet 1 of 3 Ii BACKFILL- (rYP) 14" 8" 6" R=1 1 /2" REINFORCEMENT (2) #4 O 8" O.C. /%~ PAVEMENT N BASE COURSE CONCRETE AREA = 0.58 SQ. FT. TYPE P 6" 4" C 6" 2" j REINFORCEMENT #6 O 60" O.C. CONCRETE AREA = 0.472 SQ. FT. TYPE R EXISTING CONCRETE (NOT IN CONTRACT) 1 DOWELLED COLD JOINT 18" No. 4 DOWEL BAR AND END CAP November 2009 16" 8" CONCRETE AREA = 1.0278 SO. FT. 3" 12" CONCRETE AREA = 0.487 SQ. FT. 10' TYP CONTRACTION 12' MAX JOINTS TYPE S FLOW -LINE 60' (+/ ) JOINT SPACING DETAIL Curbs 35 EXPANSION JOINT Plan 209 i 4 • • • 1 1 I I 8 F 9" L I 4" N1 s 9" 4" 8" z 2 FEET --I 2 FEET SS 0 0521 I a a° a 1 1/4" • a0 A 4 a. Tn- e BASE COURSE. 4'-0" 4'-0" WATERWAY CONCRETE AREA = 2.583 SQ. FT. 3 FEET 4 a 4 O° 24" O.C. a�4 0 • o A a 4 FEET 6'-0" REINFORCEMENT #4 O 24" O.C. (4) #4 O 12" O.C. 3 FEET S� pA347 I a a4 • 4a d 0 V a a 4 ° 6'-0" WATERWAY CONCRETE AREA = 3.875 SQ. FT. a 4 4 a °4 #4 O 24" O.C. e a ° "•. ' / o • a A ° 4 FEET (5) #4 O 12" O.C. -3" 1 1 4" S = 0.0260 4 ° a 4 ° a f a < a 4 a a 4 (7)A#4 O 12" O.C.a 4 4 a July 2011 8'-0" WATERWAY CONCRETE AREA = 5.166 SO. FT. Waterway .7 -3" Plan 211 I <, ��� - � ',le • • /` STREET TYPE LENGTH 0 © RESIDENTIAL 6" 6" OTHER 24" 8" 1% MIN 2% MAX 4 OBLIQUE w w w w w w NI, w w w w w y .y w w •J- w 1 BASE COURSE r1 r-0" MINIMUM (RESIDENTAAI,) 25'-0" MINIMUM (OTHER) 0 0 CONCRETE STREET TYPE BREAK OVER ANGLE (MAXIMUM) © 0 RESIDENTIAL 16% 13% OTHER 6% 10% SECTION A -A - APPROACH REQUIRING SERVICE TRUCK ACCESS PAVEMENT TIE-IN (PLAN 251 OR 252 December 2009 STREET TYPE BREAK OVER ANGLE (MAXIMUM) RESIDENTIAL 16% 12% OTHER 6% 8% SECTION A -A - TYPICAL DRIVEWAY APPROACH Mountable curb driveway approach 43 Plan 216 I ''' i -41 Goff Engineering & Surveying, Inc. expressly reserves the common law copyright and other property rights in these plans. These plans are not to be changed or copied in any form or manner whatsoever nor are they to be assigned to any third party without first obtaining written permission and consent of Goff Engineering & Surveying, Inc.© MAPS SENIOR HOUSING HOUSING AUTHORITY OF SOUTHEASTERN UTAH (HASU) Issue Record: 100% UPDATE 1-9-2019 Revisions: Project Number: Drawn by: Designed by: Checked By: 18-055 RSR RSH RSH Sheet C4.0 DETAI LS 1 10/10/2017 USER:RROYER PLOT SCALE=1:1 J Sidewalk 1. GENERAL A. Variance from specified dimensions and slopes must be acceptable to the ENGINEER. System configuration may be changed at ENGINEER's discretion. B. Additional requirements are specified in APWA Section 32 16 13. 2. PRODUCTS A. Base Course: Untreated base course, APWA Section 32 11 23. Do not use gravel as a base course without ENGINEER's permission. B. Expansion Joint Filler: 1/2-inch thick type F1 full depth, APWA Section 32 13 73. C. Concrete: Class 4000, APWA Section 03 30 04. If necessary, provide concrete that achieves design strength in less than 7 days. Use caution; however, as concrete crazing (spider cracks) may develop if air temperature exceeds 90 degrees F. D. Concrete Curing Agent: Clear membrane forming compound with fugitive dye (Type ID Class A), APWA Section 03 39 00. 3. EXECUTION A. Base Course Placement: APWA Section 32 05 10. Maximum lift thickness before compaction is 8-inches when using riding equipment or 6-inches when using hand held equipment. Compaction is 95 percent or greater relative to a modified proctor density, APWA Section 31 23 26. B. Concrete Placement: APWA Section 03 30 10. 1) install expansion joints vertical, full depth, with top of filler set flush with concrete surface. 2) Install contraction joints vertical, 1/8-inch wide or 1/4 slab thickness if the slab is greater than 8-inches thick. Maximum length to width ratio for non -square panels is 1.5 to 1. Maximum panel length (in feet) is 1.5 times the slab thickness (in inches). 3) Provide 1/2-inch radius edges. Apply a broom finish. Apply a curing agent. 56 Midblock curb cut assembly 1. GENERAL A. Where existing elements or spaces are altered to receive an assembly; slopes and dimensions shall comply with slopes and dimensions shown on the drawing, or to the maximum extent feasible permitted by the ENGINEER. Final configuration of the assembly may be different than shown. B. Installation of flares or curb returns is ENGINEER'S choice. C. Definitions and supplemental requirements are specified in APWA Section 32 16 14. 2. PRODUCTS A. Base Course: Untreated base course, APWA Section 32 11 23. Do not use gravel as a base course without ENGINEER's permission. B. Expansion Joint Filler: 1/2-inch thick type F1 full depth, APWA Section 32 13 73. C. Detectable Warning Surface: Paver, ribbed composite panel, or tile. Provide a color that contrasts with adjacent walking surface, either light -on -dark or dark -on -light. ENGINEER to select type and color unless indicated elsewhere. D. Concrete: Class 4000, APWA Section 03 30 04. E. Concrete Curing Agent: Clear membrane forming compound with fugitive dye (Type ID Class A), APWA Section 03 39 00. 3. EXECUTION A. Base Course Placement: APWA Section 32 05 10. Maximum lift thickness before compaction is 8-inches when using riding equipment or 6-inches when using hand held equipment. Compaction is 95 percent or greater relative to a modified proctor density, APWA Section 31 23 26. B. Curb Modifications: 1) The sloped surface created to accommodate a flare area shall be perpendicular to the back of curb. 2) No grade break shall exist between the flow -line and the foot of the curb ramp or blended transition. Length of the curb modification abutting the curb ramp or transition is 4 feet minimum. C. Curb Ramp: Length not required to exceed 15 feet. Grade breaks are perpendicular to the direction of ramp run and are not permitted on the ramp or turning space surface. Sides are parallel to each other and perpendicular to the ends. D. Concrete Placement: APWA Section 03 30 10. 1) Maximum length to width ratio for rectangular panel joints is 1.5 to 1. Joint spacing measured in feet not to exceed twice slab thickness measured in inches or a maximum of 15 feet. 2) Install expansion joints vertical, full depth, with top of filler set flush with concrete surface. Install contraction joints vertical, 1/8-inch wide, and 1/4 of the depth of the concrete flatwork. 3) Provide 1/2-inch radius edges. Apply a broom finish. Apply a curing agent. E. Clear Space: No trip hazards in the clear space. 70 Asphalt concrete pavement tie-in 1. GENERAL A. Site conditions vary. Configuration of tie in work may be changed to fit field conditions. Variance from dimensions and slopes shown must be acceptable to ENGINEER. 2. PRODUCTS A. Base Course: Untreated base course, APWA Section 32 11 23. Do not use gravel as a base course without ENGINEER's permission. B. Tack Coat: APWA Section 32 12 13.13. C. Asphalt Concrete: APWA Section 32 12 05. 1) Warm weather patch - AC-20-DM-1/2, unless indicated otherwise. 2) Cold weather patch - modified MC-250-FM-1, APWA Section 33 05 25. 3. EXECUTION A. Pavement Removal: APWA Section 02 41 14. Provide a neat straight joint between existing and new asphalt concrete. Saw -cut joint if existing pavement exceeds 2- inches in thickness or if Portland -cement concrete underlies the asphalt concrete pavement. B. Base Course Placement: APWA Section 32 05 10. Maximum lift thickness before compaction is 8-inches when using riding equipment or 6-inches when using hand held equipment. Compaction is 95 percent or greater relative to a modified proctor density, APWA Section 31 23 26. C. Tack Coat: Clean and tack all vertical surfaces adjacent to the asphalt patch. Apply full coverage surface tack coat between lifts if the lower lift is left unpaved longer than 24 hours or if it becomes unclean. D. Asphalt Pavement. 1) Lay asphalt pavement higher as shown. Do not create water ponds on pavement. 2) Install in lifts no greater than 3-inches after compaction. Compact each lift is within the range of 92 to 96 percent relative to Rice density, ASTM D 2041. 3) Install final lift not less than 2 times the diameter of the maximum aggregate particle size. e.g. • 2" for 3/4" aggregate mix. • 1 1/2" for 1/2" aggregate mix, etc. 86 Asphalt concrete T-patch 1. GENERAL A. If a saw cut in the direction of vehicular travel is in a wheel path, consult ENGINEER for directions on removing additional pavement other than the amount shown on the drawing. 2. PRODUCTS A. Base Course: Untreated base course, APWA Section 32 11 23. Do not use gravel as a base course without ENGINEER's permission. B. Flowable Fill: Target is 60 psi in 28 days with 90 psi maximum in 28 days, APWA Section 31 05 15. It must flow easily requiring no vibration for consolidation. C. Reinforcement. No. 5, Galvanized or epoxy coated, deformed, 60 ksi yield grade steel, ASTM A 615. D. Concrete: Class 4000, APWA Section 03 30 04. E. Tack Coat: APWA Section 32 12 13.13. F. As phalt halt Concrete. APWA Sectio n 32 12 05. 1) Warm Weather Patch: AC-20-DM-1/2, unless indicated otherwise. 2) Cold Weather Patch: Modified MC-250-FM-1 as indicated in APWA Section 33 05 25. 3. EXECUTION A. Base Course Placement: APWA Section 32 05 10. Maximum lift thickness before compaction is 8-inches when using riding equipment or 6-inches when using hand held equipment. Compaction is 95 percent or greater relative to a modified proctor density, APWA Section 31 23 26 B. Flowable Fill: Cure to initial set before placing aggregate base or asphalt pavement. Use in excavations that are too narrow to receive compaction equipment. C. Tack Coat. Clean all horizontal and vertical surfaces. Apply full coverage. D Asphalt Pavement. p Match existing thickness plus 1 inch but not More than 6-inches in residential thoroughfares or 8-inches non residential thoroughfares. Install in lifts no greater than 3-inches after compaction. Compact to 94 percent of ASTM D 2041 (Rice density) plus or minus 2 percent. If asphalt pavement is substituted for concrete substrate, omit rebar and provide 1.25 inches of pavement for each 1 inch of concrete substrate • substituted. E. Reinforcement. Required if thickness of existing Portland -cement concrete substrate is 6- inches or greater. Not required if (1) less than 6-inches thick, (2) if existing concrete is deteriorating, (3) if excavation is less than 3 feet square, or (4) if asphalt pavement is substituted for Portland -cement concrete substrate. F. Concrete Substrate. Cure to initial set before placing new asphalt concrete patch. G. Joint Repair: If a crack occurs at a connection to an existing pavement or at any street fixture, flush seal the crack per Plan 265. H. Patch Repair: Repair patch if any of the following conditions within the patch occur. 1) Pavement surface distortion exceeds 1/4-inch deviation in 10 feet. Repair option: Plane off surface distortions. Coat planed surfaces with a cationic or anionic emulsion that complies with APWA Section 32 12 03. 2) Cracks at least 1-foot long and 1/4-inch wide occur more often than 1 in 10 square feet. Repair option: Crack seal. 3) Asphalt raveling is greater than 1 square foot per 100 square feet. Repair option: Mill and inlay. 96 €A) L GOFF ENGINEERING +-SURVEYING INC GOFF ENGINEERING & SURVEYING, INC. 126 ROCK POINT DRIVE SUITE A P.O. BOX 97 DURANGO, COLORADO 81302 (970) 247-1705 www.GoffEngineering.com A e� A W W W W W EXPANSION JOINT - . W W •1 W W V W IL! W W i W W SIDEWA' 8� ROADWAY ELM STREET TYPE 0 RESIDENTIAL (WITH PARK STRIP) 4" RESIDENTIAL (NO PARK STRIP) 6" OTHER REPLACING EXISTING SIDEWALK MATCH EXISTING (4 MIN.) SEE DRIVEWAY APPROACH PLANS FOR SIDEWALK THICKNESS AT DRIVEWAYS WIDTH AS SPECIFIED 1 X MIN 2% MAX P: SECTION B-B March 2009 W W W W * W W W W W IF DRIVEWAY APPROACHES ARE W W W NOT AVAILABLE, PROVIDE 5 FEET W SQUARE FLATWORK AT INTERVALS OF 200 FEET MAXIMUM CONTRACTION JOINT 4" MIN SECTION A -A \EXPANSION JOINT EXPANSION JOINT CONCRETE COMPACT SUBGRADE CONTRACTION JOINTS 60' (+/-) L MIN = W L (in feet) = 2.5 xCI (in inches) MAX OR = 15 FEET MAX SIDEWALK JOINT DETAIL Sidewalk 57 Plan 231 i i TURNING SPACE AT SIDEWALK LEVEL THE LOCATION OF THE PEDESTRIAN ACCESS ROUTE AFFECTS FLARE SLOPE CONSTRUCTION L 4 September 6" IO PAR LIB EXAMPLE 2 MATERIALS CURB RETURN ALTERNATE (NOTE 1B) DETECTABLE WARNING SURFACE (PLAN 238) GUTTER COUNTER SLOPE = 5% MAX EXAMPLE 1 ELEMENT DIMENSION 4 FEET WIDE MINIMUM 4 FEET SQUARE MINIMUM WHERE TURNING SPACE IS CONSTRAINED ON 2 SIDES, PROVIDE 5 FEET IN THE DIRECTION OF THE CROSSWALK TABLE OF DIMENSIONS IWPINIPR► SLOPE (X) MAXIMUM I.RU,J SLOPE (X) MAXIMUM TURNING SPACE STREET GRADE 2 CURB RAMP R 8.33 STREET GRADE BLENDED TRANSmON ID 5 STREET GRADE CLEAR SPACE co 5 STREET GRADE SIDEWALK © STREET GRADE 2 FLARE Q 10 -- (a) RUNNING SLOPE IS IN THE DIRECTION of PEDESTRIAN TRAVEL RUNNING SLOPE OF FLARE IS PARALLEL TO BACK OF CURB (b) CROSS SLOPE IS PERPENDICULAR TO DIRECTION OF PEDESTRIAN TRAVEL Midblock curb cut assembly 2011 71 SLOPE TABLE Plan 236 Sheet 1 of 3 EXISTING PAVEMENT SURVACE \\\ TACK COAT C MATCH EXISTING + 1", OR 6-INCHES MAXIMUM IN RESIDENTIAL STREETS 8-INCHES MAXIMUM IN NON-RESIDENTIAL STREETS TACK COAT 2 FEET MINIMUM ASPHALT CONCRETE PATCH SLOPE 1 X MIN. - 4X MAX L TACK COAT MATCH EXISTING (8" MINIMUM) ASPHALT TO BE SET 1/4" MIN. TO 1/2" MAX. ABOVE LIP OF GUTTER CASE 1 - POSITIVE STREET SLOPE TIE-IN 2 FEET MINIMUM ASPHALT CONCRETE PATCH SLOPE 1 X MIN. - 4% MAX �d.�,l:�A "A rtir MATCH EXISTING + 1", OR 6-INCHES MAXIMUM IN RESIDENTIAL STREETS 8-INCHES MAXIMUM IN NON-RESIDENTIAL STREETS EXISTING FLATWORK BASE COURSE ASPHALT TO BE SET 1/4" MIN. TO 1/2" MAX. ABOVE UP OF GUTTER EXISTING FLATWORK TACK COAT MATCH EXISTING (8" MINIMUM) CASE 2 - NEGATIVE STREET SLOPE TIE-1/1. Asphalt concrete pavement tie-in July 2005 87 BASE COURSE Plan 251 ••w SHALLOW EXCAVATION (LESS THAN 48 INCHES FROM PAVEMENT SURFACE TO BOTTOM OF EXCAVATION) JOINT REPAIR ASPHALT CONCRETE AGGREGATE BASE SUBGRADE COMPACT THIS AREA (ALL SIDES) COMPACT BACKFILL TO THIS LEVEL BEFORE MAKING THE SECOND PAVEMENT CUT AND SECOND SURFACE REMOVAL, JOINT REPAIR Ug co 8� La ASPHALT CONCRETE CONCRETE SUBSTRATE AGGREGATE BASE SUBGRADE - MATCH EXISTING THICKNESS + 1" (4" MINIMUM 8" MIN- ADDRIONAL REMOVAL (NOTE 1A) I 24" \ \- NEW BASE COURSE TRENCH BACKFILL (PLAN 381) FLOWABLE FILL ALLOWED ONLY TO THE TOP OF THE EXISTING SUBGRADE ASPHALT RESTORATION csi I 24" MINI _MATCH THICKNESS OF EXISTING SUBSTRATE USING ASPHALT CONCRETE OR CEMENT CONCRETE -MATCH EXISTING THICKNESS TACK i /Y////iiii/rii COMPACT THIS AREA (ALL SIDES) ADDmONAL REMOVAL (NOTE) 24" I COMPACT BACKFILL TO THIS LEVEL BEFORE MAKING THE SECOND PAVEMENT CUT AND SECOND SURFACE REMOVAL December 2010 8" MIN - TRENCH BACKFILL (PLAN 381) 18"No. 5 DEFORMED TIE BAR • 12" O.C. NEW BASE COURSE FLOWABLE FILL ALLOWED ONLY TO THE TOP OF THE EXISTING SUBGRADE COMPOSITE RESTORATION Asphalt concrete T-patch 97 Plan 255 C6amai. i of 9 is Goff Engineering & Surveying, Inc. expressly reserves the common law copyright and other property rights in these plans. These plans are not to be changed or copied in any form or manner whatsoever nor are they to be assigned to any third party without first obtaining written permission and consent of Goff Engineering & Surveying, Inc.© MAPS SENIOR HOUSING HOUSING AUTHORITY OF SOUTHEASTERN UTAH (HASU) Issue Record: 100% UPDATE 1-9-2019 Revisions: Project Number: Drawn by: Designed by: Checked By: 18-055 RSR RSH RSH Sheet C4.1 DETAILS 1 10/10/2017 USER:RROYER PLOT SCALE=1:1 J Concrete pavement joints 1. GENERAL A. ENGINEER will select joint type if not shown on drawings. 2. PRODUCTS A. Reinforcement: Galvanized or epoxy coated, deformed or smooth, 60 ksi yield grade steel, ASTM A 615. Diameter and length as indicated. B. Joint Filler: Type F1 extending to the bottom of the concrete slab, APWA Section 32 13 73. C. Backer Rod: Type 1, oversized approximately 25 percent to fit tightly into each joint and compatible with hot poured sealant, APWA Section 32 13 73 D. Joint Sealant. HAS1, APWA Section 32 13 73. E. Bond Breaker: Paraffin wax, lithium grease, or other semi -solid, inert lubricant. 3. EXECUTION A. Steel Placement: 1) Space tie bar and dowels at 12 to 15-inches on center. 2) Grease dowels to provide movement in expansion joints. 3) Keep bars in the vertical center of the concrete slab and perpendicular to the joint during concrete placement. B. Sawing: Keep at least 3 working power saws on -site when concrete is being placed. Saw crack control joints (contraction joints) before shrinkage cracking takes place. Do not tear or ravel concrete during sawing. In cool weather, the joint sawing may be delayed only for the time required to prevent tear or raveling of the concrete. Cut joint to dimensions recommended by sealant manufacturer and acceptable to ENGINEER. C. Joints: Lay out joints to aid construction and control random cracking. 1) Longitudinal joint spacing is 12 feet for concrete pavement less than 9-inches thick and 15 feet for concrete pavement 9-inches thick and thicker. 2) Transverse joints spacing is 30 x T (slab thickness in feet) where the maximum slab length to slab width ratio is 1.5 to 1. 3) Extend transverse contraction joints continuously across the full width of the concrete. Make the joints coincide with curb and gutter joints. 4) Make adjustments in joint locations to meet inlet or manhole locations. D. Joint Sealant: Remove dirt, oil and curing compounds from joint reservoir. Seal joints immediately after cleaning. E. Joint Repair: If separation appears during one year correction period, apply joint sealant. 104 30" Frame and cover 1. GENERAL A. The frame and cover fits. 1) Cleanout box type B in Plan 331, and 2) Precast manhole in Plan 341. 2. PRODUCTS A. Castings: Grey iron class 35 minimum, ASTM A 48. 1) Coated with asphalt based paint or better (except on machined surfaces). 2) Cast the heat number on the frame and cover. 3) Give the frame and cover a machine finish so the cover will not rock. 4) d designates a machine finished surface. 5) Cast the words "STORM DRAIN" on the cover in upper case flush with the surface finish. 3. EXECUTION A. Except in paved streets, provide locking manhole covers in easements, alleys, parking lots, and all other places. Drill and tap two holes to a depth of 1-inch at 90 degrees to pry hole and install 3/4 x 3/4-inch alien socket set screws. 132 r Precast manhole 1. GENERAL A. The drawing shows typical pipe connections. Refer to construction drawings for connection locations or refer to field location of existing piping when engineering pipe connection to the manhole. B. Manhole size. 1) Diameter is 4-feet: For pipe under 12" diameter. 2) Diameter is 5-feet: For pipe 12" and larger, or when 3 or more drain pipes intersect the manhole. C. Wall thickness: 1) Precast reinforced concrete walls 4 3/4" minimum. 2) Cast -in -place concrete to be 8 inches thick minimum. 2. PRODUCTS A. Base Course: Untreated base course, APWA Section 32 11 23. Do not use gravel as a base course without ENGINEER's permission. B. Backfill: Common fill, APWA Section 31 0513. Maximum particle size 2-inches. C. Concrete: Class 4000, APWA Section 03 30 04. D. Riser and Reducing Riser: ASTM C 478. E. Joint Sealant: Rubber based, compressible. F. Grout: 2 parts sand to 1 part cement mortar, ASTM C 1329. G. Stabilization -Separation Geotextile: Moderate or high at CONTRACTOR's choice, APWA Section 31 05 19. 3. EXECUTION A. Foundation Stabilization: Get ENGINEER's permission to use a sewer rock or a sewer rock in a geotextile wrap to stabilize an unstable foundation. B. Base Course Placement: APWA Section 32 11 23. Maximum lift thickness is 8-inches before compaction. Compaction is 95 percent or greater relative to a modified proctor density, APWA Section 31 23 26. C. Invert cover. During construction, place invert covers over the top of pipe in manholes that currently convey sewerage. See Plan 412. D. Concrete Deck or Reducing Riser: When depth of manhole from pipe invert to finish grade exceeds 7 feet, use an ASTM C 478 reducing riser. E. Pipe Connections: Grout around all pipe openings. F. Pipe Seal: Install rubber -based pipe seals on all plastic pipes when connecting plastic pipes to manholes. Hold water -stop in place with stainless steel bands. G. Joints: Place flexible sealant in all riser joints. Finish with grout. H. Adjustment: If the required manhole adjustment is more than V-0", remove the cone and grade rings and adjust the manhole elevation with the appropriate manhole section, the cone section, and the grade rings or plastic form to make frame and lid match finish grade. I. Finish: Provide smooth and neat finishes on interior of cones, shafts, and rings. Imperfect moldings or honeycombs will not be accepted. J. Backfill: Provide backfill against the manhole shaft. Pea gravel and recycled RAP aggregate is NOT ALLOWED. Water jetting is NOT allowed. Maximum lift thickness is 8-inches before compaction. Compaction is 95 percent or greater relative to a standard proctor density, APWA Section 31 23 26. 186 0 41 41 • Cover collar for storm drains 1. GENERAL A. In a pavement surface, the concrete will support the frame under traffic loadings. 2. PRODUCTS A. Concrete: Class 4000, APWA Section 03 30 04. B. Concrete Curing Agent: Clear membrane forming compound with fugitive dye (Type ID Class A), APWA Section 03 39 00. 3. EXECUTION A. Pavement Preparation: Provide a neat vertical and concentric joint between concrete and existing asphalt concrete surfaces. Clean edges of all dirt, oil, and loose debris. B. Concrete Placement: APWA Section 03 30 10. Fill the annular space around the frame and cover casting with concrete. Apply a broom finish. Apply a curing agent. 196 t • • • 4.1 414 01 401 • L GOFF ENGINEERING +-SURVEYING INC GOFF ENGINEERING & SURVEYING, INC. 126 ROCK POINT DRIVE SUITE A P.O. BOX 97 DURANGO, COLORADO 81302 (970) 247-1705 www.GoffEngineering.com r r r 0+ r r r r r r r 0 r r 1 1 1 1 1 1 1 1 1 1 1 r r r r SEE BACKER ROD OR r STRESS CUT DETAIL I r r r 1 r r r r I M 0 JOINT REPAIR 5 FEET L- A -Min SEE STRESS CUT DETAIL /2" 15 FEET 1-- B JOINT C JOINT ASPHALT CONCRETE 18" SMOOTH DOWEL BAR 1 1/4" EXPANSION CAP CONCRETE PAVEMENT STREET FIXTURE OR STRUCTURE APPLY 2 COATS OF BOND BREAKER TO FRONT FACE OF CONCRETE SEE BACKER ROD OR STRESS CUT DETAIL 18" DEFORMED TIE -BAR SEE BACKER ROD OR STRESS CUT DETAIL 18" SMOOTH DOWEL BAR 1 1/4" EXPANSION CAP FOR DOWEL SIZE, SEE "DOWEL OR REBAR SIZE CHART" ON SHEET 2 E JOINT March 2010 JOINT SEALANT (TYPE HAS1) r-1/2» JOINT FILLER (TYPE F1) FOR DOWEL SIZE, SEE "DOWEL OR REBAR SIZE CHART" ON SHEET 2 BACKER ROD (TYPE 1) 0 1 0/4 F JOINT JOINT SEALANT (TYPE HAS1) 1-1/2" JOINT FILLER (TYPE F1) G JOINT JOINT SEALANT (TYPE HAS1) 11`3/8" I. 1 1/8" 1/2" 1/2" INITIAL STRESS RELIEF 1/8" SAW CUT OR NOT REQUIRED IF A COLD JOINT BACKER ROD DETAIL SAW CUT 1/8" JOINT SEALANT (TYPE NAST) STRESS CUT DE'fAIL Concrete pavement joints 105 0 Plan 261 Sheet 1 of 2 1 September 2001 A L TYPE A 25" 23 1/4" 30" NOMINAL 35 3/4" C SECTION A -A 30" Frame and cover 133 A Plan 302 Sheet 1 of 2 IA r r r r r I I 1 1 1 1 1 1 I I I I I I I 1 I 1 1 i 1 I 1 I I COVER COLLAR (PLAN 362) 6" r' B �--� B PLAN CAST IN PLACE BASE CONCENTRIC CONE INSTALLATION UNLESS SPECIFIED OTHERWISE. A J 6" INCHES MINIMUM MEASURED ON THE INSIDE OF THE MANHOLE (TYP) USE APPROPRIATE FRAME AND COVER (PLAN 302 OR 303) SECTION A -A (CONCRETE DECK OPTION) November 2010 RAISE FRAME TO GRADE (PLAN 360) 2.5 MIN 12" MAX CONCRETE DECK (PLAN 345) 1- BACKFILL RISERS ASTM C 478 CONCRETE COLLAR ALL AROUND (TYP) CONCRETE FILL BASE COURSE TABLE OF DIMENSIONS MANHOLE y-ME DIMENSION A 0 =48" OY =30" B QX =60" 0 =44" C 0 =60" 0 =30" REDUCING RISER JOINT SEALANT BASE IS OPTIONAL Precast manhole 187 RISER 8" MIN SECTION B-B (REDUCING RISER OPTION) Plan 341 Sheet 1 of 2 I A L ROUND FRAME ELAN. CONCRETE TO BE SET 1/4" MIN. TO 1/2" MAX. BELOW PAVEMENT LIP ALL AROUND MATCH CROSS SLOPE GRADE 1411MIMMIkil itiompm41 CONCRETE COVER COLLAR GRADE RINGS ARE SHOWN. PLASTIC FORMS ARE ACCEPTABLE (PLAN 360) SECTION A -A December 2010 RECTANGULAR FRAME PLAN SECTION B-B Cover collar for storm drains 197 B J Plan 362 Goff Engineering & Surveying, Inc. expressly reserves the common law copyright and other property rights in these plans. These plans are not to be changed or copied in any form or manner whatsoever nor are they to be assigned to any third party without first obtaining written permission and consent of Goff Engineering & Surveying, Inc.© MAPS SENIOR HOUSING HOUSING AUTHORITY OF SOUTHEASTERN UTAH (HASU) Issue Record: 100% UPDATE 1-9-2019 Revisions: Project Number: Drawn by: Designed by: Checked By: 18-055 RSR RSH RSH Sheet C4.2 DETAILS 1 J Trench backrrl! 1. GENERAL A. The drawing applies to backfilling a trench (and embankment) above the pipe zone. 2. PRODUCTS A. Backfill: Common fill, APWA Section 31 05 13. Maximum particle size 3-inches. B. Flowable Fill: APWA Section 31 05 15. Target is 60 psi in 28 days with 90 psi maximum in 28 days, It must flow easily requiring no vibration for consolidation. 3. EXECUTION A. Trench Backfill Above the Pipe Zone: Follow requirement indicated in APWA Section 33 05 20 and the following provisions. See Standard Plan 382 for backfilling the pipe zone. 1) DO NOT USE sewer rock, pea gravel, or recycled RAP aggregate as trench backfill. 2) Maximum lift thickness is 8-inches before compaction. Compaction is 95 percent or greater relative to a standard proctor density, APWA Section 31 23 26. 3) Water jetting is NOT allowed. B. Flowable Fill: If controlled low strength material is placed in the trench. Cure the material before placing surface restorations. C. Embankment Backfill: When trench sides are sloped proceed as follows. 1) Maximum lift thickness is 8-inches before compaction. 2) Compact per APWA Section 31 23 26 to 95 percent or greater relative to a standard proctor density. 3) Submission of quality control compaction test result data may be requested by ENGINEER at any time. Provide results of tests immediately upon request. D. Surface Restoration: 1) Landscaped Surface: Follow APWA Section 32 92 00 (turf or grass) or APWA Section 32 93 13 (ground cover) requirements. Rake to match existing grade. Replace vegetation to match pre -construction conditions. 2) Paved Surface: Follow APWA Section 33 05 25 (bituminous pavement surfacing), or APWA Section 33 05 25 (concrete pavement surfacing). Do not install surfacing until compaction density is acceptable to ENGINEER. . 381 Pipe zone backfill 1. GENERAL A. Install the pipe in the center of the trench or no closer than 6-inches from the wall of the pipe to the wall of the trench. 2. PRODUCTS A. Base Course: Untreated base course, APWA Section 32 11 23. Do not use gravel as a base course without ENGINEER's permission. B. Backfill: Common fill, APWA Section 31 05 13. Maximum particle size 2-inches. C. Concrete: APWA Section 03 30 04. D. Flowable Fill: Target is 60 psi in 28 days with 90 psi maximum in 28 days, APWA Section 31 05 15. It must flow easily requiring no vibration for consolidation. E. Stabilization -Separation Geotextile: Moderate or high at CONTRACTOR's choice, APWA Section 31 05 19. 3. EXECUTION A. Excavate the Pipe Zone: Width is measured at the pipe spring line and includes any necessary sheathing. Provide width recommended by pipe manufacturer. Follow manufacturer's recommendations when using trench boxes. B. Foundation Stabilization: Get ENGINEER's permission before installing common fill. Vibrate to stabilize. Installation of stabilization -separation geotextile will be required to separate backfill material and native subgrade materials if common fill cannot provide a working surface or prevent soils migration. C. Bedding: Follow APWA Section 33 05 20 requirements and the following provisions. 1) Furnish untreated base course material unless specified otherwise by pipe manufacturer. 2) Maximum lift thickness is 8-inches. 3) Bedding immediately under the pipe should not be compacted, but loosely placed. 4) Compaction is 95 percent or greater relative to a modified proctor density, APWA Section 31 23 26. 5) When using concrete, provide at least Class 2,000, APWA Section 03 30 04. D. Pipe Zone: DO NOT USE sewer rock, pea gravel, or recycled RAP aggregate in the pipe zone. Water jetting is NOT allowed. 1) Maximum lift thickness is 8-inches before compaction. Compaction is 95 percent or greater relative to a modified proctor density, APWA Section 31 23 26 unless pipe manufacturer requires more stringent installation. 2) Submission of quality control compaction test result data developed for the haunch zone may be requested by ENGINEER at any time. CONTRACTOR is to provide results of tests immediately upon request. E. Flowable Fill (when required and if allowed by pipe manufacturer): 1) Place the controlled low strength material, APWA Section 31 05 15. 2) Prevent pipe flotation by installing in lifts and providing pipe restraints as required by pipe manufacturer. 3) Reset pipe to line and grade if pipe "floats" out of position. 382 30" Frame and cover 1. GENERAL A. The frame and cover fits the manhole in Plan 411. 2. PRODUCTS A. Castings: Grey iron class 35 minimum, ASTM A48, coated with asphalt based paint or better (except on machined surfaces). 1) Cast the heat number on the frame and cover. 2) Give the frame and cover a machine finish so the cover will not rock. 3) Ai designates machined surface. 4) Cast the words "SEWER" on the cover in upper case flush with the surface finish. 3. EXECUTION A. Except in paved streets, provide locking manhole covers in easements, alleys, parking lots, and all other places. Drill and tap two holes to a depth of 1-inch at 90 degrees to pry hole and install 3/4 x 3/4-inch allen socket set screws. 402 Sanitary sewer manhole 1. GENERAL A. The drawing shows typical pipe connections. Refer to construction drawings for connection locations or refer to field location of existing piping when engineering pipe connection to the manhole. B. Manhole size. 1) Diameter is 4 feet: For sewers under 12" diameter. 2) Diameter is 5 feet: For sewers 12" and larger, or when 3 or more pipes intersect the manhole. 2. PRODUCTS A. Base Course: Untreated base course, APWA Section 32 11 23. Do not use gravel as a base course without ENGINEER's permission. B. Backfill: Common fill, APWA Section 31 05 13. Maximum particle size 2-inches. C. Concrete: Class 4000, APWA Section 03 30 04. D. Riser and Reducing Riser: ASTM C478. E. Reinforcement: Deformed, 60 ksi yield grade steel, ASTM A615. F. Grout: 2 parts sand to 1 part cement mortar, ASTM C1329. G. Stabilization -Separation Geotextile: Moderate or high at CONTRACTOR's choice, APWA Section 31 05 19. 3. EXECUTION A. Foundation Stabilization: Get ENGINEER's permission to use a sewer rock or a granular backfill borrow in a geotextile wrap to stabilize an unstable foundation. B. Base Course Placement: APWA Section 32 11 23. Maximum lift thickness is 8- inches before compaction. Compaction is 95 percent or greater relative to a modified proctor density, APWA Section 31 23 26. C. Invert Cover. During construction, place invert covers over the top of pipe in manholes that currently convey sewerage. See Plan 412. D. Pipe Connections: Grout around all pipe openings. E. Pipe Seal: Install rubber -based pipe seals on all plastic pipes when connecting plastic pipes to manholes. Hold water -stop in place with stainless steel bands. F. Joints: Place flexible gasket -type sealant in all riser joints. Finish with grout. G. Adjustment: If the required manhole adjustment is more than 1'-0", remove the cone and grade rings and adjust the manhole elevation with the appropriate manhole section, the cone section, and the grade rings or plastic form to make frame and lid match finish grade. H Finish: Provide smooth and neat finishes on interior of cones, shafts, and rings. Imperfect moldings or honeycombs will not be accepted. I. Backfill: Provide backfill against the manhole shaft. Pea gravel and recycled RAP aggregate is NOT ALLOWED. Water jetting is NOT allowed. Maximum lift thickness is 8-inches before compaction. Compaction is 95 percent or greater relative to a standard proctor density, APWA Section 31 23 26. 411 NARRATIVE: MAGNETIC MARKING TAPE MAX. DEPTH = 18" BELOW FINAL SURFACE FLOWABLE FILL ALLOWED ONLY TO THE TOP OF THE EXISTING SUBGRADE ARM A.. l Utah Chapter THIS PLAN SHOWS VARIOUS SLOPES RECOMMENDED FOR VARIOUS TYPES OF SLOPE STABILITY PROBLEMS. THE VERTICAL TEXT INDICATES VARIOUS MATERIALS THAT MAY BE ENCOUNTERED. THE SERVICES OF A PROFESSIONAL SOILS ENGINEER SHOULD BE USED TO VERIFY SLOPE STABILITY, PAVEMENT RESTORATION (PLAN 255 OR 256) LANDSCAPE RESTORATION 'F TRENCH BACKFILL (NOTE 3A) PIPE ZONE (SEE DRAWINGS OR PLAN 382) w 00 w M� O LL a Trench backfill 0 O ti w a_ O ov w a0 � z w 4s1 0 CC aQ in PAV EMENS/ 0 w zn 0z �0 W 3Q 3.-0" (TYP) SPOIL EMBANKMENT BACKFILL (NOTE 3C) IF DEPTH OF TRENCH IS GREATER THAN 4 FEET AND SHORES OR TRENCH SUPPORTS ARE NOT USED, SLOPES ARE REQUIRED. SEE OSHA REGULATIONS Plan 381 July 2016 ▪ • URFACE • MAKE BELL HOLES BEFORE LAYING BELL AND SPIGOT PIPE IN PIPE ZONE PIPE ZONE 1 6" MINIMUM INSTALLATION A ELEVATION VIEW PIPE ZONE (NOTE 3A) SECTION A -A FOUNDATION AND BEDDING MATERIAL TRENCH WALL BACKFILL (NOTE 3D) PIPE SPRING LINE HAUNCHING (NOTE 30) BEDDING (NOTE 3C) FOUNDATION STABILIZATION (NOTE 38) CONCRETE PIPE: FOLLOW ASTM C 1479 ' STANDARD PRACTICE FOR INSTALLATION OF PRECAST CONCRETE SEWER, STORM DRAIN, AND CULVERT PIPE USING STANDARD INSTALLATIONS. PLASTIC PIPE: FOLLOW ASTM 0 2321 "STANDARD PRACTICE FOR UNDERGRouND INSTALLATION OF THERMOPLASTIC PIPE FOR SEWERS AND OTHER GRAVITY --FLOW APPLICATIONS" CORRUGATED METAL PIPE: FOLLOW ASTM A 798 ` STANDARD PRACTICE FOR INSTALLING FACOTRY-MADE CORRUGATED STEEL PIPE FOR SEWERS AND OTHER APPLICATIONS. VITRIFIED CLAY PIPE: FOLLOW ASTM C 12. "STANDARD RECOMMENDED PRACTICE FOR INSTALLING VITRIFIED CLAY PIPE LINES. ARM V "Utah � ■ Pipe zone backfill Plan 382 January 2011 ARM "Utah ■ Utah Chapter A L 26 1 /2" 25" 23 1 /4" 4\ DUST PAN f 30" NOMINAL E 35 3/4" SECTION A -A 30" Frame and cover r Plan 402 April 1997 A L CONCRETE COLLAR (PLAN 413) BACKFILL ALL AROUND CONSTRUCT FLOW THROUGH TROUGHS PLAN (CONCENTRIC RISER) FRAME AND COVER (PLAN 402) FINI H RADE //_ ,era :. ! Air xt?rIkiE BASE COURSE 6 f 6 OR 5 FEET DIAMETER 4 OR 5 FEET DIAMETER D 2/3 2/3 D A A JL PLAN (ECCENTRIC RISER) GRADE RINGS ARE SHOWN PLASTIC FORM IS ACCEPTABLE (PLAN 360) WALL THICKNESS 4 3/4" MINIMUM inesisho 6" SECTION A -A CONE AND RISERS ASTM C 478 REMOVE UPPER 1/3 OF PIPE AFTER MANHOLE IS COMPLETED. A J DETERMINED BY ENGINEER FINISH GRADE DETAIL (UNIMPROVED AREAS) PROVIDE MORTAR SHELF WITH SLOPE OF 1.5" IN 12" Plan ARMSanitary sewer manhole 411 !'_� IIIIIIIIIIIIrIIII� � . "Utah Chapter April 2011 GOFF ENGINEERING SURVEYING INC GOFF ENGINEERING & SURVEYING, INC. 126 ROCK POINT DRIVE SUITE A P.O. BOX 97 DURANGO, COLORADO 81302 (970) 247-1705 www.GoffEngineering.com 111 Goff Engineering & Surveying, Inc. expressly reserves the common law copyright and other property rights in these plans. These plans are not to be changed or copied in any form or manner whatsoever nor are they to be assigned to any third party without first obtaining written permission and consent of Goff Engineering & Surveying, Inc.© 1 MAPS SENIOR HOUSING Issue Record: HOUSING AUTHORITY OF SOUTHEASTERN UTAH (HASU) 100% UPDATE 1-9-2019 Revisions: Project Number: Drawn by: Designed by: Checked By: ■ Sheet 18-055 RSR RSH RSH C4.3 DETAILS 1 J Cover collar for sanitary sewer manhole 1. GENERAL A. In a pavement surface, the concrete will support the frame under traffic loadings. 2. PRODUCTS A. Concrete: Class 4000, APWA Section 03 30 04. B. Concrete Curing Agent: Type ID Class A (clear with fugitive dye), membrane forming compound, APWA Section 03 39 00. 3. EXECUTION A. Pavement Preparation: Provide a neat vertical and concentric joint between the concrete collar and the bituminous payment surface. Clean edges of all dirt, oil, and loose debris. B. Concrete Placement: Fill the annular space around the frame and cover casting with concrete. Apply a broom finish. Apply a curing agent. 413 Sewer lateral connection 1. GENERAL A. Before installation, secure acceptance by ENGINEER for all pipe, fittings, and couplings to be used. B. Before backfilling, secure inspection of installation by ENGINEER. Give at least 24 hours notice. C. Verify if CONTRACTOR or agency is to install the wye. 2. PRODUCTS A. Base Course: Untreated base course, APWA Section 32 11 23. Do not use gravel as a base course without ENGINEER's permission. B. Backfill: Common fill, APWA Section 31 05 13. Maximum particle size 2-inches. C. Provide agency approved wye or tee with appropriate donut. D. Stainless steel straps required. 3. EXECUTION A. Tape wrap pipe as required by soil conditions. B. Remove core plug from sewer main. Do not break into sewer main to make connection. C. Base Course and Backfill Placement: Maximum lift thickness is 8-inches before compaction. Compaction is 95 percent or greater relative to a standard proctor density, APWA Section 31 23 26. 431 27" Frame and cover 1. GENERAL A. This frame and cover fits manholes in Plan 505. 2. PRODUCTS A. Castings: Grey iron class 35 minimum, ASTM A48, coated with asphalt based paint or better (except on machined surfaces). 1) Cast the heat number on the frame and cover. 2) Give the frame and cover a machine finish so the cover will not rock. 3) Ai designates machined surface. 4) Cast the name of the agency or its acronym as the first line. Cast the work "WATERWORKS" as the second line. Cast the word "Valve" (or applicable word) as the third line. Cast all letters on the cover in upper case flush with the surface finish. 3. EXECUTION (Not used) 502 Fire hydrant with valve 1. GENERAL A. Before backfilling, secure inspection of installation by ENGINEER. B. Additional requirements are specified in APWA Section 33 11 00. 2. PRODUCTS A. Hydrant: Dry barrel, AVVVVA C502. B. Thrust Books: Concrete Class 4000, APWA Section 03 30 04. C. Reinforcement: Deformed, 60 ksi yield grade steel, ASTM A615. D. Backfill: APWA Section 31 05 13. Maximum particle size 2-inches. 1) Sewer Rock: ASTM Size No. 3 (2" to 1") or larger. 2) Other Type of Common Fill: CONTRACTOR's choice,. E. Geotextile: Stabilization -separation fabric, APWA Section 31 05 19. 3. EXECUTION A. Installation: 1) Provide at least 1 cubic yard of sewer rock around drain hole at base of hydrant spool. Wrap geotextile around sewer rock and tape geotextile to hydrant spool to prevent silting of sewer rock. 2) Paint fire hydrant to agency's fire hydrant paint code. 3) Apply non -oxide grease to all buried metal surfaces. Wrap with polyethylene sheet and tape wrap. 4) Notify fire department as soon as hydrant is placed in service. B. Thrust Blocks: 1) Before pouring concrete, wrap pipe system with polyethylene sheet to prevent bonding of concrete to pipe system. 2) Not required for flange or welded pipe systems. C. Backfill: Maximum lift thickness is 8-inches before compaction. Compaction is 95 percent or greater relative to a modified proctor density, APWA Section 31 23 26. 511 ARM Y� rrrrr� air a Utah Chapter A �i CONCRETE TO BE SET 1 /4" MIN TO 1/2" MAX BELOW PAVEMENT LIP ALL AROUND MATCH CROSS SLOPE GRADE / A �0P , 1111111 1101111.PMMI GRADE RINGS ARE SHOWN. PLASTIC FORMS ARE ACCEPTABLE (PLAN 360) SECTION A -A A J CONCRETE COVER COLLAR r y Cover collar for sanitary sewer manhole Plan 413 September 2001 12" w a a_ NO -HUB COUPLING VARIES MIN. 2'-0" FROM ANY STRUCTURE CAST IRON OR BRASS CLEAN OUT PLUG TRENCH BACKFILL (PLAN 381 AND 382) 4" PIPE WYE NO -HUB COUPLING GRADE REQUIREMENTS 4" PIPE - 2.0% MIN. 6" PIPE - 1.0% MIN. ARM Utah Chapter C.I. BEND SEWER SADDLE PER AGENCY REQUIREMENTS (IN HIGH WATER TABLE BOWL WAX REQUIRED) Sewer lateral connection NO HUB COUPLING GROUT AROUND CONNECTION TO SEWER MAIN SEWER LATERAL CONNECTION TO BE 45' TO THE CENTER OF SEWER MAIN PIPE ZONE (PLAN 382) Plan 431 January 2011 A ! I 7 1 /4" 5" AMA i.4 ��. Utah Chapter 1� 22 1 /4" 20 1 /4" 18 1/2" 27" NOMINAL -{ 32" SECTION A -A 27" Frame and cover INSCRIPTION A Plan 502 April 1997 1 1/2" PENTAGON OPERATING NUT (OPENS LEFT) PAINT BONNET PER AWWA C502 GREEN - CLASS 1 (1000 GPM OR GREATER) ORANGE - CLASS B (500 TO 1000 GPM) RED - CLASS C (LESS THAN 500 GPM) g7)[ 1.5 FT MIN. GRADE 4 -1 J J=11 4,404T I I i I!! PAINT SPOOLS FASTEN GEOTEXTILE TO SPOOL WITH TAPE DRAIN HOLES (LOCATIONS VARY) LTHRUST BLOCK (PLAN 561) CONCRETE COLLAR (PLAN 574) THRUST BLOCK (PLAN 561) WHEN SPOOL LENGTH IS GREATER THAN 16 FEET, VERIFY WITH AGENCY IF AN ADDITIONAL VALVE IS REQUIRED AT THE HYDRANT LEGEND No, " ITEM DESCRIPTION aA FIRE HYDRANT AWWA C502 O VALVE BOX WITH LID 2-PIECE CAST IRON O GATE VALVE WITH 2" X 2" NUT AWWA C509 O TEE WITH 125 # FLANGE AWWA C110 * FURNISHED BY UTILITY AGENCY SECTION Plan ARM A. hydrant with valve 511 A.. Utah Chapter February 2011 GOFF ENGINEERING SURVEYING INC GOFF ENGINEERING & SURVEYING, INC. 126 ROCK POINT DRIVE SUITE A P.O. BOX 97 DURANGO, COLORADO 81302 (970) 247-1705 www.GoffEngineering.com 111 Goff Engineering & Surveying, Inc. expressly reserves the common law copyright and other property rights in these plans. These plans are not to be changed or copied in any form or manner whatsoever nor are they to be assigned to any third party without first obtaining written permission and consent of Goff Engineering & Surveying, Inc.© MAPS SENIOR HOUSING i- Issue Record: HOUSING AUTHORITY OF SOUTHEASTERN UTAH (HASU) 100% UPDATE 1-9-2019 Revisions: Project Number: Drawn by: Designed by: Checked By: ■ Sheet 18-055 RSR RSH RSH C4.4 DETAILS 1 J 6" Compound meter with 2" bypass 1. GENERAL A. Configuration may be changed at ENGINEER's discretion. B. Additional requirements are specified in APWA Section 33 12 16. 2 PRODUCTS A. Small Fittings: Brass. Do not use galvanized materials. B. Blocking: Clay brick or concrete block. C. Drain Gravel: Sewer rock, ASTM size no. 3 (2" to 1") or equal, APWA Section 31 05 13. 3. EXECUTION A. Control Valve: Install valve with valve box adjacent to main. B. Center frame and cover over water meter. C. Allow 1-inch clearance around waterline where water line passes through concrete box wall. Seal opening with compressible seal. 525 Direct bearing thrust block 1. GENERAL A. Thrust design for pipe sizes or configurations not shown require special design. B. Bearing areas, volumes, and special thrust blocking details shown on Drawings take precedence over this plan. C. Restraint sizing is based upon a maximum operating pressure of 150 psi and a test pressure of 200 psi, and a minimum soil bearing strength of 2,000 psf. Operating pressures in excess of 150 psi or soils with less than 2,000 pound bearing strength will require special design. D. Before backfilling around thrust block, secure inspection of installation by ENGINEER. 2. PRODUCTS A. Base Course: Untreated base course, APWA Section 32 11 23. Do not use gravel as a base course without ENGINEER's permission. B. Backfill: Common fill, APWA Section 31 05 13. Maximum particle size 2-inches. C. Thrust Bocks: Concrete Class 4000, APWA Section 03 30 04. D. Grease: Non -oxide poly -FM. 3. EXECUTION A. Pour concrete against undisturbed soil. B. Pipe Joints: Do not cover with concrete. Leave completely accessible. C. Grease: Apply grease to all buried metal surfaces. Wrap with polyethylene sheet and tape wrap. D. Locking restraint devices may be used in conjunction with concrete thrust blocking (at discretion of ENGINEER). E. Base Course and Backfill Placement: Maximum lift thickness is 8-inches before compaction. Compaction is 95 percent or greater relative to a modified proctor density, APWA Section 31 23 26. 561 Cover collar for water valve box 1. GENERAL A. In a pavement surface, fill an annular space around a frame and cover casting with concrete. The concrete will support the casting under traffic loadings. 2. PRODUCTS A. Base Course: Untreated base course, APWA Section 32 11 23. Do not use gravel as a base course without ENGINEER's permission. B. Concrete: Class 4000, APWA Section 03 30 04. C. Concrete Curing Agent: Type ID Class A (clear with fugitive dye), membrane forming compound, APWA Section 03 39 00. 3. EXECUTION A. Base Course: Maximum lift thickness is 8-inches before compaction. Compaction is 95 percent or greater relative to a modified proctor density, APWA Section 31 23 26. B. Pavement Preparation: Provide a neat vertical and concentric joint between concrete collar and existing bituminous concrete surface. Clean edges of all dirt, oil, and loose debris. 574 RY2„ 2% //ASPHALT j//�/ op 0 4 D 0 0 d 2'-0" RIBBON CURB RIBBON CURB MAIN SUPPLY PIPELINE LOCKING RESTRAINT J >� J z o -- 2 a RAISE FRAME TO GRADE. GRADE RINGS ARE SHOWN, PLASTIC FORM IS ACCEPTABLE (PLAN 360) (PLAN Y 0 4 IF A COVER COLLAR IS REQUIRED {PLAN 574) CLEARANCES (TYP) (SEE NOTE 3C) -I !I- I I-1 1I wi iii iai. i ♦�i11�1��QI' I I=111=1I I=11 =1I 11o11k 111111 1 S° MEN II�II`t'I1:timN It lrf1�:� ':8vopogogogas¢•,o�g�e;gSgBe^ 8:vot=oho btOOOoavO eggs gt1 BLOCKING DRAIN GRAVEL ELEVATION 7 FEET MINIMUM FLOOR TO ROOF =� BASE COURSE LEGEND No. * ITEM DESCRIPTION 01 6" FLANGE x M.J. ADAPTER A 6" GATE VALVE WITH 2"x2" OPERATING NUT C 6" x 3" METER 0 2" TEST ASSEMBLY 4 2" GATE VALVE {a 2" METER FLANGE 2" DISPLACEMENT METER S 2" MALE METER FLANGE 0 2" CHECK VALVE Q TOP SECTION OF VALVE BOX WITH LID 27" FRAME AND COVERPLAN 574 TO CONCRETE BOX PLAN 502 COPPER PIPING PLAN 505 'Utah10421 - a FURNISHED BY AGENCY S" Compound meter with 2" bypass Plan 525 August 2001 BEARING AREA (TYP) THE AREA OF BEARING PER THRUST BLOCK TO EQUAL 1 /2 THE AREA SPEOFIED FOR THE LARGEST PIPE OR FITTING SIZE MINIMUM BEARING AREA IN SQ. Fr. o a w w z II ao 0 o m � t aw w w � uj o CD m T •- N ',tin O In N V7 r ❑ Crl -4' N 4" 2 3 2 2 2 6" 4 5.5 3 2.5 2 8' 6.5 9.5 5 2.75 2.5 12' 14 20 11 5.5 3 14' 19 26.5 14.5 7.5 4 16' 24 34 18.5 9.5 6 20. 27 52 28.5 14.5 9 24' 53 74 41 21 12 30" 81 114 62 32 16 .� . Utah Chapter Direct bearing thrust block 7 PIa n 561 August 2010 COLO JOINT CONCRETE TO BE SET 1/2' MIN. TO 1/2" MAX. BELOW PAVEMENT LIP ALL AROUND BITUMINOUS PAVEMENT No.4 HOOP STEEL BITUMINOUS CONCRETE tr {THICKNESS VARIES) BASE 11-COURSE (ONLY TOP OF VALVE BOX RISERIS SHOWN) LANDSCAPED AREA .: �•:, r-s.esx-.:ram. ARM -Utah Chapter PORTLAND CEMENT CONCRETE PAVEMENT Plan Cover collar for water valve box 574 August 2001 PORTLAND CEMENT CONCRETE CDOT CLASS D OR B 6" THICKNESS @ DRIVES 4" @ SIDEWALKS 4 a a a 4 as a a 4 as a 4 a oa 4 d d 6" %" ABC 8" PREPARED SUBGRADE GOFF ENGINEERING SURVEYING INC GOFF ENGINEERING & SURVEYING, INC. 126 ROCK POINT DRIVE SUITE A P.O. BOX 97 DURANGO, COLORADO 81302 (970) 247-1705 www.GoffEngineering.com Goff Engineering & Surveying, Inc. expressly reserves the common law copyright and other property rights in these plans. These plans are not to be changed or copied in any form or manner whatsoever nor are they to be assigned to any third party without first obtaining written permission and consent of Goff Engineering & Surveying, Inc.© 1 MAPS SENIOR HOUSING IIIIIIIIIII. Issue Record: HOUSING AUTHORITY OF SOUTHEASTERN UTAH (HASU) 100% UPDATE 1-9-2019 Revisions: Project Number: Drawn by: Designed by: Checked By: Sheet 18-055 RSR RSH RSH C4.5 DETAILS 1 CONCRETE SECTION a: \2018\18-055 moab MODS senior housina\c3d\sheets\18-055 c4.x details.dwa DATE:10/10/2017 USER: RROYER PLOT SCALE=1: 1 9" DEPTH OF D50 RIP —RAP 2'-0" NON —WOVEN GEOTEXTILE FABRIC UNDERLAYMENT MIRAFI 140N (O.A.E.) 4%"\ x� x PER PLANS a ° d ° a TOP OF CURB a d4a d a a 1'-6" GUTTER FLOWLINE NON —WOVEN GEOTEXTILE FABRIC UNDERLAYMENT MIRAFI 140N (O.A.E.) RIPRAP RUNDOWN, 6" D50 9" MIN RIPRAP DEPTH nx N.T.S. SPILLWAY SECTION N.T.S. CURB KNOCKOUT N.T.S. ARMORED RIP RAP RUNDOWN 1" RADIUS AT END OF CHANNEL, EACH SIDE OF OUTLET — --< SIDEWALK WIDTH PER PLAN a ° d °4a 4 a d ° d ° 4 a d d a d 4 d a d d4 a ° d ° d a d a 4 � � 4 d a 4 a d d ° a a 4 d a ° d d a a d d d ° ° a d 4 a a a -< _ a 4 ° d a a 4 d ° a 4\ PLAN d d a d a d 8 4 4 d d d da d d a d d d d 4 a FRAME AND COVERS: "NEENAH, DX R-4990", TYPE D SOLID LID, OR APPROVED EQUAL. CHANNEL TO DISCHARGE AT THE OF PARK DRIVE GUTTER --< EARTH SWALE PER PLAN AND DETAIL < <— NOTES. 1. WALLS OF TRENCH DRAIN MAY BE POURED MONOLITHICALLY WITH PAVEMENTS. 2. TRENCH DRAIN WIDTH VARIES, REFER TO PLAN SHEETS. <- NEENAH, DX R-4990 HEAVY DUTY TRENCH FRAME & TYPE D SOLID GRATE i DEPTH PER PLAN #4 TOP • d a4 d • a • 5... ▪ d 4•° a• • (3) #4 LONG WAY, BOTTOM SECTION A —A REINFORCING SEE SECTION B—B .pd \\///\�/i/i/i/i/��\�. \\ 26" 24" IIII IIII IIII 6" TYP. 0 • o a SECTION B—B #4 "U" BARS @ 1'-0" 0 #4 6" @ 2' CONCRETE PAVEMENT PER DETAIL a d , \` /\\/�/// 6 MIN. OF CLASS 6 ABC SEE GENERAL NOTES FOR COMPACTION EXISTING GROUND UNDISTURBED NATIVE SOIL J O.C. DISTURBED AREAS TO BE SEEDED W/ NATIVE GRASS (25#/ACRE) FINISHED GROUND N.T.S. DRAINAGE SWALE N.T.S. SIDEWALK CHASE GOFF ENGINEERING —SURVEYING INC GOFF ENGINEERING & SURVEYING, INC. 126 ROCK POINT DRIVE SUITE A P.O. BOX 97 DURANGO, COLORADO 81302 (970) 247-1705 www.GoffEngineering.com Goff Engineering & Surveying, Inc. expressly reserves the common law copyright and other property rights in these plans. These plans are not to be changed or copied in any form or manner whatsoever nor are they to be assigned to any third party without first obtaining written permission and consent of Goff Engineering & Surveying, Inc.© Issue Record: HOUSING AUTHORITY OF SOUTHEASTERN UTAH (HASU) 2 m O 100% UPDATE 1-9-2019 Revisions: Project Number: 18-055 Drawn by: RSR Designed by: RSH Checked By: RSH ■ Sheet C4.6 DETAILS NORTHWEST CORNER SECTION 1, T26S, R21E, +_B&M \ \ \ \ 1 MOAB VALLEY HEALTHCARE SUBDIVISION LOT 5 LOT 11 LOT 12 LOT 13 TOPAZ CIRCLE LOT 14 POINT OF BEGINNING Q J W U CC Q a LOT 10 LOT 15 LD SUBDIVISION CC W 2 W PARK DRIVE LOT 6 LOT 7 LOT 8 LOT 9 BASIS OF BEARING N 89°50' E 2630.50' THE CORPORATION OF THE PRESIDING BISHOP OF THE CHURCH OF JESUS CHRIST OF LATTER-DAY SAINTS 01-001-0112 N 89°50'00" E 506.39' TAY LO R 01-001-0109 NORTH QUARTER CORNER SECTION 1, T26S, R21E, SLB&M* FINAL PLAT OF MAPS SUBDIVISION A SUBDIVISION LOCATED IN THE NORTHWEST QUARTER OF SECTION 1, TOWNSHIP 26 SOUTH, RANGE 21 EAST SALT LAKE BASE AND MERIDIAN LOT 16 w 8 oo co N 247.99' PARCEL 1 71,303 Sq. Ft. 1.64 Acres 247.46' co co ("4 0 N N 89°49'46" E 247.42' PARK DRIVE 247.37. 0 0 N 12370.8 Sg. Fee` 0.28 Acres N 00°17'21" E 337.87' 8.0' N 89°47'13" E 107.7' 258.40' PARCEL 2 341,168 Sq. Ft. 7.83 Acres �3 p I 0 CB= N 45°10'14" W 31 8' 0 S 89°47'13" W� LOT 8 —1V_89_°50�10'_E_ 21-6r7& — — — — r TEMPORARY FIRE APPARATUS TURN -AROUND EASEMENT EXISTING MOAB IRRIGATION COMPANY EASEMENT ENTRY NO.'S 303161 & 508949 8.0' A= 44.0' R= 28.0' zl0 0 w w O N N L J m S 89°49'46" W 20.0' i i 0 0 0 0 A A= 43.9' R= 28.0' CB= S 44°45'29" W CL= 39.5' O LOT 3 N O ti S 00°29'00' LOT 4 LOT 5 KERBY SUBDIVISION LOT 6 PARK DRIVE LOT 11 I PARK ROAD LOT 10 N 89°50100" E 147.43' N co 00 S 00°05'17" E S 89°5443" W 217.11' CARE CAMPUS DRIVE Note: All Roadways shown on plat are hereby dedicated to Moab City. LOT 3 S 89°54'43" W 650.18' LOT 4 MOAB VALLEY HEALTHCARE SUBDIVISION LOT 1 L ORCHARD PARK LANE LOT 5 VICINITY MAP (N.T S. ) Z I LOT 9 50 GRAPHIC SCALE 0 25 1" (INCH) = 50 ' (FEET) LEGEND 50 A -1- Fire Hydrant Property Corner Section Corner Monument Easement EXHIBIT 2 SURVEYOR'S CERTIFICATE I, Lucas Blake, certify that I am a Professional Land Surveyor as prescribed under the laws of the state of Utah and that I hold license no. 7540504. I further certify that a land survey was made of the property described below, and have subdivided said tract of land into lots and streets hereafter to be known as: MAPS SUBDIVISION and that same has been correctly surveyed and staked on the ground as shown on this plat. Lucas Blake License No. 7540504 Date BOUNDARY DESCRIPTION Beginning at a corner which bears South 26°30'39" East 994.62 feet from the Northwest corner of Section 1, Township 26 South, Range 21 East, Salt Lake Base and Meridian, and proceeding thence with the South line of Emerald Subdivision North 89°50' East 216.78 feet along the South boundary of Emerald Subdivision; thence along the East line of Emerald Subdivision North 00°11' East 440.76 feet along a fence line to a corner; thence North 89°50' East 506.39 feet to a corner on the West line of Kerby Subdivision; thence with the West line of Kerby South 0°29' West 457.82 feet to the Southwest corner of Kerby Subdivision; thence with the South line of Kerby Subdivision North 89°50' East 147.43 feet; thence South 0°12' West 171.93 feet; thence South 89°54'43" West 650.18 feet; thence South 00°05'17" East 189.82 feet; thence South 89°54'43" West 217.11 feet; thence North 00°05'01" West 377.60 feet to the point of beginning. Contains 424,842 sq. ft. OR 9.75 acres and 2 Parcels. OWNER'S DEDICATIION 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: MAPS SUBDIVISION 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 ON THE DAY OF S.S. 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 PUBLIC FULL NAME: COMMISSION NUMBER: MY COMMISSION EXPIRES: ACKNOWLEDGMENT STATE OF COUNTY OF ON THE DAY OF S.S. 20 , PERSONALLY APPEARED BEFORE ME, THE UNDERSIGNED NOTARY PUBLIC IN AND FOR SAID STATE AND COUNTY, SWORN, DID SAY THAT HE IS THE OF WHO BEING BY ME DULY , AND THAT THEY EXECUTED THE FOREGOING OWNER'S DEDICATION IN BEHALF OF SAID COMPANY BEING AUTHORIZED AND EMPOWERED TO DO SO, AND THEY DID DULY ACKNOWLEDGE TO ME THAT SUCH COMPANY EXECUTED THE SAME FOR THE USES AND PURPOSES STATED THEREIN. NOTARY PUBLIC NOTARY PUBLIC FULL NAME: COMMISSION NUMBER: MY COMMISSION EXPIRES: LOCATED IN THE NORTHWEST QUARTER OF SECTION 1, TOWNSHIP 26 SOUTH, RANGE 21 EAST SALT LAKE BASE AND MERIDIAN APPROVAL BY MOAB CITY MAYOR APPROVED THIS DAY OF AD, 20 RED DESE Land Surveying 30 South 100 East Moab, UT 84532 435.259.8171 COUNTY RECORDER NO. Project 051-17 Date 5/24/18 Sheet 1 OF 1 STATE OF UTAH, GRAND COUNTY, RECORDED AT THE REQUEST OF MOAB CITY MAYOR ATTEST: DATE BOOK PAGE COUNTY RECORDER FEE MAPS Senior Housing Housing Authority of Southeastern Utah (HASU) Moab, Utah EXHIBIT 3 18-055 PIA PARK DRIVE - ROAD & UTILITY EXTENSION PIA ROAD, CURB, GUTTER, SIDEWALK ITEM NO. CONTRACT ITEM UNIT PLAN Unit Cost Total 1 EARTHWORK - EXCAVATION CY 400 $ 15.00 $ 6,000 2 SAWCUT, REMOVAL & DISPOSAL OF ASPHALT PAVEMENT SY 50 $ 40.00 $ 2,000 3 SAWC., REM., & DISP. OF SIDEWALK, CURB & GUTTER SY 4 $ 50.00 $ 200 4 CLEARING, GRUBBING, SUBGRADE PREP SY 1,930 $ 4.00 $ 7,720 5 AGGREGATE BASE COURSE 3/4" (8" DEPTH) CY 400 $ 35.00 $ 14,000 6 ASPHALT PAVEMENT (3 INCH) SY 1,060 $ 25.00 $ 26,500 7 CONCRETE CURB & GUTTER LF 540 $ 25.00 $ 13,500 8 CONCRETE SIDWALK (4" DEPTH) SY 270.0 $ 10.00 $ 2,700 9 CONCRETE APRON (6" DEPTH) SY 20.0 $ 15.00 $ 300 SUBTOTAL $ 72,920 SEWER ITEM NO. CONTRACT ITEM UNIT PLAN Unit Cost Total 10 8" SDR-35 INCL. TRENCH, BED, BACKFILL LF 305 $ 80.00 $ 24,400 11 48" DIA. MANHOLE EA 1 $ 4,000.00 $ 4,000 12 CONNECT TO EXISTING MANHOLE EA 1 $ 3,500.00 $ 3,500 13 4" SDR-35 INC. TRENCH, BED, BACKFILL, CLEANOUT LF 15 $ 60.00 $ 900 SUBTOTAL $ 32,800 WATER ITEM NO. CONTRACT ITEM UNIT PLAN Unit Cost Total 14 8" C900INCL. TRENCH, BED, BACKFILL LF 560 $ 100.00 $ 56,000 15 8" WATER VALVE EA 3 $ 3,000.00 $ 9,000 16 8" FITTING (8 TEE, 45 DEG. ELBOW,8x6 REDUCER,CAP) EA 5 $ 1,000.00 $ 5,000 17 6" C900INCL. TRENCH, BED, BACKFILL LF 40 $ 90.00 $ 3,600 18 6" FITTING (CAP) EA 1 $ 800.00 $ 800 19 FIRE HYDRANT ASSEMBLY W/ 6" VALVE EA 1 $ 6,500.00 $ 6,500 SUBTOTAL $ 80,900 TOTAL COST ESTIMATE 186,620 2/25/2019 NORTHWEST CORNER SECTION 1, T26S, R21E, +_B&M \ \ \ MOAB VALLEY HEALTHCARE SUBDIVISION LOT 5 LOT 11 LOT 12 LOT 13 LOT 14 POINT OF BEGINNING Q J W U CC Q a TOPAZ CIRCLE LOT 10 LOT 15 LD SUBDIVISION CC W 2 W PARK DRIVE LOT 6 LOT 7 LOT 8 LOT 9 BASIS OF BEARING N 89°50' E 2630.50' THE CORPORATION OF THE PRESIDING BISHOP OF THE CHURCH OF JESUS CHRIST OF LATTER-DAY SAINTS 01-001-0112 N 89°50'00" E 506.39' TAY LO R 01-001-0109 NORTH QUARTER CORNER SECTION 1, T26S, R21E, SLB&M* FINAL PLAT OF MAPS SUBDIVISION A SUBDIVISION LOCATED IN THE NORTHWEST QUARTER OF SECTION 1, TOWNSHIP 26 SOUTH, RANGE 21 EAST SALT LAKE BASE AND MERIDIAN LOT 16 w 8 co co N 247.99' PARCEL 1 71,303 Sq. Ft. 1.64 Acres 247.46' co oo N 0 N N 89°49'46" E 247.42' PARK DRIVE 247.37. 0 0 N 12370.8 Sg. Fee` 0.28 Acres N 00°17'21" E 337.87' 8.0' N 89°47'13" E 107.7' 258.40' PARCEL 2 341,168 Sq. Ft. 7.83 Acres �3 p I 0 CB= N 45°10'14" W 31 8' 0 S 89°47'13" W� LOT 8 —1V_89_°50�10'_E_ 216r7 — — — — r TEMPORARY FIRE APPARATUS TURN -AROUND EASEMENT EXISTING MOAB IRRIGATION COMPANY EASEMENT ENTRY NO.'S 303161 & 508949 8.0' A= 44.0' R= 28.0' zl0 0 w w O N N L J m S 89°49'46" W 20.0' i i 0 0 0 0 A A= 43.9' R= 28.0' CB= S 44°45'29" W CL= 39.5' O LOT 3 N O ti S 00°29'00' LOT 4 LOT 5 KERBY SUBDIVISION LOT 6 PARK DRIVE LOT 11 I PARK ROAD LOT 10 N 89°50100" E 147.43' N 00 S 00°05'17" E S 89°54'43" W 217.11' CARE CAMPUS DRIVE Note: All Roadways shown on plat are hereby dedicated to Moab City. LOT 3 S 89°54'43" W 650.18' LOT 4 MOAB VALLEY HEALTHCARE SUBDIVISION LOT 1 L ORCHARD PARK LANE LOT 5 VICINITY MAP (N.T S. ) Z I LOT 9 M O ti O 0 N 0 O O 50 GRAPHIC SCALE 0 25 1" (INCH) = 50 ' (FEET) LEGEND 50 A -1- Fire Hydrant Property Corner Section Corner Monument Easement SURVEYOR'S CERTIFICATE I, Lucas Blake, certify that I am a Professional Land Surveyor as prescribed under the laws of the state of Utah and that I hold license no. 7540504. I further certify that a land survey was made of the property described below, and have subdivided said tract of land into lots and streets hereafter to be known as: MAPS SUBDIVISION and that same has been correctly surveyed and staked on the ground as shown on this plat. Lucas Blake License No. 7540504 Date BOUNDARY DESCRIPTION Beginning at a corner which bears South 26°30'39" East 994.62 feet from the Northwest corner of Section 1, Township 26 South, Range 21 East, Salt Lake Base and Meridian, and proceeding thence with the South line of Emerald Subdivision North 89°50' East 216.78 feet along the South boundary of Emerald Subdivision; thence along the East line of Emerald Subdivision North 00°11' East 440.76 feet along a fence line to a corner; thence North 89°50' East 506.39 feet to a corner on the West line of Kerby Subdivision; thence with the West line of Kerby South 0°29' West 457.82 feet to the Southwest corner of Kerby Subdivision; thence with the South line of Kerby Subdivision North 89°50' East 147.43 feet; thence South 0°12' West 171.93 feet; thence South 89°54'43" West 650.18 feet; thence South 00°05'17" East 189.82 feet; thence South 89°54'43" West 217.11 feet; thence North 00°05'01" West 377.60 feet to the point of beginning. Contains 424,842 sq. ft. OR 9.75 acres and 2 Parcels. OWNER'S DEDICATIION 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: MAPS SUBDIVISION 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 ON THE DAY OF S.S. 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 PUBLIC FULL NAME: COMMISSION NUMBER: MY COMMISSION EXPIRES: ACKNOWLEDGMENT STATE OF COUNTY OF ON THE DAY OF S.S. 20 , PERSONALLY APPEARED BEFORE ME, THE UNDERSIGNED NOTARY PUBLIC IN AND FOR SAID STATE AND COUNTY, SWORN, DID SAY THAT HE IS THE OF WHO BEING BY ME DULY , AND THAT THEY EXECUTED THE FOREGOING OWNER'S DEDICATION IN BEHALF OF SAID COMPANY BEING AUTHORIZED AND EMPOWERED TO DO SO, AND THEY DID DULY ACKNOWLEDGE TO ME THAT SUCH COMPANY EXECUTED THE SAME FOR THE USES AND PURPOSES STATED THEREIN. NOTARY PUBLIC NOTARY PUBLIC FULL NAME: COMMISSION NUMBER: MY COMMISSION EXPIRES: LOCATED IN THE NORTHWEST QUARTER OF SECTION 1, TOWNSHIP 26 SOUTH, RANGE 21 EAST SALT LAKE BASE AND MERIDIAN APPROVAL BY MOAB CITY MAYOR APPROVED THIS DAY OF AD, 20 RED DESE Land Surveying 30 South 100 East Moab, UT 84532 435.259.8171 COUNTY RECORDER NO. Project 051-17 Date 5/24/18 Sheet 1 OF 1 STATE OF UTAH, GRAND COUNTY, RECORDED AT THE REQUEST OF MOAB CITY MAYOR ATTEST: DATE BOOK PAGE COUNTY RECORDER FEE Lege n d Canyonla ds Healthcare SSD Parcel street C 12 Proposed Sidewalk Proposed CUrb Pro osed Rig h t-of D 50 100 200 Feet 1 inch = 100 feet ,�,.� —� �1- ~ ,• IF L- NNIp 1 t 'f� . ti M. -Iti■ i i A I �a - — — r rr •% IF I 1 ON IF 1 i' �' ■ ■ ' . F 1 � 1 4 � r IF %Y X. SL LI 1 1 _ ■ P. ■ ti ,� 1 �. � � P.F-Fy'1'1 r r + �. '1 �Z �� 1 • _ f � 1 � r L� , 1 1 �~''� .. I zIII _ �, IF, - , • P' r - J11--tip}'■ , r r■ '1 , _ rIF IF f { 1 1 IF 'r + �j#. 'P•. a r: .. '';_ r~ � _ ■ � � 1 r 1� rl 1 r _ 1 A;F Lie ,F 1 i.: 7 r ,law a � i ,_ y � - 1 ■1 •� .r br Y .. 1 '. I IN. ♦17 J7�'' ■ ti I — - •� IF - . *� 1 LMEN ■ +I _ r IF 'r r . ti -.,� .. A km-1' - ' �' 1• 911, IF_ILL 9 1 J. _ eel' ' - - Jr. ti .1 ■•� t 1 ti . it yr , % ' I� — i - I 1 1 7 ' 1• I I '•,�� Ilfi I,,•1 1J ■ i7'4 - 1 I 1 J .rr ti ■ 7I* -' 1 ' I P. - •1- �'L -4 1 1 '� - r w- 1 _ J f4. .' r F ' = _ ti 14 r F• _ i1 .. ��. r• � 1.. � ■ TI _ - -• 1111rY - r '' — ' .. 1 , ' 'I ' ■ 'Ir '+ ' tit i } - L i. 1 ~J .�fa ti` ti� .� ' T ' AL ti '' . _ ■ 1 5 ■I, - z F k, ■ .. d �_R ti'� •tip ti 1' r•. .� ,1 IF r• 1 1 'I 1r , 'r &r�, 7 ti .ti '' II�J f � ~ � r 1 r � �.�� I ' � • � I 1 ' JI IF �r t A 'W ON Y d. i '1'r r - IL •r I 7 - J ' T r ' — � ' • � — Z. 7 _ '' . _ L ON 4i L' - �r1 ' `�` + ' - '.L : 1� 1 1 4 '■ I i 1 I 1 1 I ' I. ■ ■' ■ ti.4.-t '� '■fir I� y* I ' _ r - - , • G CIr ti 1 T '7 . 1 - i r I 19 r ti - �ti� 1 .� •;4:. - IJ rJ Y r r�r r L ' . — • r?I T Iti r 4 +ea is -■ ~ IF r' •; ' 1 •+ NF L. +• �1 � .I• r , + �' r r •�' MEN'� - - - • + I 'I r� 1 _ �1 1' J 1 - 4 T _ fi Ar % I _ IF — _ ti r � { 1 f . '4r1 i ■ - 11 . . - ,r f 4 �J■r ' '.yr 1 LIN ' { 1 I �� rti `,1 `�- IF T. rI — r 1• 4 'ti 1 1 ■ % ' ' jr VP' r EI r L r _, _ 1 �r � �■'_ ti ■ .1 � ' ' L { r ~ ar If .7r-' �' r' 1 J ■ . 1 ■_� _ rt �F �. r 7 L 1 a 1 _ t ,- G _ r - T 4 qm II L 1 1 • _ 1 r• ■ 7r 1L 1 '7 I..r I - - 11 r6'Lr ;r. r � r4 ~ ''�� i ` � }' _ _• 7� �}� ~ ti� Le - �' _ � _ r ■J - T L �1 �NO -- `. '� ■4 �.1 Ir -� I�� ` � S r LLr r Y r •tif r r - i r ' ` IF r i' ~ ' 4 { ��• '7 I"! JILT _ I 1 4 - r + i ti r '� — 1 1 ■*'� ' + r r■ 7r 1 �• fir. :� 1 7 F r � _r . ■ II,� 1 i � I4• �4 ti 1 I} r Ilr�: I 4 I 4 -71 Oil I ` 'i ■ iL r r' r F �i'r r T •I '�� �� — . _ ' ' ti � � �- , . � — r � ■ '� •, =� 1 FJ _ L T _ r . �' " i IM. a d } �� 13 *JMd, IF - J L. • LI ' {' j. - 1 - r T y I T ti Iti .1 I FIN �eVl If t A l 'fir- � {• -, ' �' r •� •r r - - ' T Iy ' ■J�r' �r' r� F r ' 'M, L' _ 44 r Ar ■ Lr ti ~ ■ 1 y 1,tiJ� '�'P'' r r } L_ F 1 1 r r r ' �' r ' rr' ■ — _ ~ ' 1 r e 'y {r 1 I r I 1 , w - ' L.'# 1.k - Z M. 1 IF�T' V r3. -4116F r CMI __ .. • '. 1 'i . r l �• 1 1 1 or- r■ i ■ 1 4 [ '• _�t !J r r ' ' 1 I 1 G• ■ J 'ice , _ ` - - A L � 1 JIF I — _ Y _ I ti }rr� h� ' _ � NFL�4 r r r r` J''■ fit: _ 1 NO r.� , �'' i _ ti '14 a. ti. _ 1 �i _ r• 1 • r ' r 1 ■ ti r1 •, � �I,1� �'1 •' 1� S� 16 • rti _ _ _ rt .r . IF 1`1 �- r �. Ii ` AI + 11 - r r•� ti .Ir 'r�',Ir IN. 1' IF w . r' JI, 1■'I 'Ir 11 i 1 WL ^.r �- L F 1 I — - . ' 1 r• T1 . � T ti % 1 III n. • _ , '�' ' �-IT F ' Ju •� A- ��1 I '' _1 •ti_a4■- _ 1 - , _ J _ w i 4 I _ -, ' '1 'r 1 �■ '•_I 1" ' . 4 '1 III _ _. NFv r i- • ', L . 1 4-rr 17 'Iti r'' • _{'I' 1 `�■'.� i ' ti . . J. ` I 1 G •, 1 1 X. �' ' 7 4iJ i i OIL- � 7 r . - r_ ' , _ r 1' . `■ 1 1 '■ , - ir� -On NOT -LY-%.� [ da 'Iti I I� NMIorLdig dip 1 _ 1 .1 ' T1 1. 11.4 r_ ' - d I 1 .21 .L - 1 1 -r -= % CO' IF ITF -ma L IN 1 14.111'1 �1 1 J NIL*- — •� R!Va 1 mm— A. 6 NMI J +1. IL r r am. Em r r IF �ILF a, T ■ � Ir _ 4 90 ""L9 IM - I r tir � � � - � . z„■_� r r NIF % i F r ■' ' r a III�T� I% - a 1 . ~ r "� - % - - %ti ,r - . Ar 9111IF .1 I' RL-r r r' 1 i• ■ _ ■ ti -!ti L a JI ti