HomeMy Public PortalAboutPKT-CC-2021-06-08 updated attachmentsJUNE 8, 2021
REGULAR CITY COUNCIL MEETING 7:00 P.M.
** THIS MEETING WILL BE HELD IN PERSON IN THE MOAB CITY
COUNCIL CHAMBERS **
MASKS AND SOCIAL DISTANCING REQUIRED
City Council Chambers
217 East Center Street
Moab, Utah 84532
Regular City Council Meeting - 7:00 p.m.
Call to Order and Pledge of Allegiance
Citizens to Be Heard
If you do not plan to attend in person but would still like to
submit written comments for the Citizens to Be Heard portion
of the meeting, please fill out the form found
here: https://bit.ly/citizenstobeheard
You must submit your comments by 7:00 PM on the date of the
meeting. Please limit your comments to 400 words.
Public Hearing
Proposed Resolution 13 -2021: Approving the Final Master Planned Development
(MPD) and Phase One Plat for the Lionsback Development Located and Accessed
from Sand Flats Road
Public Hearing
ccph lionsback agenda summary 6.08.2021.pdf
exhibit 1 vicinity map.jpg
exhibit 2 lionsback 1 - original approval.jpg
exhibit 3 lb preannex agreement.pdf
exhibit 4 development and phasing agreement.pdf
exhibit 5 lionsback_resort_ph1_f-mpd_resubmittal revised
040521.pdf
exhibit 6 lionsback_dwspp_councilapproved.pdf
exhibit 7 public comments.pdf
exhibit 8 reso 13 -2021 lionsback final mpd and phase one
approval.pdf
exhibit 9a 2021 06 -02 lionsback sia - final draft.pdf
exhibit 9b 2021 06 -02 exhibit c to sia - final draft.pdf
Administrative Reports
Acting City Manager Updates
Sustainability Update
Mayor and Council Reports
Approval of Minutes
Minutes: May 4, 2021, Special City Council Meeting
min -cc -2021 -05 -04 draft.pdf
Minutes: May 11, 2021, Regular City Council Meeting
min -cc -2021 -05 -11 draft.pdf
Minutes: May 25, 2021, Regular City Council Meeting
min -cc -2021 -05 -25 draft.pdf
Proclamations
Moab Police Department Appreciation and Recognition
moab police department appreciation proclamation.pdf
Old Business
Staff Review of Municipal Speed Limits
staff review of municipal speed limits agenda summary.pdf
attachment 1 - technical memorandum on municipal speed
limits.pdf
Proposed Resolution 25 -2021: A Resolution Regarding the City of Moab's
Commitment to Funding a "Recreational Hotspot" Transit Shuttle Pilot Program
Briefing and possible action
moab transit shuttle funding commitment agenda summary
june 2021.pdf
resolution committing to transit shuttle funding no. 25.2021.pdf
moab transit service alternatives.pdf
Proposed Ordinance 2021 -09: Text Amendments to Moab Municipal Code
12.20.005 (Modifying the Definition of Motorized Vehicle and Adding a
Definition for E -Bikes) and to Moab Municipal Code 12.20.060 (Allowing Class 1
E -Bikes on City Path Systems and Setting a 15 MPH Speed Limit on Mill Creek
Parkway)
Briefing and possible action
agenda summary - ordinance 2021 -09.pdf
attachment 1 - 2021 06 -01 county resolution.pdf
attachment 2 - mmc 12.20.060.pdf
attachment 3 - mmc 12.20.005.pdf
attachment 4 - 1993 09 15 fiscal assistance agreement -
riverway enhancement program.pdf
attachment 5 - tea -21 - fact sheet bicycle transportation and
pedestrian walkways.pdf
attachment 6 - ordinance no. 2021 -09 - class 1 e -bikes and 15
mph speed.pdf
New Business
Proposed Resolution 13 -2021: Approving the Final Master Planned Development
(MPD) and Phase One Plat for the Lionsback Development Located and Accessed
from Sand Flats Road
Briefing and possible action
resolution 13 -2021 agenda summary.pdf
resolution 13 -2021.pdf
Proposed Resolution 16 -2021: A Resolution Extending the Time for Use of Water
Impact Fees
Briefing and possible action
resolution 16 -2021 agenda summary.pdf
resolution 16 -2021 extending water impact fees.pdf
fy20 impact fee report.pdf
Appointment of the City's Representative to Grand County's Boundary
Commission
Briefing and possible action
boundary commission appointment agenda summary.pdf
ordinance -475 -pdf.pdf
Approval of Bills Against the City of Moab
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
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JUNE 8, 2021REGULAR CITY COUNCIL MEETING 7:00 P.M.** THIS MEETING WILL BE HELD IN PERSON IN THE MOAB CITY COUNCIL CHAMBERS **MASKS AND SOCIAL DISTANCING REQUIREDCity Council Chambers217 East Center StreetMoab, Utah 84532Regular City Council Meeting - 7:00 p.m.Call to Order and Pledge of AllegianceCitizens to Be HeardIf you do not plan to attend in person but would still like to submit written comments for the Citizens to Be Heard portion of the meeting, please fill out the form found here: https://bit.ly/citizenstobeheardYou must submit your comments by 7:00 PM on the date of the meeting. Please limit your comments to 400 words. Public HearingProposed Resolution 13 -2021: Approving the Final Master Planned Development (MPD) and Phase One Plat for the Lionsback Development Located and Accessed from Sand Flats RoadPublic Hearing ccph lionsback agenda summary 6.08.2021.pdfexhibit 1 vicinity map.jpgexhibit 2 lionsback 1 - original approval.jpgexhibit 3 lb preannex agreement.pdfexhibit 4 development and phasing agreement.pdfexhibit 5 lionsback_resort_ph1_f-mpd_resubmittal revised 040521.pdfexhibit 6 lionsback_dwspp_councilapproved.pdfexhibit 7 public comments.pdfexhibit 8 reso 13 -2021 lionsback final mpd and phase one approval.pdf
exhibit 9a 2021 06 -02 lionsback sia - final draft.pdf
exhibit 9b 2021 06 -02 exhibit c to sia - final draft.pdf
Administrative Reports
Acting City Manager Updates
Sustainability Update
Mayor and Council Reports
Approval of Minutes
Minutes: May 4, 2021, Special City Council Meeting
min -cc -2021 -05 -04 draft.pdf
Minutes: May 11, 2021, Regular City Council Meeting
min -cc -2021 -05 -11 draft.pdf
Minutes: May 25, 2021, Regular City Council Meeting
min -cc -2021 -05 -25 draft.pdf
Proclamations
Moab Police Department Appreciation and Recognition
moab police department appreciation proclamation.pdf
Old Business
Staff Review of Municipal Speed Limits
staff review of municipal speed limits agenda summary.pdf
attachment 1 - technical memorandum on municipal speed
limits.pdf
Proposed Resolution 25 -2021: A Resolution Regarding the City of Moab's
Commitment to Funding a "Recreational Hotspot" Transit Shuttle Pilot Program
Briefing and possible action
moab transit shuttle funding commitment agenda summary
june 2021.pdf
resolution committing to transit shuttle funding no. 25.2021.pdf
moab transit service alternatives.pdf
Proposed Ordinance 2021 -09: Text Amendments to Moab Municipal Code
12.20.005 (Modifying the Definition of Motorized Vehicle and Adding a
Definition for E -Bikes) and to Moab Municipal Code 12.20.060 (Allowing Class 1
E -Bikes on City Path Systems and Setting a 15 MPH Speed Limit on Mill Creek
Parkway)
Briefing and possible action
agenda summary - ordinance 2021 -09.pdf
attachment 1 - 2021 06 -01 county resolution.pdf
attachment 2 - mmc 12.20.060.pdf
attachment 3 - mmc 12.20.005.pdf
attachment 4 - 1993 09 15 fiscal assistance agreement -
riverway enhancement program.pdf
attachment 5 - tea -21 - fact sheet bicycle transportation and
pedestrian walkways.pdf
attachment 6 - ordinance no. 2021 -09 - class 1 e -bikes and 15
mph speed.pdf
New Business
Proposed Resolution 13 -2021: Approving the Final Master Planned Development
(MPD) and Phase One Plat for the Lionsback Development Located and Accessed
from Sand Flats Road
Briefing and possible action
resolution 13 -2021 agenda summary.pdf
resolution 13 -2021.pdf
Proposed Resolution 16 -2021: A Resolution Extending the Time for Use of Water
Impact Fees
Briefing and possible action
resolution 16 -2021 agenda summary.pdf
resolution 16 -2021 extending water impact fees.pdf
fy20 impact fee report.pdf
Appointment of the City's Representative to Grand County's Boundary
Commission
Briefing and possible action
boundary commission appointment agenda summary.pdf
ordinance -475 -pdf.pdf
Approval of Bills Against the City of Moab
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
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JUNE 8, 2021REGULAR CITY COUNCIL MEETING 7:00 P.M.** THIS MEETING WILL BE HELD IN PERSON IN THE MOAB CITY COUNCIL CHAMBERS **MASKS AND SOCIAL DISTANCING REQUIREDCity Council Chambers217 East Center StreetMoab, Utah 84532Regular City Council Meeting - 7:00 p.m.Call to Order and Pledge of AllegianceCitizens to Be HeardIf you do not plan to attend in person but would still like to submit written comments for the Citizens to Be Heard portion of the meeting, please fill out the form found here: https://bit.ly/citizenstobeheardYou must submit your comments by 7:00 PM on the date of the meeting. Please limit your comments to 400 words. Public HearingProposed Resolution 13 -2021: Approving the Final Master Planned Development (MPD) and Phase One Plat for the Lionsback Development Located and Accessed from Sand Flats RoadPublic Hearing ccph lionsback agenda summary 6.08.2021.pdfexhibit 1 vicinity map.jpgexhibit 2 lionsback 1 - original approval.jpgexhibit 3 lb preannex agreement.pdfexhibit 4 development and phasing agreement.pdfexhibit 5 lionsback_resort_ph1_f-mpd_resubmittal revised 040521.pdfexhibit 6 lionsback_dwspp_councilapproved.pdfexhibit 7 public comments.pdfexhibit 8 reso 13 -2021 lionsback final mpd and phase one approval.pdfexhibit 9a 2021 06 -02 lionsback sia - final draft.pdfexhibit 9b 2021 06 -02 exhibit c to sia - final draft.pdfAdministrative ReportsActing City Manager UpdatesSustainability UpdateMayor and Council ReportsApproval of MinutesMinutes: May 4, 2021, Special City Council Meetingmin-cc -2021 -05 -04 draft.pdfMinutes: May 11, 2021, Regular City Council Meetingmin-cc -2021 -05 -11 draft.pdfMinutes: May 25, 2021, Regular City Council Meetingmin-cc -2021 -05 -25 draft.pdfProclamationsMoab Police Department Appreciation and Recognitionmoab police department appreciation proclamation.pdfOld BusinessStaff Review of Municipal Speed Limitsstaff review of municipal speed limits agenda summary.pdfattachment 1 - technical memorandum on municipal speed limits.pdfProposed Resolution 25 -2021: A Resolution Regarding the City of Moab's Commitment to Funding a "Recreational Hotspot" Transit Shuttle Pilot ProgramBriefing and possible actionmoab transit shuttle funding commitment agenda summary june 2021.pdfresolution committing to transit shuttle funding no. 25.2021.pdfmoab transit service alternatives.pdfProposed Ordinance 2021 -09: Text Amendments to Moab Municipal Code 12.20.005 (Modifying the Definition of Motorized Vehicle and Adding a
Definition for E -Bikes) and to Moab Municipal Code 12.20.060 (Allowing Class 1
E -Bikes on City Path Systems and Setting a 15 MPH Speed Limit on Mill Creek
Parkway)
Briefing and possible action
agenda summary - ordinance 2021 -09.pdf
attachment 1 - 2021 06 -01 county resolution.pdf
attachment 2 - mmc 12.20.060.pdf
attachment 3 - mmc 12.20.005.pdf
attachment 4 - 1993 09 15 fiscal assistance agreement -
riverway enhancement program.pdf
attachment 5 - tea -21 - fact sheet bicycle transportation and
pedestrian walkways.pdf
attachment 6 - ordinance no. 2021 -09 - class 1 e -bikes and 15
mph speed.pdf
New Business
Proposed Resolution 13 -2021: Approving the Final Master Planned Development
(MPD) and Phase One Plat for the Lionsback Development Located and Accessed
from Sand Flats Road
Briefing and possible action
resolution 13 -2021 agenda summary.pdf
resolution 13 -2021.pdf
Proposed Resolution 16 -2021: A Resolution Extending the Time for Use of Water
Impact Fees
Briefing and possible action
resolution 16 -2021 agenda summary.pdf
resolution 16 -2021 extending water impact fees.pdf
fy20 impact fee report.pdf
Appointment of the City's Representative to Grand County's Boundary
Commission
Briefing and possible action
boundary commission appointment agenda summary.pdf
ordinance -475 -pdf.pdf
Approval of Bills Against the City of Moab
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
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JUNE 8, 2021REGULAR CITY COUNCIL MEETING 7:00 P.M.** THIS MEETING WILL BE HELD IN PERSON IN THE MOAB CITY COUNCIL CHAMBERS **MASKS AND SOCIAL DISTANCING REQUIREDCity Council Chambers217 East Center StreetMoab, Utah 84532Regular City Council Meeting - 7:00 p.m.Call to Order and Pledge of AllegianceCitizens to Be HeardIf you do not plan to attend in person but would still like to submit written comments for the Citizens to Be Heard portion of the meeting, please fill out the form found here: https://bit.ly/citizenstobeheardYou must submit your comments by 7:00 PM on the date of the meeting. Please limit your comments to 400 words. Public HearingProposed Resolution 13 -2021: Approving the Final Master Planned Development (MPD) and Phase One Plat for the Lionsback Development Located and Accessed from Sand Flats RoadPublic Hearing ccph lionsback agenda summary 6.08.2021.pdfexhibit 1 vicinity map.jpgexhibit 2 lionsback 1 - original approval.jpgexhibit 3 lb preannex agreement.pdfexhibit 4 development and phasing agreement.pdfexhibit 5 lionsback_resort_ph1_f-mpd_resubmittal revised 040521.pdfexhibit 6 lionsback_dwspp_councilapproved.pdfexhibit 7 public comments.pdfexhibit 8 reso 13 -2021 lionsback final mpd and phase one approval.pdfexhibit 9a 2021 06 -02 lionsback sia - final draft.pdfexhibit 9b 2021 06 -02 exhibit c to sia - final draft.pdfAdministrative ReportsActing City Manager UpdatesSustainability UpdateMayor and Council ReportsApproval of MinutesMinutes: May 4, 2021, Special City Council Meetingmin-cc -2021 -05 -04 draft.pdfMinutes: May 11, 2021, Regular City Council Meetingmin-cc -2021 -05 -11 draft.pdfMinutes: May 25, 2021, Regular City Council Meetingmin-cc -2021 -05 -25 draft.pdfProclamationsMoab Police Department Appreciation and Recognitionmoab police department appreciation proclamation.pdfOld BusinessStaff Review of Municipal Speed Limitsstaff review of municipal speed limits agenda summary.pdfattachment 1 - technical memorandum on municipal speed limits.pdfProposed Resolution 25 -2021: A Resolution Regarding the City of Moab's Commitment to Funding a "Recreational Hotspot" Transit Shuttle Pilot ProgramBriefing and possible actionmoab transit shuttle funding commitment agenda summary june 2021.pdfresolution committing to transit shuttle funding no. 25.2021.pdfmoab transit service alternatives.pdfProposed Ordinance 2021 -09: Text Amendments to Moab Municipal Code 12.20.005 (Modifying the Definition of Motorized Vehicle and Adding a Definition for E -Bikes) and to Moab Municipal Code 12.20.060 (Allowing Class 1 E -Bikes on City Path Systems and Setting a 15 MPH Speed Limit on Mill Creek Parkway)Briefing and possible actionagenda summary - ordinance 2021 -09.pdfattachment 1 - 2021 06 -01 county resolution.pdfattachment 2 - mmc 12.20.060.pdfattachment 3 - mmc 12.20.005.pdfattachment 4 - 1993 09 15 fiscal assistance agreement -riverway enhancement program.pdfattachment 5 - tea -21 - fact sheet bicycle transportation and pedestrian walkways.pdfattachment 6 - ordinance no. 2021 -09 - class 1 e -bikes and 15 mph speed.pdfNew BusinessProposed Resolution 13 -2021: Approving the Final Master Planned Development (MPD) and Phase One Plat for the Lionsback Development Located and Accessed from Sand Flats RoadBriefing and possible actionresolution 13 -2021 agenda summary.pdfresolution 13 -2021.pdfProposed Resolution 16 -2021: A Resolution Extending the Time for Use of Water Impact FeesBriefing and possible actionresolution 16 -2021 agenda summary.pdfresolution 16 -2021 extending water impact fees.pdffy20 impact fee report.pdfAppointment of the City's Representative to Grand County's Boundary CommissionBriefing and possible actionboundary commission appointment agenda summary.pdfordinance-475 -pdf.pdfApproval of Bills Against the City of MoabAdjournmentSpecial 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.org1.2.3.4.4.1.Documents:5.5.1.5.2.6.7.7.1.Documents:7.2.Documents:7.3.Documents:8.8.1.Documents:9.9.1.Documents:9.2.Documents:9.3.Documents:10.10.1.Documents:10.2.Documents:10.3.Documents:11.12.
Moab City Council Public Hearing and Potential Action Agenda on the Final MPD
for the Lionsback Resort Development
Meeting Date: June 8, 2021
Title: Resolution No. 13-2021 conditionally approving the Final Master Planned
Development (MPD) for the Lionsback Resort and Final Plat for Phase 1.
Disposition: Public Hearing and potential action on the Final MPD and Final Plat for
Phase 1.
Staff Presenter: Nora Shepard. Planning Director
Attachment(s):
Exhibit 1: Location Map
Exhibit 2: Approved Preliminary MPD (using the SAR Zoning)
Exhibit 3: Pre-Annexation Agreement (2008)
Exhibit 4: Development and Phasing Agreement (2009)
Exhibit 5: Final MPD and Phase One Plans
Exhibit 6: Approved Ground Water Source Protection Plan
Exhibit 7: Public Comments
Exhibit 8: Resolution No.13-2021
Exhibit 9: Draft Subdivision Improvement Agreement (SIA) for Phase One.
Disposition: This project has already received preliminary MPD approval. The purpose
of this meeting is to hold a public hearing and take action to the City Council on the
Final MPD and final plat for Phase One.
Planning Commission Recommendation:
The Planning Commission held a public hearing on this item on May 13, 2021. After that
public hearing, a new public notice was sent out of this City Council hearing.
There were no comments at the Planning Commission public hearing. Two comments
had been received and are attached as Exhibit 7. The Planning Commission forwarded
a positive recommendation to the City Council. The vote was unanimous. I would
recommend that you view the video for the Planning Commission meeting of May 13,
2021.
Action Options:
1. Approve the Final MPD and final plat for Phase One. for Lionsback Resort to the
City Council
2. Continue the item with specific direction from the City Council as to what
additional information is needed to make a decision
3. Deny the Final MPD and Phase One plat based on specific findings for such a
recommendation
Staff Recommendation: Staff recommends that the City Council hold the public
hearing, discuss the proposal and approve the Lionsback Final MPD and final plat for
Phase One.
Possible Motion:
I move to approve the City of Moab Resolution No. 13-2021A Resolution
approving the Lionsback Resort MPD and Phase One final plat.
Background:
The Lionsback Development has a lengthy and somewhat complicated history with the
City of Moab. The following is an abbreviated summary. The property is owned by the
School and Institutional Trust Lands Administration (SITLA). The developer is LB Moab
Land, LLC. The objective was to create a “more natural” resort experience for Moab
visitors than the existing accommodations offered at the time.
There was no zoning in place that would allow this type of development in the City. In
response, the City developed and adopted a new zoning designation of Sensitive Area
Resort Zone (SAR).
From 2006-2008, LB Moab removed the former Lionsback campg round and closed
multiple jeep roads that were being created off of Hells Revenge.
In 2007 and early 2008, the developer requested Annexation and Master Planned
Development Approval (MPD) under the SAR Zoning. The MPD and Pre -Annexation
Agreement were eventually approved in late 2008 and the property was subsequently
annexed.
After MPD approval, the City was sued over the entitlement process. The City and LB
Moab joined forces and were successful in the lawsuit in 2012.
After the dismissal of the lawsuit, LB Moab reevaluated the market demand and
determined that they wanted to redesign the original hotel concept with a new one.
Instead of 50 hotel/condo units spread out in 9 different buildings, they requested an
amendment to the MPD to allow a 150-room hotel. The City of Moab confirmed in April
2016 that the 50 three-bedroom hotel/condo units converted to a 150-room hotel met
the existing entitlements and the minor modifications would be handled during the final
plat approval process. The City and LB Moab were then sued again. That lawsuit was
recently decided in favor of the plaintiffs and against the determination made by the City
of Moab. The revised plan for the hotel complex considered in 2016 is no longer
applicable.
At this time, the governing documents for the Lionsback are the Pre-Annexation
Agreement recorded in December 2008 (Exhibit 3) and the Development and Phasing
Agreement executed in September 2009 (Exhibit 4). The actions taken by the City in
2016 are invalid.
The 2008/2009 approvals remain valid and in place. In essence, the project as
approved in 2008/2009 is vested.
Summary:
The entitled project was approved as a Preliminary MPD under the SARS Zoning in
December 2008 (see Exhibit 2 Approved MPD site plan).
Size and Location
• 175.12 gross acres
• 48 acres to be developed
• 73.28% Open Space
• Located and accesses from Sand Flats Road (see Exhibit 2 – Location Map)
• Approximate commercial footprint of 54,000sf
• Approximate residential footprint of 365,000sf
Approved Uses
The total number of proposed residential units is 257 units, including:
• 50 hotel suites
• 30 one story casitas (11300-1500sf)
• 30 two story casitas (1300-1500sf)
• 40 one story village casitas (1800-2100sf)
• 45 two story casitas (1800-2100sf)
• 20 one story hillside casitas (2500-3000sf)
• 14 two story hillside casitas (2500-3000sf)
• 18 employee housing uses
• The maximum units that could be allowed in the SAR would be approximately
400 units.
Other approved uses
• Service Facility
• Storage Units
• Sports Gazebo with restrooms and picnic area
• Picnic Gazebo
• Internal trail system
• Sports facilities including tennis, platform tennis, volleyball, putting green, golf
driving cage, lawn games area, bocce, playground equipment and
volleyball/basketball
Open Space and Trails (Exhibit 3)
• Active, passive and internal open space
• Open Space to be conveyed as common open space
• Natural open space, passive recreational open space, active recreational open
space and public pedestrian amenities
" T h e c i r c u l a t i o n p l a n i n c l u d e s m o t o r i z e d a n d n o n m o t o r i z e d s t r e e t s , t r a i n s a n d
p a r k i n g a r e a s , e m e r g e n c y a c c e s s , p u b l i c p e d e s t r i a n a m e n i t i e s . T h e r e w i l l b e a n
e a s e m e n t t o m a i n t a i n t h e H e l l s R e v e n g e T r a i l .
P h a s i n g
" P r o j e c t t o b e d e v e l o p e d i n f i v e p h a s e s
" B o t h t h e P r e - A n n e x a t i o n A g r e e m e n t a n d D e v e l o p m e n t P h a s i n g A g r e e m e n t s p e l l
o u t t h e t i m i n g a n d r e q u i r e m e n t s f o r S u b d i v i s i o n I m p r o v e m e n t s f o r e a c h o f t h e 5
p h a s e s . P h a s e s c a n b e m o d i f i e d b y t h e D e v e l o p e r
O t h e r p r o j e c t r e q u i r e m e n t s
" I m p r o v e m e n t s t o S a n d F l a t s R o a d
" U t i l i t i e s
" D r i n k i n g W a t e r S o u r c e P r o t e c t i o n P l a n
" L a n d s c a p i n g a n d I r r i g a t i o n p l a n s
F i n a l M P D a n d P h a s e O n e
T h e a p p l i c a n t n o w s e e k s a p p r o v a l f o r t h e F i n a l M P D a n d P h a s e O n e ( E x h i b i t 5 ) o f t h e
d e v e l o p m e n t . T h e F i n a l M P D i s c o n s i s t e n t w i t h t h e P r e l i m i n a r y M P D . T h e P r e l i m i n a r y
A p p r o v a l a n t i c i p a t e d t h a t P h a s e O n e w o u l d c o n s i s t o f a 5 0 - u n i t ( 3 b e d r o o m s e a c h )
c o n d o m i n i u m h o t e l a n d 3 4 C a s i t a u n i t s . T h e d e v e l o p e r i s n o t m o v i n g f o r w a r d w i t h t h e
H o t e l c o m p l e x c u r r e n t l y . T h e D e v e l o p m e n t a n d P h a s i n g A g r e e m e n t a l l o w s t h e
d e v e l o p e r t o m o d i f y p h a s i n g . S o m e m o d i f i c a t i o n s t o t h e o v e r a l l p l a n h a v e b e e n m a d e i n
c o n s i d e r a t i o n o f t h e n e w p h a s i n g .
I n f r a s t r u c t u r e I m p r o v e m e n t s
T h e D e v e l o p e r a n d S I T L A e l e c t e d t o m o v e f o r w a r d w i t h t h e o f f s i t e i n f r a s t r u c t u r e a n d
P h a s e 1 C a s i t a s . I t w a s d e t e r m i n e d t h a t t h e t o t a l o f f s i t e i n f r a s t r u c t u r e b u d g e t w a s
a p p r o x i m a t e l y $ 5 m i l l i o n , a n d t h e w a t e r a n d s e w e r i n f r a s t r u c t u r e i m p r o v e m e n t s w o u l d
b e d e d i c a t e d t o t h e C i t y . D e s i g n o f t h e o f f s i t e i n f r a s t r u c t u r e b e g a n i n J u l y 2 0 1 9 a n d
c o n s t r u c t i o n c o m m e n c e d i n J u n e 2 0 2 0 . C o n s t r u c t i o n f o r t h e o f f s i t e i n f r a s t r u c t u r e i s
s c h e d u l e d f o r c o m p l e t i o n J u l y 2 0 2 1 . T h e w a t e r a n d s e w e r a r e b e i n g c o n s t r u c t e d t o
e x i s t i n g C i t y S t a n d a r d s , w h i c h i s a n u p g r a d e f r o m t h e o r i g i n a l p l a n s , i n a n t i c i p a t i o n o f
t h e d e d i c a t i o n t o t h e C i t y . T h e i n t e r n a l p r o j e c t r o a d s w i l l b e p r i v a t e r o a d s , c o n s t r u c t e d
a n d m a i n t a i n e d b y t h e d e v e l o p e r a n d t h e f u t u r e H o m e o w n e r s A s s o c i a t i o n .
A s t o r m w a t e r m a n a g e m e n t p l a n h a s b e e n r e v i e w e d b y t h e C i t y E n g i n e e r . T h e p r o p o s e d
s t o r m w a t e r p l a n m e e t s c u r r e n t s t a n d a r d s , w h i c h i s a n i m p r o v e m e n t f r o m t h e P r e l i m i n a r y
M P D .
A D r i n k i n g W a t e r S o u r c e P r o t e c t i o n P l a n ( D W S P P ) h a s b e e n a p p r o v e d b y t h e C i t y
C o u n c i l . A l l c o n s t r u c t i o n h a s b e e n a n d w i l l b e i n c o m p l i a n c e t o t h a t p l a n . T h i s p l a n i s
a t t a c h e d a s E x h i b i t 6 .
A Subdivision Improvement Agreement is required for each phase of the development.
That can be found as Exhibit 9.
Plan Refinements
As a part of the Final MPD, some of the required improvements have been modified
slightly to meet current standards and to take into consideration the reduced scale of
Phase One. The Development and Phasing Agreement sets forth specific tasks to be
completed with each phase. The Stormwater Management Plan, the Water System and
the Sewer System are under construction and comply or exceed the requirements for
Phase One approved in 2009. Other utilities, such as electric, cable, and telephone will
be provided. All the utility companies have been involved in reviewing the current design
for utilities.
The Development and Phasing Agreement required improvements to Sand Flats Road
that included shoulder improvements on each side of the road. After review of the
existing situation, the applicant and City Staff agree that instead of simply providing a
wider shoulder, the developer will build a multipurpose non-motorized trail adjacent to
Sand Flats Road to provide a higher level of safety for pedestrians and bicyclists.
Additional Right-of-Way will be dedicated to the City. One curve on Sand Flats road will
also be modified slightly to improve safety.
Because the hotel complex is not being constructed at this time, secondary/emergency
access to the 34 new casitas will be via a slightly modified Hells Revenge OHV Trail.
This will also serve as access to the new water tank that is under construction. The
applicant is working with the City and OHV user groups on the realignment.
Process
MMC 17.65.110 gives the following direction on the process for a Final Master Planned
Development as follows:
“17.65.110 Final MPD.
After the preliminary plan has been approved by the Planning Commission, the
applicant shall submit prints of a final plan to the Planning Commission through the
Zoning Administrator for approval thereof, showing in detail the following information:
A. Site Plan. Detailed site plan with complete dimensions showing precise locations of
all buildings and structures, lot or parcel sizes and locations, designations of open
spaces and special use areas, detailed circulation pattern including proposed
ownership;
B. Building Plans. Preliminary building plans, including floor plans and exterior
elevations;
C. Landscape Plan. Detailed landscaping plans produced and stamped by a registered
landscape architect showing the types and sizes of all plant materials and their
locations, decorative materials, recreation equipment, special effects, and sprinkler or
irrigation systems;
D. Parking Plan. Dimensioned parking layout showing lo cation of individual parking
stalls and all areas of ingress or egress;
E. Engineering Plan. Detailed engineering plans and final subdivision plat showing site
grading, street improvements, drainage and public utility locations. Also, submission of
the engineering feasibility studies if required by the Zoning Administrator;
F. Covenants. A copy of protective covenants, articles of incorporation, bonds and
guarantees, as required by the Zoning Administrator and/or the City Attorney;
G. Title. A certificate of title showing the ownership of the land;
H. Certificate of Acceptance. A certificate of acceptance by the City Council for any
dedication of public streets and other public areas, if any, that are made by the owners;
I. Accuracy of Survey. A certificate of accuracy by an engineer or land surveyor
registered to practice in the state of Utah;
J. Consistency with Approvals. All final MPD submittals shall be reviewed for
consistency with this chapter and all preliminary MPD approval conditions.”
The submitted materials for the Final MPD are consistent with the Preliminary MPD.
The Final MPD and Phase One includes all the above required detail for Phase One.
HOTEL FOOTPRINT:
PARKING AREA:
012 0-k
Ent 489793 Bk 741 Pg 749
Date: 11 -DEC -2008 I:48PM 11
PRE -ANNEXATION AGREEMENT Fee: Mane
City of Moab, Utah Filed By: JAC
MERLENE MOSHER DALTON Recorder
(Lionsback Resort) GRAND COUNTY CORPORATION
For: MOAB CITY
THIS PRE -ANNEXATION AGREEMENT ("Agreement") is made and entered into as of 28th day of
October, 2008 ("Effective Date") between the City of Moab, a Utah municipal corporation, acting
through its City Council ("City") and LB Moab Land Company, LLC, a Colorado limited liability
company ("Company").
RECITALS:
A. State of Utah, acting by and through the School and Institutional Trust Lands
Administration ("SITLA") is the owner of a certain parcel of real property situated in Grand County,
Utah consisting of 139.95 acres, more or less, more particularly described on attached Exhibit "A-1"
("Property"). SITLA has authorized and empowered Company to submit and pursue the annexation of
the Annexation Property into the City of Moab and has joined in and consented to the Annexation
Petition. SITLA constitutes more than one-third of all owners of private property within the area proposed
for annexation into the City of Moab pursuant to the Petition. By consenting to this Agreement, SITLA is
not assuming any duties or obligations hereunder and the Parties agree that they shall not look to SITLA
to perform any duties or obligations arising in connection with this Agreement.
B. SITLA is also the owner of certain adjoining property more particularly described on
attached Exhibit "A-2" ("Adjoining Property").
C. The Property and the Adjoining Property are each currently located in the unincorporated
portion of Grand County, Utah.
D. Company and SITLA have entered into a certain Development Agreement and Ground
Lease concerning the Property and the Adjoining Property dated as of June 6, 2006 ("SITLA Lease and
Development Agreement"), by which Company is authorized and empowered to seek and obtain
development approvals from the City, including the entitlements described herein. SITLA has joined in
this Agreement to evidence its consent to the terms and conditions of this Agreement.
E. Company has submitted its petition for annexation ("Annexation Petition") seeking to
annex the Property ("Annexation") into the City of Moab ("City of Moab") on terms and conditions
mutually agreeable and acceptable to Company and the City and, thereupon, to develop the Property in
accordance with the applicable codes, laws and regulations of the City of Moab ("City Code") and
applicable laws of the State of Utah ("Utah Law"). The terms City Code and Utah Law are sometimes
collectively referred to as the "Applicable Laws".
F. Contemporaneous with the execution of this Pre -Annexation Agreement, Company shall
submit a separate annexation petition and pursue the annexation of the Adjoining Property into the City, it
being agreed that the City's consideration of the annexation shall be deferred until such time as the
Adjoining Property is eligible for annexation pursuant to the Applicable Laws.
G. The Parties recognize and agree that the Annexation Petition covers and concerns the
Property, not the Adjoining Property. Nothing herein or in the Annexation Petition being evaluated by
the City is intended to nor shall it be construed as annexing the Adjoining Property into the City or
obligating the City to annex the Adjoining Property into the City.
H. In connection with the Annexation of the Property, Company seeks to design, develop,
construct and operate the Property (as well as the Adjoining Property at such time as it may be annexed
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into the City, if at all, subject to the Applicable Laws) as a mixed use resort community, consisting of: (a)
the Lionsback Resort Lodge and Spa facility, inclusive of an associated meeting/conference center,
commercial elements, management elements and back of house components; (b) residential lots and
structures; (c) workforce housing units; (d) storage and service elements; and (e) infrastructure, generally
and collectively referred to as Lionsback Resort ("Project"), which development will generally occur
consistent with the uses and arrangements described and depicted on "Lionsback Resort Preliminary
Master Planned Development" attached as Exhibit "B". The Property (as well as the Adjoining
Property at such time as it may be annexed into the City, if at all, subject to the Applicable Laws) will be
subdivided into separately platted "Lots", each platted and zoned to accommodate the particular
development for the Project contemplated by the Lionsback Resort Preliminary Master Planned
Development. The Lionsback Preliminary Master Planned Development may be modified by appropriate
procedure and mutual assent of the Parties, prior to final approval of the Annexation by the City.
I. Company has submitted applications for a Conceptual Master Planned Development and
a Preliminary Master Planned Development, each consistent with the City of Moab Municipal Code.
J. The City, following duly noticed meetings, has approved the Conceptual Master Planned
Development and a Preliminary Master Planned Development, subject to conditions.
K. The Project will be platted and developed in various phases (each a "Phase"), which is
addressed in the Development and Phasing Agreement for the Project (defined and described below).
L. In connection with the approval of the Preliminary Master Planned Development, the
Parties will execute a certain "Development and Phasing Agreement", which reflects various terms and
conditions of the City's approval of the Preliminary Master Planned Development. The Development and
Phasing Agreement also establishes that various Phases for the Project and the sequencing of the
particular onsite and offsite infrastructure improvements, consisting of certain Subdivision Improvements
(defined below), required to be undertaken by the Company to accommodate the Project.
M. Company's obligation to construct the Subdivision Improvements will also be undertaken
in accordance with certain Subdivision Improvement Agreements (defined below).
N. Vehicular access to and from the Project and the City is intended to be provided by way
of Sand Flats Road, which is currently a Grand County — Class B Road as determined by Grand County
pursuant to Grand County Resolution No. 2834. Grand County and the City have executed or are
expected to execute a certain Public Road and ROW Transfer Agreement ("Sand Flats Road Transfer
Agreement") by which Grand County is conveying all of its rights and interests in Sand Flats Road to the
City and, thereafter, Sand Flats Road would be classified as a Class C Road, owned and managed by the
City of Moab. The Sand Flats Road Transfer Agreement will be reviewed and acted upon by the City of
Moab Council ("City Council") following a duly noticed public meeting.
0. Company shall connect the Property (as well as the Adjoining Property at such time as it
is annexed into the City) and the Project to the City Water System (defined below) and the City Sanitary
Sewer System (defined below) and pay all construction costs associated with these extensions.
P. The City and Company desire to enter into an agreement concerning the annexation of
the Property, the extension of utilities to and within the Property, the construction of certain public
improvements, the granting of the Lionsback Resort land use entitlements and the development of the
Property ("Development Approvals"), and the provision of municipal services thereto and therein.
Q. The City, in the course of a duly noticed meeting of the City Council, will review and act
upon the Annexation Petition in compliance with the Applicable Laws.
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Ent 489793 Pk 0741 Pg 0750
R. The City of Moab Planning Commission and the City of Moab Council, being fully
advised as to the situation and having considered the matters at duly noticed public meetings, have
concluded that it is in the best interests of the City to enter into this Agreement and have made all
necessary findings of fact and conclusions of law in support thereof.
NOW, THEREFORE, for and in consideration of the mutual covenants and agreements
herein contained, the City and Company hereby agree as follows:
1. Finding and Conclusions.
1.1 The Project is under active preliminary development studies, which are believed
to be mutually acceptable to the Parties and consistent with the City of Moab Code.
1.2 Desirable open space areas are being retained and important trails and
recreational resources are being preserved.
1.3 The Project is expected to generate substantial tax revenues for the City.
1.4 The Company has voluntarily committed to cause the Project Association to
establish and pay to the City a portion of the RETA (defined below), which will generate funding for
affordable housing and trail resource preservation for the use by the City of Moab.
1.5 The design, construction and maintenance of required Subdivision
Improvements for the Project (defined below) shall be undertaken and/or funded in whole or in part by
the Company and/or the Project Association (defined below) through certain Infrastructure Funding
Mechanisms (defined below).
1.6 The Project is compatible with the development plans of the City of Moab and is
substantially consistent with zoning classifications, characterizations, densities and uses authorized by the
Land Use Code.
1.7 The Project is in an area that the City has determined is appropriate for
Annexation into the City of Moab.
1.8 The Project is expected to provide substantial economic benefits to the City.
2. Annexation and Planning Process.
2.1. Annexation Process.
2.1.1. This Agreement is intended to set forth the Parties' understanding and
agreement as to the Project proposed for the Property, and as to the annexation of the Property pursuant to
Applicable Law. This Agreement shall not be construed as approval of any particular level, scope,
density, or type of development on the Property, provided however, that the City, by executing this
Agreement, acknowledges that in concept the proposed general level of uses and density of development
expressed in the Lionsback Resort Preliminary Master Planned Development is acceptable to the City.
2.1.2. Company shall prepare and submit the necessary petitions, applications
and documentation ("Project Development Applications")(consistent with the general densities and land
. uses described in this Agreement set forth therein), and the City agrees in good faith to undertake the
necessary and proper processes, public notices, notifications, and public hearings required by the City of
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Ent 489793 BI: 0741 Pg 0751
Moab Code in order to determine whether to approve the Lionsback Resort Land Use Entitlements, to
annex, zone, subdivide, and preserve the Property as applied for and in accordance with this Agreement.
2.2. Land Use and Planning Processes.
2.2.1. The Parties agree to process the Project Development Applications for
the Property and Project as the same are being sought by Company. The Parties recognize that certain
legislative, judicial, or quasi-judicial acts by the City may be necessary to effectuate the approvals
described herein. It is not the intent of this Agreement to bind the City to undertake or make such
municipal acts or to limit public participation in hearings or remedies regarding such acts. Nothing in this
Agreement, including any remedies specified herein, shall be construed to abrogate or impair the police
powers possessed by the City under applicable law. The Parties expressly agree they will fully perform
this Agreement, to the extent it is consistent with the law.
2.2.2. It is the intent of this Agreement to describe certain municipal processes
and the desired results currently anticipated by Company, in order to facilitate the process of procuring
the desired Lionsback Resort Land Use Entitlements for the Property.
2.2.3. Company proposes to develop or preserve, and have the City zone the
Property substantially in accordance with the Lionsback Resort Preliminary Master Planned Development
Plan.
2.2.4. In connection with its action on the Annexation Petition, the Company is
requesting that the City classify the Property in the Sensitive Area Resort Zone (SAR), which zone the
Company contends is the suitable zone to classify the Property to achieve appropriate Lionsback Resort
land use entitlements for the Property.
2.2.5. The lodge and spa component, meeting/conference facilities, commercial
facilities and related facilities and features and the employee housing units will initially be owned,
developed and constructed by Company.
2.2.6. The owners of each of the residential dwellings will have the right, but
not the obligation, to include their unit in a rental program managed and operated by the management
company for the Lionsback Resort Lodge and Spa facility.
2.2.7. The City acknowledges that this flexibility of use is appropriate for the
particular location and the right to nightly rentals of the units is a substantial and permanent property
right. The final configurations will be shown on Final Plats, may vary from that shown, within the
limitations of the development standards, building code, height restrictions and setbacks.
2.2.8. This Agreement is contingent upon Annexation of the Project, the
classification of the Property within the SAR Zone as provided for in the City of Moab Code and the
approval of a Final Master Planned Development for the Project, all on terms and conditions acceptable to
Company.
2.2.9. The Project will be subject to the provisions of the City of Moab Code.
2.3. Subdivision Improvements.
2.3.1. The required onsite and offsite infrastructure improvements
("Subdivision Improvements") for the development in the Project have been identified by the Parties
and consist of those Subdivision Improvements designated in the Lionsback Resort Preliminary Master
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Planned Development, in particular Sheet Cl and Sheet C2. The Parties will execute a "Development
and Phasing Agreement" for the Project establishing the timing for the construction of the Subdivision
Improvements within six (6) months of the approval of the Preliminary Master Planned Development or
such later date if extended pursuant to the City of Moab Municipal Code. The Company shall not be
deemed to be in default hereunder if Company has submitted its Development and Phasing Agreement to
the City and the City has not approved it for reasons not related to delays attributable to Company within
six months of the approval of the Preliminary Master Planned Development. In the event that the City
fails or refuses to approve the Development and Phasing Agreement and the Final Master Planned
Development for the Project on terms and conditions acceptable to Company, Company may invoke the
remedies as specified in Section 9.4.4. Nothing herein shall obligate the City to approve the Development
and Phasing Agreement and the Final Master Planned Development for the Project.
2.3.2. The Subdivision Improvements include certain onsite roads, sidewalks
and trails, water service facilities (including the onsite Water Tank), sewer service facilities, storm water
drainage facilities, electrical, natural gas, telephone, and cable television. The Subdivision Improvements
also include certain offsite improvements, including certain improvements to Sand Flats Road and the
installation of certain lines and facilities relating to the City Water System and the City Sanitary Sewer
System as well as certain other necessary utility extensions to service the Property and Project.
2.3.3. The attached "Table of Subdivision Improvements", a copy attached as
Exhibit "C" lists the scope of the Subdivision Improvements as well as the respective Party responsible
for the design, construction/installation, ownership, operation, management and maintenance of each
Subdivision Improvement and the Party responsible for the associated costs.
2.3.4. The Company will grant easements to the City to accommodate the
placement, use and operation of the Onsite Water System Facilities and the Onsite Sanitary Sewer System
Facilities and to enable the City to gain access to the Onsite Water System Facilities and the Onsite
Sanitary Sewer System Facilities to enable it to perform its functions contemplated hereunder.
2.3.5. The Company will grant easements to each particular utility provider to
accommodate the placement, use and operation of the particular utility and to enable the utility provider
to gain access to the particular utility to perform its functions contemplated hereunder.
2.3.6. The Development and Phasing Agreement will establish the phases by
which the Company will plat and develop the Project ("Phases"). The Development and Phasing
Agreement will establish the particular onsite and offsite Subdivision Improvements required for each
Phase of the Project.
2.3.7. At the time of final platting of each Phase, the Company and City will
execute a subdivision improvement agreement for that Phase of the Project (each an "SIA"). Each SIA
will: (a) identify the particular onsite and offsite Subdivision Improvements required for that Phase of the
Project as established by the Development and Phasing Agreement; (b) establish the schedule for
completion of the applicable Subdivision Improvements which will occur after the recordation of the final
plat; and (c) insure the timely completion of the applicable Subdivision Improvements by requiring the
Company to post a bond, letter of credit, cash or other mutually acceptable security in the amount of one
hundred fifty percent (150%) of the estimated costs required to complete the required Subdivision
Improvements for that Phase, which financial security may be transferred from one SIA to a different SIA
for another Phase, provided that all improvements for each phase are completed and accepted by the City.
Each SIA will be executed in connection with the recordation of the Final Plat for that Phase. The SIAs
for the Project shall provide for the proportionate reduction of the balance of any required security as the
Subdivision Improvements are constructed by Company and accepted by the City, and for cost recovery
associated with facilities that are designed for use by other Parties.
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2.3.8. The Parties agree that Company will have no obligation to construct,
install or undertake any other onsite or offsite Subdivision Improvements, except for those onsite or
offsite Subdivision Improvements necessary to serve the Project and the Property as provided for in the
Development and Phasing Agreement and this Agreement. The foregoing will not preclude the inclusion
of the Property in an impact fee ordinance established to undertake other municipal improvements as are
determined to be necessary in the discretion of the City and uniformly applied to all similarly situated
property.
2.3.9. The Company may be obligated to oversize the Subdivision
Improvements, provided that the City agrees to a reasonably acceptable mechanism that provides for the
reimbursement to Company of a proportionate share of the excess costs and expenses incurred by
Company in designing, permitting and installing/constructing the facility. To the extent that the City
requests that any portion or aspect of the Onsite Water System Facilities and the Onsite Sanitary System
Facilities for the Project should be oversized to accommodate other needs of the City, the cost of such
over -sizing (including without limitation any additional trenching required and the additional costs
necessary as a result of the larger pipe) shall be paid by the City to Company and/or acceptable
arrangements have been made for other projects tapping into such oversized facilities reimburse Company
for costs incurred in extending such facilities. The mechanism for installing the Required Water Storage
Tank shall be as provided for in Section 4.4 herein.
2.4. Building Permits: Upon recordation of the final plats and the execution of SIA
documents and financial guarantees for each phase of the Project, the City will promptly process building
permit applications at which time it will charge, on a unit by unit basis, the same building permit fees and
other impact fees charged for like construction elsewhere in the City of Moab, provided that water and
sewer impact fees shall be paid at the time of connection, and provided that any applicable credits
provided for in this Agreement shall be applied at the time of connection.
2.5. Vested Property Rights.
2.5.1. Vesting. The City acknowledges that Company seeks an extended
vesting period for the Project and agrees in concept with this objective in order to accommodate
Company's phasing schedule for the Project. The annexation of the Property shall be conditioned upon
the City's prompt approval of the MPD in conformity with this Agreement, and the granting of vested
property rights in accordance therewith for a period of fifteen (15) years from the date of Preliminary
Master Planned Development approval, provided that Company has submitted its Development and
Phasing Agreement as required in Section 2.3.1. The City Council may authorize an extension of the
Vesting Period for an additional reasonable time if Company has diligently pursued the development of
the Project and has been delayed from completion because of events not reasonably within the control of
Company, such as market conditions. If the City should fail or refuse to grant approval of the MPD as
specified herein, then the Company may invoke those remedies as specified in Section 9.4.4.
2.5.2. Nature of Vesting. The City and Company agree that the execution of
this Agreement, the approval of the Lionsback Resort Preliminary Master Planned Development, the
approval of the Development and Phasing Agreement, and the adoption of the annexation ordinance
grants and vests in Company all rights necessary to develop the Project. The rights granted to Company
under this Agreement are both contractual and as provided under the common law concept of "Vested
Rights".
2.5.3. Duration. The Vested Development Rights may not be removed or
diminished by future changes or amendments to the General Plan, Zoning Overlays, Ordinances or other
administrative or legislative action of the City, unless it becomes necessary to modify a development
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standard to protect the public health and safety, in which case such modification will be only as necessary
for that purpose. In the event the Development Rights or Development Standards approved by this
Agreement, or any particular aspect thereof, are or come to be at variance with any regulation or
ordinance of the City, current or future, the development rights and standards herein shall be permitted as
(a) non -conforming allowed use(s).
2.6. Common Interest Community.
2.6.1. The use and development of the Property, including the component Lots
and parcels that will comprise the Project, will be developed consistent with applicable provisions of the
City Code governing condominium development, if any, as well as any applicable provisions of the Utah
Condominium Ownership Act and/or under a scheme for a Utah planned unit development community.
Prior to or upon the recordation of the final plat for the initial phase of the Project, the Company will
cause to be prepared a comprehensive set of documents, including certain plats, declarations, design
guidelines, rules and regulations, bylaws, articles of incorporation and the like ("Project Governing
Documents") which will govern the use and ownership of the Property and the component Lots and
parcels established in the MPD process.
2.6.2. The homeowners association ("Project Association") for the Project will
administer the Project Governing Documents.
3. Water Service and Sanitary Service.
3.1. Water Service. The City owns and operates the water system for Moab ("City
Water System"). The City states and affirms that there is capacity in the City Water System to
accommodate full development of the Project. Annexation pursuant to this Agreement is a precondition
to the City providing culinary water service to the lands subject to this Agreement. The City
acknowledges that it will provide water service to any portion of the Project immediately upon Company
making a written request for such service and making the payment of applicable standard in -City
connection charges and impact fees, which will be assessed and collected at the time service is established
at each lot or parcel, subject to any impact fee credits as provided for herein. Company is responsible for
designing and installing any onsite and offsite water line extensions and mains, pump stations and other
facilities necessary to allow the Project to connect to the City Water System, including the Water Tank
serving the Project ("Water System Facilities"). All Water System Facilities, excluding Service Lines,
will be owned and maintained by the City, the cost of which will be defrayed by the imposition of
periodic customary water user service fees and charge customarily charged to all other City residents,
which charges will be billed to and collected from each owner of a Lot by the City. Company, after
consultation with the City, shall design, purchase, and install all elements of the Water System Facilities
water service lines, both onsite and offsite, in accordance with plans and specifications reviewed and
approved by the City.
3.2. Sanitary Sewer Service. The City owns and operates the sewer system for
Moab ("City Sanitary Sewer System"). Annexation pursuant to this Agreement is a precondition to the
City providing sewer service to all or any portions of the lands subject to this Agreement. The City states
and affirms that there is capacity in the City Sanitary Sewer System to accommodate full development of
the Project. The City acknowledges that it will provide sewer service to any portion of the Project
immediately upon Company making a written request for such service and making the payment of
applicable standard in -City connection charges and impact fees, which will be assessed and collected at
the time that service is established at each lot or parcel. Company is responsible for designing and
installing any onsite and offsite line extensions, lift stations and other facilities necessary to allow the
Project to connect to the City Sanitary Sewer System ("Sanitary Sewer System Facilities"). All
Sanitary Sewer System Facilities, excluding service lines, will be owned and maintained by the City, the
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cost of which will be defrayed by the imposition of periodic customary sewer user service fees and
charges customarily charged to all other City residents, which charges will be billed to and collected from
each owner of a Lot by the City. Company, after consultation with the City, shall design, purchase, and
install all elements of the Sanitary Sewer System Facilities, sewer service lines, both onsite and offsite, in
accordance with plans and specifications reviewed and approved by the City.
3.3. Service Lines. For purposes of this Agreement, the term "Service Lines" is
deemed to be those water or sewer lines extending from the residence over a lot and connecting into a
distribution line owned by the City. The owner of the Lot and residence upon which the Service Line is
located and to which the Service Line is connecting and providing water or sewer services is responsible
for maintaining the Service Line over their Lot. Any repairs and maintenance should be coordinated with
the City and completed in accordance with any direction provided by the City.
4. Utilities, Roads, Land Dedications, RETA Fund and Related Project Matters.
4.1. Utilities to the Project. Company shall be responsible for arranging for physical
extension to and within the Property of all gas, electric, telephone, and cable TV utilities, including the
upgrade of any existing facilities, to the extent necessary to serve the development of the Property. All
such utilities shall be underground within and immediately outside of the boundaries of the Property and
shall be constructed to City specifications or to accepted engineering standards as approved by the City
engineer after consultation with Company. The timing of the construction of such infrastructure
improvements shall be phased in accordance with the Development and Phasing Agreement.
4.2. Fees and Dedications. The Parties acknowledge that no fees or dedications for
water, utility service, park or open space dedication, or any other matter related to development of the
Project have been paid to the City, except as otherwise specifically set forth or provided for herein. Any
and all such fees or dedications, if any, shall be paid or made as required by this Agreement, the
applicable annexation agreement and the laws, ordinances, rules, regulations, and policies in effect in the
City at the time that a final plat is recorded, building permits are issued, or connections to City services
are approved for each segment of the Project, as appropriate.
4.3. Roads and Parking.
4.3.1. Internal Streets. The streets and parking areas within the Project will
all be designed and constructed to the City of Moab Code and construction standards, subject to the
granting of any mutually agreeable and desirable waivers and standards, but shall be owned and operated
as a private road, to be owned, managed and maintained by the Project Association. The Parties agree that
the location of these private roads will be reviewed during the MPD process. The Project Association
shall grant and convey necessary and appropriate easements to the City and such other police, fire and
emergency response bodies providing services to the Property and Project as may be necessary.
4.3.2. Hells Revenge. Company shall maintain a 20 foot wide corridor to
accommodate the Hells Revenge Jeep Trail at a site acceptable to Company. The City shall not be
responsible for the ownership, management and/or operation of the Hells Revenge Jeep Trail.
4.3.3. Offsite Roads.
4.3.3.1. Ownership of Sand Flats Road. Access to the Project will be
by Sands Flat Road, which is a public road, currently owned, managed and operated by Grand County.
The Parties understand that Grand County will transfer its rights, title and interests in Sand Flats Road to
the City in accordance with the Sands Flat Road Transfer Agreement, to be executed prior to the
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effectiveness of the Annexation of the Property into the City. Following such conveyance, the City will
own, manage and operate Sand Flats Road.
4.3.3.2. Improvements to Sand Flats Road.
A. The Company will construct and install improvements to
Sand Flats Road in conformity with plans and specifications approved by the City consistent with the
improvements to Sand Flats Road identified in the Lionsback Resort Preliminary Master Planned
Development, in particular Sheet Cl and Sheet C2 and as may be further described in the Development
and Phasing Agreement.
B. The costs of undertaking such Sand Flats Road
improvements are to be paid for by the Company. The Sand Flats Road improvements will be identified
and may be completed in phases as provided for in the Development and Phasing Agreement.
C. The City will not otherwise require Company or any
other party to acquire right-of-way to accommodate the proposed Subdivision Improvements.
4.3.3.3. Maintenance of Sand Flats Road. The costs of undertaking
recurring operations, maintenance and repair of Sand Flats Roadwill be undertaken by the City and
funded by the proceeds of assessments placed upon Lots in the Project and the Adjoining Property (if
annexation occurs) pursuant to an Assessment Area ordinance to be enacted by the City, pursuant to
U.C.A. § 11-42-101 et seq., for maintenance of Sand Flats Road. The Company will cooperate and
execute all necessary reasonable consents or supplemental documents to allow for the creation of an
assessment area covering the parcels to be created within the Property and the Adjoining Property and
shall assist the City in developing the Assessment Area, which will be established by the Parties prior to
the recordation of the final plat for the initial phase of the Project.
4.3.3.4. Upgrades to Sand Flats Road. The costs of undertaking future
upgrading of Sand Flats Road ("Future Sand Flats Road Upgrades") may also be funded by the
proceeds of additional assessments placed upon the Lots in the Project and each of the Adjoining
Property, provided that each of the following occur or are true:
A. The Future Sand Flats Road Upgrades are necessary
because of material impacts attributable to the uses and activities occurring in the Project;
B. All other developed or undeveloped lands which may be
benefited by Future Sand Flats Road Upgrades or which may otherwise generate material impacts to Sand
Flats Road contributing to the need for the Future Sand Flats Road Upgrades are likewise included in the
Assessment Area and assessed in a proportionate manner similar to the Lots in the Project.
C. If the Future Sand Flats Road Upgrades are caused in
whole or part by uses and activities occurring on adjacent or near by state or federally owned lands and
the owners of the impacting public land do not contribute to the cost of the Future Sand Flats Road
Upgrades, the costs that would be proportionately allocated to such public lands will not be reallocated to
or otherwise collected from the Lots in the Project and would be paid by other revenues.
4.4. Water Tank.
4.4.1. Required Water Storage. Company acknowledges and agrees that it
needs to create additional water storage capacity for the City Water System to accommodate the water
storage and service needs of the Project, anticipated to range between 235,000 and 280,000 gallons
("Required Water Storage Capacity"). The ultimate determination of actual Project generated water
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storage demands will be reasonably calculated by the City Engineer, based upon the information and
input provided by the engineer for Company. The City Engineer will only consider the anticipated
Project generated demands and not other factors in determining the Required Water Storage Capacity.
4.4.2. Required Water Storage Tank. Company acknowledges and agrees
that it needs to construct a water tank to accommodate the Required Water Storage Capacity as
reasonably determined by the City Engineer pursuant to Section 4.4.1 ("Required Water Storage
Tank"). The Required Water Storage Tank, at the election of Company, may either occur: (a) onsite on a
portion of the Property ("Onsite Water Tank"); or (b) offsite at a mutually agreeable location that will
continue to accommodate the Required Water Storage Capacity needs of the Project ("Offsite Water
Tank").
4.4.3. Onsite Water Tank. In the event that Company elects to construct the
Onsite Water Tank, the Parties agree to proceed as follows:
4.4.3.1. The Company will design and construct the Onsite Water Tank
at its sole cost and expense on a portion of the Property as indicated in the Preliminary Master Plan or
such other location, if any, mutually acceptable to the Parties.
4.4.3.2. The Company will install the Onsite Water Tank as part of the
nitial phase of the Project.
4.4.3.3. The design and construction of the Onsite Water Tank shall be
undertaken in accordance with plans and specifications approved by the City.
4.4.3.4. Upon completion and acceptance of the construction, the City
shall own and operate the Onsite Water Tank and shall be granted necessary easements to enable the City
to monitor, manage and maintain the Onsite Water Tank.
4.4.3.5. The City recognizes and agrees that the installation of the Onsite
Water Tank will fully accommodate the water storage needs for all of the units contemplated for the
Project, and since this will allow the Project to have no impact on the City's existing water storage
capacity, Company will be entitled to a water impact fee offset for all units served by the Onsite Water
Tank. Pursuant to Moab Municipal Code Section 13.25.040, the offset granted by this agreement with the
City shall attach to and run with the lands included within the approved Final Master Planned
Development and subject to impact fees. Offsets shall be valid for a period not to exceed ten (10) years
from the date of approval of the final plat for phase one of Project or the date of the issuance of the last
certificate of occupancy for units within the Project, whichever occurs first.
4.4.4. Offsite Water Tank. The City has indicated that it is considering
placing a water tank on other property not owned by Company. Provided that the City makes an election
to utilize the Offsite Water Tank and in the further event that the Company elects to participate with the
City in funding and constructing such Offsite Water Tank, the Parties agree to proceed as follows:
4.4.4.1. The Parties shall mutually agree upon an offsite location for the
Offsite Water Tank that will continue to serve the Required Water Storage Capacity needs of the Project.
4.4.4.2. The election to pursue the joint development of the Offsite Water
Tank must occur prior to the time that Company has submitted its application for its Final Master
Development Plan seeking to plat the initial phase of the Project.
4.4.4.3. Unless the Company enters into an agreement to purchase real
property from an adjacent property owner for the siting of a an Off Site Water Tank as provided in
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Section 4.4.4.6(C) , the City agrees, at its sole cost and expense, to secure all required property interests
(fee simple and/or easement interests) necessary to enable the City and Company to gain access to, stage,
site, construct/install, operate, maintain and repair the Offsite Water Tank and all lines, utilities, access
roads and other necessary facilities required to operate the Offsite Water Tank, including providing
service to the Project, prior to the time that Company has submitted its application for its Final Master
Development Plan seeking to plat the initial phase of the Project.
4.4.4.4. Company agrees to design and construct the Offsite Water Tank
with a capacity of 500,000 gallons. The Parties agree that the additional capacity constructed by the
Company above the Required Water Storage Capacity necessary for the Project shall be considered the
"Increment of Capacity Upsize". The Required Water Storage Capacity plus the Increment of Capacity
Upsize shall equal the Total Upsized Water Tank Capacity.
4.4.4.5. The Parties agree that since the installation of the Offsite Water
Tank will fully accommodate the water storage needs for all of the units contemplated for the Project, and
since this will allow the Project to have no impact on the City's existing water storage capacity, Company
will be entitled to a water impact fee offset for all units served by the Onsite Water Tank. Pursuant to
Moab Municipal Code Section 13.25.040, the offset granted by this agreement with the City shall attach
to and run with the lands included within the approved Final Master Planned Development and subject to
impact fees. Offsets shall be valid for a period not to exceed ten (10) years from the date of approval of
the final plat for phase one of Project or the date of the issuance of the last certificate of occupancy for
units within the Project, whichever occurs first.
4.4.4.6. Since construction of the Offsite Water Tank will include an
Increment of Capacity Upsize, the City agrees to contribute toward the cost of constructing said
Increment. The cost of constructing the Increment of Capacity Upsize shall be determined by first
calculating the price per gallon of constructing the 500,000 gallon water tank ("Unit Price/Gallon"). This
Unit Price/Gallon shall be calculated based upon the actual cost of designing, transporting, excavation,
installing and constructing the Offsite Water Tank and related facilities, together with all actual associated
permitting fees, labor and material costs and fees, equipment fees, contractor fees, utility fees, and other
costs and expenses paid to construct the Offsite Water Tank and related facilities. The Unit Price/Gallon
shall then be multiplied by the Increment of Capacity Upsize, yielding the cost of constructing the
Increment of Capacity Upsize ("Upsize Cost"). The amount of the contribution for the Upsize Cost to be
paid by the City shall be determined by the application of the following calculation, whichever is
applicable:
A. Should the Company elect to construct the 500,000
gallon Offsite Water Tank but not elect to construct the water lines necessary to connect the Offsite Water
Tank to the City Water System, the City hereby agrees to pay the lesser of either: (1) seventy five percent
_(75%) of the Upsize Cost; or (2) one hundred seventy six thousand dollars $176,000.00. The City
agrees to fund its share of the Upsize Cost from the City's Water Impact Fee Fund. The City will
reimburse Company this amount promptly when the Offsite Water Tank has been constructed.
B. Should the Company elect to construct the 500,000
gallon Offsite Water Tank and elect to construct the water lines necessary to connect the Offsite Water
Tank to the City Water System, the City hereby agrees to pay the lesser of either: (Done hundred percent
(100%) of the Upsize Cost; or (2) two hundred thirty one thousand dollars ($231,000.00). The City
agrees to fund its share of the Upsize Cost from the City's Water Impact Fee Fund. The City will
reimburse Company this amount promptly when the Offsite Water Tank has been constructed.
C. The parties acknowledge that the Company is currently
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negotiating with an adjacent property owner for the purchase of real property for the siting of the Off Site
Water Tank. Provided that Company is successful in securing all necessary property interests, including
fee simple title to the Off Site Water Tank site and all necessary easements for access and pipelines, then
the City agrees that the total dollar contribution of the City for the 500,000 gallon Offsite Water Tank
pursuant to sub -subsections (A) and (B) of this subsection 4.4.4.6 shall be increased by the sum of fifty
thousand dollars ($50,000.00), provided that Company shall transfer all property interests in said real
property to the City upon completion of construction of the offsite water tank.
4.5. Trash. The City will provide routine and customary trash removal services to
lots in the Project as provided by City ordinances. The City will bill charges for this service to each owner
of a Lot following issuance of a certificate of occupancy.
4.6. Land Dedication.
4.6.1. Open Space. Upon annexation of the Property, and Final Master
Planned Development approval for Phase I , those portions of land indicated on the Lionsback Resort
Preliminary Master Planned Development Plan as "Open Space" shall either be dedicated to the Project
Association ("Project Open Space") or included in the yard area of individual lots in the Project as
indicated on the Preliminary Master Planned Development Plan to meet minimum open space
requirements necessary under the SAR zone and the MPD review process, which Project Open Space will
be owned, managed and administered by the Project Association. The Project Open Space shall be
designated as either Passive or Active as provided for in the City Code. Company shall place a
conservation easement or other suitable restriction on the Property benefitting the City, restricting its
usage to Passive or Active Open Space uses, provided that the covenant will enable a reasonable shifting
of the designation of open space between Active and Passive. The use of the Project Open Space will be
restricted as open space and may be used recreational, trail and other natural habitat or other natural open
space areas. The use restrictions shall be included in the Project Governing Documents and such
provisions may be enforced by Company, Project Association and/or the City. Any potential use that is
not a permitted use shall require the consent of the City and the Company or its successors and assigns.
The Company and the Project Association shall determine the nature and extent of any public use of the
Project Open Space. The Parties recognize and agree that portions of the Project Open Space are located
on the Adjoining Property and are subject to the provisions of Section 7. The required conservation
easement shall be recorded with the final plat for the Final Master Planned Development Plan for the
Project.
4.6.2. Prior to recordation of the final plat for the Final Master Planned
Development Plan for the Project , Company and the City shall reach an agreement as to the construction
and maintenance of any and all trails dedicated by Company to the City as part of the land use approval
process.
4.6.3. The land dedications described in this Section 4.4 shall satisfy any and
all dedication requirements required by the City pursuant to the City of Moab Code.
4.7. BETA Fund. The Project Governing Documents will establish a certain Real
Estate Transfer Assessment ("BETA"), which will be assessed and collected at the time of the sale of
individual property interests in the Project. The Project Governing Documents will provide that a portion
of the RETA equal to 0.5% will be assessed, collected and paid to the City by the Project Association,
which shall be held and used in a City account dedicated to the provision of affordable housing and
recreational trails in the City. The Parties state and affirm that the imposition and payment of a portion of
the RETA to the City is a voluntary commitment on the part of the Company and is not an obligation
imposed upon Company by the City. The City agrees to hold the RETA funds paid to the City in a City
account dedicated to the provision of affordable housing and recreational trails in the City. The Project
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Governing Documents shall establish the mechanism for collecting the RETA and the circumstances by
which the Project Association may grant exemptions from the payment of the RETA. The Project
Association shall interpret and enforce the Project Governing Documents with respect to the collection of
the RETA and the granting or withholding of an exemption from the RETA. All such proceeds will be
paid by the Association to the City within 30 days of each closing. The City agrees to use the RETA
proceeds paid by the Project Association in accordance with this agreement only for: (a) the purpose of
creating affordable employee housing for employees in the Moab region; and/or (b) the purpose of
acquiring, constructing, maintaining and/or repairing trails in the Moab region. The Project Association
agrees to provide to the City an accounting substantiating all RETA income on an annual basis. The City
agrees to provide to the Project Association an accounting substantiating the expenditures of all BETA
proceeds paid by the Project Association consistent with the uses authorized by this Agreement.
5. Workforce/Employee Housing.
5.1. Company is seeking authority to construct certain onsite workforce/employee
housing units as part of the Project ("workforce/employee housing units"). The workforce/employee
housing units are primarily intended to accommodate workers in the Project. The workforce/employee
housing units would initially be owned by Company and, thereafter, are expected to be owned and/or
managed by a company owning and operating the resort. The workforce/employee housing units would
be rented to employees in the Project on reasonable terms and conditions determined by the Company
after consultation with the City.
5.2. If Company determines that some or all of the workforce/employee housing units
are not necessary for use in the Project to serve employees of the Project, then Company agrees that each
such excess workforce/employee housing unit would be available for lease or sale to other workers in the
Moab region pursuant to contractual provisions which qualify the workforce/employee housing units as
"affordable housing," which shall be defined to mean units to be occupied by persons with a gross
household income equal to or less than eighty percent (80%) of the Area Median Income of the City of
Moab/Grand County for households of the same size. Company can determine whether the excess
workforce/employee housing units would be rented or sold.
5.3. Company agrees not to use or include the workforce/employee housing units in
the Project's short-term accommodations rental program contemplated for use in connection with the free
market units in the Project. The workforce/employee housing units will be occupied and used only by
workers of the Project or other local employees in the Moab region consistent with the terms of this
Section 5. The Project Governing Documents will establish provisions implementing this Section 5, and
the City shall be named in the Project Governing Documents as a party authorized to enforce this
provision.
5.4. Parties recognize and agree that the workforce/employee housing is located on
the Adjoining Property, the development of which is subject to the provisions of Section 7.
6. Cooperation and Implementation.
6.1. City Review of the Project Development Applications. Contemporaneously
with execution of this Agreement, the City shall have completed its review and approval of the Project
Development Applications, which have been granted on terms and conditions acceptable to Company.
Final Plats for the Project have not yet been submitted or approved and will occur in phases, which will
be submitted by Company and reviewed by the City consistent with Applicable Laws.
6.2. Statement of Intent. It is the express intent of Company and the City to
cooperate and diligently work to implement annexation, zoning, land use review processes, and such
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other processes that are necessary or appropriate under the City of Moab Code in connection with the
approval and implementation of the development of the Project in conformance with the terms and
conditions of this Agreement.
6.3. Other Governmental Permits. The City shall cooperate with Company in its
efforts to obtain such other permits and approvals as may be required by other governmental or quasi -
governmental agencies having jurisdiction over aspects of the Project in connection with the development
of or provision of services to the Project, and shall from time to time at the request of Company, attempt
with due diligence and in good faith to enter into binding agreements with any such entity necessary to
assure the availability of such permits and approvals or services.
6.4. Cooperation in the Event of Legal Challenge. In the event of any legal or
equitable act, action or other proceeding instituted by a third Party, other governmental entity or official
challenging the validity of any provision of this Agreement, the Parties hereby agree to cooperate in
defending said action or proceeding. This Agreement shall not be interpreted to create any third party
rights, and no person who is not a party to this Agreement shall have any rights or standing, whether as an
alleged third party beneficiary or otherwise, to enforce or seek interpretation of the terms of this
Agreement.
7. Status of Adjoining Property.
7.1. In the event that the Adjoining Property becomes eligible for annexation into the
City, the City shall send written notice of such occurrence to Company. Upon receipt of such notice,
Company shall execute all necessary documents and shall undertake all reasonable efforts to initiate and
complete an annexation of the Adjoining Property into the City within one year of the notice. Nothing
herein shall obligate the City to approve an annexation of the Adjoining Property into the City.
7.2. If the City fails or elects not to annex the Adjoining Property into the City within
three (3) years of the Effective Date or at such time as Company elects to record the final plat the Phase
including the Adjoining Property, unless waived or extended by the Parties, Company, with the
cooperation and assistance of the City, will use reasonable efforts to seek and obtain necessary land use
approvals and entitlements from Grand County to allow the Adjoining Property to be used and developed
consistent with the uses and activities contemplated for the Adjoining Property in the Lionsback Resort
Land Use Entitlements ("Conforming Development of the Adjoining Property").
7.3. In the event that Company secures approvals from Grand County authorizing
development of Conforming Development of the Adjoining Property, the City agrees:
7.3.1. To enter into agreements with Company by which the City will authorize
the Conforming Development of the Adjoining Property to connect to the City Water System (defined
below) and the City Sanitary Sewer System (defined below). Company will be required to pay any water
and/or sewer connection and jmpact fees charged for City connections and shall be entitled to utilize any
water and/or sewer impact fee credits that may have been extended to the Company by the City for the
Project; and
7.3.2. That it will not require the Company to undertake any additional or
further Subdivision Improvements in connection with its development of the Conforming Development of
the Adjoining Property beyond the Subdivision Improvements provided for in this Agreement and the
Development Agreement.
7.4. In the event that Company secures approvals from Grand County authorizing
development of Conforming Development of the Adjoining Property, Company agrees that it will
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develop the Adjoining Property only for the Conforming Development of the Adjoining Property and that
it will record covenants and restrictions in form and content reasonably acceptable to the City limiting
development to only the Conforming Development of the Adjoining Property, including areas and uses of
Active Open Space and Passive Open Space, as well as infrastructure improvements, consistent with the
Lionsback Resort Land Use Entitlements, which covenants will be for the benefit of the City.
7.5. In any event that the City is unable to annex the Adjoining Property into the City
and Company is not able to obtain approval by Grand County for entitlements for the Conforming
Development of the Adjoining Property within six (6) years of the Effective Date, unless waived or
extended by the Parties, Company agrees to record covenants and restrictions in form and content
reasonably acceptable to the City limiting development to only Active Open Space and Passive Open
Space, as well as infrastructure improvements, consistent with the Lionsback Resort Land Use
Entitlements, which covenants will be for the benefit of the City.
8. Drinking Water Source Protection.
8.1. General. The Parties acknowledge that portions of the Property and other lands
covered by this Agreement are situated within or adjacent to areas which are subject to drinking water
source protection zones, as established in Chapter 13.26 of the Moab Municipal Code. It is agreed that all
drinking water source protection zones shall be clearly identified and demarcated on the Final Master
Development Plan and each subsequent plat for each phase of the Project under this Agreement and that
the Company will adhere to Zone Two Drinking Water Source Protection Standards, as defined by
Chapter 13.26 of the Municipal Code, for the entirety of the Property and the Adjoining Property. All
such standards will be finalized in conjunction with the approval of the Final Master Development Plan.
A plat note shall be appended specifying that all development within such zones shall comply with Zone
Two design standards and mitigation measures as may be required by the City to comply with Chapter
13.26 and assure no degradation of existing ground water sources.
8.2. Source Protection Plan. The materials submitted with the Final Master Plan
Development Plan shall include a site specific Drinking Water Source Protection Plan for the Project
(excluding the uses and activities associated with Hells Revenge, which is not the responsibility of
Company) containing, at minimum, the following elements:
A. A compilation of all hydrologic information pertaining to the Project site,
including maps, well information, geotechnical reports, and the like;
B. A list of new Potential Contamination Sources that may be created by the
development, including any temporary sources that may be associated with construction;
C. A description of all proposed mitigation measures, including: 1)
construction housekeeping practices for all contractors; 2) specifications for sewer line construction; 3)
description of storm water best management practices to be applied to the site; 4) detailed inspection,
maintenance, and operations plans for all mitigation measures; and 5) other control measures, including
covenant declarations, etc.;
D. A sample informational brochure for homeowners explaining drinking
water source protection measures, potential contaminants, proper handling procedures, emergency contact
information, and reference sources;
E. A detailed action plan covering a potential contamination occurrence;
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F. An identification of the responsible party for the Company's drinking
water source protection program; and
G. A record keeping section with appropriate report forms for use by City
staff in monitoring compliance with the plan.
8.3. Utility Specifications. In addition to all other applicable standards and
requirements, the sewer collection system for the Project shall comply with the standards for sewer lines
within water protection areas as set forth in U.A.C. R309-515-6(4). In the case of conflicting
requirements, the more stringent requirement shall apply.
8.4. Stormwater Management. In addition to all other applicable standards and
requirements, the stormwater collection system for the Project shall incorporate applicable best
management practices that reduce or eliminate the potential for contaminant infiltration into groundwater
beneath or adjacent to the Project, as specified in the Stormwater BMP Database
(http://www.bmpdatabase.org/).
9. Miscellaneous.
9.1. Covenants. The provisions of this Agreement shall constitute covenants or
servitudes which shall touch, attach to and run with the land comprising the Property and the burdens and
benefits hereof shall bind and inure to the benefit of all estates and interests in the Property as applicable
and all successors in interest to the Parties hereto.
9.2. Term. The term of this Agreement shall commence upon the date hereof and
shall extend until all of the commitments hereunder are satisfied. Company may terminate this
Agreement, and may withdraw its applications for annexation and other development approvals as
provided in Section 9.4.4.
9.3. Amendment of Agreement. Except as otherwise provided herein, this
Agreement may be amended from time to time by mutual consent of the original Parties or their
successors in interest in writing.
9.4. Default and Remedies.
9.4.1. A Party ("Defaulting Party") shall "default" under this Agreement if it:
(a) breaches any of its material duties and obligations contained hereunder and, (b), after receiving written
notice of the breach ("Notice of Default") from the other Party (the "Notifying Party"), fails to cure the
breach within: (i) 15 days after delivery of the Notice of Default if the breach is failure to pay money
owed to the Notifying Party, or (ii) 30 days after delivery of the notice with respect to any other breach
(or, if the breach by its nature cannot be cured within 30 days, the defaulting party must commence the
cure within 30 days after delivery of the notice and thereafter diligently pursue the cure to completion).
The Notice of Default contemplated by this Section shall clearly state and describe: (a) each section(s) of
the Agreement which the Responding Party has allegedly violated, (b) a summary of the facts and
circumstances being relied upon to establish the alleged violation, (c) the specific steps ("Cure Events")
that must be undertaken to come into compliance with the Agreement, and (d) the reasonable timeframe
consistent with this Section 9.4 within which time the alleged violation should be cured ("Cure
Completion Date").
9.4.2. Following a failure to cure the default following the applicable Cure
Completion Date, the Notifying Party may: (a) initiate an action to compel compliance by the Defaulting
Party with this Agreement, including injunctive relief and specific performance; (b) initiate an action to
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recover any damages resulting from the breach; (c) pursue any and all other rights and remedies available
under Utah Law; (d) suspend the rights and interests of the Defaulting Party under this Agreement until
such time as the Defaulting Party is in compliance with this Agreement; and/or (e) take the necessary
action itself to cause the obligation(s) in default to be performed, in which case the Notifying Party may
recover from the Defaulting Party all damages as well as all costs and expenses reasonably incurred to
perform such obligation(s).
• 9.4.3. In addition to the foregoing remedies, in the event the Company has
failed to cure a Cure Event that is (a) material to the tenns and conditions of this Agreement and/or the
City's approval of Annexation Petition; and (b) the occurrence of which will unreasonably delay or
prevent Company from completing its duties and obligations under this Agreement and/or the City's
approval of Annexation Petition (which material events include, by way of illustration and not exclusion,
the filing of a bankruptcy by the Company and no accompanying plan for reorganization to complete the
Project, the occurrence of an event), the City may record documents evidencing the suspension or
termination of the Annexation of the Property and the Development Approvals and it may decline to
process or approve any development applications, withhold building permits, or discontinue services
provided under this Agreement. This City may combine remedies in its discretion, and as may fit the
applicable breach. In no event shall either party be liable to the other for remote or consequential
damages derived from breach including, without limitation, lost business opportunities or income; delay
related financing costs; damage to business reputation or goodwill; or the like.
9.4.4. In addition to the foregoing remedies, in the event the City does not
approve:a) the SAR zoning; b) the Development and Phasing Agreement or c) the Final Master Planned
Development for the Project; then Company shall have the option to terminate this Agreement and all of
the respective rights, duties and obligations of the Parties under the Agreement shall expire and in such
event the City shall have no further right to annex the Property, except as may otherwise be provided by
law. Alternatively, if annexation has been completed, and if any of the approvals described in this
Section 9.4.4 should fail to occur, then upon request of Company the City shall immediately commence
proceedings to disconnect the Property from the City.
9.4.5. The remedies shall be cumulative in nature and a Party may pursue some
or all of its remedies. In the event of any litigation arising from this Agreement, the substantially
prevailing party shall collect its reasonable costs, expenses and fees, including reasonable expert fees and
attorney's fees.
9.4.6. Personal jurisdiction and venue for any civil action commenced by any
Party to this Agreement whether arising out of or relating to this Agreement will be deemed to be proper
only if such action is commenced in District Court for Grand County, Utah.
9.4.7. Each Party expressly waives its right to bring such action in or to remove
such action to any other court whether state or federal.
9.5. Governing Law. This Agreement shall be construed and enforced in accordance
with the laws of the State of Utah.
9.6. Waiver of Jury Trial. Each Party hereto waives its right to a jury trial in the
event of any litigation arising out of this Agreement.
9.7. Mediation. Any default, dispute, difference, or disagreement hereunder shall be
referred to a single Mediator agreed on by the Parties, or if no Mediator can be agreed upon, a Mediator
shall be selected in accordance with the mediation rules of the American Arbitration Association.
Authorized representatives of the Parties shall meet with the Mediator within thirty (30) days and
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Ent 489793 Bk 0741 Pg 0765
endeavor in good faith to resolve the default, dispute, difference or disagreement by agreement of the
Parties.
9.8. No Joint Venture or Partnership. The City and Company hereby renounce the
existence of any form of joint venture or partnership between them and agree that nothing contained
herein or in any document executed in connection herewith shall be construed as making the City and
Company joint venturers or partners.
9.9. Notices. All notices required or permitted under this Agreement shall be given by
registered or certified mail, postage prepaid, return receipt requested, or by hand delivery or recognized
overnight delivery service, or by telecopy (so long as the original follows by regular mail or other form of
delivery permitted hereunder within five business days) directed to the persons at the address indicated
below. Any notice delivered by mail in accordance with this Section shall be deemed to have been duly
given on the date upon which the return receipt is executed by a representative of the Party to whom such
notice is to be given at the address specified herein. Any notice which is hand delivered shall be effective
upon receipt by the Party to whom it is addressed. If sent by overnight courier, all notices shall be
deemed delivered one business day after deposit with a recognized overnight courier service. Any notice
which is delivered by telecopy shall be effective upon receipt by the sending Party of written confirmation
of receipt by the receiving telecopy machine at the numbers shown above. Either Party, by notice given
as above, may change the address or telecopy numbers to which future notices should be sent.
LB Moab Land Company, LLC
100 West 200 South
Moab, Utah 84532
Phone: 970-728-5474
Fax: 970-728-6217
Email: mhbadger@aol.com
City of Moab
217 East Center Street
Moab, Utah 84532
Attention: City Manager
Phone: 435-259-5121
Fax: 435-259-4135
Email: donna@moabcity.org
With a Copy to
With a Copy to
Thomas G. Kennedy, Esquire
Christopher G. McAnany
P.O. Box 3081
Dufford, Waldeck, Milburn & Krohn, LLP
Telluride, CO 81435
744 Horizon Court, Suite 300
Phone: (970) 728-2424
Grand Junction, CO 81506
Fax: (970) 728-9439
Phone: (970) 241-5500
Email: tom@tklaw.net
Fax: (970) 243-7738
Email:mcanany@dwmk.com
And a copy to
State of Utah, acting by and through the School
and Institutional Trust Lands Administration
675 East 500 South, Suite 500
Salt Lake City, Utah 84102-2818
Attention: Assistant Director — Development
9.10. Assignment. This Agreement shall be binding upon and inure to the benefit of
the successors in interest or the legal representatives of the Parties hereto. Company shall have the right
to assign or transfer all or any portion of its interests, rights or obligations under this Agreement to Utah
Special Districts, homeowners associations, or third Parties acquiring an interest or estate in the Property,
including but not limited to purchasers or long term ground lessees of individual lots, parcels, or of any
improvements now or hereafter located within the Property, provided that all such assignees agree to be
bound to applicable provisions of this Agreement.
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9.11. Counterparts; Facsimile. This Agreement may be executed in multiple
counterparts, each of which shall be deemed to be an original and all of which taken together shall
constitute one and the same agreement. This Agreement may be executed by facsimile.
9.12. Binding Effect. This Agreement shall extend to, be binding upon, and inure to
the benefit of the Parties hereto and the successors and assigns of the respective Parties hereto. This
Agreement shall, in addition to all other remedies, be enforceable by any action for specific performance
in a court of competent jurisdiction. In the event that SITLA should elect to terminate the SITLA Lease
and Development Agreement and resume possession of the Property, SITLA shall succeed to the rights
and interests of Company under this Agreement, including the duties and obligations imposed upon
Company hereunder and under the City Approvals.
9.13. Integration, Disclaimer of Other Duties. This Agreement supersedes and
controls all prior written and oral agreements and representations of the Parties and is the total, integrated
agreement among the Parties. The parties each disclaim any duties not expressly set forth in this
Agreement or other written agreements executed in conjunction herewith.
9.14. No Regulated Public Utility Status. The Parties agree that by this Agreement
the City does not become a regulated public utility for water service and sanitary sewer service,
compelled to serve other Parties similarly situated.
9.15. No Waiver. Failure of a Party hereto to exercise any right hereunder shall not be
deemed a waiver of any such right and shall not affect the right of such Party to exercise at some future
time said right or to enforce any other right it may have hereunder.
9.16. Force Majeure. No Party shall be held liable for a failure to perform hereunder
due to wars, strikes, acts of God, natural disasters, or other similar occurrences outside the reasonable
control of that Party. Unless otherwise mutually agreed, performance by the parties shall resume
promptly upon the cessation of any act or event constituting force majeure.
9.17. Authority. By signing this Agreement, the Parties acknowledge and represent to
one another that all procedures necessary to validly contract and execute this Agreement have been
performed and that the persons signing for each of the Parties have been duly authorized so to do.
9.18. Captions. The captions or headings in this Agreement are for convenience only
and in no way define, limit, or describe the scope or intent of any provisions or sections of this
Agreement.
9.19. No Third Party Beneficiaries. This Agreement does not create any third Party
beneficiary rights. It is specifically agreed by the Parties that: (a) the Project is a private development; (b)
the City has no interest in, responsibilities for, or duty to third Parties concerning any improvements to
the Property except to the extent the City accepts title to the improvements pursuant to this Agreement or
in connection with site plan, deed or plat approval, and as provided generally under City ordinances; (c)
Company shall have the full power and exclusive control of the Property subject to the obligations of
Company set forth in this Agreement; and (d) no other persons, whether as alleged third party
beneficiaries or otherwise, shall have any right to enforce or seek interpretation of this Agreement.
9.20. No Waiver of Governmental Immunity. To the fullest extent provided by law,
nothing in this Agreement shall be interpreted or construed to be a waiver or relinquishment by the City
of any immunities it possesses as a governmental entity pursuant to applicable state and federal law
including, without limitation, the Utah Governmental Immunity Act.
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Ent 489793 Bk 0741 Pg 0767
9.21. Severability. If any provision of this Agreement, or the application of such
provisions to any person or circumstance, shall be held invalid, the remainder of this Agreement, or the
application of such provision to persons or circumstances other than those as to which is held invalid,
shall not be affected thereby.
9.22. Protest. In the event of any protest or similar legal or administrative challenge to
any annexation under this Agreement, Company will cooperate with the City in providing necessary
information or testimony to support annexation.
9.23. Rights Upon Annexation. Upon annexation of the Property into the City,
Company shall be entitled to all rights and benefits, and be subject to all legal obligations to the same
extent as all other City of Moab residents and property owners, except as specifically provided otherwise
by the express terms of this Agreement.
9.24. Recording of Agreement. This Pre -Annexation Agreement, including exhibits,
shall be recorded in the Grand County land records. Any exhibits that have been previously recorded need
not be recorded again. The remaining provisions of the Agreement shall be held by the Clerk of the City
of Moab.
9.25. Filing of Annexation Petition. Contemporaneous with the signing of this
Agreement, Company agrees to file with the City a Petition for Annexation for the currently
unincorporated property as shown in Exhibit "A".
9.26. Schedule of Exhibits.
Exhibit Reference
Document Reference
Exhibit "A-1"
Description of Property
Exhibit "A-2"
Description of Adjoining Property
Exhibit "B"
Lionsback Resort Preliminary Master Planned Development Plan
Exhibit "C"
Table of Subdivision Improvements
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IN WITNESS WHEREOF, this Agreement has been executed by the City of Moab, acting by and
through the City of Moab Council, which has duly authorized execution, and by a duly authorized
representative of Company, as of the Effective Date.
3 o 7cr -c&
Mayor David L Salrison Date
Rachel:'
City:I ,
: nnri
:err
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Ent 489793 Bk 0741 Pg 0769
COMPANY:
LB Moab Land Company, LLC,
a Colorado limned liability company
By:
Printed Name: V MI ati (61 LAW
Title: \ Ynej tir
STATE OF COCA( )
COUNTY Or Vl 1.1 l \) §
Date: I /4 2-7
I, tt, updersignedlnory public in and for the afo,} said state and county, do hereby certify that
:I 1 t(} hoc.) /flc )1 QY as the V I' Yo'e, of LB Moab
Land Company, LLC, personally appeared before me on LIA,OVemeatt l (-/ ,., 2008 and did, after
being duly sworn, execute the within document in the capacity stated and for the purposes contained
herein.
Witn4ss my hand and official seal.
Notary Pybli
RAAgreements\Pre Annexation lionsback final.doc
My commission expires:
ZOL
\-\\\\aNU' 0 i/.1
r10 Atek
c �,'., PUBLIC :I O c
*If itiffilittcOt
Page 22 of 28
Ent 489793 Bk 0741 Pg 0770
THE WITHIN AGREEMENT IS CONSENTED TO BY THE UNDERSIGNED:
The State of Utah, acting by and through the
School and Institutional Trust Lands Administration
Printed Name:
Title: ,l ',tes-
STATE OF
COUNTY OF
S La r F2 r -
Date: uIZJ/°8-
Approved as to Form
Mark L. Shurtleff
ATTORNjY;
By:
I, the undersigned notar public in and for the aforesaid state and county, do hereby certify that
de. Vi 6S S. (ai4-e ✓ as the ,t)t f e.c6/ of The State of
Utah, acting by and through the School and Institutional Trust Lands Administration, personally appeared
before me on Pt)oVevkbe ✓ 72D 2008 and did, after being duly sworn, execute the within
document in the capacity stated and for the purposes contained herein.
Witness my hand and official seal.
Notarx%Public
My commission expires: 6-ep-S-2-o
NOTA OLIC
ALICE KRRY KPUEARNEY
575 E„SOD S., Suito.500,
Salt Lake City, Utah 847:02
any Commisaj0n Expires
May 25; 2010
STATE OF UTAH'
D
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Ent 489793 Bk 0741 Pg 0771
Exhibit "A-1"
(Legal Description of Property)
FOLEY ASSOCIATES, INC.
CIVIL ENGINEERING AND LAND SURVEYING
P. O. BOX 1385
TELLURIDE, CO 81435
970-728-6153
Lot 1 and Lot 2, both within Section 6, Township 26 South, Range 22 East, Salt Lake Base and Meridian,
County of Grand, State of Utah
and,
the Southeast Quarter of the Southwest Quarter of the Northeast Quarter (SE1/4-SW1/4-NE1/4), within
Section 6, Township 26 South, Range 22 East, Salt Lake Base and Meridian, County of Grand, State of
Utah
and,
the Northwest Quarter of the Southwest Quarter of the Northeast Quarter (NW 1/4 -SW 1/4-NE1/4), within
Section 6, Township 26 South, Range 22 East, Salt Lake Base and Meridian, County of Grand, State of
Utah +
and,
the Northeast Quarter of the Southwest Quarter of the Northeast Quarter (NE1/4-SW1/4-NE1/4), within
Section 6, Township 26 South, Range 22 East, Salt Lake Base and Meridian, County of Grand, State of
Utah
and,
the Southwest Quarter of the Southeast Quarter of the Northeast Quarter (SW1/4-SE1/4-NE1/4), within
Section 6, Township 26 South, Range 22 East, Salt Lake Base and Meridian, County of Grand, State of
Utah
and,
the Northwest Quarter of the Southeast Quarter of the Northeast Quarter (NW1/4-SE1/4-NEI/4), within
Section 6, Township 26 South, Range 22 East, Salt Lake Base and Meridian, County of Grand, State of
Utah
and,
the Northeast Quarter of the Southeast Quarter of the Northeast Quarter (NE1/4-5E1/4-NE1/4), within
Section 6, Township 26 South, Range 22 East, Salt Lake Base and Meridian, County of Grand, State of
Utah
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Exhibit "A-2"
(Legal Description of Adjoining Property)
FOLEY ASSOCIATES, INC.
CIVIL ENGINEERING AND LAND SURVEYING
P. O. BOX 1385
TELLURIDE, CO 81435
970-728-6153
The West Half of the Northeast Quarter of the Southeast Quarter (W 1/2-NE1/4-SE1/4), within Section 6,
Township 26 South, Range 22 East, Salt Lake Base and Meridian, County of Grand, State of Utah
Together with The West Half of the Southeast Quarter of the Northeast Quarter of the Southeast Quarter
(W1/2-SE1/4-NE1/4-SEI/4), within Section 6, Township 26 South, Range 22 East, Salt Lake Base and
Meridian, County of Grand, State of Utah
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Exhibit "B"
(Lionsback Resort Preliminary Master Planned Development Plan)
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DEVELOPMENT AND PHASING AGREEMENT
(Lions back Resort)
THIS DEVELOPMENT AND PHASING AGREEMENT ("Agreement") is entered into and made
effective as of July 28, 2009 ("Effective Date") by and between the City of Moab, a Utah municipal
corporation, acting through its City Council ("City") and LB Moab Land Company, LLC, a Colorado
limited liability company ("Company"). The City and the Company are collectively referred to herein as
the "Parties".
RECITALS
A. State of Utah, acting by and through the School and Institutional Trust Lands
Administration ("SITLA") is the owner of a certain parcel of real property situated in Grand County, Utah
consisting of 139.95 acres, more or less, more particularly described on attached Exhibit "A"
("Property").
B. SITLA is also the owner of certain adjoining property more particularly described on
attached Exhibit "I3" ("Adjoining Property").
C. The Property has been annexed into the City of Moab and the Adjoining Property is
currently located in the unincorporated portion of Grand County, Utah.
D. Company and SITLA have entered into a certain Development Agreement and Ground
Lease concerning the Property and the Adjoining Property dated as of June 6, 2006 ("SITLA Lease and
Development Agreement"), by which Company is authorized and empowered to seek and obtain
development approvals from the City, including the entitlements described herein. SITLA has joined in
this Agreement to evidence its consent to the terms and conditions of this Agreement.
E. Company has annexed the Property into the City of Moab ("Moab") pursuant to and in
accordance with the following documents:
(1) The City of Moab Ordinance No. 2008-20 ("Annexation Ordinance") dated
December 9, 2008 and recorded on February 23, 2009 in Book 744, Page 407-
423, Reception No. 490726 with the Clerk and Recorder for Grand County, Utah
("Official Records");
(2) The Pre -Annexation Agreement dated October 28, 2008 and recorded on
February 23, 2009 in Book 744, Page 407, Reception No. 490726 in the Official
Records ("Pre -Annexation Agreement"); and
(3)
The Annexation Map recorded on February 23, 2009 in Book 744, Page 424,
Reception No. 490727 in the Official Records ("Annexation Map").
F. Company intends to develop the Property (as well as the Adjoining Property at such time
as it may be annexed into the City) and Project in accordance with the applicable laws and regulations of
the City of Moab ("Moab City Laws").
G. Company desires to plat and develop the Property (as well as the Adjoining Property at
such time as it is annexed into the City) as a mixed use resort project known as "Lionsback Resort"
("Project"), consisting of residential, lodging, commercial, retail, recreational and open space uses. The
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Property will be divided into a series of lots ("Lots") and parcels ("Parcels") to accommodate the use and
development of the Project.
H. Company has submitted its applications with the City ("Development Applications")
seeking necessary entitlements to develop the Property and the Adjoining Property as the Project, which
Development Applications conform to and have been made in accordance to the City of Moab Laws, in
particular, the provisions of the Sensitive Area Resort Zone ("SAR") and in accordance with the terms and
provisions of the Mixed Use Master Planned Development ("MPD") review processes.
I. At a duly noticed and conducted public hearing/meeting, the City of Moab Planning
Commission ("Planning Commission") reviewed and approved the Development Application associated
with the Concept Plan/Master Planned Development ("Concept MPD"), subject to conditions stated in the
document reflecting the Concept MPD approval.
J. At a duly noticed and conducted public hearing/meeting, the Planning Commission
reviewed and recommended approval of the Development Application associated with the Preliminary
Plan/Master Planned Development ("Preliminary MPD") to the City of Moab City Council ("City
Council").
K. At a duly noticed and conducted public hearing/meeting, the City Council reviewed and
approved the Development Application associated with the Preliminary MPD, subject to conditions stated
in the document reflecting the Preliminary MPD approval (a copy of which is on file with the City).
L. After receiving and reviewing the evidence concerning the Development Application, the
Planning Commission and the City Council respectively found that: (i) the Property as well as the
Adjoining Property and the Project achieves the applicable purposes contained in the City of Moab Laws
and relevant to the review and approval of a Mixed Use MPD developing under the SAR zone; and (ii) the
resulting development will be consistent with the provisions of the applicable sections of the City of Moab
Laws and relevant to the review and approval of a Mixed Use MPD developing under the SAR zone. The
approvals granted by the City are referred to as the "Development Approvals".
M. The "Lionsback Development Plan" reflected in the Development Approvals is on file
with the City.
N. As indicated in the Development Application associated with the Preliminary MPD, the
Company has proposed and the City Council has approved a Phasing Plan for the Property as well as the
Adjoining Property and Project. Company contemplates that the Project will consist of five phases (each a
"Phase"). A copy of the "Lionsback Phasing Plan" is attached as gxhllpit "I". A breakdown of the
units and development in each Phase is summarized on attached Exhibit "C". The Lionsback Phasing
Plan depicts the Phases for the Project and establishes the Lots, Parcels, uses and Subdivision
Improvements (defined below) for the Project.
0. The Parties agree that Company may submit separate Development Applications
associated with the Final MPD for each Phase of the Project ("Final Plat"). The City and Company will
submit a Final Plat and a Subdivision Improvement Agreement ("SIA") for the Lots, Parcels and r
associated onsite and offsite Subdivision Improvements (defined below) to be constructed for the particular
Phase, which will be consistent with the Lionsback Phasing Plan.
P. The required onsite and offsite infrastructure improvements ("Subdivision
Improvements") for the development in the Project include certain onsite roads, sidewalks and trails,
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water service facilities (including the onsite Water Tank), sewer service facilities, electrical, natural gas,
telephone, and cable television. The Subdivision Improvements also include certain offsite improvements,
including certain improvements to Sand Flats Road and the installation of certain lines and facilities
relating to the City Water System and the City Sanitary Sewer System as well as certain other necessary
utility extensions to service the Property and Project. Details of the Subdivision Improvements are further
described and defined in the Pre -Annexation Agreement and such descriptions and definitions are
incorporated in this Agreement.
Q. Company has met all of the requirements and has addressed all conditions concerning the
Development Approvals.
R. The Parties desire to enter into this Agreement to reflect certain of their agreements
concerning the development of the Property and Project in accordance with the City Approvals.
S. By consenting to this Agreement, SITLA is not assuming any duties or obligations
hereunder and the Parties agree that they shall not look to SITLA to perform any duties or obligations
arising in connection with this Agreement.
AGREEMENTS.
NOW, THEREFORE, in consideration of the foregoing recitals, which are hereby incorporated as part of
the agreements of the Parties, and for such other good and valuable consideration, the receipt and
sufficiency of which are hereby acknowledged, the Parties agree as follows:
1. Phasing Plan.
1.1. City and Company acknowledge and agree that Company intends to implement
the Development Approvals and develop the Project in five separate "Phases", consistent with the
Lionsback Phasing Plan, which Phases may be further divided, combined, sequenced or otherwise
modified by agreement of the Parties, which approval shall not be unreasonably withheld.
1.2. It is further understood that each Phase may be further divided into individual
"Filings".
1.3. Company is authorized to submit and record separate Final Plats for each Phase of
the Project and need not record a Final Plat for the entire Project at one time. Company is further
authorized to submit and record a separate Final Plat for one or more individual Filings within a Phase and
need not record a Final Plat for the entire Phase at one time.
I.4. City and Company recognize that large open space parcels/tracts may be divided
into smaller parcels/tracts as boundaries for Phases are established and subsequently included on a Final
Plat, provided that such division is not being undertaken for new or additional uses or purposes which have
not been authorized by the Development Approvals. For instance, and not by way of limitation or
exclusion, Company may record Final Plats in separate Phases. Company is authorized to record such Final
Platting and divide such open space parcels/tracts into smaller parcels/tracts and convey them to designated
parties.
1.5. The Phasing Plan is a guide for use by Company and City and the Company may
submit and record Final Plats that deviate from the Phasing Plan, with the development of any portion
and/or phase of the Lionsback Resort being advanced in time or delayed, provided that the Final Plat
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otherwise is in compliance with the Development Approvals and applicable law and that Company has
demonstrated to the satisfaction of the City that a SIA covering all necessary Subdivision Improvements
for the property then being platted has been reviewed and approved by the City and executed and recorded
by Company with the filing of the Final Plat.
1.6. The use and development of the Adjoining Property shall be undertaken in the
manner provided for in Section 7 of the Pre -Annexation Agreement and the Development Approvals.
2. Subdivision Improvements.
?A. city and cnrnnany anknnufderrdooe and agree Yllat company will need to construct
various Subdivision Improvements to serve the Project, which are generally described in the narrative
attached as Exhibit "E" ("Subdivision Improvements Narrative and Schedule") and on the "Table of
Subdivision Improvements" listed on attached as Exhibit "F". The Table of Subdivision Improvements
lists the party responsible for the design, construction/installation, ownership, operation, management and
maintenance of each Subdivision Improvement and the party responsible for the associated costs.
2.2. Portions of the Subdivision Improvements are required to be constructed to serve
most or all of the development in the Project and are so indicated on the Subdivision Improvement
Schedule ("Project -wide Subdivision Improvements"). The timing and scheduling for the Project -wide
gnhrdivicinn Imnrnvementc are cn inrliratPrd nn the quhrdivicinn Imnrnvement geherhllP gnme nnrtinne of
the Subdivision Improvements are required to be constructed to serve development in individual Phases in
the Project and are so indicated on the Subdivision Improvement Schedule ("Phase Specific Subdivision
Improvements").
2.3. Given the scale of the Project and the recognition that the Project will be
implemented and developed in Phases over time, the City and Company have expressed their mutual desire
to establish an orderly plan to insure that required Subdivision Improvements are being constructed in a
timely and orderly manner and are coordinated to be undertaken as Final Plats for Phases are being
approved and recorded.
2.4. The design, construction and maintenance of the required Subdivision
Improvements shall be funded as provided for herein and in the Pre -Annexation Agreement.
2.5. The water tank serving the Lionsback Resort shall be designed, constructed and
funded in the manner provided for in the Pre -Annexation Agreement. Water Tap Credits will be made
available to Company as provided for in the Pre -Annexation Agreement.
2.6. The Parties agree that Company will have no obligation to construct, install or
undertake any other onsite or offsite Subdivision Improvements, except for those onsite or offsite
Subdivision Improvements necessary to serve the Project and the Property as provided for in the Pre -
Annexation Agreement. The foregoing will not preclude the inclusion of the Property in a broad,
regionally based impact fee area established to undertake other required municipal improvements affected
and necessitated by the Project.
2.7. The Company will not be obligated to oversize the Subdivision Improvements
unless agreed upon by the Company and provided that the City and Company agree to a reasonably
acceptable mechanism that provides for the reimbursement to Company of a proportionate share of the
excess costs and expenses incurred by Company in designing, permitting and installing/constructing the
facility.
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2.8. To the extent that the City requests that any portion or aspect of the Onsite Water
System Facilities and the Onsite Sanitary System Facilities for the Project should be oversized to
accommodate other needs of the City, the cost of such over -sizing (including without limitation any
additional trenching, piping, valves, pumps and the like that are required for the upgrade and the additional
costs necessary as a result of the larger facilities) shall be paid by the City to Company and/or acceptable
arrangements have been made for other projects tapping into such oversized facilities reimburse Company
for costs incurred in extending such facilities. The mechanism for installing the Required Water Storage
Tank (as defined in the Pre -Annexation Agreement) shall be as provided for in the Pre -Annexation
Agreement.
2.9. It is recognized and agreed that no improvements associated with the Project shall
be undertaken until the final plat for the Phase covering the particular improvement has been recorded.
2.10. Pursuant to the Development Approvals and the City of Moab Laws, Company
shall execute an SIA with the City in which the Company commits to construct the required Subdivision
Improvements for each Phase of the Project within an established and approved timeframe and that the
Company posts security to insure its full and timely completion of such required Subdivision
Improvements.
2.11. The City and Company agree that the Company shall submit an SIA for a
particular Phase or Filings for that portion of the Project for which the Company seeks approvals to record
a Final Plat and for which Subdivision Improvements are required and have not been constructed. The
SIA shall cover those Phase Specific Subdivision Improvements and those Project -wide Subdivision
Improvements, if any, that are indicated as being made applicable to the property being final platted on the
Subdivision Improvement Schedule. Each SIA will be executed in connection with the recordation of the
Final Plat for that Phase.
2.12. Company's obligation to undertake the Subdivision Improvements shall be as
provided for in the SIA. It is contemplated that there will likely be multiple SIA's, one for each Phase
and/or Filing of the Project. Each SIA will: (a) identify the particular onsite and offsite Subdivision
Improvements required for that Phase of the Project as established by the Pre -Annexation Agreement, the
Development Approvals and this Agreement; (b) establish the schedule for completion of the applicable
Subdivision Improvements which will occur after the recordation of the final plat for the Phase covered by
the particular SIA; and (c) insure the timely completion of the applicable Subdivision Improvements by
requiring the Company to post a bond, letter of credit, cash or other mutually acceptable security in the
amount of 150% of the estimated costs required to complete the required Subdivision Improvements for
that Phase, as verified by the City, which financial security may be transferred from one SIA to a different
SIA for another Phase. The duration of the financial security shall be equivalent to the time deadlines
specified in the SIA, which, in any case shall not exceed twenty-four months from the date of approval,
unless approved by the Parties. Continuing compliance with all material terms of the SIA improvements
agreement and the Development Approvals within the timeframes established in the SIA s and the
Development Approvals shall be a prerequisite to the ability of Company to obtain a building permit for
individual dwellings in the Project and/or a certificate of occupancy for structures in the Project. The
foregoing shall not preclude Company from applying for or receiving a building permit or certificate of
occupancy for structures within the Project while Company is undertaking the required Subdivision
Improvements consistent with the SIA.
2.13. Upon certification of completion of the required Subdivision Improvements by the
City Public Works Director and Zoning Administrator, which will not be unreasonably delayed,
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conditioned or withheld and acceptance of the Subdivision Improvements to be owned and maintained by
the City, which will be conveyed to the City free and clear of all liens and encumbrances, the City shall
execute a written acceptance and release of the financial security. Partial releases of the financial security
are authorized as Subdivision Improvements are completed and accepted in accordance with the Lionsback
Phasing Plan. The SIA's for the Project shall provide for the proportionate reduction of the balance of any
required financial security as the Subdivision Improvements are constructed by Company and accepted by
the City, and for cost recovery associated with Subdivision Improvements that are designed to be oversized
and available for use by other Parties, as provided for in this Agreement.
2.14. The SIA shall further provided that Company shall warrant the completed
Subdivision Tmnrnvements for a period of two years from rmmpIPtinn and final arrpntanre of the
Subdivision Improvements for a Phase and shall post financial security in a reasonable amount, not to
exceed 10% of the cost of constructing the Subdivision Improvement during the warranty period. The
financial security for the warranty period will be to indemnify the City against any repairs or corrections to
the Subdivision Improvements that may become necessary because of defective workmanship or materials
used therein. The financial security for the warranty period shall be promptly released when the warranty
period expires.
2.15. The Company shall not be obligated to execute SIA's and/or to provide security
mechanisms for purposes of maintaining Subdivision Improvements assigned to Company or the Project
Association.
3. Grading. All grading and soil disturbance undertaken in connection with the
development of the Project shall be in conformance with Appendix J of the adopted edition of the
International Building Code (IBC). A permit shall be obtained as required by IBC Section J103 from the
City and include, at a minimum, the required reports, plans, and documents. The appropriate application
fee, in an amount corresponding to the fee schedule adopted by resolution of Cowncil, shall be submitted
with the grading permit application. All grading and soil disturbance shall be conducted in a manner that
will minimize disturbance to those areas not scheduled for immediate development. In the event grading
exceeds those phases scheduled for immediate development, the City, as a condition of the grading permit,
may require that the Company post adequate security to assure compliance with all permit conditions. Any
security required by this section shall be an amount, as determined at the reasonable discretion of the City,
reasonably calculated to cover anticipated costs that will be adequate to satisfactorily stabilize and/or
reclaim soils that have been disturbed but not developed and include restoration, soil stabilization,
landscaping, drainage improvements, or any other permit condition. The bond shall be in a form approved
by the City Manager. All best management practices for control of erosion and pollutant discharge
elimination shall be in accordance with the UPDES permit issued by the State of Utah Department of
Environmental Quality and a copy of said permit shall be submitted to the City with the application for the
Grading Permit.
4. Annroved Land Uses. Subject to the conditions herein, the Property, including the
Adjoining Property, has been authorized for the following uses and activities:
APPROVED LAND USES FOR THE PROPERTY AND ADJOINING PROPERTY:
Usage/Density
Acreage
Percentage of Project Acreage
188 Residential Lots/Units
26.84
15.32
50 Lodge/Commercial Lots/Units
6.37
3.64
18 Employee/Work Force Housing Units
1.19
,
.68
Service Facility
.27
.15
J: 12009\Agreements\Development and Phasing Agreement Lionsback.doc
Page 6 of 27
Storage Units
.58
.33
Open Space
Natural
Passive
Active
128.45
73.35
Water Tank
.21
.12
Streets, Roads. Trails. Cell Tower
11.22
6.41
Total Acreage
175.12
100
5. City Approval. The City hereby approves this Development Agreement.
6. Vested Property Rights. The City acknowledges and agrees that a period of extended
vested rights ("Vested Rights") has been granted for the Project and Property as provided for in Section
2.5 of the Pre -Annexation Agreement. The Vested Rights are intended to apply to the Development
Approvals and this Development Agreement.
7. Company's Compliance with Development Approvals. Company agrees to comply
with the terms, conditions, requirements and obligations placed upon Company in the Development
Approvals.
8. Miscellaneous.
8.1. Covenants. The provisions of this Agreement shall constitute covenants or
servitudes which shall touch, attach to and run with the land comprising the Property and the burdens and
benefits hereof shall bind and inure to the benefit of all estates and interests in the Property as applicable
and all successors in interest to the Parties hereto.
8.2. Term. The term of this Agreement shall commence upon the date hereof and
shall extend until all of the commitments hereunder are satisfied. Company may terminate this Agreement,
and may withdraw its applications for annexation and other development approvals, at any time upon five
days written notice that, in its sole discretion, Company determines that the Project will not be approved in
a form satisfactory to Company.
8.3. Amendment of Agreement. Except as otherwise provided herein, this
Agreement may be amended from time to time by mutual consent of the original Parties or their successors
in interest in writing.
8.4. Binding Effect. This Agreement shall extend to, be binding upon, and inure to
the benefit of the Parties hereto and the successors and assigns of the respective Parties hereto. This
Agreement shall, in addition to all other remedies, be enforceable by any action for specific performance in
a court of competent jurisdiction. In the event that SITLA should elect to terminate the SITLA Lease and
Development Agreement and resume possession of the Property, SITLA shall succeed to the rights and
interests of Company under this Agreement, including the duties and obligations imposed upon Company
hereunder and under the City Approvals.
8.5. Assignment. This Agreement shall be binding upon and inure to the benefit of
the successors in interest or the legal representatives of the Parties hereto. Company shall have the right to
assign or transfer all or any portion of its interests, rights or obligations under this Agreement to Utah
Special Districts, homeowners associations, or third Parties acquiring an interest or estate in the Property,
J: 120091Agreemcnts\Development and Phasing Agreement Lionsback.doc
Page 7 of 27
including but not limited to purchasers or long term ground lessees of individual lots, parcels, or of any
improvements now or hereafter located within the Property, provided that all such assignees agrees to be
bound to applicable provisions of this Agreement.
8.6. No Third Party Beneficiaries. This Agreement does not create any third Party
beneficiary rights. It is specifically agreed by the Parties that: (a) the Project is a private development; (b)
the City has no interest in, responsibilities for, or duty to third Parties concerning any improvements to the
Property except to the extent the City accepts title to the improvements pursuant to this Agreement or in
connection with site plan, deed or plat approval, and as provided generally under City ordinances; (c)
Company shall have the full power and exclusive control of the Property subject to the obligations of
Company set forth in this Agreement; and (d) no other persons, whether as alleged third party beneficiaries
or otherwise, shall have any right to enforce or seek interpretation of this Agreement.
8.7. Recording of Agreement. This Agreement, including exhibits, shall be recorded
in the Grand County land records. Any exhibits that have been previously recorded need not be recorded
again. The remaining provisions of the Agreement shall be held by the Clerk of the City of Moab.
8.8. Indemnity. Except as otherwise set forth herein, the Company shall defend and
hold the City harmless from and against any and all claims, demands, liabilities, actions, costs, damages,
and attorney's fees that may arise out of or result directly or indirectly from the Company's actions or
omissions in connection with this Agreement, including but not limited to Company's improper design nr
construction of the Subdivision Improvements required thereunder, or Company's failure to construct or
complete the same. After inspection and acceptance by the City of the Public Improvements, and after
expiration of any applicable warranty period, this agreement of indemnity shall expire and be of no future
force or effect.
8.9. No Waiver of Governmental Immunity. To the fullest extent provided by law,
nothing in this Agreement shall be interpreted or construed to be a waiver or relinquishment by the City of
any immunities it possesses as a governmental entity pursuant to applicable state and federal law including,
without limitation, the Utah Governmental Immunity Act.
8.10. Statement of Intent and Cooperation. It is the express intent of Company and
the City to cooperate and diligently work to implement annexation, zoning, land use review processes, and
such other processes that are necessary or appropriate under the Moab City Code in connection with the
approval and implementation of the development of the Project in conformance with the terms and
conditions of this Agreement. The City shall cooperate with Company in its efforts to obtain such other
permits and approvals as may be required by other governmental or quasi -governmental agencies having
jurisdiction over aspects of the Project in connection with the development of or provision of services to
the Project, and shall from time to time at the request of Company, attempt with due diligence and in good
faith to enter into binding agreements with any such entity necessary to assure the availability of such
permits and approvals or services. In the event of any legal or equitable act, action or other proceeding
instituted by a third Party, other governmental entity or official challenging the validity of any provision of
this Agreement, the Parties hereby agree to cooperate in defending said action or proceeding. In the event
the City and Company are unable to select mutually agreeable legal counsel to defend such action or
proceeding, each Party may select its own legal counsel. This Agreement shall not be interpreted to create
any third Party beneficiaries or any rights to enforcement by any person not a Party hereto.
8.11. No Regulated Public Utility Status. The Parties agree that by this Agreement
the City does not become a regulated public utility for water service and sanitary sewer service, compelled
to serve other Parties similarly situated.
J:120091Agreements\Development and Phasing Agreement Lionsback.doc
Page 8 of 27
8.12. No ,joint Venture or Partnership. The City and Company hereby renounce the
existence of any form of joint venture or partnership between them and agree that nothing contained herein
or in any document executed in connection herewith shall be construed as making the City and Company
joint venturers or partners.
8.13. Default and Remedies.
8.13.1. A Party ("Defaulting Party") shall "default" under this Agreement if it:
(a) breaches any of its material duties and obligations contained hereunder and, (b), after receiving written
notice of the breach ("Notice of Default") from the other Party (the "Notifying Party"), fails to cure the
breach within: (i) 15 days after delivery of the Notice of Default if the breach is failure to pay money owed
to the Notifying Party, or (ii) 30 days after delivery of the notice with respect to any other breach (or, if the
breach by its nature cannot be cured within 30 days, the defaulting party must commence the cure within
30 days after delivery of the notice and thereafter diligently pursue the cure to completion). The Notice of
Default contemplated by this Section shall clearly state and describe: (a) each section(s) of the Agreement
which the Responding Party has allegedly violated, (b) a summary of the facts and circumstances being
relied upon to establish the alleged violation, (c) the specific steps ("Cure Events") that must be
undertaken to come into compliance with the Agreement, and (d) the reasonable timeframe consistent with
this Section 8.13 within which time the alleged violation should be cured ("Cure Completion Date").
8.13.2. Following a failure to cure the default following the applicable Cure
Completion Date, the Notifying Party may: (a) initiate an action to compel compliance by the Defaulting
Party with this Agreement, including injunctive relief and specific performance; (b) initiate an action to
recover any damages resulting from the breach; (c) pursue any and all other rights and remedies available
under Utah Law; (d) suspend the rights and interests of the Defaulting Party under this Agreement until
such time as the Defaulting Party is in compliance with this Agreement; and/or (e) take the necessary
action itself to cause the obligation(s) in default to be performed, in which case the Notifying Party may
recover from the Defaulting Party all damages as well as all costs and expenses reasonably incurred to
perform such obligation(s).
8.13.3. In addition to the foregoing remedies, in the event the Company has failed
to cure a Cure Event that is (a) material to the terms and conditions of this Agreement and/or the City's
approval of Annexation Petition; and (b) the occurrence of which will unreasonably delay or prevent
Company from completing its duties and obligations under this Agreement and/or the City's approval of
Annexation Petition (which material events include, by way of illustration and not exclusion, the filing of a
bankruptcy by the Company and no accompanying plan for reorganization to complete the Project, the
occurrence of an event), the City may record documents evidencing the suspension or termination of the
Annexation of the Property and the Development Approvals and it may decline to process or approve any
development applications, withhold building permits, or discontinue services provided under this
Agreement. This City may combine remedies in its discretion, and as may fit the applicable breach. In no
event shall either party be liable to the other for remote or consequential damages derived from breach
including, without limitation, lost business opportunities or income; delay related financing costs; damage
to business reputation or goodwill; or the like.
8.13.4. In addition to the foregoing remedies, in the event the City does not: a)
approve the SAR zoning; or b) the Final Master Planned Development for the Project; then Company shall
have the option to terminate this Agreement and all of the respective rights, duties and obligations of the
Parties under the Agreement shall expire.
1:120091Agreements\Development and Phasing Agreement Lionsback.doc
Page 9 of 27
8.13.5. The remedies shall be cumulative in nature and a Party may pursue some
or all of its remedies. In the event of any litigation arising from this Agreement, the substantially prevailing
party shall collect its reasonable costs, expenses and fees, including reasonable expert fees and attorney's
fees.
8.13.6. Personal jurisdiction and venue for any civil action commenced by any
Party to this Agreement whether arising out of or relating to this Agreement will be deemed to be proper
only if such action is commenced in District Court for Grand County, Utah.
8.13.7. Each Party expressly waives its right to bring such action in or to remove
such action to any other court whether state or federal.
8.14. Governing Law. This Agreement shall be construed and enforced in accordance
with the laws of the State of Utah.
8.15. Waiver of Jury Trial. Each Party hereto waives its right to a jury trial in the
event of any litigation arising out of this Agreement.
8.16. No Waiver. Failure of a Party hereto to exercise any right hereunder shall not be
deemed a waiver of any such right and shall not affect the right of such Party to exercise at some future
time said right or to enforce any other right it may have hereunder.
8.17. Mediation. Any default, dispute, difference, or disagreement hereunder shall be
referred to a single Mediator agreed on by the Parties, or if no Mediator can be agreed upon, a Mediator
shall be selected in accordance with the mediation rules of the American Arbitration Association.
Authorized representatives of the Parties shall meet with the Mediator within thirty (30) days and endeavor
in good faith to resolve the default, dispute, difference or disagreement by agreement of the Parties.
8.18. Protest. In the event of any protest or similar legal or administrative challenge to
any Development Approvals under this Agreement, Company will cooperate with the City in providing
necessary information or testimony to support annexation.
8.19. Notices. All notices required or permitted under this Agreement shall be given by
registered or certified mail, postage prepaid, return receipt requested, or by hand delivery or recognized
overnight delivery service, or by telecopy (so long as the original follows by regular mail or other form of
delivery permitted hereunder within five business days) directed to the persons at the address indicated
below. Any notice delivered by mail in accordance with this Section shall be deemed to have been duly
given on the date upon which the return receipt is executed by a representative of the Party to whom such
notice is to be given at the address specified herein. Any notice which is hand delivered shall be effective
upon receipt by the Party to whom it is addressed. If sent by overnight courier, all notices shall be deemed
delivered one business day after deposit with a recognized overnight courier service. Any notice which is
delivered by telecopy shall be effective upon receipt by the sending Party of written confirmation of receipt
by the receiving telecopy machine at the numbers shown above. Either Party, by notice given as above,
may change the address or telecopy numbers to which future notices should be sent.
LB Moab Land Company, LLC
100 West 200 South
Moab, Utah 84532
Phone: 970-728-5474
Fax: 970-728-6217
City of Moab
217 East Center Street
Moab, Utah 84532
Attention: City Manager
Phone: 435-259-5121
J:\2009\Agreements\Development and Phasing Agreement Lionsback.doc
Page 10 of 27
Email: mhbadger@aol.com
With a Copy to
Thomas G. Kennedy, Esquire
P.O. Box 3081
Telluride, CO 81435
Phone: (970) 728-2424
Fax: (970) 728-9439
Email: tom@tklaw.net
And a copy to
State of Utah, acting by and through the School
and Institutional Trust Lands Administration
675 East 500 South, Suite 500
Salt Lake City, Utah 84102-2818
Attention: Assistant Director — Development
Fax: 435-259-4135
Email: donna@moabcity,org
With a Copy to
Christopher G. McAnany
Dufford, Waldeck, Milburn & Krohn, LLP
744 Horizon Court, Suite 300
Grand Junction, CO 81506
Phone: (970) 241-5500
Fax: (970) 243-7738
Email:mcanany @dwmk.com
8.20. Integration, Disclaimer of Other Duties. This Agreement supersedes and
controls all prior written and oral agreements and representations of the Parties and is the total, integrated
agreement among the Parties. The parties each disclaim any duties not expressly set forth in this
Agreement or other written agreements executed in conjunction herewith.
8.21. Force Mafeure. No Party shall be held liable for a failure to perform hereunder
due to wars, strikes, acts of God, natural disasters, or other similar occurrences outside the reasonable
control of that Party. Unless otherwise mutually agreed, performance by the parties shall resume promptly
upon the cessation of any act or event constituting force majeure.
8.22. Authority. By signing this Agreement, the Parties acknowledge and represent to
one another that all procedures necessary to validly contract and execute this Agreement have been
performed and that the persons signing for each of the Parties have been duly authorized so to do.
8.23. Captions. The captions or headings in this Agreement are for convenience only
and in no way define, limit, or describe the scope or intent of any provisions or sections of this Agreement.
8.24. Severability. If any provision of this Agreement, or the application of such
provisions to any person or circumstance, shall be held invalid, the remainder of this Agreement, or the
application of such provision to persons or circumstances other than those as to which is held invalid, shall
not be affected thereby.
8.25. Counterparts; Facsimile. This Agreement may be executed in multiple
counterparts, each of which shall be deemed to be an original and all of which taken together shall
constitute one and the same agreement. This Agreement may be executed by facsimile.
8.26. Schedule of Exhibits.
Exhibit Reference
Document Reference
Exhibit "A"
Exhibit "B"
Exhibit "C"
Exhibit "D"
Legal Description of the Property
Description of Adjoining Property
Lionsback Phasing Table
Lionsback Phasing Plan
1:120091Agreements\Development and Phasing Agreement Lionsback.doc
Page I I of 27
Exhibit "E"
Subdivision Improvements Narrative and Schedule
Table of Subdivision Improvements
Exhibit "F"
J,12009Wgrccments\Development and Phasing Agreement Lionsback.doc
Page I2 of 27
Notary Public
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 a duly authorized
representative of Company, as of the Effective Date.
CITY:
City of Moab,
a Utah, unicipal orporati
By:L.
Printed Nam
Title:
ATTEST' J .
CityRoporder
State of U�_ �� '
County of 00951 :3""
Date: / Z ti --e- 912-7
Date: U - aQ"U9
the undersigned notary public in and for the aforesaid state and county, do hereby certify that
r-Licz''i d 1-• so...xiiSovl, AAoa yv personally appeared before me on 4-tun't" o09
2009 and did, after being duly sworn, execute the within document in the capacity stated and for the
purposes contained herein.
My Commission Expires: VJ— 3D — c2 d I C7
J:\2009\Agreements\Development and Phasing Agreement. Lionsback.doc
Page 13 of 27
COMPANY:
LB Moab Land Company, LLC,
a Colorado limited liability Company
By: Date: / i1'1�J 54.
Printed Name ich9,97.4
Title: Afry4,
STATE OF (0/0/46 )
COUNTY OF San MASH ) §
The foregoing instrument was acknowledged before me Kt ��.fr`L[ t�) , 2009, by
(Ui I Ciai be( as the .,r.ri r AS) �csf j/.� Le�of LB Moab Land
Company, LLC. C.1
Witne d official sea
My commission expires:
1:\ 2009\Agreements\Development and Phasing Agreement Lionsback.doe
Page 14 of 27
.r
THE WITHIN AGREEMENT IS CONSENTED TO BY THE UNDERSIGNED:
The State of Utah, acting by and through the
School and Institutional Trust Lands Administration
By: Date:
/---,-,?o07
Printed me:
Title: 7q55/
Approved as to Form
Mark L. Sh_ urtleff
ATTOR
By:
J;\20091Agreements\Devclopment and Phasing Agreement Lionsback.doc
Page 15 of 27
Exhibit "A"
(Legal Description of Property)
FOLEY ASSOCIATES, INC.
CIVIL ENGINEERING AND LAND SURVEYING
P. O. BOX 1385
TELLURIDE, CO 81435
970-728-6153
Lot 1 and Lot 2, both within Section 6, Township 26 South, Range 22 East, Salt Lake Base and Meridian,
County of Grand, State of Utah; and,
The Southeast Quarter of the Southwest Quarter of the Northeast Quarter (SE1/4-SW 1/4-NE1/4), within
Section 6, Township 26 South, Range 22 East, Salt Lake Base and Meridian, County of Grand, State of
Utah; and,
The Northwest Quarter of the Southwest Quarter of the Northeast Quarter (NW1/4-SW1/4-NEl/4), within
Section 6, Township 26 South, Range 22 East, Salt Lake Base and Meridian, County of Grand, State of
Utah; and,
The Northeast Quarter of the Southwest Quarter of the Northeast Quarter (NE1/4-SW1/4-NE1/4), within
Section 6, Township 26 South, Range 22 East, Salt Lake Base and Meridian, County of Grand, State of
Utah; and,
The Southwest Quarter of the Southeast Quarter of the Northeast Quarter (SWl/4-SE1/4-NE1/4), within
Section 6, Township 26 South, Range 22 East, Salt Lake Base and Meridian, County of Grand, State of
Utah; and,
The Northwest Quarter of the Southeast Quarter of the Northeast Quarter (NW1/4-SE1/4-NE1/4), within
Section 6, Township 26 South, Range 22 East, Salt Lake Base and Meridian, County of Grand, State of
Utah; and,
The Northeast Quarter of the Southeast Quarter of the Northeast Quarter (NEl/4-SE1/4-NE1/4), within
Section 6, Township 26 South, Range 22 East, Salt Lake Base and Meridian, County of Grand, State of
Utah
J:\20091Agreements\Development and Phasing Agreement Lionsback.doc
Page 16 of 27
Exhibit "B"
(Legal Description of Adjoining Property)
FOLEY ASSOCIATES, INC.
CIVIL ENGINEERING AND LAND SURVEYING
P. O. BOX 1385
TELLURIDE, CO 81435
970.728-6153
The West Half of the Northeast Quarter of the Southeast Quarter (W1/2-NE1/4-SEl/4), within Section 6,
Township 26 South, Range 22 East, Salt Lake Base and Meridian, County of Grand, State of Utah
Together with The West Half of the Southeast Quarter of the Northeast Quarter of the Southeast Quarter
(W1/2-SE1/4-NE1/4-SEl/4), within Section 6, Township 26 South, Range 22 East, Salt Lake Base and
Meridian, County of Grand, State of Utah
J:\2009\Agreements\Development and Phasing Agreement t.ionsbackdoc
Page 17 of 27
EXHIBIT "C"
(Lionsback Phasing Table)
Phase
One
Two
Development Included in Phase
Hotel Facilities (50 Hotel Rooms, Cafe, Convention/Meeting Rooms, Health Club, Bike
Shop)
34 Single-family lots
Water Tank
29 Single-family lots
Three
52 Single-family lots
Four
33 Single-family lots
Five
40 Single-family lots
18 Employee/Workforce Housing Units
Service Facility
Storage Facilities
J:\ 2009\Agreements\Development and Phasing Agreement Lionsback.doc
Page 18 of 27
EXHIBIT "D"
(Lionsback Phasing Plan)
J:120091AgrcemcntslDcvelopment and Phasing Agreement Lionsback,doc
Page 19 of 27
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EXHIBIT "E"
(Subdivision Improvements Schedule)
General.
The Lionsback Resort Project is being developed in five Phases. The required Subdivision Improvements
for the Project will consist of certain onsite and offsite infrastructure improvements. The Subdivision
Improvements will likewise consist of five separate phases ("Subdivision Improvement Phase(s)") and
will be tied to the development of the five Phases for the Project. The Phases of development for the
Project and the associated Subdivision Improvements for the Subdivision Improvement Phases are
summarized below.
Phase One
Phase One Development. Phase One of the Project will consist of the following development
components:
Hotel Center. A large central building containing a portion of the hotel facility and offices for the resort,
and may include a health club, cafe, bike shop, swimming pools, other outdoor sport facilities and
conference center which will be open to the public.
Hotel Guest Condominium Units. 50 Hotel Guest Condominium Units will be constructed with the
Hotel and will be available for sale to third party purchasers.
Residential Units. 34 single family lots each accommodating a casita will be platted. Developer may
elect to construct casita's on the lots or may sell them as vacant lots to third party purchasers for future
construction of the casita on that lot.
Subdivision Improvement Phase - Phase One. The Subdivision Improvement Phase - Phase One will
include the following:
I. Internal Subdivision Roads. The main access to the Project and the Hotel from Sand Flats Road will
be constructed. Gecko Drive will create a loop road to and from the Hotel Drive to access the thirty-
four single-family residential units proposed in this phase. A portion of Gecko Drive will extend from
the Hotel Drive to the second entrance of this development on Lionsback Drive and may require
retaining walls on both sides to span a natural drainage swale. The construction of this second entrance
is also proposed in this phase.
2. Parking. The roadway construction will create 105 parking spaces primarily near the hotel and require
four culverts.
3. Stormwater Management. A proposed storm drain system will be required to convey storm water
through this phase from future phases. Existing culverts beneath Sand Flats Road will be upgraded to
convey the one hundred year storm event as part of this phase and as part of the offsite improvements
required along Sand Flats Road. Four culverts will be required along with shallow swales to convey
stormwater runoff.
4. Water System. Connections to the City Water System will be made and a booster pump at the
connection will be installed as will transmission and distribution lines to connect to and serve the
Project. The transmission line will use a four inch pressurized line along Sand Flats Road and will
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transport water to a water tank in the northwest corner of the Project which will then be used to
distribute water to all proposed development in the Project. The water stored in the water tank will
also be available to provide fire suppression for all structures in the Project, which will be sprinkled.
The water system will be extended to each lot and development parcel included in Phase One.
5. Sanitary Sewer System. Connections to the City Sanitary Sewer System will be made and collection
lines will be installed to serve the Project. A sanitary sewer lift station and holding tank will be
installed and will be designed to release sewage into the City sewer system at a controlled rate to
minimize the impact on municipal utilities. The sanitary sewer system will be extended to each lots
and development parcel included in Phase One. A service line will be built from the internal
distribution system to provide water at the Sand Fiats Recreational Area gate. The amount and
location has been coordinated with the BLM and exact specifications will be coordinated with the
BLM with the Construction Plans.
6. Shallow Utilities. Electric, natural gas, cable television and telephone lines will be extended and
installed along Sand Flats Road to serve Lionsback Resort, including each of the lots and development
parcels included in Phase One. The existing roadway to the existing tower will continue to be utilized
and may be used to improve the cellular telephone service to this development.
7. Offsite Road Improvements
A. Sand Flats Road. Offsite construction will include all necessary improvements to Sand Flats
Road. Proposed shoulder improvements will allow for greater public safety. The portion of Sand
Flats Road running North -South through the project boundary will be improved with eight and two
foot shoulders on the East and West sides respectively. See Preliminary Street Plans for details.
The sharp curve at the Southern end of this section will be improved by removing some of the
existing pavement on the inside of the curve and installing a section of curb and glitter with
breakaway delineators. This portion of construction has been coordinated with the City of Moab
Engineer to improve public safety through this area. The improved and disturbed sections of Sand
Flats Road will be painted with a double yellow stripe in the center and single white lane stripes on
either side off set twelve feet.
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Phase Two
Phase Two Development. Phase Two of the Project will consist of the following development
components:
Residential Units. 29 single family lots each accommodating a casita will be platted, Developer may
elect to construct casita's on the lots or may sell them as vacant lots to third party purchasers for future
construction of the casita on that lot.
Subdivision Improvement Phase - Phase Two. The Subdivision Improvement Phase - Phase Two will
include the following:
1. Internal Subdivision Roads. Development in Phase Two will be accessed from the second entrance
at Lionsback Drive and Sand Flats Road, but future phases will allow for additional options. Roadways
constructed in phase two will include a portion of Lionsback Drive, which will service seventeen home
sites. Goshawk Drive will access the additional eight homes and a turnaround. The construction of
these roads will require ten retaining walls and two culverts.
2. Parking. The roadway construction will create 14 parking spaces along the proposed roadways.
3, Stormwater Management. Two culverts will be required along with shallow swales to convey
stormwater runoff.
4. Water System. The water distribution system will be extended to each lot and development parcel
included in Phase Two.
5. Sanitary Sewer System. Sanitary sewer service from this phase will require a small amount of
additional construction through the future phase four to tie into Phase One. The sanitary sewer system
will be extended to each lots and development parcel included in Phase Two.
6. Shallow Utilities. Shallow utilities will be extended to serve each lot or parcel included in Phase
Two,
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Phase Three
Phase Three Development. Phase Three of the Project will consist of the following development
components:
Residential Units. 52 single family lots each accommodating a casita will be platted. Developer may
elect to construct casita's on the lots or may sell them as vacant lots to third party purchasers for future
construction of the casita on that lot.
Subdivision Improvement Phase • Phase Three. The Subdivision Improvement Phase - Phase Three
will include the following:
1. Internal Subdivision Roads. Roadways constructed in Phase Three will include an extension of
Lionsback Drive, which will service seven home sites. Whiptail Drive will be constructed from this
segment and will access thirty-one homes before ending near the tennis courts. A small section of Red
Hawk Drive will be required in this phase to allow access to Ringtail Drive from Lionsback Drive. It
will service one home along the way. Ringtail drive will allow access to fourteen homes and also end
near the tennis courts. Whiptail and Ringtail Drives approach each other from opposite directions with
an all weather emergency connection between them. The intersection of Sand Flats Road and Hells
Revenge 4x4 Trail/Road will be improved to Oznog Drive, which will access the Employee/Work
Force Housing Units housing Ql I.G,
2. Parking. The roadway construction will create 29 parking spaces along the proposed roadways and
27 parking spaces at the work force/employee housing portion of this development.
3. Stormwater Management. Three culverts will be required along with shallow swales to convey
stormwater runoff.
4. Water System. The water distribution system will be extended to each lot and development parcel
included in Phase Three.
5. Sanitary Sewer System. The sanitary sewer system will be extended to each lot and development
parcel included in Phase Three.
6. Shallow Utilities. Shallow utilities will be extended to serve each lot or parcel included in Phase
Three.
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Phase Four
Phase Four Development. Phase Four of the Project will consist of the following development
components:
Residential Units. 33 single family lots each accommodating a casita will be platted. Developer may
elect to construct casita's on the lots or may sell them as vacant lots to third party purchasers for future
construction of the casita on that lot.
Vehicle Service Area. A Non -Commercial Vehicle Service Area will be constructed.
Subdivision Improvement Phase - Phase Four. The Subdivision Improvement Phase - Phase Four will
include the following:
1. Internal Subdivision Roads. Roadways constructed in Phase Four will include an extension of
Lionsback Drive, which will service four home sites. Bighorn Drive will be constructed from this
segment and will access eighteen homes before ending near the sport facilities. The extension of Red
Hawk Drive will service eleven homes and also end near the sport facilities. Bighorn and Red Hawk
Drives approach each other from opposite directions with an all weather emergency connection
between them. A portion of the existing Hells Revenge 4x4 Trail/Road will be improved from Oznog
Drive to service the last storage unit.
2. Parking. The roadway construction will create 22 parking spaces along the proposed roadways of
Phase Four.
3. Stormwater Management. Three culverts will be required along with shallow swales to convey
stormwater runoff.
4. Water System. The water distribution system will be extended to each lot and development parcel
included in Phase Four.
5, Sanitary Sewer System. The sanitary sewer system will be extended to each lot and development
parcel included in Phase Four.
6. Shallow Utilities. Shallow utilities will be extended to serve each lot or parcel included in Phase
Four.
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Phase Five
Phase Five Development. Phase Five of the Project will consist of the following development
components, provided that portions of the development included in Phase Five involved development of
the Adjacent Property, the development of which should occur in the manner provided for in the Pre -
Annexation Agreement:
Residential Units. 40 single family lots each accommodating a casita will be platted. Developer may
elect to construct casita's on the lots or may sell them as vacant lots to third party purchasers for future
construction of the casita on that lot.
Work Force Housing Units. 18 Employee/Work Force Housing Units will be constructed by Company.
Service Area. Public area at the terminus of Hells Revenge may be constructed to offer an area for
operators to clean off their vehicle before entering the highway.
Storage Units. Storage units that will be available for owners of units in the Project will be constructed.
Subdivision Improvement Phase - Phase Five. The Subdivision Improvement Phase - Phase Five will
include the following:
I. Internal Subdivision Roads, Roadways constructed in Phase Five will include the final extension of
Lionsback Drive, completing its loop from Gecko Drive to Sand Flats Road. Lionsback Drive will
access thirty home sites within this phase and connect phases two and four. Tree Frog Drive will be
constructed from this segment and will access ten homes before its end. Tree Frog Drive has an all
weather emergency access surface connecting to Lionsback Drive. Fire Frog Drive will provide access
to three home sites and the water tower proposed as part of Phase One from Lionsback Drive. A
smaller lift station will be installed beneath Lionsback Drive to service forty homes in this phase.
2. Parking. The roadway construction will create 20 parking spaces along the proposed roadways of
Phase Five.
3. Stormwater Management. Two culverts will be required along with shallow swales to convey
stormwater runoff. Two concrete cross -pans will be constructed to convey stormwater runoff across
the surface of Lionsback Drive.
4. Water System. The water distribution system will be extended to each lot and development parcel
included in Phase Five.
5. Sanitary Sewer System. The sanitary sewer system will be extended to each lot and development
parcel included in Phase Five. A sanitary lift station will be required as part of this development to
convey sanitary waste uphill to the system already built in previous phases.
6. Shallow Utilities. Shallow utilities will be extended to serve each lot or parcel included in Phase Five.
7. Hells Revenge: The location of Hells Revenge will be relocated somewhat to the west. The road will
be kept in a rough state suitable for four-wheel driving and will be kept wide enough to accommodate
only one-way traffic. The perimeter of the road may be fenced to control the flow of traffic.
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Exhibit "F"
(Table of Subdivision Improvements)
Subdivision
Improvement
Offsite R oads —
Sand Flats Road
Offsite R oads —
Hells Revenge
On site R oads
Onsite Trails
Offsite Water Facilities
Who designs and pays f or the
design of this impro vement
De veloper desig ns SFR.
City re views and approves.
Developer pays for desig n
Developer designs and locates
the center line of HR. SITLA to
pursue a relocation of HR to new
align ment a nd v acate existing
align ment
D ev eloper designs and City
reviews and approv es. Developer
pays for design
Developer design s a nd City
reviews and approves. Developer
pays for design
Developer designs and City
rev iews an d approves. Developer
pays for design
Wh o c onstructs and pays to
construct this Impro vement
Developer co nstructs a nd pays f or
construction, may get
reimbursements from other project
d own the road if annexed into the
City, may also get reimbursement
if developer cho oses and City
approves the use of public -private
funding mechanisms (eg. impact
fees or special district)
Developer co nstructs and pays for
constru ctio n.
Developer co nstructs a nd
Developer pays for construction
Dev eloper constructs a nd
Dev eloper pays for c onstructio n
Who maintai ns and pays to maintain
this Improveme nt
City to maintai n SF R and City to pay to
maintain SFR. The City will establish an
assessment area to generate f unds to
provided for the maint en ance cost of SFR,
which district w ould include lots in
Lions back .
Grand County and/or Jeep Club to
mai ntain H R. Grand County and/or Jeep
Club to pay to maint ai n HR .
Project Association to mai ntain.
Project Association to pay to maintain
Project Associatio n to maintain.
Project Association to pay to maintain
Who Owns the
Imp rovement
City
Grand C ounty and/ or
Jeep Club
Proj ect Asso ciation,
s ubject to public
access easements
Project Ass ociation
Onsite Water Fa cilities,
including Water Tank
D eveloper designs and City
reviews and approves. Develo per
pays for design
J:120091Agreements\De velo pment and Phasing Agre emen t Lion sback. doc
Developer constructs a nd
Developer pays for construction .
Status of Tap Fees to be
determin ed. The city may give a
credit toward the Water Tap Fees
tha t may be due becau se of the
Developer's constru ction of the
water storage tank.
Dev eloper constru cts an d
D ev eloper pays for constru ction .
Status of Tap Fees to be
determined. The city may giv e a
credit toward the Water Tap Fees
that may be due because of the
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City to mai ntai n. City to pay to maintain.
City to in cl ude mai ntenance costs as user
fee to be i ncluded on monthly service
bills to be issued by the City to each l ot
owner following connectio n to the system
and which will be paid by the lot owner as
a monthly f ee.
City to maintai n. City to pay to mai ntain .
City to include mainte nance costs as user
fee to be included on monthly ser vice
bills to be issued by the City to each lot
owner following con nection to the system
and which will be paid by the lot ow ner as
City
City
Offsite Sewer Facilities
Onsite Sewer Facilities
Offsite Shallow Utilities
(eg. telephone, po wer,
cable, natu ral gas, fiber
optics)
O nsite Shallow Utilities
Trash Remov al
Developer designs a nd City
reviews and appro ves . Developer
pays for desig n
Developer designs and City
reviews and approves. Devel oper
pays for design
Developer design s and utility
provide rs each to review and
approve their respectiv e utility.
Dev eloper pays for design
Dev eloper designs an d u tility
providers each to review and
approve the ir respective utility.
D ev elo pe r pays for design
J:\2009\Agrcements\Developmen t and Phasing Agreement Lion sbackdoc
devel opers construction of the
water storage ta nk.
Developer constr ucts a nd
Dev eloper pays for construction.
Typical Sewer Tap Fees will be
imposed and collected.
Developer constructs a nd
Developer pays for constructio n.
Typical Sewer Tap Fees will be
imposed and collected .
Developer constructs and
D eveloper pays for co nstruction
Developer constructs and
Developer pays for co nstruction
Page 27 of 27
a mo nthly fee.
City to maintain. City to pay to maintain.
City to i nclude maintenance costs as user
fee to be i ncluded on monthly ser vice
bills to be issued by the City to each lot
owner following connection to the system
a nd which will be paid by the lot owner as
a monthly fee .
City to maintai n. City to pay to maintain .
City to include maintenance c osts as user
fee to be included on monthly ser vice
bills to be issued by the City to each lot
owner following connection to the system
and which will be paid by the lot owner as
a monthly fee.
Utility pr ovider to maintain . Utility
provider to pay to maintain
Utility provider to maintain. Utility
pr ovid er to pay to maintain
City to provide trash service and charge
service fee to each lot owner, which will
be included on bills to be issued by the
City to each lot owner following
certificate of occupancy and which will be
paid by the lot owner as a monthly fee .
City
City
Utility Pro vider
Utility Provider
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Cover Sheet
LIONSBACK HOTEL | RESORT
MOAB, UTAH
+4510’
LB Moab Land LLC
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3858 WALNUT STREET,
SUITE 104
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DENVER, CO, 80205
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Project Information
LB MOAB LAND LIONSBACK RESORT
PHASE 1 DEVELOPMENT
GRAND COUNTY2021
Jones & DeMille Engineering, Inc.
Plan Type Distribution
Plan Type Description Occurs at Lot #'s:Casita and Home
Sites Subtotals
Garage
Spaces
Driveway
Spaces
C1 Club Casita, 1-story 018, 019, 020, 021,
022, 023, 024, 025 8 88
C2 Club Casita, 2-story 026, 027, 028, 029,
030, 031, 032, 033 8 88
V1 Village Casita, 1-story 002, 003, 004, 005,
014, 015, 016, 017 8 16 16
V2 Village Casita 2-story 006, 007, 008, 011,
012 5 10 10
HC Hillside Casita
(Custom Home Site)
009, 010, 013, 034,
035 5 10 10
Total Casitas and Home Sites 34
Total Parking Spaces 104 52 52
Parking TabulationGeneral Information
A.001 Cover Sheet
A.002 Project Information
A.003 Existing Site Photos
N.1 Site Plan Narrative
A.100 Illustrative Site Plan
A.101 Overall Resort Site Plan Exhibit
A.102 Overall Site Plan Phasing Exhibit
C.101 Open Space Exhibit
C.102 Circulation Exhibit
Landscape Architecture
N.2 Landscape Architecture Narrative
L.100 Overall Landscape Plan
L.101 Plant Legend
L.102 - L.108 Landscape Plans
IR.000 Irrigation Notes & Schedule
IR.100 Overall Irrigation Plan
IR.101 - IR.106 Irrigation Plans
IR.107 Irrigation Details
IR.108 Irrigation Details
Site Lighting
N.3 Site Lighting Narrative
E001 Symbols, Schedules, and Notes
E301 Electrical Site Plan
Architectural Plans
N.4 Architectural Plans Narrative
A.210 Club Casita, 1-story Floor Plan
A.211 Club Casita, 1-story Elevations
A.212 Club Casita, 2-story Floor Plan
A.213 Club Casita, 2-story Elevations
A.220 Village Casita, 1-story Floor Plan
A.221 Village Casita, 1-story Elevations
A.222 Village Casita, 2-story Floor Plan
A.223 Village Casita, 2-story Elevations
A.230 Monument Sign Elevation
A.240 Site Section
Civil Engineering
N.5 Civil Engineering Narrative
G-001 Cover
G-002 Legend
G-003 Index
G-004 Index
G-005 General Notes
C-101 - C-106 Roadway plan and profile
C-107 - C-110 Bike path plan and profile
C-201 - C-209 Sewer Plan & Profile
C-301 - C-304 Utility Plan
C-401 - C-403 Site Grading
C-501 - C-506 Typical Section
C-507 - C-520 Details
Sheet Index
Owner
LB Moab Owner, LLC
3858 Walnut Street, Suite 104
Denver, CO 80205
(202) 223-0858
Civil Engineer
Jones and DeMille Engineering
1535 South 100 West
Richfield, UT 84701
(435) 896-8266
Surveyor
Jones and DeMille Engineering
1535 South 100 West
Richfield, UT 84701
(435) 896-8266
Architect
HKS
539 Bryant St, #100
San Francisco, CA 94107
(415) 356-3800
Landscape Architect
Confluence
3457 Ringsby Ct Unit 223
Denver, CO 80216
303.433.7100
Site Electrical Engineer
BNA Consulting
635 South State Street
Salt Lake City, UT 84111
801.532.2196
Project Team
Vicinity Map
Project Data
A.01
LIONSBACK HOTEL / RESORT
MOAB, UTAH
SITE IMAGERY
BOARD
LIONSBACK HOTEL / RESORT
MOAB, UTAH
SITE IMAGERY
BOARD
LB Moab Land LLC3858 WALNUT STREET,
SUITE 104
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Site Photos
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N.1
Site Plan Narrative
• Phase 1 in the 2008 Preliminary MPD approval included 34 residential casitas and the
hotel. As allowed in the Development and Phasing Agreement dated July 28, 2009,
Phase 1 has been modified to only include the 34 residential casitas and the hotel has
been moved to its own phase called “Hotel Phase”.
• Approximately 82.26% of Phase 1 (47.27 acres) will be dedicated as open space which
is significantly more than the 70% requirement. The open space will be conveyed to
the Lionsback Property Association at recording of the Phase 1 Final Plat. Of the 47.27
acres, 81.54% is naturalized open space and 18.46% is passive recreation open space.
• The Phase 1 residential casita unit types and count have remained the same.
• The Lionsback pedestrian and bike trails within the property have been expanded as
shown on the resort site plan. A new trail called Sand Flats Connector trail has been
added and parallels Sand Flats Road from the entrance to the Hells Revenge exit. This
trail will help take bike and pedestrian traffic off Sand Flats Road. A new trail called
the Ridge Trail has been added to allow for continued connection to the existing trail
system. The Mill Creek trail connecting Sand Flats Road to Mill Creek will be preserved.
A permanent easement for Hells Revenge will be dedicated to Grand County and
preserve access. All proposed trails will have signage mirroring the City of Moab and
Grand County efforts to educate the public on sustainability of the environment. The
Sand Flats Connector, Mill Creek Trail, the Ridge Trail and Hells Revenge will remain
open to the public.
• Parking and Circulation Plan
• A parking and circulation plan shows parking of vehicles in the garage and
driveways of each casita.
• The roads are privately owned and maintained by the Property Association.
• Speed limit on all roads will be 15 MPH to encourage safe pedestrian and bike
traffic travel and minimize the impact of vehicles within the resort.
• Primary access to the resort and Phase 1 casitas is from Sand Flats Road.
• A secondary emergency access has been established through a connection
to Hells Revenge Road from Lionsback Drive. Hells Revenge between
Lionsback Drive and Sand Flats Road will be graded to accommodate a
typical passenger vehicle.
Site Plan
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A.100
Site Plan
GECKO DRIVE
GECKO D
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012
002003
004005
006007008
009
010
011
013
014
015
016
017
018 019 020 021
022
023 024 025
026027028
029
030031032033034
035
A.01
ACRES
PPEERRCCEENNTTAAGGEE OOFF OOPPEENN
SSPPAACCEE 73%
TTOOTTAALL LLOOTT AARREEAA ‐
2,041,041
7,628,344
47
175
TTOOTTAALL NNUUMMBBEERR OOFF
RREESSIIDDEENNTTIIAALL UUNNIITTSS 206
TTOOTTAALL NNUUMMBBEERR OOFF
HHOOTTEELL RROOOOMMSS 50
TTOOTTAALL DDEEVVEELLOOPPEEDD
LLOOTT AARREEAA ‐
HELLS REVENGE JEEP
TRAIL ‐52,398
CELL TOWER AND
ACCESS ‐52,588
INTERNAL ROADS,
PARKING, SIDEWALKS ‐302,045
SAND FLATS ROAD ‐76,887
STABILIZED FIRE LANE ‐‐
RECIRCULATING WATER
FEATURE ‐‐
EXISTING ROAD TO BE
DEVELOPED FOR NON
MOTORIZED TRAIL
‐‐
WATER TANK
(24' DIA - 25'H)‐9,022
ONE STORY (15'H)
PICNIC GAZEBO ‐‐
INTERNAL TRAIL
SYSTEM ‐‐
LOT AREA
13
27
‐
18
277,477
51,836
46
40
35
27
‐
11,761
131,551
320,602
246,114
EMPLOYEE HOUSING
TWO STORY (30'H)
LOT 187: ACTIVE OPEN
SPACE
‐
CAR WASH/REPAIR ONE
STORY (20'H) 5,000 -
6,000 sf
UNITS
VILLAGE CASITA
ONE STORY (30'H)
1,800 - 2,100 sf
CLUB CASITA
TWO STORY (30'H)
1,300 - 1,700 sf
CLUB CASITA
ONE STORY (30'H)
1,300 - 1,700 sf
115500 RROOOOMM HHOOTTEELL
F&B 3,750 SF
MEETING 5,250 SF
RETAIL 4,250 SF SPA
3,823 SF
VILLAGE CASITA
TWO STORY (30'H)
1,800 - 2,100 sf
‐28,729
HILLSIDE CASITA
ONE STORY (30'H)
2,200 - 3,000sf
HILLSIDE CASITA
TWO STORY (30'H)
2,200 - 3,000sf
STORAGE UNITS
ONE STORY (20'H)
1,600 - 2,000 sf
25,265
239,144
106,722
108,900
ACRES
PPEERRCCEENNTTAAGGEE OOFF OOPPEENN
SSPPAACCEE 73%
TTOOTTAALL LLOOTT AARREEAA ‐
2,041,041
7,628,344
47
175
TTOOTTAALL NNUUMMBBEERR OOFF
RREESSIIDDEENNTTIIAALL UUNNIITTSS 206
TTOOTTAALL NNUUMMBBEERR OOFF
HHOOTTEELL RROOOOMMSS 50
TTOOTTAALL DDEEVVEELLOOPPEEDD
LLOOTT AARREEAA ‐
HELLS REVENGE JEEP
TRAIL ‐52,398
CELL TOWER AND
ACCESS ‐52,588
INTERNAL ROADS,
PARKING, SIDEWALKS ‐302,045
SAND FLATS ROAD ‐76,887
STABILIZED FIRE LANE ‐‐
RECIRCULATING WATER
FEATURE ‐‐
EXISTING ROAD TO BE
DEVELOPED FOR NON
MOTORIZED TRAIL
‐‐
WATER TANK
(24' DIA - 25'H)‐9,022
ONE STORY (15'H)
PICNIC GAZEBO ‐‐
INTERNAL TRAIL
SYSTEM ‐‐
LOT AREA
13
27
‐
18
277,477
51,836
46
40
35
27
‐
11,761
131,551
320,602
246,114
EMPLOYEE HOUSING
TWO STORY (30'H)
LOT 187: ACTIVE OPEN
SPACE
‐
CAR WASH/REPAIR ONE
STORY (20'H) 5,000 -
6,000 sf
UNITS
VILLAGE CASITA
ONE STORY (30'H)
1,800 - 2,100 sf
CLUB CASITA
TWO STORY (30'H)
1,300 - 1,700 sf
CLUB CASITA
ONE STORY (30'H)
1,300 - 1,700 sf
115500 RROOOOMM HHOOTTEELL
F&B 3,750 SF
MEETING 5,250 SF
RETAIL 4,250 SF SPA
3,823 SF
VILLAGE CASITA
TWO STORY (30'H)
1,800 - 2,100 sf
‐28,729
HILLSIDE CASITA
ONE STORY (30'H)
2,200 - 3,000sf
HILLSIDE CASITA
TWO STORY (30'H)
2,200 - 3,000sf
STORAGE UNITS
ONE STORY (20'H)
1,600 - 2,000 sf
25,265
239,144
106,722
108,900
ACRES
PPEERRCCEENNTTAAGGEE OOFF OOPPEENN
SSPPAACCEE 73%
TTOOTTAALL LLOOTT AARREEAA ‐
2,041,041
7,628,344
47
175
TTOOTTAALL NNUUMMBBEERR OOFF
RREESSIIDDEENNTTIIAALL UUNNIITTSS 206
TTOOTTAALL NNUUMMBBEERR OOFF
HHOOTTEELL RROOOOMMSS 50
TTOOTTAALL DDEEVVEELLOOPPEEDD
LLOOTT AARREEAA ‐
HELLS REVENGE JEEP
TRAIL ‐52,398
CELL TOWER AND
ACCESS ‐52,588
INTERNAL ROADS,
PARKING, SIDEWALKS ‐302,045
SAND FLATS ROAD ‐76,887
STABILIZED FIRE LANE ‐‐
RECIRCULATING WATER
FEATURE ‐‐
EXISTING ROAD TO BE
DEVELOPED FOR NON
MOTORIZED TRAIL
‐‐
WATER TANK
(24' DIA - 25'H)‐9,022
ONE STORY (15'H)
PICNIC GAZEBO ‐‐
INTERNAL TRAIL
SYSTEM ‐‐
LOT AREA
13
27
‐
18
277,477
51,836
46
40
35
27
‐
11,761
131,551
320,602
246,114
EMPLOYEE HOUSING
TWO STORY (30'H)
LOT 187: ACTIVE OPEN
SPACE
‐
CAR WASH/REPAIR ONE
STORY (20'H) 5,000 -
6,000 sf
UNITS
VILLAGE CASITA
ONE STORY (30'H)
1,800 - 2,100 sf
CLUB CASITA
TWO STORY (30'H)
1,300 - 1,700 sf
CLUB CASITA
ONE STORY (30'H)
1,300 - 1,700 sf
115500 RROOOOMM HHOOTTEELL
F&B 3,750 SF
MEETING 5,250 SF
RETAIL 4,250 SF SPA
3,823 SF
VILLAGE CASITA
TWO STORY (30'H)
1,800 - 2,100 sf
‐28,729
HILLSIDE CASITA
ONE STORY (30'H)
2,200 - 3,000sf
HILLSIDE CASITA
TWO STORY (30'H)
2,200 - 3,000sf
STORAGE UNITS
ONE STORY (20'H)
1,600 - 2,000 sf
25,265
239,144
106,722
108,900
HOTEL SITE
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EXISTING TRAILS
(PUBLIC ACCESS)
PROPOSED TRAILS
(PUBLIC ACCESS)
PROPERTY BOUNDARY
(APPROXIMATE)
3858 WALNUT STREET,
SUITE 104
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DATE
SHEET TITLE
SHEET NO.
LB MOAB OWNER, LLC
DENVER, CO, 80205
AX.05
Unnamed
January 15, 2021March 31, 2021
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Overall Resort
Site Plan Exhibit
A.01
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HOTEL PHASE
ACRES
PPEERRCCEENNTTAAGGEE OOFF OOPPEENN
SSPPAACCEE 73%
TTOOTTAALL LLOOTT AARREEAA ‐
2,041,041
7,628,344
47
175
TTOOTTAALL NNUUMMBBEERR OOFF
RREESSIIDDEENNTTIIAALL UUNNIITTSS 206
TTOOTTAALL NNUUMMBBEERR OOFF
HHOOTTEELL RROOOOMMSS 50
TTOOTTAALL DDEEVVEELLOOPPEEDD
LLOOTT AARREEAA ‐
HELLS REVENGE JEEP
TRAIL ‐52,398
CELL TOWER AND
ACCESS ‐52,588
INTERNAL ROADS,
PARKING, SIDEWALKS ‐302,045
SAND FLATS ROAD ‐76,887
STABILIZED FIRE LANE ‐‐
RECIRCULATING WATER
FEATURE ‐‐
EXISTING ROAD TO BE
DEVELOPED FOR NON
MOTORIZED TRAIL
‐‐
WATER TANK
(24' DIA - 25'H)‐9,022
ONE STORY (15'H)
PICNIC GAZEBO ‐‐
INTERNAL TRAIL
SYSTEM ‐‐
LOT AREA
13
27
‐
18
277,477
51,836
46
40
35
27
‐
11,761
131,551
320,602
246,114
EMPLOYEE HOUSING
TWO STORY (30'H)
LOT 187: ACTIVE OPEN
SPACE
‐
CAR WASH/REPAIR ONE
STORY (20'H) 5,000 -
6,000 sf
UNITS
VILLAGE CASITA
ONE STORY (30'H)
1,800 - 2,100 sf
CLUB CASITA
TWO STORY (30'H)
1,300 - 1,700 sf
CLUB CASITA
ONE STORY (30'H)
1,300 - 1,700 sf
115500 RROOOOMM HHOOTTEELL
F&B 3,750 SF
MEETING 5,250 SF
RETAIL 4,250 SF SPA
3,823 SF
VILLAGE CASITA
TWO STORY (30'H)
1,800 - 2,100 sf
‐28,729
HILLSIDE CASITA
ONE STORY (30'H)
2,200 - 3,000sf
HILLSIDE CASITA
TWO STORY (30'H)
2,200 - 3,000sf
STORAGE UNITS
ONE STORY (20'H)
1,600 - 2,000 sf
25,265
239,144
106,722
108,900
ACRES
PPEERRCCEENNTTAAGGEE OOFF OOPPEENN
SSPPAACCEE 73%
TTOOTTAALL LLOOTT AARREEAA ‐
2,041,041
7,628,344
47
175
TTOOTTAALL NNUUMMBBEERR OOFF
RREESSIIDDEENNTTIIAALL UUNNIITTSS 206
TTOOTTAALL NNUUMMBBEERR OOFF
HHOOTTEELL RROOOOMMSS 50
TTOOTTAALL DDEEVVEELLOOPPEEDD
LLOOTT AARREEAA ‐
HELLS REVENGE JEEP
TRAIL ‐52,398
CELL TOWER AND
ACCESS ‐52,588
INTERNAL ROADS,
PARKING, SIDEWALKS ‐302,045
SAND FLATS ROAD ‐76,887
STABILIZED FIRE LANE ‐‐
RECIRCULATING WATER
FEATURE ‐‐
EXISTING ROAD TO BE
DEVELOPED FOR NON
MOTORIZED TRAIL
‐‐
WATER TANK
(24' DIA - 25'H)‐9,022
ONE STORY (15'H)
PICNIC GAZEBO ‐‐
INTERNAL TRAIL
SYSTEM ‐‐
LOT AREA
13
27
‐
18
277,477
51,836
46
40
35
27
‐
11,761
131,551
320,602
246,114
EMPLOYEE HOUSING
TWO STORY (30'H)
LOT 187: ACTIVE OPEN
SPACE
‐
CAR WASH/REPAIR ONE
STORY (20'H) 5,000 -
6,000 sf
UNITS
VILLAGE CASITA
ONE STORY (30'H)
1,800 - 2,100 sf
CLUB CASITA
TWO STORY (30'H)
1,300 - 1,700 sf
CLUB CASITA
ONE STORY (30'H)
1,300 - 1,700 sf
115500 RROOOOMM HHOOTTEELL
F&B 3,750 SF
MEETING 5,250 SF
RETAIL 4,250 SF SPA
3,823 SF
VILLAGE CASITA
TWO STORY (30'H)
1,800 - 2,100 sf
‐28,729
HILLSIDE CASITA
ONE STORY (30'H)
2,200 - 3,000sf
HILLSIDE CASITA
TWO STORY (30'H)
2,200 - 3,000sf
STORAGE UNITS
ONE STORY (20'H)
1,600 - 2,000 sf
25,265
239,144
106,722
108,900
ACRES
PPEERRCCEENNTTAAGGEE OOFF OOPPEENN
SSPPAACCEE 73%
TTOOTTAALL LLOOTT AARREEAA ‐
2,041,041
7,628,344
47
175
TTOOTTAALL NNUUMMBBEERR OOFF
RREESSIIDDEENNTTIIAALL UUNNIITTSS 206
TTOOTTAALL NNUUMMBBEERR OOFF
HHOOTTEELL RROOOOMMSS 50
TTOOTTAALL DDEEVVEELLOOPPEEDD
LLOOTT AARREEAA ‐
HELLS REVENGE JEEP
TRAIL ‐52,398
CELL TOWER AND
ACCESS ‐52,588
INTERNAL ROADS,
PARKING, SIDEWALKS ‐302,045
SAND FLATS ROAD ‐76,887
STABILIZED FIRE LANE ‐‐
RECIRCULATING WATER
FEATURE ‐‐
EXISTING ROAD TO BE
DEVELOPED FOR NON
MOTORIZED TRAIL
‐‐
WATER TANK
(24' DIA - 25'H)‐9,022
ONE STORY (15'H)
PICNIC GAZEBO ‐‐
INTERNAL TRAIL
SYSTEM ‐‐
LOT AREA
13
27
‐
18
277,477
51,836
46
40
35
27
‐
11,761
131,551
320,602
246,114
EMPLOYEE HOUSING
TWO STORY (30'H)
LOT 187: ACTIVE OPEN
SPACE
‐
CAR WASH/REPAIR ONE
STORY (20'H) 5,000 -
6,000 sf
UNITS
VILLAGE CASITA
ONE STORY (30'H)
1,800 - 2,100 sf
CLUB CASITA
TWO STORY (30'H)
1,300 - 1,700 sf
CLUB CASITA
ONE STORY (30'H)
1,300 - 1,700 sf
115500 RROOOOMM HHOOTTEELL
F&B 3,750 SF
MEETING 5,250 SF
RETAIL 4,250 SF SPA
3,823 SF
VILLAGE CASITA
TWO STORY (30'H)
1,800 - 2,100 sf
‐28,729
HILLSIDE CASITA
ONE STORY (30'H)
2,200 - 3,000sf
HILLSIDE CASITA
TWO STORY (30'H)
2,200 - 3,000sf
STORAGE UNITS
ONE STORY (20'H)
1,600 - 2,000 sf
25,265
239,144
106,722
108,900
EXISTING TRAILS
(PUBLIC ACCESS)
PROPOSED TRAILS
(PUBLIC ACCESS)
PROPERTY BOUNDARY
(APPROXIMATE)
3858 WALNUT STREET,
SUITE 104
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DATE
SHEET TITLE
SHEET NO.
LB MOAB OWNER, LLC
DENVER, CO, 80205
AX.05
Unnamed
January 15, 2021March 31, 2021
MP
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A.102
Overall Site Plan
Phasing Exhibit
PHASE 2
PHASE 4
PHASE 2
PHASE 5
PHASE 3
PHASE 3
PHASE 1
PHASE 1 NATURAL OPEN SPACE
PHASE 1 PASSIVE OPEN SPACE
PHASE 1 UTILITY AND ROAD
DEVELOPED AREA
FUTURE DEVELOPABLE AREA
OPEN SPACE TYPE
86.61 % NATURAL OR NATURALIZED
13.39% PASSIVE RECREATION
0.00% ACTIVE RECREATION
DEVELOPED SPACE
TOTAL PHASE 1 DEVELOPED AREA 11.33 ACRES
TOTAL PHASE 1 AREA 72.82 ACRES
PERCENTAGE OF OPEN SPACE 84.44%
100 % OPEN SPACETOTAL OPEN SPACE:
3858 WALNUT STREET,
SUITE 104
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DATE
SHEET TITLE
SHEET NO.
LB MOAB OWNER, LLC
DENVER, CO, 80205
C-101
OPEN SPACE
EXHIBIT
APRIL 5, 2021
SAND FL
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EMERGENCY
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SUITE 104
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SHEET TITLE
SHEET NO.
LB MOAB OWNER, LLC
DENVER, CO, 80205
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3858 WALNUT STREET,
SUITE 104
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DATE
SHEET TITLE
SHEET NO.
LB MOAB OWNER, LLC
DENVER, CO, 80205
AX.05
Unnamed
January 15, 2021March 31, 2021
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N.2
Landscape Archi-
tecture Narrative
• The overall landscape plan has been designed to take into account the native and
naturalized desert landscape. The plant palette includes native, indigenous species
that will preserve & enhance habitat value. The site landscape design and landscaping
standards have been developed in adherence with the Drinking Water Source
Protection Plan.
• Plantings around the casitas only. The rest will remain native landscape.
• No lawns or other water dependent plant material are included to minimize watering
requirements.
• Casita drip irrigation systems are temporary and only to allow plantings to get
established.
• Revegetation of historically disturbed areas will continue on the property.
• Plant material and rock mulch will be used to anchor the soil and areas of disturbance.
Landscape Architecture
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3858 WALNUT STREET,
SUITE 104
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SHEET TITLE
SHEET NO.
LB MOAB OWNER, LLC
DENVER, CO, 80205
March 31, 2021
L.100
Overall
Landscape Plan
N 100'50'0'OVERALL LANDSCAPE PLAN
Scale: 1" = 100'-0"
L A N D S C A P E N O T E S
1.TOPSOIL SHALL BE TESTED FOR PARTICLE SIZE, pH, AND NUTRIENT
LEVELS AND RECOMMENDATIONS FOR AMENDMENTS TO BRING
THE SOIL TO ACCEPTABLE HORTICULTURAL QUALITY, SOIL
ANALYSIS TO BE SUPPLIED TO LANDSCAPE ARCHITECT AND
APPROVAL GIVEN PRIOR TO PLACING TOPSOIL.
2.INCORPORATE COMPOST AT A RATE OF AT LEAST FOUR CUBIC (4
CU. YD.) YARDS PER ONE THOUSAND (1000 SQ. FT. ) SQUARE FEET
TO A DEPTH OF SIX (6") INCHES IN LANDSCAPE AREAS. SOILS WITH
GREATER THAN SIX (6%) PERCENT ORGANIC MATTER IN THE TOP SIX
(6") INCHES OF SOIL ARE EXEMPT FROM ADDING COMPOST AND
TILLING AS DETERMINED BY A SOIL TEST.
3.PLANT PALETTE INCLUDES NATIVE, INDIGENOUS SPECIES.
PLANTINGS WILL PRESERVE & ENHANCE HABITAT VALUE. THE SITE
LANDSCAPE DESIGN AND LANDSCAPING STANDARDS HAVE BEEN
DEVELOPED IN ADHERENCE WITH THE DRINKING WATER SOURCE
PROTECTION PLAN.
4.ALL PROPOSED TREE, SHRUB AND PERENNIAL AREAS SHALL BE
IRRIGATED WITH A TEMPORARY DRIP IRRIGATION SYSTEM DESIGNED
FOR OPTIMAL COVERAGE AND WATER CONSERVATION.
5. ROOTBALLS TO BE FREE OF WEEDS.
6. SIZES ON PLANT LIST SHALL BE CONSIDERED MINIMUM SIZES.
7.NATIVE SEED AREAS ARE TO BE HEALTHY WITH VIGOROUS GROWTH
AFTER THE INITIAL GROWING SEASON. RE-SEED ANY BARE AREAS
LARGER THAN A 12" SQUARE IN THE NEXT GROWING SEASON.
8. A MINIMUM THREE (3") INCH LAYER OF ROCK MULCH SHALL BE
APPLIED TO ALL PLANTING BEDS AS SHOWN ON THE LANDSCAPE
PLANS.
9. PROVIDE POSITIVE GRADES AWAY FROM BUILDINGS AND TOWARD
DRAINS AND CATCH BASINS. SLOPE AWAY FROM BUILDINGS AT A
MINIMUM OF 2%.
10.FINISH GRADES IN PLANTING AREAS SHALL BE SET TO INCLUDE THE
APPLICATION OF TOPSOIL IN MEETING SPOT ELEVATIONS ON
CONTOURS SHOWN ON SUBMITTED PLANS. SLOPES SHALL BE
SMOOTH AND CONTINUOUS. WORKED SOIL SHALL NOT BE LEFT IN
CLUMPED FORM.
11.CONTRACTOR SHALL VERIFY ALL EXISTING AND PROPOSED UTILITY
LOCATIONS BEFORE DIGGING. TREES SHALL NOT BE PLANTED
WITHIN 5'-0" OF THE CENTERLINE OF UTILITIES.
ENTRY
SIGNAGE
N A T I V E S E E D M I X
COMMON NAME SCIENTIFIC NAME POUNDS PURE LIVE
SEED PER ACRE
DRILL BROADCAST
BLUE GRAMA BOUTELOUA GRACILIS 2 3
LITTLE BLUESTEM SCHIZACHYRIUM
SCOPARIUM 1 1.5
SANDDROPSSE SPOROBOLUS
CRYPTANDRUS 2 3
GALLETA GRASS PLEURAPHIS JAMESII 3 4.5
INDIAN RICE
GRASS
ACHNATHERRUM
HYMENOIDES 3 4.5
ALKALI SACATON SPOROBOLUS AIROIDES 1 1.5
SANDBERG
BLUEGRASS POA SECUNDA 1 1.5
BLUEBUNCH
WHEATGRASS
PSEUDOROEGNERIA
SPICATA 1 1.5
TOTAL 12 21
BROADCAST APPLICATION RATE CAN BE USED FOR HYDROSEEDING
DECIDUOUS TREE CODE QTY BOTANICAL / COMMON NAME SIZE NOTES
ACE BOX 10 ACER NEGUNDO `SENSATION` / SENSATION BOX ELDER MAPLE 2" CAL B&B
CO 9 CELTIS OCCIDENTALIS / COMMON HACKBERRY 2" CAL B&B
FA 15 FRAXINUS VELUTINA `ARIZONA` / ARIZONA VELVET ASH 2" CAL B&B
PIS CHI 11 PISTACIA CHINENSIS / CHINESE PISTACHE 2" CAL B&B
POP HYB 5 POPULUS DELTOIDES / EASTERN COTTONWOOD 2" CAL B&B
QG 2 QUERCUS GAMBELII / GAMBEL OAK 1.5" CAL B&B
EVERGREEN TREE CODE QTY BOTANICAL / COMMON NAME SIZE NOTES
JM 7 JUNIPERUS MONOSPERMA / CHERRYSTONE 6`B&B
JUN SCO 8 JUNIPERUS SCOPULORUM / ROCKY MOUNTAIN JUNIPER 6`B&B
PIN PIN 21 PINUS EDULIS / PINON PINE 6`B&B
CACTI & SUCCULENTS CODE QTY BOTANICAL / COMMON NAME SIZE NOTES
AU 47 AGAVE UTAHENSIS / UTAH AGAVE 5 GAL
ECH TRI 9 ECHINOCEREUS TRIGLOCHIDIATUS / CLARET CUP CACTUS 1 GAL
OPU ENG 20 OPUNTIA ENGELMANII / CACTUS APPLE 5 GAL
YG 48 YUCCA GLAUCA / SOAPWEED 5 GAL
DECIDUOUS SHRUBS CODE QTY BOTANICAL / COMMON NAME SIZE NOTES
AF 64 ARTEMISIA FILIFOLIA / SAND SAGEBRUSH 5 GAL
AT 25 ARTEMISIA TRIDENTATA / BIG BASIN SAGEBRUSH 5 GAL
AC 3 ATRIPLEX CANESCENS / FOURWING SALTBUSH 5 GAL
CM 46 CHAMAEBATIARIA MILLEFOLIUM `FERNBUSH` / FERNBUSH 5 GAL
EV 141 EPHEDRA VIRIDIS / MORMON TEA 5 GAL
EN 52 ERICAMERIA NAUSEOSA / RUBBER RABBITBRUSH 5 GAL
ES 47 ERICAMERIA NAUSEOSA SPECIOSA / DWARF BLUE RABBITBRUSH 5 GAL
FP 31 FALLUGIA PARADOXA / APACHE PLUME 5 GAL
FR 6 FENDLERA RUPICOLA / CLIFF FENDLERBUSH 5 GAL
FN 29 FORESTIERA NEOMEXICANA / NEW MEXICO PRIVET 5 GAL
GS 85 GRAYIA SPINOSA / SPINY HOPSAGE 5 GAL
KL 68 KRASCHENINNIKOVIA LANATA / WINTERFAT 5 GAL
RA 53 RIBES AUREUM / GOLDEN CURRANT 5 GAL
RW 28 ROSA WOODSII / MOUNTAIN ROSE 5 GAL
BOTANICAL / COMMON NAME
GRASSES CODE QTY BOTANICAL / COMMON NAME SIZE NOTES
BC 10 BOUTELOUA CURTIPENDULA / SIDE OATS GRAMA 1 GAL
PERENNIALS CODE QTY BOTANICAL / COMMON NAME SIZE NOTES
AZ 46 AMSONIA GRANDIFLORA / ARIZONA BLUESTAR 1 GAL
ART FRI 58 ARTEMISIA FRIGIDA / FRINGED WORMWOOD 1 GAL
AS 35 ASCLEPIAS SYRIACA / COMMON MILKWEED 1 GAL
BM 51 BAILEYA MULTIRADIATA / DESERT MARIGOLD 1 GAL
CH 57 CALYLOPHUS HARTWEGII FENDLERI / SUNDROPS 1 GAL
GL 52 GAURA LINDHEIMERI / WHITE GAURA 1 GAL
GU 42 GUTIERREZIA SAROTHRAE / SNAKEWEED 1 GAL
HY 19 HYMENOXYS SCAPOSA / STEMMY FOUR-NERVE DAISY 1 GAL
MM 83 MIRABILIS MULTIFLORA / COLORADO FOUR O`CLOCK 1 GAL
PA 26 PENSTEMON AMBIGUUS / GILIA BEARDTONGUE 1 GAL
PU 121 PENSTEMON UTAHENSIS / UTAH PENSTEMON 1 GAL
SD 78 SALVIA DORRII / DESERT SAGE 1 GAL
GROUND COVERS CODE QTY BOTANICAL / COMMON NAME SIZE NOTES
ND 92,802 SF NATIVE SEED / NATIVE SEED N/A
RM 28,834 SF ROCK MULCH / ROCK MULCH N/A
3858 WALNUT STREET,
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SHEET TITLE
SHEET NO.
LB MOAB OWNER, LLC
DENVER, CO, 80205
March 31, 2021
L.101
Plant Legend
P L A N T L E G E N D
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DECIDUOUS TREE CODE QTY BOTANICAL / COMMON NAME SIZE NOTES
ACE BOX 10 ACER NEGUNDO `SENSATION` / SENSATION BOX ELDER MAPLE 2" CAL B&B
CO 9 CELTIS OCCIDENTALIS / COMMON HACKBERRY 2" CAL B&B
FA 15 FRAXINUS VELUTINA `ARIZONA` / ARIZONA VELVET ASH 2" CAL B&B
PIS CHI 11 PISTACIA CHINENSIS / CHINESE PISTACHE 2" CAL B&B
POP HYB 5 POPULUS DELTOIDES / EASTERN COTTONWOOD 2" CAL B&B
QG 2 QUERCUS GAMBELII / GAMBEL OAK 1.5" CAL B&B
EVERGREEN TREE CODE QTY BOTANICAL / COMMON NAME SIZE NOTES
JM 7 JUNIPERUS MONOSPERMA / CHERRYSTONE 6`B&B
JUN SCO 8 JUNIPERUS SCOPULORUM / ROCKY MOUNTAIN JUNIPER 6`B&B
PIN PIN 21 PINUS EDULIS / PINON PINE 6`B&B
CACTI & SUCCULENTS CODE QTY BOTANICAL / COMMON NAME SIZE NOTES
AU 47 AGAVE UTAHENSIS / UTAH AGAVE 5 GAL
ECH TRI 9 ECHINOCEREUS TRIGLOCHIDIATUS / CLARET CUP CACTUS 1 GAL
OPU ENG 20 OPUNTIA ENGELMANII / CACTUS APPLE 5 GAL
YG 48 YUCCA GLAUCA / SOAPWEED 5 GAL
DECIDUOUS SHRUBS CODE QTY BOTANICAL / COMMON NAME SIZE NOTES
AF 64 ARTEMISIA FILIFOLIA / SAND SAGEBRUSH 5 GAL
AT 25 ARTEMISIA TRIDENTATA / BIG BASIN SAGEBRUSH 5 GAL
AC 3 ATRIPLEX CANESCENS / FOURWING SALTBUSH 5 GAL
CM 46 CHAMAEBATIARIA MILLEFOLIUM `FERNBUSH` / FERNBUSH 5 GAL
EV 141 EPHEDRA VIRIDIS / MORMON TEA 5 GAL
EN 52 ERICAMERIA NAUSEOSA / RUBBER RABBITBRUSH 5 GAL
ES 47 ERICAMERIA NAUSEOSA SPECIOSA / DWARF BLUE RABBITBRUSH 5 GAL
FP 31 FALLUGIA PARADOXA / APACHE PLUME 5 GAL
FR 6 FENDLERA RUPICOLA / CLIFF FENDLERBUSH 5 GAL
FN 29 FORESTIERA NEOMEXICANA / NEW MEXICO PRIVET 5 GAL
GS 85 GRAYIA SPINOSA / SPINY HOPSAGE 5 GAL
KL 68 KRASCHENINNIKOVIA LANATA / WINTERFAT 5 GAL
RA 53 RIBES AUREUM / GOLDEN CURRANT 5 GAL
RW 28 ROSA WOODSII / MOUNTAIN ROSE 5 GAL
GRASSES CODE QTY BOTANICAL / COMMON NAME SIZE NOTES
BC 10 BOUTELOUA CURTIPENDULA / SIDE OATS GRAMA 1 GAL
PERENNIALS CODE QTY BOTANICAL / COMMON NAME SIZE NOTES
AZ 46 AMSONIA GRANDIFLORA / ARIZONA BLUESTAR 1 GAL
ART FRI 58 ARTEMISIA FRIGIDA / FRINGED WORMWOOD 1 GAL
AS 35 ASCLEPIAS SYRIACA / COMMON MILKWEED 1 GAL
BM 51 BAILEYA MULTIRADIATA / DESERT MARIGOLD 1 GAL
CH 57 CALYLOPHUS HARTWEGII FENDLERI / SUNDROPS 1 GAL
GL 52 GAURA LINDHEIMERI / WHITE GAURA 1 GAL
GU 42 GUTIERREZIA SAROTHRAE / SNAKEWEED 1 GAL
HY 19 HYMENOXYS SCAPOSA / STEMMY FOUR-NERVE DAISY 1 GAL
MM 83 MIRABILIS MULTIFLORA / COLORADO FOUR O`CLOCK 1 GAL
PA 26 PENSTEMON AMBIGUUS / GILIA BEARDTONGUE 1 GAL
PU 121 PENSTEMON UTAHENSIS / UTAH PENSTEMON 1 GAL
SD 78 SALVIA DORRII / DESERT SAGE 1 GAL
GROUND COVERS CODE QTY BOTANICAL / COMMON NAME SIZE NOTES
ND 92,802 SF NATIVE SEED / NATIVE SEED N/A
RM 28,834 SF ROCK MULCH / ROCK MULCH N/A
3858 WALNUT STREET,
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SHEET TITLE
SHEET NO.
LB MOAB OWNER, LLC
DENVER, CO, 80205
March 31, 2021
L.102
Landscape Plan
N 30'15'0'LANDSCAPE PLAN
Scale: 1" = 30'-0"
P L A N T L E G E N D
KEY MAP
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DECIDUOUS TREE CODE QTY BOTANICAL / COMMON NAME SIZE NOTES
ACE BOX 10 ACER NEGUNDO `SENSATION` / SENSATION BOX ELDER MAPLE 2" CAL B&B
CO 9 CELTIS OCCIDENTALIS / COMMON HACKBERRY 2" CAL B&B
FA 15 FRAXINUS VELUTINA `ARIZONA` / ARIZONA VELVET ASH 2" CAL B&B
PIS CHI 11 PISTACIA CHINENSIS / CHINESE PISTACHE 2" CAL B&B
POP HYB 5 POPULUS DELTOIDES / EASTERN COTTONWOOD 2" CAL B&B
QG 2 QUERCUS GAMBELII / GAMBEL OAK 1.5" CAL B&B
EVERGREEN TREE CODE QTY BOTANICAL / COMMON NAME SIZE NOTES
JM 7 JUNIPERUS MONOSPERMA / CHERRYSTONE 6`B&B
JUN SCO 8 JUNIPERUS SCOPULORUM / ROCKY MOUNTAIN JUNIPER 6`B&B
PIN PIN 21 PINUS EDULIS / PINON PINE 6`B&B
CACTI & SUCCULENTS CODE QTY BOTANICAL / COMMON NAME SIZE NOTES
AU 47 AGAVE UTAHENSIS / UTAH AGAVE 5 GAL
ECH TRI 9 ECHINOCEREUS TRIGLOCHIDIATUS / CLARET CUP CACTUS 1 GAL
OPU ENG 20 OPUNTIA ENGELMANII / CACTUS APPLE 5 GAL
YG 48 YUCCA GLAUCA / SOAPWEED 5 GAL
DECIDUOUS SHRUBS CODE QTY BOTANICAL / COMMON NAME SIZE NOTES
AF 64 ARTEMISIA FILIFOLIA / SAND SAGEBRUSH 5 GAL
AT 25 ARTEMISIA TRIDENTATA / BIG BASIN SAGEBRUSH 5 GAL
AC 3 ATRIPLEX CANESCENS / FOURWING SALTBUSH 5 GAL
CM 46 CHAMAEBATIARIA MILLEFOLIUM `FERNBUSH` / FERNBUSH 5 GAL
EV 141 EPHEDRA VIRIDIS / MORMON TEA 5 GAL
EN 52 ERICAMERIA NAUSEOSA / RUBBER RABBITBRUSH 5 GAL
ES 47 ERICAMERIA NAUSEOSA SPECIOSA / DWARF BLUE RABBITBRUSH 5 GAL
FP 31 FALLUGIA PARADOXA / APACHE PLUME 5 GAL
FR 6 FENDLERA RUPICOLA / CLIFF FENDLERBUSH 5 GAL
FN 29 FORESTIERA NEOMEXICANA / NEW MEXICO PRIVET 5 GAL
GS 85 GRAYIA SPINOSA / SPINY HOPSAGE 5 GAL
KL 68 KRASCHENINNIKOVIA LANATA / WINTERFAT 5 GAL
RA 53 RIBES AUREUM / GOLDEN CURRANT 5 GAL
RW 28 ROSA WOODSII / MOUNTAIN ROSE 5 GAL
GRASSES CODE QTY BOTANICAL / COMMON NAME SIZE NOTES
BC 10 BOUTELOUA CURTIPENDULA / SIDE OATS GRAMA 1 GAL
PERENNIALS CODE QTY BOTANICAL / COMMON NAME SIZE NOTES
AZ 46 AMSONIA GRANDIFLORA / ARIZONA BLUESTAR 1 GAL
ART FRI 58 ARTEMISIA FRIGIDA / FRINGED WORMWOOD 1 GAL
AS 35 ASCLEPIAS SYRIACA / COMMON MILKWEED 1 GAL
BM 51 BAILEYA MULTIRADIATA / DESERT MARIGOLD 1 GAL
CH 57 CALYLOPHUS HARTWEGII FENDLERI / SUNDROPS 1 GAL
GL 52 GAURA LINDHEIMERI / WHITE GAURA 1 GAL
GU 42 GUTIERREZIA SAROTHRAE / SNAKEWEED 1 GAL
HY 19 HYMENOXYS SCAPOSA / STEMMY FOUR-NERVE DAISY 1 GAL
MM 83 MIRABILIS MULTIFLORA / COLORADO FOUR O`CLOCK 1 GAL
PA 26 PENSTEMON AMBIGUUS / GILIA BEARDTONGUE 1 GAL
PU 121 PENSTEMON UTAHENSIS / UTAH PENSTEMON 1 GAL
SD 78 SALVIA DORRII / DESERT SAGE 1 GAL
GROUND COVERS CODE QTY BOTANICAL / COMMON NAME SIZE NOTES
ND 92,802 SF NATIVE SEED / NATIVE SEED N/A
RM 28,834 SF ROCK MULCH / ROCK MULCH N/A
3858 WALNUT STREET,
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SHEET TITLE
SHEET NO.
LB MOAB OWNER, LLC
DENVER, CO, 80205
March 31, 2021
L.103
Landscape Plan
N 30'15'0'LANDSCAPE PLAN
Scale: 1" = 30'-0"
P L A N T L E G E N D
KEY MAP
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DECIDUOUS TREE CODE QTY BOTANICAL / COMMON NAME SIZE NOTES
ACE BOX 10 ACER NEGUNDO `SENSATION` / SENSATION BOX ELDER MAPLE 2" CAL B&B
CO 9 CELTIS OCCIDENTALIS / COMMON HACKBERRY 2" CAL B&B
FA 15 FRAXINUS VELUTINA `ARIZONA` / ARIZONA VELVET ASH 2" CAL B&B
PIS CHI 11 PISTACIA CHINENSIS / CHINESE PISTACHE 2" CAL B&B
POP HYB 5 POPULUS DELTOIDES / EASTERN COTTONWOOD 2" CAL B&B
QG 2 QUERCUS GAMBELII / GAMBEL OAK 1.5" CAL B&B
EVERGREEN TREE CODE QTY BOTANICAL / COMMON NAME SIZE NOTES
JM 7 JUNIPERUS MONOSPERMA / CHERRYSTONE 6`B&B
JUN SCO 8 JUNIPERUS SCOPULORUM / ROCKY MOUNTAIN JUNIPER 6`B&B
PIN PIN 21 PINUS EDULIS / PINON PINE 6`B&B
CACTI & SUCCULENTS CODE QTY BOTANICAL / COMMON NAME SIZE NOTES
AU 47 AGAVE UTAHENSIS / UTAH AGAVE 5 GAL
ECH TRI 9 ECHINOCEREUS TRIGLOCHIDIATUS / CLARET CUP CACTUS 1 GAL
OPU ENG 20 OPUNTIA ENGELMANII / CACTUS APPLE 5 GAL
YG 48 YUCCA GLAUCA / SOAPWEED 5 GAL
DECIDUOUS SHRUBS CODE QTY BOTANICAL / COMMON NAME SIZE NOTES
AF 64 ARTEMISIA FILIFOLIA / SAND SAGEBRUSH 5 GAL
AT 25 ARTEMISIA TRIDENTATA / BIG BASIN SAGEBRUSH 5 GAL
AC 3 ATRIPLEX CANESCENS / FOURWING SALTBUSH 5 GAL
CM 46 CHAMAEBATIARIA MILLEFOLIUM `FERNBUSH` / FERNBUSH 5 GAL
EV 141 EPHEDRA VIRIDIS / MORMON TEA 5 GAL
EN 52 ERICAMERIA NAUSEOSA / RUBBER RABBITBRUSH 5 GAL
ES 47 ERICAMERIA NAUSEOSA SPECIOSA / DWARF BLUE RABBITBRUSH 5 GAL
FP 31 FALLUGIA PARADOXA / APACHE PLUME 5 GAL
FR 6 FENDLERA RUPICOLA / CLIFF FENDLERBUSH 5 GAL
FN 29 FORESTIERA NEOMEXICANA / NEW MEXICO PRIVET 5 GAL
GS 85 GRAYIA SPINOSA / SPINY HOPSAGE 5 GAL
KL 68 KRASCHENINNIKOVIA LANATA / WINTERFAT 5 GAL
RA 53 RIBES AUREUM / GOLDEN CURRANT 5 GAL
RW 28 ROSA WOODSII / MOUNTAIN ROSE 5 GAL
GRASSES CODE QTY BOTANICAL / COMMON NAME SIZE NOTES
BC 10 BOUTELOUA CURTIPENDULA / SIDE OATS GRAMA 1 GAL
PERENNIALS CODE QTY BOTANICAL / COMMON NAME SIZE NOTES
AZ 46 AMSONIA GRANDIFLORA / ARIZONA BLUESTAR 1 GAL
ART FRI 58 ARTEMISIA FRIGIDA / FRINGED WORMWOOD 1 GAL
AS 35 ASCLEPIAS SYRIACA / COMMON MILKWEED 1 GAL
BM 51 BAILEYA MULTIRADIATA / DESERT MARIGOLD 1 GAL
CH 57 CALYLOPHUS HARTWEGII FENDLERI / SUNDROPS 1 GAL
GL 52 GAURA LINDHEIMERI / WHITE GAURA 1 GAL
GU 42 GUTIERREZIA SAROTHRAE / SNAKEWEED 1 GAL
HY 19 HYMENOXYS SCAPOSA / STEMMY FOUR-NERVE DAISY 1 GAL
MM 83 MIRABILIS MULTIFLORA / COLORADO FOUR O`CLOCK 1 GAL
PA 26 PENSTEMON AMBIGUUS / GILIA BEARDTONGUE 1 GAL
PU 121 PENSTEMON UTAHENSIS / UTAH PENSTEMON 1 GAL
SD 78 SALVIA DORRII / DESERT SAGE 1 GAL
GROUND COVERS CODE QTY BOTANICAL / COMMON NAME SIZE NOTES
ND 92,802 SF NATIVE SEED / NATIVE SEED N/A
RM 28,834 SF ROCK MULCH / ROCK MULCH N/A
3858 WALNUT STREET,
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SHEET TITLE
SHEET NO.
LB MOAB OWNER, LLC
DENVER, CO, 80205
March 31, 2021
L.104
Landscape Plan
N 30'15'0'LANDSCAPE PLAN
Scale: 1" = 30'-0"
P L A N T L E G E N D
KEY MAP
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DECIDUOUS TREE CODE QTY BOTANICAL / COMMON NAME SIZE NOTES
ACE BOX 10 ACER NEGUNDO `SENSATION` / SENSATION BOX ELDER MAPLE 2" CAL B&B
CO 9 CELTIS OCCIDENTALIS / COMMON HACKBERRY 2" CAL B&B
FA 15 FRAXINUS VELUTINA `ARIZONA` / ARIZONA VELVET ASH 2" CAL B&B
PIS CHI 11 PISTACIA CHINENSIS / CHINESE PISTACHE 2" CAL B&B
POP HYB 5 POPULUS DELTOIDES / EASTERN COTTONWOOD 2" CAL B&B
QG 2 QUERCUS GAMBELII / GAMBEL OAK 1.5" CAL B&B
EVERGREEN TREE CODE QTY BOTANICAL / COMMON NAME SIZE NOTES
JM 7 JUNIPERUS MONOSPERMA / CHERRYSTONE 6`B&B
JUN SCO 8 JUNIPERUS SCOPULORUM / ROCKY MOUNTAIN JUNIPER 6`B&B
PIN PIN 21 PINUS EDULIS / PINON PINE 6`B&B
CACTI & SUCCULENTS CODE QTY BOTANICAL / COMMON NAME SIZE NOTES
AU 47 AGAVE UTAHENSIS / UTAH AGAVE 5 GAL
ECH TRI 9 ECHINOCEREUS TRIGLOCHIDIATUS / CLARET CUP CACTUS 1 GAL
OPU ENG 20 OPUNTIA ENGELMANII / CACTUS APPLE 5 GAL
YG 48 YUCCA GLAUCA / SOAPWEED 5 GAL
DECIDUOUS SHRUBS CODE QTY BOTANICAL / COMMON NAME SIZE NOTES
AF 64 ARTEMISIA FILIFOLIA / SAND SAGEBRUSH 5 GAL
AT 25 ARTEMISIA TRIDENTATA / BIG BASIN SAGEBRUSH 5 GAL
AC 3 ATRIPLEX CANESCENS / FOURWING SALTBUSH 5 GAL
CM 46 CHAMAEBATIARIA MILLEFOLIUM `FERNBUSH` / FERNBUSH 5 GAL
EV 141 EPHEDRA VIRIDIS / MORMON TEA 5 GAL
EN 52 ERICAMERIA NAUSEOSA / RUBBER RABBITBRUSH 5 GAL
ES 47 ERICAMERIA NAUSEOSA SPECIOSA / DWARF BLUE RABBITBRUSH 5 GAL
FP 31 FALLUGIA PARADOXA / APACHE PLUME 5 GAL
FR 6 FENDLERA RUPICOLA / CLIFF FENDLERBUSH 5 GAL
FN 29 FORESTIERA NEOMEXICANA / NEW MEXICO PRIVET 5 GAL
GS 85 GRAYIA SPINOSA / SPINY HOPSAGE 5 GAL
KL 68 KRASCHENINNIKOVIA LANATA / WINTERFAT 5 GAL
RA 53 RIBES AUREUM / GOLDEN CURRANT 5 GAL
RW 28 ROSA WOODSII / MOUNTAIN ROSE 5 GAL
GRASSES CODE QTY BOTANICAL / COMMON NAME SIZE NOTES
BC 10 BOUTELOUA CURTIPENDULA / SIDE OATS GRAMA 1 GAL
PERENNIALS CODE QTY BOTANICAL / COMMON NAME SIZE NOTES
AZ 46 AMSONIA GRANDIFLORA / ARIZONA BLUESTAR 1 GAL
ART FRI 58 ARTEMISIA FRIGIDA / FRINGED WORMWOOD 1 GAL
AS 35 ASCLEPIAS SYRIACA / COMMON MILKWEED 1 GAL
BM 51 BAILEYA MULTIRADIATA / DESERT MARIGOLD 1 GAL
CH 57 CALYLOPHUS HARTWEGII FENDLERI / SUNDROPS 1 GAL
GL 52 GAURA LINDHEIMERI / WHITE GAURA 1 GAL
GU 42 GUTIERREZIA SAROTHRAE / SNAKEWEED 1 GAL
HY 19 HYMENOXYS SCAPOSA / STEMMY FOUR-NERVE DAISY 1 GAL
MM 83 MIRABILIS MULTIFLORA / COLORADO FOUR O`CLOCK 1 GAL
PA 26 PENSTEMON AMBIGUUS / GILIA BEARDTONGUE 1 GAL
PU 121 PENSTEMON UTAHENSIS / UTAH PENSTEMON 1 GAL
SD 78 SALVIA DORRII / DESERT SAGE 1 GAL
GROUND COVERS CODE QTY BOTANICAL / COMMON NAME SIZE NOTES
ND 92,802 SF NATIVE SEED / NATIVE SEED N/A
RM 28,834 SF ROCK MULCH / ROCK MULCH N/A
3858 WALNUT STREET,
SUITE 104
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SHEET TITLE
SHEET NO.
LB MOAB OWNER, LLC
DENVER, CO, 80205
March 31, 2021
L.105
Landscape Plan
N 30'15'0'LANDSCAPE PLAN
Scale: 1" = 30'-0"
P L A N T L E G E N D
KEY MAP
SMH
SMH
DECIDUOUS TREE CODE QTY BOTANICAL / COMMON NAME SIZE NOTES
ACE BOX 10 ACER NEGUNDO `SENSATION` / SENSATION BOX ELDER MAPLE 2" CAL B&B
CO 9 CELTIS OCCIDENTALIS / COMMON HACKBERRY 2" CAL B&B
FA 15 FRAXINUS VELUTINA `ARIZONA` / ARIZONA VELVET ASH 2" CAL B&B
PIS CHI 11 PISTACIA CHINENSIS / CHINESE PISTACHE 2" CAL B&B
POP HYB 5 POPULUS DELTOIDES / EASTERN COTTONWOOD 2" CAL B&B
QG 2 QUERCUS GAMBELII / GAMBEL OAK 1.5" CAL B&B
EVERGREEN TREE CODE QTY BOTANICAL / COMMON NAME SIZE NOTES
JM 7 JUNIPERUS MONOSPERMA / CHERRYSTONE 6`B&B
JUN SCO 8 JUNIPERUS SCOPULORUM / ROCKY MOUNTAIN JUNIPER 6`B&B
PIN PIN 21 PINUS EDULIS / PINON PINE 6`B&B
CACTI & SUCCULENTS CODE QTY BOTANICAL / COMMON NAME SIZE NOTES
AU 47 AGAVE UTAHENSIS / UTAH AGAVE 5 GAL
ECH TRI 9 ECHINOCEREUS TRIGLOCHIDIATUS / CLARET CUP CACTUS 1 GAL
OPU ENG 20 OPUNTIA ENGELMANII / CACTUS APPLE 5 GAL
YG 48 YUCCA GLAUCA / SOAPWEED 5 GAL
DECIDUOUS SHRUBS CODE QTY BOTANICAL / COMMON NAME SIZE NOTES
AF 64 ARTEMISIA FILIFOLIA / SAND SAGEBRUSH 5 GAL
AT 25 ARTEMISIA TRIDENTATA / BIG BASIN SAGEBRUSH 5 GAL
AC 3 ATRIPLEX CANESCENS / FOURWING SALTBUSH 5 GAL
CM 46 CHAMAEBATIARIA MILLEFOLIUM `FERNBUSH` / FERNBUSH 5 GAL
EV 141 EPHEDRA VIRIDIS / MORMON TEA 5 GAL
EN 52 ERICAMERIA NAUSEOSA / RUBBER RABBITBRUSH 5 GAL
ES 47 ERICAMERIA NAUSEOSA SPECIOSA / DWARF BLUE RABBITBRUSH 5 GAL
FP 31 FALLUGIA PARADOXA / APACHE PLUME 5 GAL
FR 6 FENDLERA RUPICOLA / CLIFF FENDLERBUSH 5 GAL
FN 29 FORESTIERA NEOMEXICANA / NEW MEXICO PRIVET 5 GAL
GS 85 GRAYIA SPINOSA / SPINY HOPSAGE 5 GAL
KL 68 KRASCHENINNIKOVIA LANATA / WINTERFAT 5 GAL
RA 53 RIBES AUREUM / GOLDEN CURRANT 5 GAL
RW 28 ROSA WOODSII / MOUNTAIN ROSE 5 GAL
GRASSES CODE QTY BOTANICAL / COMMON NAME SIZE NOTES
BC 10 BOUTELOUA CURTIPENDULA / SIDE OATS GRAMA 1 GAL
PERENNIALS CODE QTY BOTANICAL / COMMON NAME SIZE NOTES
AZ 46 AMSONIA GRANDIFLORA / ARIZONA BLUESTAR 1 GAL
ART FRI 58 ARTEMISIA FRIGIDA / FRINGED WORMWOOD 1 GAL
AS 35 ASCLEPIAS SYRIACA / COMMON MILKWEED 1 GAL
BM 51 BAILEYA MULTIRADIATA / DESERT MARIGOLD 1 GAL
CH 57 CALYLOPHUS HARTWEGII FENDLERI / SUNDROPS 1 GAL
GL 52 GAURA LINDHEIMERI / WHITE GAURA 1 GAL
GU 42 GUTIERREZIA SAROTHRAE / SNAKEWEED 1 GAL
HY 19 HYMENOXYS SCAPOSA / STEMMY FOUR-NERVE DAISY 1 GAL
MM 83 MIRABILIS MULTIFLORA / COLORADO FOUR O`CLOCK 1 GAL
PA 26 PENSTEMON AMBIGUUS / GILIA BEARDTONGUE 1 GAL
PU 121 PENSTEMON UTAHENSIS / UTAH PENSTEMON 1 GAL
SD 78 SALVIA DORRII / DESERT SAGE 1 GAL
GROUND COVERS CODE QTY BOTANICAL / COMMON NAME SIZE NOTES
ND 92,802 SF NATIVE SEED / NATIVE SEED N/A
RM 28,834 SF ROCK MULCH / ROCK MULCH N/A
3858 WALNUT STREET,
SUITE 104
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SHEET TITLE
SHEET NO.
LB MOAB OWNER, LLC
DENVER, CO, 80205
March 31, 2021
L.106
Landscape Plan
N 30'15'0'LANDSCAPE PLAN
Scale: 1" = 30'-0"
P L A N T L E G E N D
KEY MAP
SMH
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SM
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DECIDUOUS TREE CODE QTY BOTANICAL / COMMON NAME SIZE NOTES
ACE BOX 10 ACER NEGUNDO `SENSATION` / SENSATION BOX ELDER MAPLE 2" CAL B&B
CO 9 CELTIS OCCIDENTALIS / COMMON HACKBERRY 2" CAL B&B
FA 15 FRAXINUS VELUTINA `ARIZONA` / ARIZONA VELVET ASH 2" CAL B&B
PIS CHI 11 PISTACIA CHINENSIS / CHINESE PISTACHE 2" CAL B&B
POP HYB 5 POPULUS DELTOIDES / EASTERN COTTONWOOD 2" CAL B&B
QG 2 QUERCUS GAMBELII / GAMBEL OAK 1.5" CAL B&B
EVERGREEN TREE CODE QTY BOTANICAL / COMMON NAME SIZE NOTES
JM 7 JUNIPERUS MONOSPERMA / CHERRYSTONE 6`B&B
JUN SCO 8 JUNIPERUS SCOPULORUM / ROCKY MOUNTAIN JUNIPER 6`B&B
PIN PIN 21 PINUS EDULIS / PINON PINE 6`B&B
CACTI & SUCCULENTS CODE QTY BOTANICAL / COMMON NAME SIZE NOTES
AU 47 AGAVE UTAHENSIS / UTAH AGAVE 5 GAL
ECH TRI 9 ECHINOCEREUS TRIGLOCHIDIATUS / CLARET CUP CACTUS 1 GAL
OPU ENG 20 OPUNTIA ENGELMANII / CACTUS APPLE 5 GAL
YG 48 YUCCA GLAUCA / SOAPWEED 5 GAL
DECIDUOUS SHRUBS CODE QTY BOTANICAL / COMMON NAME SIZE NOTES
AF 64 ARTEMISIA FILIFOLIA / SAND SAGEBRUSH 5 GAL
AT 25 ARTEMISIA TRIDENTATA / BIG BASIN SAGEBRUSH 5 GAL
AC 3 ATRIPLEX CANESCENS / FOURWING SALTBUSH 5 GAL
CM 46 CHAMAEBATIARIA MILLEFOLIUM `FERNBUSH` / FERNBUSH 5 GAL
EV 141 EPHEDRA VIRIDIS / MORMON TEA 5 GAL
EN 52 ERICAMERIA NAUSEOSA / RUBBER RABBITBRUSH 5 GAL
ES 47 ERICAMERIA NAUSEOSA SPECIOSA / DWARF BLUE RABBITBRUSH 5 GAL
FP 31 FALLUGIA PARADOXA / APACHE PLUME 5 GAL
FR 6 FENDLERA RUPICOLA / CLIFF FENDLERBUSH 5 GAL
FN 29 FORESTIERA NEOMEXICANA / NEW MEXICO PRIVET 5 GAL
GS 85 GRAYIA SPINOSA / SPINY HOPSAGE 5 GAL
KL 68 KRASCHENINNIKOVIA LANATA / WINTERFAT 5 GAL
RA 53 RIBES AUREUM / GOLDEN CURRANT 5 GAL
RW 28 ROSA WOODSII / MOUNTAIN ROSE 5 GAL
GRASSES CODE QTY BOTANICAL / COMMON NAME SIZE NOTES
BC 10 BOUTELOUA CURTIPENDULA / SIDE OATS GRAMA 1 GAL
PERENNIALS CODE QTY BOTANICAL / COMMON NAME SIZE NOTES
AZ 46 AMSONIA GRANDIFLORA / ARIZONA BLUESTAR 1 GAL
ART FRI 58 ARTEMISIA FRIGIDA / FRINGED WORMWOOD 1 GAL
AS 35 ASCLEPIAS SYRIACA / COMMON MILKWEED 1 GAL
BM 51 BAILEYA MULTIRADIATA / DESERT MARIGOLD 1 GAL
CH 57 CALYLOPHUS HARTWEGII FENDLERI / SUNDROPS 1 GAL
GL 52 GAURA LINDHEIMERI / WHITE GAURA 1 GAL
GU 42 GUTIERREZIA SAROTHRAE / SNAKEWEED 1 GAL
HY 19 HYMENOXYS SCAPOSA / STEMMY FOUR-NERVE DAISY 1 GAL
MM 83 MIRABILIS MULTIFLORA / COLORADO FOUR O`CLOCK 1 GAL
PA 26 PENSTEMON AMBIGUUS / GILIA BEARDTONGUE 1 GAL
PU 121 PENSTEMON UTAHENSIS / UTAH PENSTEMON 1 GAL
SD 78 SALVIA DORRII / DESERT SAGE 1 GAL
GROUND COVERS CODE QTY BOTANICAL / COMMON NAME SIZE NOTES
ND 92,802 SF NATIVE SEED / NATIVE SEED N/A
RM 28,834 SF ROCK MULCH / ROCK MULCH N/A
3858 WALNUT STREET,
SUITE 104
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SHEET TITLE
SHEET NO.
LB MOAB OWNER, LLC
DENVER, CO, 80205
March 31, 2021
L.107
Landscape Plan
N 30'15'0'LANDSCAPE PLAN
Scale: 1" = 30'-0"
P L A N T L E G E N D
KEY MAP
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DECIDUOUS TREE CODE QTY BOTANICAL / COMMON NAME SIZE NOTES
ACE BOX 10 ACER NEGUNDO `SENSATION` / SENSATION BOX ELDER MAPLE 2" CAL B&B
CO 9 CELTIS OCCIDENTALIS / COMMON HACKBERRY 2" CAL B&B
FA 15 FRAXINUS VELUTINA `ARIZONA` / ARIZONA VELVET ASH 2" CAL B&B
PIS CHI 11 PISTACIA CHINENSIS / CHINESE PISTACHE 2" CAL B&B
POP HYB 5 POPULUS DELTOIDES / EASTERN COTTONWOOD 2" CAL B&B
QG 2 QUERCUS GAMBELII / GAMBEL OAK 1.5" CAL B&B
EVERGREEN TREE CODE QTY BOTANICAL / COMMON NAME SIZE NOTES
JM 7 JUNIPERUS MONOSPERMA / CHERRYSTONE 6`B&B
JUN SCO 8 JUNIPERUS SCOPULORUM / ROCKY MOUNTAIN JUNIPER 6`B&B
PIN PIN 21 PINUS EDULIS / PINON PINE 6`B&B
CACTI & SUCCULENTS CODE QTY BOTANICAL / COMMON NAME SIZE NOTES
AU 47 AGAVE UTAHENSIS / UTAH AGAVE 5 GAL
ECH TRI 9 ECHINOCEREUS TRIGLOCHIDIATUS / CLARET CUP CACTUS 1 GAL
OPU ENG 20 OPUNTIA ENGELMANII / CACTUS APPLE 5 GAL
YG 48 YUCCA GLAUCA / SOAPWEED 5 GAL
DECIDUOUS SHRUBS CODE QTY BOTANICAL / COMMON NAME SIZE NOTES
AF 64 ARTEMISIA FILIFOLIA / SAND SAGEBRUSH 5 GAL
AT 25 ARTEMISIA TRIDENTATA / BIG BASIN SAGEBRUSH 5 GAL
AC 3 ATRIPLEX CANESCENS / FOURWING SALTBUSH 5 GAL
CM 46 CHAMAEBATIARIA MILLEFOLIUM `FERNBUSH` / FERNBUSH 5 GAL
EV 141 EPHEDRA VIRIDIS / MORMON TEA 5 GAL
EN 52 ERICAMERIA NAUSEOSA / RUBBER RABBITBRUSH 5 GAL
ES 47 ERICAMERIA NAUSEOSA SPECIOSA / DWARF BLUE RABBITBRUSH 5 GAL
FP 31 FALLUGIA PARADOXA / APACHE PLUME 5 GAL
FR 6 FENDLERA RUPICOLA / CLIFF FENDLERBUSH 5 GAL
FN 29 FORESTIERA NEOMEXICANA / NEW MEXICO PRIVET 5 GAL
GS 85 GRAYIA SPINOSA / SPINY HOPSAGE 5 GAL
KL 68 KRASCHENINNIKOVIA LANATA / WINTERFAT 5 GAL
RA 53 RIBES AUREUM / GOLDEN CURRANT 5 GAL
RW 28 ROSA WOODSII / MOUNTAIN ROSE 5 GAL
GRASSES CODE QTY BOTANICAL / COMMON NAME SIZE NOTES
BC 10 BOUTELOUA CURTIPENDULA / SIDE OATS GRAMA 1 GAL
PERENNIALS CODE QTY BOTANICAL / COMMON NAME SIZE NOTES
AZ 46 AMSONIA GRANDIFLORA / ARIZONA BLUESTAR 1 GAL
ART FRI 58 ARTEMISIA FRIGIDA / FRINGED WORMWOOD 1 GAL
AS 35 ASCLEPIAS SYRIACA / COMMON MILKWEED 1 GAL
BM 51 BAILEYA MULTIRADIATA / DESERT MARIGOLD 1 GAL
CH 57 CALYLOPHUS HARTWEGII FENDLERI / SUNDROPS 1 GAL
GL 52 GAURA LINDHEIMERI / WHITE GAURA 1 GAL
GU 42 GUTIERREZIA SAROTHRAE / SNAKEWEED 1 GAL
HY 19 HYMENOXYS SCAPOSA / STEMMY FOUR-NERVE DAISY 1 GAL
MM 83 MIRABILIS MULTIFLORA / COLORADO FOUR O`CLOCK 1 GAL
PA 26 PENSTEMON AMBIGUUS / GILIA BEARDTONGUE 1 GAL
PU 121 PENSTEMON UTAHENSIS / UTAH PENSTEMON 1 GAL
SD 78 SALVIA DORRII / DESERT SAGE 1 GAL
GROUND COVERS CODE QTY BOTANICAL / COMMON NAME SIZE NOTES
ND 92,802 SF NATIVE SEED / NATIVE SEED N/A
RM 28,834 SF ROCK MULCH / ROCK MULCH N/A
3858 WALNUT STREET,
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SHEET TITLE
SHEET NO.
LB MOAB OWNER, LLC
DENVER, CO, 80205
March 31, 2021
L.108
Landscape Plan
N 30'15'0'LANDSCAPE PLAN
Scale: 1" = 30'-0"
P L A N T L E G E N D
KEY MAP
3858 WALNUT STREET,
SUITE 104
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SHEET TITLE
SHEET NO.
LB MOAB OWNER, LLC
DENVER, CO, 80205
March 31, 2021
IR.000
Irrigation Notes &
Schedule
860 Tabor Street, Suite 200 Lakewood, Colorado 80401
o: 303.980.5327 www.hydrosystemskdi.com
Irrigation Consulting & Water Management
CALL 3 BUSINESS DAYS IN ADVANCE BEFORE YOU
DIG, GRADE, OR EXCAVATE FOR THE MARKING OF
UNDERGROUND MEMBER UTILITIES.
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Know what's below.
Call before you dig.
DIRECTORY
IRRIGATION SCHEDULE IR.000
IRRIGATION NOTES IR.000
IRRIGATION PLANS IR.100 - IR.106
IRRIGATION DETAILS IR.107 - IR.108
IRRIGATION SCHEDULE
SYMBOL MANUFACTURER MODEL NO.DESCRIPTION DETAIL NO.
RAIN BIRD 44-LRC QUICK COUPLING VALVE 5
HUNTER PRO-C - 4 STATION MODEL ELECTRIC CONTROLLER 2
HUNTER WRF-CLIK WEATHER SENSOR DEVICE 3
FEBCO 765 PVB BACKFLOW PREVENTER 1
N/S OLDCASTLE / CARSON REFER TO SPECIFICATIONS AND DETAILS VALVE BOXES VARIOUS
N/S AY MACDONALD 76001 - 1/4 TURN - 1"MANUAL DRAIN VALVE 4
CLASS 200 BE - 212" & SMALLER PVC MAINLINE 6
CLASS 160 PVC SLEEVING 7
RAIN BIRD XCZ-075-PRF OR XCZ-100-PRF DRIP VALVE ASSEMBLY - NO 2-WIRE 9
TORO BLUE STRIPE POLY DRIP TUBING -3 4" MIN. WIDTH 8-10
N/S RAIN BIRD XERI-BUG DRIP EMITTERS 10
DRIP LINE BLOW-OUT STUB 8
A
W
GPM CONTROL VALVE SIZE
CONTROLLER & STATION NO.
A (controller)NUMBER OF SPARE WIRES - 2 CONTROL AND 1 SPARE
WIRES TO INDICATED CONTROLLER - SEE CONSTRUCTION NOTES3
1.DRAWINGS AND BASE INFORMATION ALL BASE AND PLANTING INFORMATION HAVE BEEN
PROVIDED BY STUDIO INSITE. THE CONTRACTOR IS RESPONSIBLE TO NOTIFY
HYDROSYSTEMS*KDI OF ANY DISCREPANCIES BETWEEN THE UTILITY OR PLANTING
PLANS AND THE IRRIGATION PLAN. IF CONTRACTOR FAILS TO NOTIFY
HYDROSYSTEMS*KDI AND MAKES CHANGES TO THE IRRIGATION SYSTEM DESIGN, HE
ASSUMES ALL COSTS AND LIABILITIES ASSOCIATED WITH THOSE FIELD CHANGES.
REFER TO SPECIFICATIONS FOR ADDITIONAL PROJECT REQUIREMENTS. CONTACT
IRRIGATION CONSULTANT FOR CURRENT SPECIFICATIONS IF NOT PROVIDED.
2.SYSTEM PRESSURE - HYDROSYSTEMS*KDI HAS CONTACTED THE LOCAL WATER DISTRICT
THAT SERVES THIS SITE AND THEY HAVE BEEN TOLD THAT THE STATIC WATER
PRESSURE IN THIS AREA SHOULD BE TBD PSI. THE CONTRACTOR IS RESPONSIBLE TO
FIELD VERIFY PRESSURE PRIOR TO COMMENCING ANY CONSTRUCTION AND NOTIFY
HYDROSYSTEMS*KDI OF ANY VARIANCE FROM THE STATED PRESSURE IMMEDIATELY.
WRITTEN DOCUMENTATION OF PRESSURE TEST AND RESULTS SHALL BE PROVIDED TO
HYDROSYSTEMS*KDI AT CONSTRUCTION ONSET. IF CONTRACTOR FAILS TO FIELD
VERIFY PRESSURE AND/OR NOTIFY HYDROSYSTEMS*KDI OR ANY VARIATIONS FROM
THIS PRESSURE, THEN HE ASSUMES ALL CONSTRUCTION AND ENGINEERING COSTS
ASSOCIATED WITH SYSTEM MODIFICATIONS REQUIRED TO ACCOMMODATE ACTUAL SITE
PRESSURE. REFER TO POINT OF CONNECTION NOTES FOR SPECIFIC PRESSURE
REQUIRED AT THAT LOCATION. THIS SYSTEM HAS BEEN DESIGNED FOR A REQUIRED
STATIC PRESSURE OF 60 PSI MINIMUM.
3.IRRIGATION SYSTEM OPERATION INTENT - THIS IRRIGATION SYSTEM HAS BEEN DESIGNED TO
IRRIGATE THE ESTABLISHED LANDSCAPE WITHIN A SIX NIGHT PER WEEK, SIX HOUR PER
NIGHT WATERING WINDOW. ESTABLISHMENT WATERING WILL REQUIRE UP TO TWICE AS
MUCH IRRIGATION FOR A FOUR TO SIX WEEK PERIOD. THE DESIGN IS BASED ON THE
FOLLOWING PROJECTED WEEKLY APPLICATION RATES AFTER ESTABLISHMENT. THESE
FIGURES ARE BASED ON A 30-YEAR AVERAGE WEATHER DATA AND WILL NEED TO BE
ADJUSTED DUE TO SEASONAL CHANGES AND WEATHER CONDITIONS ABOVE AND
BELOW THE AVERAGE VALUES UTILIZED.
ORNAMENTAL PLANTINGS 0.94" PER WEEK PEAK SEASON
4.EQUIPMENT INSTALLATION - IT IS THE INTENT OF THIS DESIGN THAT ALL IRRIGATION
EQUIPMENT BE INSTALLED WITHIN PROPERTY LIMITS AND WITHIN LANDSCAPED AREAS.
ANY EQUIPMENT OTHER THAN VALVE BOXES OR SLEEVING THAT CONTAINS PIPE OR
WIRES SHOWN OUTSIDE OF THESE LIMITS IS SHOWN IN THAT LOCATION FOR GRAPHICAL
CLARITY ONLY. ALL VALVE BOXES SHALL BE INSTALLED A MINIMUM OF 2'-0" FROM
EDGE OF ANY PAVED SURFACES UNLESS SPECIFICALLY INDICATED ON PLANS. BOXES
INSTALLED IN OPEN TURF AREAS SHALL BE KEPT TO EDGES AND STAKED FOR REVIEW
IF ALONG HIGH TRAFFIC AREAS. ALL VALVE BOXES SHALL BE PLACED A MINIMUM OF
3'-0" FROM THE CENTERLINE OF ANY DRAINAGE SWALE. ALL VALVE BOXES WITHIN
PAVEMENT SHALL BE TIER 15 RATED BOXES FOR HEAVY DUTY NON-DELIBERATE
TRAFFIC. BOX LID COLOR SHALL MATCH ADJACENT MATERIALS, I.E. GREEN IN TURF,
TAN IN WOOD MULCH, GRAY IN STONE MULCH, PURPLE FOR RECLAIMED WATER
SYSTEMS (IF REQUIRED). REFER TO LANDSCAPE PLANS FOR MATERIAL COLORS AND
TYPES. ALL BOXES SHALL BE INSTALLED TO BE FLUSH WITH GRADE AND IN AN
ORDERLY MANNER. WHERE MORTAR PAVING LIDS ARE INSTALLED ABOVE BOXES,
IRRIGATION BOX WITH LID SHALL BE LOWERED TO ACCOMMODATE PAVING LID. REFER
TO LANDSCAPE FOR ADDITIONAL INFORMATION, TO BE INSTALLED PER MANUFACTURE
RECOMMENDATIONS.
5.PIPING INSTALLATION - IRRIGATION PIPING SHALL MAINTAIN A MINIMUM DISTANCE FROM
BUILDING FOUNDATIONS OF 5 FEET OR AS DESCRIBED IN SOILS REPORT, WHICHEVER IS
GREATER. NO SPRAY IRRIGATION SHALL OCCUR WITHIN 10 FEET OF THE FOUNDATION.
NO DRIP IRRIGATION SHALL OCCUR WITHIN 5 FEET OF THE FOUNDATION UNLESS SOIL
MOISTURE SENSORS ARE INSTALLED ON VALVES SERVICING THESE AREAS. ALL
IRRIGATION PIPING AND EMISSION DEVICES LOCATED ON TOP OF OR WITHIN BUILDING
STRUCTURE SHALL CONFORM TO WATERPROOFING CONSULTANT REQUIREMENTS. PIPE
ROUTING MAY BE SHOWN WITHIN THESE DISTANCES FOR GRAPHICAL CLARITY ONLY.
6.MANUAL DRAIN VALVES - CONTRACTOR TO INSTALL ONE MANUAL DRAIN VALVE ON
PRESSURE SUPPLY LINE DIRECTLY DOWNSTREAM OF BACKFLOW PREVENTER AND AT
ALL LOW POINTS AND DEAD ENDS OF PRESSURE SUPPLY PIPING TO ENSURE COMPLETE
DRAINAGE OF SYSTEM. CONTRACTOR SHALL BE RESPONSIBLE FOR DETERMINING
THESE LOCATIONS IN-FIELD AND INSTALLATION LOCATIONS SHALL BE NOTED ON
AS-BUILTS.
7.DRIP IRRIGATION - REFER TO IRRIGATION DETAIL SHEET FOR DRIP EMITTER QUANTITIES
AND PLACEMENT.
8.SLEEVING - ALL SLEEVING UNDER PAVED SURFACES SHOWN ON PLANS IS BY
CONTRACTOR UNLESS OTHERWISE NOTED. SLEEVING SHALL BE INSTALLED IN THE SIZES
AND QUANTITIES SHOWN ON PLANS OR BASED ON THE SCHEDULE BELOW. WHERE
SLEEVES ARE SHOWN, BUT NOT LABELED, FOLLOW THE SCHEDULE BELOW. ALL
MAINLINE, CONTROL WIRES AND DRIP LINES UNDER PAVED SURFACES ARE TO BE
INSTALLED IN SLEEVING. ALL MAINLINE SLEEVE LOCATIONS TO INCLUDE A SEPARATE
WIRE SLEEVE.
SLEEVED PIPE SIZE/WIRE QUANTITY REQUIRED SLEEVE SIZE & (QUANTITY)
3 4" - 114" PIPING 2" PVC (1)
1-25 CONTROL WIRES 2" PVC (1)
9.SPARE CONTROL WIRES - CONTRACTOR SHALL EXTEND THREE SPARE WIRES (ONE COMMON
AND 2 CONTROL WIRES) FROM EACH CONTROLLER TO THE END OF THE MAINLINE
SERVING THAT CONTROLLER OR AS SHOWN ON THE PLANS. INSTALL SPARE WIRES IN
10" ROUND VALVE BOX WITH QUICK COUPLING VALVE. REFER TO SPECIFICATIONS FOR
WIRE COLOR. SEE IRRIGATION SCHEDULE FOR ADDITIONAL INFORMATION.
10.PLANS AND SPECIFICATIONS - CONTRACTOR RESPONSIBLE TO ENSURE WORK CONFORMS
TO PLANS AND SPECIFICATIONS. AT ONSET OF CONSTRUCTION, VERIFY PLANS ARE
CURRENT. WHERE REQUIRED BY CITY OR TOWN, CONTRACTOR SHALL CONSTRUCT ONLY
OFF CITY OR TOWN STAMPED PLANS. REVISIONS TO CITY OR TOWN STAMPED PLANS
SHALL CONFORM TO CITY OR TOWN FIELD CHANGE PROCEDURES AND
DOCUMENTATION.
11.SIMULTANEOUS ZONE OPERATION - THIS IRRIGATION SYSTEM HAS BEEN DESIGNED TO
OPERATE MULTIPLE ZONES SIMULTANEOUSLY BASED ON INDIVIDUAL ZONE FLOW. THE
DESIGN IS INTENDED TO OPERATE MULTIPLE VALVES, UP TO THE MAXIMUM FLOW IN THE
POINT OF CONNECTION NOTE. REFER TO CONTROLLER SPECIFICATION FOR MAXIMUM
SIMULTANEOUS VALVE COUNT.
12.BACKFLOW DEVICES: ALL CONNECTION COMPONENTS AND BACKFLOW DEVICES SHALL BE
LEAD-FREE. CONTRACTOR SHALL CONTACT WATER SERVICE PROVIDER FOR ANY
ADDITIONAL REQUIREMENTS REGARDING BACKFLOW TESTING.
13.WATER BUDGETS AND PROJECTIONS - HYDROSYSTEMS-KDI HAS BASED THE IRRIGATION
DESIGN AND THE ASSOCIATED PROJECTED WATER USE UPON SUCH FACTORS AS CITY
OR WATER DISTRICT IMPOSED REQUIREMENTS, PUBLISHED PLANT SPECIES WATER
NEEDS, SELECTED IRRIGATION METHOD EFFICIENCIES AS REPORTED BY INDEPENDENT
TESTING FACILITIES, HISTORICAL WEATHER DATA FOR THE PROJECT LOCATION, AND
PROPER MAINTENANCE PROCEDURES. HYDROSYSTEMS*KDI IS NOT RESPONSIBLE, AND
ACCEPTS NO RESPONSIBILITY, FOR THE ACTUAL WATER USAGE VARIATION THAT IS A
RESULT OF FIELD MODIFICATIONS TO THE SYSTEM NOT MATCHING CONSTRUCTION
DOCUMENTS, IMPROPER MAINTENANCE, WASTE DUE TO SYSTEM DAMAGE OR
VANDALISM, OR WEATHER CONDITIONS THAT DEVIATE FROM PUBLISHED 30 YEAR
HISTORICAL AVERAGES.
IRRIGATION CONSTRUCTION NOTES
CONTROLLER LOCATIONS "A"
WALL MOUNT ONE CONTROLLER (REFER TO SCHEDULE FOR MODEL AND STATION COUNT),
REMOTE READY, AT INDICATED LOCATION. 120 VOLT POWER IS AVAILABLE WITHIN 35 LF.
OF CONTROLLER LOCATION FROM BUILDING, BY OTHERS RE=ELECTRICAL. ELECTRICAL
METER, WIRE/CONDUIT, STEP-DOWN TRANSFORMER (IF REQUIRED) AND POWER
CONNECTION TO CONTROLLER IS BY CONTRACTOR WITH WORK CONFORMING TO LOCAL
CODES. FEES AND PERMITS ASSOCIATED WITH WORK ARE TO BE OBTAINED AND PAID BY
CONTRACTOR. FINAL CONTROLLER LOCATION SHALL BE APPROVED BY OWNER OR
OWNER'S REPRESENTATIVE PRIOR TO INSTALLATION. MOUNT ONE WEATHER SENSOR ON
BUILDING WHERE THERE IS 20 FT. OF CLEARANCE FROM ANY OVERHANG OR
OBSTRUCTING FEATURE. INSTALL WEATHER SENSOR RECEIVER IN CONTROLLER
ENCLOSURE. CONNECT SENSOR RECEIVER WIRES TO IRRIGATION CONTROLLER SENSOR
PORT THROUGH CONDUIT. FINAL WEATHER SENSOR LOCATION SHALL BE APPROVED BY
OWNER OR OWNER'S REPRESENTATIVE PRIOR TO INSTALLATION.
POINT OF CONNECTIONS #1 - 1"
PEAK FLOW REQUIREMENT: 10 GPM. REQUIRED STATIC PRESSURE: 60 PSI
CONTRACTOR SHALL TIE ONTO 1'' COPPER STUB-OUT AT 54'' DEPTH IN THIS APPROXIMATE
LOCATION. INSTALLATION OF TAP, SERVICE LINE, METER PIT AND STUB TO THIS LOCATION
IS BY OTHERS RE=CIVIL. CONNECT TO STUB AND EXTEND 1'' TYPE K SOFT COPPER AT 54''
MINIMUM DEPTH TO BACKFLOW PREVENTER LOCATION. INSTALL ONE 1'' STOP AND WASTE
VALVE, ONE 1'' PVB BACKFLOW PREVENTER WITH PROTECTIVE ENCLOSURE, ONE MANUAL
DRAIN VALVE, ONE QUICK COUPLING VALVE AND EXTEND PVC MAINLINE AS SHOWN. WORK
SHALL CONFORM TO LOCAL CODE. FEES, PERMITS AND INSPECTIONS ASSOCIATED WITH
WORK ARE TO BE OBTAINED AND PAID FOR BY CONTRACTOR. FINAL BACKFLOW
PREVENTER LOCATION SHALL BE APPROVED BY OWNER'S REPRESENTATIVE PRIOR TO
INSTALLATION.
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3858 WALNUT STREET,
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DATE
SHEET TITLE
SHEET NO.
LB MOAB OWNER, LLC
DENVER, CO, 80205
March 31, 2021
IR.100
Overall Irrigation
Plan
N 100'50'0'OVERALL IRRIGATION PLAN
Scale: 1" = 100'-0"860 Tabor Street, Suite 200 Lakewood, Colorado 80401
o: 303.980.5327 www.hydrosystemskdi.com
Irrigation Consulting & Water Management
CALL 3 BUSINESS DAYS IN ADVANCE BEFORE YOU
DIG, GRADE, OR EXCAVATE FOR THE MARKING OF
UNDERGROUND MEMBER UTILITIES.
R
Know what's below.
Call before you dig.
DIRECTORY
IRRIGATION SCHEDULE IR.000
IRRIGATION NOTES IR.000
IRRIGATION PLANS IR.100 - IR.106
IRRIGATION DETAILS IR.107 - IR.108
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A1
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A1
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A1
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A1 A
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1''
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A1
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(1)2''
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SHEET TITLE
SHEET NO.
LB MOAB OWNER, LLC
DENVER, CO, 80205
March 31, 2021
IR.101
Irrigation Plan
N 30'15'0'IRRIGATION PLAN
Scale: 1" = 30'-0"
KEY MAP
860 Tabor Street, Suite 200 Lakewood, Colorado 80401
o: 303.980.5327 www.hydrosystemskdi.com
Irrigation Consulting & Water Management
CALL 3 BUSINESS DAYS IN ADVANCE BEFORE YOU
DIG, GRADE, OR EXCAVATE FOR THE MARKING OF
UNDERGROUND MEMBER UTILITIES.
R
Know what's below.
Call before you dig.
DIRECTORY
IRRIGATION SCHEDULE IR.000
IRRIGATION NOTES IR.000
IRRIGATION PLANS IR.100 - IR.106
IRRIGATION DETAILS IR.107 - IR.108
MATCHLINE - SEE SHEET IR.106
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A1
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A1
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A1
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1''
DR .75"
A1
A
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DR .75"
A1
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(1)2''
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(1)2''
DR .75"
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3858 WALNUT STREET,
SUITE 104
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SHEET TITLE
SHEET NO.
LB MOAB OWNER, LLC
DENVER, CO, 80205
March 31, 2021
IR.102
Irrigation Plan
KEY MAP
N 30'15'0'IRRIGATION PLAN
Scale: 1" = 30'-0"860 Tabor Street, Suite 200 Lakewood, Colorado 80401
o: 303.980.5327 www.hydrosystemskdi.com
Irrigation Consulting & Water Management
CALL 3 BUSINESS DAYS IN ADVANCE BEFORE YOU
DIG, GRADE, OR EXCAVATE FOR THE MARKING OF
UNDERGROUND MEMBER UTILITIES.
R
Know what's below.
Call before you dig.
DIRECTORY
IRRIGATION SCHEDULE IR.000
IRRIGATION NOTES IR.000
IRRIGATION PLANS IR.100 - IR.106
IRRIGATION DETAILS IR.107 - IR.108
IR.102
MATCHLINE - SEE SHEET IR.105
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3858 WALNUT STREET,
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SHEET TITLE
SHEET NO.
LB MOAB OWNER, LLC
DENVER, CO, 80205
March 31, 2021
IR.103
Irrigation Plan
KEY MAP
N 30'15'0'IRRIGATION PLAN
Scale: 1" = 30'-0"860 Tabor Street, Suite 200 Lakewood, Colorado 80401
o: 303.980.5327 www.hydrosystemskdi.com
Irrigation Consulting & Water Management
CALL 3 BUSINESS DAYS IN ADVANCE BEFORE YOU
DIG, GRADE, OR EXCAVATE FOR THE MARKING OF
UNDERGROUND MEMBER UTILITIES.
R
Know what's below.
Call before you dig.
DIRECTORY
IRRIGATION SCHEDULE IR.000
IRRIGATION NOTES IR.000
IRRIGATION PLANS IR.100 - IR.106
IRRIGATION DETAILS IR.107 - IR.108
IR.103
MATCHLINE - SEE SHEET IR.104
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3858 WALNUT STREET,
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DATE
SHEET TITLE
SHEET NO.
LB MOAB OWNER, LLC
DENVER, CO, 80205
March 31, 2021
IR.104
Irrigation Plan
KEY MAP
N 30'15'0'IRRIGATION PLAN
Scale: 1" = 30'-0"860 Tabor Street, Suite 200 Lakewood, Colorado 80401
o: 303.980.5327 www.hydrosystemskdi.com
Irrigation Consulting & Water Management
CALL 3 BUSINESS DAYS IN ADVANCE BEFORE YOU
DIG, GRADE, OR EXCAVATE FOR THE MARKING OF
UNDERGROUND MEMBER UTILITIES.
R
Know what's below.
Call before you dig.
DIRECTORY
IRRIGATION SCHEDULE IR.000
IRRIGATION NOTES IR.000
IRRIGATION PLANS IR.100 - IR.106
IRRIGATION DETAILS IR.107 - IR.108
IR.104
MATCHLINE - SEE SHEET IR.103
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1''3
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A1
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3858 WALNUT STREET,
SUITE 104
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SHEET TITLE
SHEET NO.
LB MOAB OWNER, LLC
DENVER, CO, 80205
March 31, 2021
IR.105
Irrigation Plan
KEY MAP
N 30'15'0'IRRIGATION PLAN
Scale: 1" = 30'-0"860 Tabor Street, Suite 200 Lakewood, Colorado 80401
o: 303.980.5327 www.hydrosystemskdi.com
Irrigation Consulting & Water Management
CALL 3 BUSINESS DAYS IN ADVANCE BEFORE YOU
DIG, GRADE, OR EXCAVATE FOR THE MARKING OF
UNDERGROUND MEMBER UTILITIES.
R
Know what's below.
Call before you dig.
DIRECTORY
IRRIGATION SCHEDULE IR.000
IRRIGATION NOTES IR.000
IRRIGATION PLANS IR.100 - IR.106
IRRIGATION DETAILS IR.107 - IR.108
IR.105
MATCHLINE - SEE SHEET IR.102
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3858 WALNUT STREET,
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SHEET TITLE
SHEET NO.
LB MOAB OWNER, LLC
DENVER, CO, 80205
March 31, 2021
IR.106
Irrigation Plan
KEY MAP
N 30'15'0'IRRIGATION PLAN
Scale: 1" = 30'-0"860 Tabor Street, Suite 200 Lakewood, Colorado 80401
o: 303.980.5327 www.hydrosystemskdi.com
Irrigation Consulting & Water Management
CALL 3 BUSINESS DAYS IN ADVANCE BEFORE YOU
DIG, GRADE, OR EXCAVATE FOR THE MARKING OF
UNDERGROUND MEMBER UTILITIES.
R
Know what's below.
Call before you dig.
DIRECTORY
IRRIGATION SCHEDULE IR.000
IRRIGATION NOTES IR.000
IRRIGATION PLANS IR.100 - IR.106
IRRIGATION DETAILS IR.107 - IR.108
IR.106
MATCHLINE - SEE SHEET IR.101
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SUITE 104
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SHEET TITLE
SHEET NO.
LB MOAB OWNER, LLC
DENVER, CO, 80205
March 31, 2021
IR.107
Irrigation Details
860 Tabor Street, Suite 200 Lakewood, Colorado 80401
o: 303.980.5327 www.hydrosystemskdi.com
Irrigation Consulting & Water Management
CALL 3 BUSINESS DAYS IN ADVANCE BEFORE YOU
DIG, GRADE, OR EXCAVATE FOR THE MARKING OF
UNDERGROUND MEMBER UTILITIES.
R
Know what's below.
Call before you dig.
DIRECTORY
IRRIGATION SCHEDULE IR.000
IRRIGATION NOTES IR.000
IRRIGATION PLANS IR.100 - IR.106
IRRIGATION DETAILS IR.107 - IR.108
NOTES:
·CONCRETE PAD PENETRATIONS TO BE 1" LARGER
THAN PIPE DIAMETER.
·DIAMETER OF FITTINGS, NIPPLE AND TUBING
SHALL EQUAL DIAMETER OF BACKFLOW
PREVENTER UNLESS NOTED OTHERWISE.
HT. OF PVB
PER CODE
TYPE "K"
RIGID
COPPER
PVC PRESSURE SUPPLY LINE -
REFER TO IRRIGATION
SCHEDULE
6" THICK CONCRETE PAD
LENGTH AS REQUIRED - 30"
MINIMUM WIDTH- TOP OF SLAB
TO BE 1" ABOVE FINISH GRADE
ADJUSTABLE CAST IRON STOP
BOX - TYLER OR EQUAL
REDUCED PRESSURE VACUUM BREAKER
LOCATED 12" HIGHER THAN HIGHEST EMITTER
CxM ADAPTER (TWO REQUIRED)
CxC ELL
QUICK COUPLING VALVE -
INSTALL AS PER QCV DETAIL
12"
SOIL FILTER FABRIC COVERING
GRAVEL SUMP
STOP & DRAIN VALVE - LINE SIZE
3 4" CRUSHED GRAVEL SUMP - 2 CU. FT.
SERVICE LINE FROM WATER METER
12"12"
BACKFLOW PREVENTER 1PRESSURE VACUUM BREAKER - TYPICAL
PVC CONDUIT W/ SWEEP ELL (TYP. UNDERGROUND
LOCATIONS) - 2 EACH LOCATION - ONE 2" PVC SCH
40 DIRECT BURIAL CONDUIT STUB-OUT FOR 24V
VALVE CONTROL WIRING AND ONE 3 4" PVC CONDUIT
FOR 120V POWER SUPPLY IN DIRECT BURIAL
CONDUIT AS PER CITY CODE.
FINISH GRADE
EMT MALE ADAPTER & PVC FEMALE ADAPTER
SECURE CONDUIT TO WALL 18" O.C.
EMT CONDUIT - SIZE TO ACCOMMODATE
CONTROL WIRE QUANTITY
EMT MALE ADAPTER W/ WASHER & LOCK RING
ELECTRIC CONTROLLER
SECURE CONTROLLER TO
WALL WITH ANCHOR BOLTS
18''
54" MIN.
60" MAX.
ELECTRIC CONTROLLER 2EXTERIOR WALL MOUNT
WIRELESS RAIN SENSOR (MODEL
PER SCHEDULE) - TOP OF
SENSOR TO BE ABOVE GUTTER
AND/OR ANY OBSTRUCTIONS
ADJUSTABLE LENGTH
MOUNTING ARM
SECURE BRACKET TO EAVE PER
MANUFACTURER'S RECOMMENDATIONS.
BUILDING EAVE
NOTE: MOUNT SENSOR RECEIVER PER
CONTROLLER DETAIL.
WEATHER SENSOR 3EAVE MOUNTED - Wireless
FINISH GRADE
APPLY TEFLON TAPE TO ALL MALE THREADED
PVC FITTINGS AND ALL NIPPLES
3 4" CRUSHED GRAVEL SUMP 1 CU. FT.
2" VALVE MARKER
10" ROUND VALVE BOX - BRAND THE
LETTER "D' IN LID. REFER TO
TECHNICAL SPECIFICATIONS.
2" CL 200 PVC ACCESS SLEEVE -
LENGTH AS REQUIRED
1" FxF BRASS 90 ELL (2) 1"xCL
BRASS NIPPLE (2)
1"x6" BRASS NIPPLE
1" BRASS 1/4 TURN CURB STOP
1" MxF SCH. 40 PVC 90 ELL
SOIL BLANKET COVERING SUMP
1"x4" PVC NIPPLE SCH. 80
3 4" CRUSHED GRAVEL SUMP. SEE
TECHNICAL SPECIFICATIONS FOR
SUMP SIZE
PVC PRESSURE MAINLINE. REFER
TO TRENCH DETAIL.
MANUAL DRAIN VALVE 4TYPICAL
FINISH GRADE
APPLY TEFLON TAPE TO ALL THREADED NIPPLES
3"
2"
10" ROUND VALVE BOX BRAND
"QC" INTO VALVE BOX LID.
REFER TO TECHNICAL
SPECIFICATIONS.
3 4" CRUSHED GRAVEL SUMP -
FILL BOX TO WITHIN 2" OF
BOTTOM OF QCV LID
1" BRASS NIPPLE LENGTH AS REQUIRED
LINE SIZE BRASS COUPLING
12"x12" REBAR STABILIZING STAKE
TYPICAL TWO SIDES PER QUICK
COUPLING VALVE LOCATION
LASCO #G 13S-212 UNITIZED SWING
JOINT W/ BRASS INSERT STABILIZER
ELBOW. PROVIDE WITH 1" MIPT INLET
PRESSURE MAINLINEx1" PVC SERVICE TEE -
SOLVENT WELD OR GASKETED FITTING REFER
TO SPECIFICAIONS
QUICK COUPLING VALVE
QUICK COUPLING VALVE 5LASCOSWING - TYPICAL
NOTE: REFER TO TECHNICAL
SPECIFICATIONS FOR MINIMUM
TRENCH WIDTHS.FINISH
GRADE
ROTOR LATERAL
PIPING
BACKFILL MATERIAL (TYP.)
4-6" BODIES: 14"
12" BODIES: 18"
MAINLINE
4-6" BODIES: 18"
12" BODIES: 24"
CONTROL WIRE BUNDLE OR TWO
WIRE COMMUNICATION CABLE (PER
SPECIFICATIONS)
24"
SPRAY HEAD LATERAL
PIPING OR DRIP LINE
HEADER.
624" MAINLINE
TRENCH
12" MIN.
1=1 1=11=111
24" MIN.
36" MIN.
PAVED SURFACE
CURB AND GUTTER
(IF APPLICABLE)
ROUGH GRADE
2" PVC PIPE SLEEVE MARKER -
INSTALL AT BOTH ENDS OF EACH
SLEEVE LOCATION AND EXTEND AT
LEAST 3' ABOVE GRADE. SPRAY
EXPOSED PORTION OF MARKER WITH
GREEN FLUORESCENT PAINT. REMOVE
AT FINAL INSTALL.
A C
\\VVVV11 uuB
SEAL ENDS OF SLEEVE WITH
CLOTH DUCT TAPE (TYPICAL)
NOTE: PVC OR HDPE SLEEVING (TYPICAL)
• ALL SLEEVE MATERIAL PER IRRIGATION SCHEDULE, SIZE AS NOTED ON
PLAN.
• INSTALL SLEEVES IN SIDE -BY -SIDE CONFIGURATION WHERE MULTIPLE
SLEEVES ARE TO BE INSTALLED. SPACE SLEEVES 4" TO 6" APART. DO
NOT STACK SLEEVES VERTICALLY.
• CONTRACTOR TO COORDINATE WITH FLATWORK INSTALLER TO BRAND A
'V" IN SIDEWALK OR CURB AT BOTH ENDS OF SLEEVE CROSSING.
• SLEEVING THROUGH OR UNDER RETAINING WALLS, PLANTER WALLS, POND
LINING, OR WATER QUALITY AREAS SHALL BE COORDINATED WITH CIVIL
WORK AT APPROXIMATE LOCATIONS SHOWN.
• AN INDIVIDUAL SLEEVE SHALL CONTAIN NO MORE THAN ONE PIPE OR WIRE
BUNDLE.
IRRIGATION SLEEVING
TYPICAL
PVC SCH. 80 NIPPLE
PVC SCH. 40 TEE OR ELL
PVC MAINLINE
NOTE:
FINISH GRADE
PVC SCH. 40 ELL
PVC SCH. SO NIPPLE
24" COILED WIRE
WATERPROOF SPLICE
JUMBO VALVE BOX - BRAND BOX LID W/
CONTROLLER AND STATION NUMBER -
REFER TO TECHNICAL SPECIFICATIONS.
12" POP-UP SPRAY HEAD WITH CHECK
VALVE, CLOSED NOZZLE, PURPLE CAP 4
SWING PIPE (ZONE OPERATIONAL
INDICATOR)
DRIP VALVE ASSEMBLY (SEE
SCHEDULE)
VALVE SIZE MIPTxINS. PVC ADAPTER
STAINLESS STEEL WORM GEAR OR
PINCH CLAMP
INSERT TEE WITH CLAMPS
VALVE SIZE POLY PIPING -
SWEEP TO SPECIFIED DEPTH
3 MIN. DEPTH a/" WASHED GRAVEL
LINE SIZE PVC BALL VALVE
INSTALL ASSEMBLY TO REST ON GRAVEL SUMP. CONTAIN ENTIRE ASSEMBLY WITHIN BOX. NO VALVE
BOX EXTENSIONS WILL BE ACCEPTED. PROVIDE 3"-4" CLEARANCE BETWEEN TOP OF CONTROL
VALVE SOLENOID AND BOTTOM OF VALVE BOX LID. TOP OF VALVE BOX TO BE FLUSH WITH FINISH
GRADE. VALVE BOX SHALL NOT REST ON DRIP TUBING.
DRIP VALVE
24V - POLY LATERAL
DIRECTORY
IRRIGATION SCHEDULE IR.000
IRRIGATION NOTES IR.000
IRRIGATION PLANS IR.100 - IR.106
IRRIGATION DETAILS IR.107 - IR.108
PLAN
FLUSH VALVE
PLANT MATERIAL
INDICATOR HEAD
PLANTER BED
WALL OR EDGER
DISTANCES VARY: CONTRACTOR SHALL
LOCATE FLUSH VALVE BOX TO BE
SCREENED BY PLANT MATERIAL AND
ACCESSIBLE. OPERATIONAL INDICATOR
SHALL BE LOCATED FOR EASY
VISIBILITY DURING OPERATION
POLY PIPE FROM
EXHAUST HEADER
OR DRIP LATERAL
DRIP FLUSH VALVE
SECTION
O
R 0
12" POP-UP SPRAY HEAD WITH
CHECK VALVE, GPH GDFN
INDICATOR NOZZLE, 4 SWING PIPE
(ZONE OPERATIONAL INDICATOR)
10" ROUND VALVE BOX WITH COVER
- BRAND "DB" INTO VALVE BOX LID.
REFER TO TECHNICAL
SPECIFICATIONS.
�II FINISH GRADE
% PVC BALL VALVE WITH %" PVC
INSxMIPT ADAPTER AND S.S. CLAMP
%" DRIP TUBING - COIL SUFFICIENT
LENGTH IN BOX TO EXTEND HOSE
ADAPTER OUTSIDE OF VALVE BOX.
%" WASHED RIVER ROCK BUMP (1
CU. FT.)
DEFLECT TUBING TO PERMIT
ENTRY THROUGH BOTTOM OF
VALVE BOX.
INSERT TEE WITH CLAMPS
WITH OPERATIONAL INDICATOR
PLANTING BACKFILL MATERIAL
POLY DRIP TUBING
PLANT ROOTBALL
EMITTER - STAKE TO EDGE OF
ROOTBALL
EMITTER MICRO -TUBING - 60"
MAXIMUM LENGTH
PLAN
PLANT SIZE
EMITTER
FLOW RATE
EMITTER QTY. AT MULCHED
BED LOCATIONS
EMITTER QTY. AT NATIVE
SEED LOCATIONS
1 - 2 GALLON MATERIAL
0.5 GPH
ONE EACH
ONE EACH
5 GALLON MATERIAL
0.5 GPH
TWO EACH
TWO EACH
1Y0" CALIPER TREE
1.0 GPH
THREE EACH
FOUR EACH
2" CALIPER TREE
1.0 GPH
FOUR EACH
SIX EACH
2Y" CALIPER TREE
1.0 GPH
SIX EACH
EIGHT EACH
3" CALIPER TREE
1.0 GPH
EIGHT EACH
TEN EACH
3Y' CALIPER TREE
1.0 GPH
NINE EACH
ELEVEN EACH
4" CALIPER TREE
1.0 GPH
TEN EACH
TWELVE EACH
6 FT. CONIFEROUS TREE
1.0 GPH
FOUR EACH
SIX EACH
S FT. CONIFEROUS TREE
1.0 GPH
SIX EACH
NINE EACH
10 FT. CONIFEROUS TREE
1.0 GPH
EIGHT EACH
TWELVE EACH
12 FT. CONIFEROUS TREE
1.0 GPH
TEN EACH
FOURTEEN EACH
DRIP EMITTER
SECTION
PLANT MATERIAL
EMITTER - REFER TO SCHEDULE FOR
EMITTER QUANTITY. REFER TO
SPECIFICATIONS FOR MANUFACTURER
AND MODEL NUMBER.
MULCH LAYER
EMITTER MICRO -TUBING
4,-6„
POLY DRIP TUBING - RE:
TECHNICAL SPECIFICATIONS
6" 10 GAUGE JUTE STAKE OR
APPROVED EQUAL
NOTES:
• INSTALL EMITTERS ON OPPOSING SIDES OF ROOTBALL. THREE OR MORE EMITTERS
SHALL BE EQUALLY SPACED AROUND ROOT BALL.
• EMITTERS ARE TO BE INSTALLED TO CLEAR SURFACE BY A MINIMUM OF 1" AND A
MAXIMUM OF 2".
FLUSH ALL LINES THOROUGHLY, INCLUDING EMI i l EK MICRO -TUBING PRIOR TO
EMITTER INSTALLATION.
• IF PLANTING ON A 4:1 SLOPE OR STEEPER, INSTALL BOTH EMITTERS ON UPHILL SIDE
OF ROOT BALL.
• EMITTERS SHALL BE SELF -FLUSHING, PRESSURE COMPENSATING -TYPE UNLESS
NOTED OTHERWISE WITHIN TECHNICAL SPECIFICATIONS.
• DRIP VALVE ZONES ARE DESIGNED TO ACCOUNT FOR DIFFERENCES IN PLANT
REQUIREMENTS (HYDROZONES) AND SUN EXPOSURE.
• CONTRACTOR SHALL ENSURE HYDROZONES ARE VALVED SEPARATELY AS SHOWN
ON PLAN.
• SITE CONDITIONS MAY DICTATE THAT MULTIPLE SUN EXPOSURES ARE VALVED
TOGETHER DURING THE DESIGN PROCESS. CONTRACTOR SHALL ADJUST EMITTER
SCHEDULE AS FOLLOWS:
•• EMITTER QUANTITIES SHALL REMAIN THE SAME BUT EMITTER GALLONAGES SHALL
BE DOUBLED FOR PLANTS WITH SOUTH AND WEST EXPOSURES.
EMITTER QUANTITIES AND GALLONAGE SHALL BE AS SHOWN IN SCHEDULE FOR
PLANTS WITH NORTH AND EAST EXPOSURES.
PLANTINGS WITH NORTH AND EAST EXPOSURE SHALL DICTATE VALVE RUN-TIMES
AND CONTRACTOR SHALL ADJUST SCHEDULING ACCORDINGLY.
BELOW GRADE
Know what's below.
Call before you dig.
CALL 3 BUSINESS DAYS IN ADVANCE BEFORE YOU
KDI
HydrbSystems
Irrigation Consulting & Water Management
860 Tabor Street, Suite 200 Lakewood, Colorado 80401
0: 303.980.5327 www.hydrosystemskdi.com
OWNER
LB MOAB OWNER, LLC
3858 WALNUT STREET,
SUITE 104
DENVER, CO, 80205
HI<S
Jones & OeMille
Engineering
CO(1FL EfCE
LIONSBACK RESORT
FINAL MPD PHASE 1 SUBMITTAL
DATE
March 31, 2021
SHEET TITLE
Irrigation Details
SHEET NO.
IR.108