Ordinance No. 2012-12ENTRY NO 00949720 When recorded return to:
07/20/2012 11:54:22 AM 8: 2138 P: 0242
Ordinance PAGE 1/334 City Recorder
ALAN RECORDER
FEE 50R.00 BYPARK CITY
SUMMIT YMUNICIPAL CORP Park City Municipal Corporation
■IIl11WaY�41Y�"11r+4o14M4A WV9,11UlLIAP1CAI[i ®I;II P.O. Box 1480
Ordinance 12- 9 2, Park City, UT 84060
AN ORDINANCE ANNEXING APPROXIMATELY 29.55 ACRES OF
PROPERTY LOCATED AT THE SOUTHWEST CORNER OF THE SR248 AND
US40 INTERCHANGE IN THE QUINN'S JUNCTION AREA, KNOWN AS THE
QUINN'S PARTNERSHIP ANNEXATION, INTO THE CORPORATE LIMITS OF
PARK CITY, UTAH, AND AMENDING THE OFFICIAL ZONING MAP OF PARK
CITY TO ZONE THE PROPERTY COMMUNITY TRANSITION (CT) WITH A
REGIONAL COMMERCIAL OVERLAY (RCO) DESIGNATION
WHEREAS, on January 24, 2005, the property owner, Quinn's Junction
Partnership, of the property shown on the attached Annexation Plat "Exhibit A"
(the "Property'), first petitioned the City Council for approval of an annexation
into the Park City limits; and
WHEREAS, the Property is approximately 29.55 acres in area and is located
southwest of the intersection of State Road 248 and US-40 as described in the
attached Legal Description "Exhibit B"; and
WHEREAS, the Property is included within the Park City Annexation Expansion
Area, and is not included within any other municipal jurisdiction; and
WHEREAS, on January 18, 2012, Summit County and the Quinn's Junction
Partnership executed a Settlement Agreement "Exhibit C" regarding vested
development rights for this parcel, including an Annexation Agreement which
was entered into by and among the Quinn's Junction Partnership and Park City
Municipal Corporation on January 17, 2012 ("Annexation Agreement"); and
WHEREAS, on January 20, 2012, a revised annexation petition, including a
zoning map amendment request to zone the property Community Transition (CT)
with a Regional Commercial Overlay (RCO) was submitted. Additional
information related to the annexation petition and the Master Planned
Development for a 374,000 sf (Gross Floor area as described in the January 17,
2012 Annexation Agreement) movie/film studio campus, with associated uses
and a 100 room (keys) hotel, was submitted to the City, and the submittal was
deemed complete; and
WHEREAS, the Park City Council accepted the Quinn's Junction Partnership
Annexation petition on January 26, 2012; and
WHEREAS, the City reviewed the petition against the criteria stated in Sections
10-2-403 (2), (3), and (4) of the Utah Code, annotated 1953 as amended, and
found the petition complied with all applicable criteria of the Utah Code; and
WHEREAS, On February 2, 2012, the City Recorder certified the annexation
petition and delivered notice letters to the "affected entities" required by Utah
Code, Section 10-2-405, giving notice that the petition had been certified and the
required 30-day protest period had begun; and
WHEREAS, no protests were filed by any "affected entities" or other jurisdictions
within the 30-day protest period and the petition was considered accepted on
March 5, 2012; and
WHEREAS, the Planning Commission, after proper notice, conducted public
hearings regarding the Annexation petition application on March 14th, March 28th,
April 11'h, and April 25th ; and
WHEREAS, on April 25, 2012, the Planning Commission voted to forward to City
Council a negative recommendation on the proposed annexation and zoning of
Community Transition (CT) with a Regional Commercial Overlay (RCO) as
described in the Annexation Agreement; and
WHEREAS, on May 17th and May 24th, 2012, the City Council conducted
public hearings and discussed the annexation, MPD, and zoning map
amendment and took public testimony on the matter, as required by law; and
WHEREAS, the January 17, 2012, Annexation Agreement outlines parameters,
conditions, and restrictions regarding the Master Planned Development (the
"Proposed MPD") on the 29.55 acres for a film and media campus, with
associated uses; and.
WHEREAS, the MPD Plans dated May 24, 2012 as "Exhibit F" submitted by the
Applicant, set forth further conditions, design objectives and standards, building
massing and articulation, site plan requirements, landscaping and buffering,
materials, and other specific items that have a goal of enhancing rather than
detracting from the aesthetic quality of the entry corridor; and
WHEREAS, a Development Agreement between the City and Petitioner,
pursuant to the Land Management Code Section 15-8-5 (C), setting forth further
terms and conditions of the Annexation and Master Planned Development is
herein included as Exhibit G ("Development Agreement').
NOW, THEREFORE BE IT ORDAINED by the City Council of Park City, Utah as
follows:
SECTION 1. ANNEXATION APPROVAL. The Property is hereby annexed into
the corporate limits of Park City, Utah according to the Annexation Plat executed
in substantially the same form as is attached hereto as "Exhibit A" and according
to the Findings of Fact, Conclusions of Law, and Conditions of Approval as
stated below.
The Property so annexed shall enjoy the privileges of being in Park City as
described in the Development Agreement attached as "Exhibit G" and shall be
subject to all City levies and assessments as described in the terms of said
Development Agreement.
The Property shall be subject to all City laws, rules and regulations upon the
effective date of this Ordinance.
SECTION 2. ANNEXATION DEVELOPMENT AGREEMENT. Council hereby
authorizes the Mayor to execute the Development Agreement in substantially the
same form as is attached hereto as "Exhibit G" and as approved by the City
Attorney.
ANNEXATION POLICY PLAN. This annexation meets the standards for
annexation set forth in Title 10, Chapter 2 of the Utah Code, the Park City
General Plan, and The Annexation Policy Plan - Land Management Code
Chapter 8, Annexation. The CT zoning designation with Regional Commercial
Overlay (RCO) is consistent with the Annexation Agreement approved by the
City Council and executed on January 17, 2012.
SECTION 4. OFFICIAL PARK CITY ZONING MAP AMENDMENT. The Official
Park City Zoning Map is hereby amended to include said Property in the CT
zoning district, with an RCO overlay as shown in "Exhibit E".
SECTION 5. FINDINGS OF FACT, CONCLUSIONS OF LAW, AND
CONDITIONS OF APPROVAL.
Findings of Fact
1. The property is subject to the January 17, 2012 Annexation Agreement
between Park City and Quinn's Junction Partnership that sets forth certain
requirements and waivers for the MPD development. These waivers are
due to pre-existing vesting in Summit County and the terms of the January
18, 2012 County Settlement Agreement.
2. Land Uses proposed in the MPD Plans include a 100 room/key hotel and
associated lodging uses, a film studio campus with sound stages, and
associated uses, including support commercial, recording studio, outdoor
stage amphitheater, enclosed atrium area between the hotel and
ballroom/meeting space, screening rooms and theater, related mixed use
office/retail/entertainment, sound stages, film school and related
educational uses, associated offices, workshops, and production support
and offices. The Gross Floor Area allowed per the Annexation Agreement
is 374,000 square feet. Exceptions to the Floor Area, including porches,
balconies, patios and decks, vent shafts, courts, and one atrium subject to
further restrictions, are spelled out in the Annexation Agreement.
3. Proposed uses as identified in the MPD Plans (Exhibit F) are consistent
with the January 17, 2012 Annexation Agreement.
4. The City Council as the final approving body of the MPD has decreased
the number of Off -Street Parking Spaces within MPDs based upon a
parking analysis and recommendation from the Planning Department per
Section 15-6-5 (E).
5. The City Council hereby incorporates the staff reports dated March 14'h,
March 28'h, April 11'h, April 25 h, May 17'h and May 24'h, 2012 as part of
the record of decision.
Conclusions of Law
1. Due to the unique circumstances of the terms and conditions of the
County Settlement Agreement, the Annexation and Zoning Map
amendment are consistent with the Annexation Agreement (Exhibit D), the
City's Annexation Policy Plan, Quinn's Junction Study Area, the required
findings and conclusions of LMC 15-6-6, and the Park City General Plan
(2005).
2. Approval of the Annexation and Zoning Map amendment does not
adversely affect the health, safety, and welfare of the citizens of Park City.
Conditions of Approval
1. The Official Zoning Map shall be amended to designate the Quinn's
Junction Partnership Annexation property with Community Transition (CT)
zoning, with a Regional Commercial Overlay (RCO) limited to the
commercial uses provided in the Annexation Agreement dated January
17, 2012 and the MPD concurrently approved herein. To the extent there
is any conflict between the MPD and the Annexation Agreement, the
terms of the MPD shall govern.
2. The attached Exhibits, including the Development Agreement for the
Quinn's Junction Annexation and the Annexation Agreement, shall be fully
executed and recorded at Summit County, along with the Annexation Plat.
3. The Master Planned Development Plans hereby approved and all final
design, Administrative CUP and building permits shall comply with the
Annexation Agreement and all applicable Land Management Code "LMC"
provisions that are not contrary to said Annexation Agreement.
4. The required Administrative Conditional Use permit application for final
design shall be reviewed for consistency with the Annexation Agreement
and the MPD Plans package, these conditions of approval including site
design, building massing and height, setbacks, architectural design and
vernacular, materials, colors, landscaping, lighting, fencing, grading,
berming, trails, circulation for buses and emergency vehicles, parking and
phasing, etc. and conditions of the Annexation Development Agreement.
Rendered elevations, material and color samples, shall be provided for
Planning Department review prior to approval of the Administrative
Conditional Use permit. Maximum building height of Building 8 (formerly
Pad 7) is limited to 50 feet or maximum height not to exceed 60 feet in the
event a major, long term film production contract necessitates the full
studio height in compliance with Paragraph 2.5(e) of the Annexation
Agreement. Final Architectural Review pursuant to 15-2.23-6 shall be
concurrent with the Administrative CUP. Commissioner Jack Thomas
shall participate in the Administrative CUP as a liaison for purpose of
further input on final design and architectural elements. Final building
footprints shall substantially conform to the MPD Site Plan approved by
the City Council. Minor variations in building size and articulation will be
considered by the Planning Director at the time of review of the
Administrative CUP, provided that there is no increase in the total Gross
Floor Area for each of the four main areas, namely: 1) the hotel, 2)
office/sound stage support, 3) sound stage, and 4) retail/support. Final
building footprints shall be located within the identified building pads.
5. A preliminary landscape plan, provided by a licensed landscape architect,
and including landscape site design and materials consistent with those
identified in the Annexation Agreement and as further specified in the
MPD Plan package is required to be submitted with the Administrative
Conditional Use permit application. The landscape plan shall identify
grading, heights, and undulation of the perimeter berming to soften the
view of the commercial structures. The landscape plan shall include a
planting plan and an irrigation plan. Ground cover for green roofs shall
also be included in the landscape plan. Perimeter landscaping should be
of a substantial size and shall be reviewed and approved by the City
Arborist and Landscape Architect. The landscape plan shall indicate how
the landscaping will be phased and shall indicate perimeter plantings to
be installed prior to vertical construction to provide screening of
construction work. Temporary irrigation will be required to ensure these
plantings survive. Final landscape plans, consistent with the preliminary
landscape plan submitted with the Administrative CUP, shall be submitted
and must be approved by the City with the building permit plan sets.
6. Parking lot and all other exterior lighting shall meet requirements of the
LMC with additional restrictions on the overall wattage, automatic timers,
and lighting designed in zones and shall comply with best lighting
practices as recommended by the Dark Skies organization. A lighting
plan, provided by a qualified lighting professional, shall be submitted with
the Administrative Conditional Use permit application. The plan shall
include a requirement to shut off lighting in parking areas used on an
intermittent basis, particularly in the secure studio campus.
7. Security fencing on the property perimeter shall not exceed 7' in height
and internal gate fencing may be 12' in height in areas limited to as shown
on Exhibit F (page42). Fencing shall not include razor wire or other details
that read as "high security" fencing. Use of electronic monitoring is
allowed. Fencing details shall be provided with the Administrative
Conditional Use permit application and shall be consistent with the Final
MPD Plan Package (Exhibit F, page 39) in terms of location, design,
materials, colors, and extent. Perimeter fencing shall be phased
consistent with the phased parking lot construction described in #16
below.
8. All vehicular access points to the development from SR-248 shall comply
with any and all existing Corridor Preservation Agreements. Changes to
these Agreements must be approved by the Utah Department of
Transportation. The City approves of the two proposed access locations
as depicted on the Final MPD Plan Package (Exhibit F- page 9). The
Applicant will be responsible for filing application for required access
approvals with the Utah Department of Transportation. Without additional
UDOT approvals, there will be a single public access to the property at the
signalized intersection of Round Valley Drive and SR 248, and emergency
access as approved by UDOT, and the Fire and Building departments.
9. In the event that the south secondary access point is approved, this
access shall be located in such a way as to not preclude access to the
adjacent City open space parcel. Necessary cross access easements
shall be provided, on the subdivision plat, through the public area of the
MPD to provide access to the signalized intersection for the City parcel.
10. Traffic Management Plans for special events shall be approved by the
City's Special Events staff as well as by the City's Police Departments of
Transportation and Public Safety. All necessary special event permits and
conditional use permits shall be obtained prior to commencing the Special
Event or Master Festival. No overcrowding permits may be granted by the
Building Department. The Applicant agrees to City use of surplus parking,
said "surplus" amount and availability determined by the Applicant, for
City -approved special events, primarily for overflow parking for the Park
City Sports Complex (ice, fields and hosted trail races). Provided such
use is consistent with deed restrictions, the City will provide reciprocal use
of surplus parking as determined by the City at the Sports Complex. Fees
shall not be charged for the parking unless the host event is charging fees
for the parking at other locations.
11. Outdoor activities and noise shall be limited to 7AM to 10 PM and shall
not exceed the City's noise ordinance, unless otherwise allowed through a
Special Event/Master Festival permit in accordance with the Municipal
Code.
12. At the time of the Administrative Conditional Use permit application, the
applicant shall identify the square footage of all parking areas and all hard
surfaced areas. Interior and perimeter parking lot landscaping shall meet
requirements of the LMC Chapter 3. Snow storage areas shall be
provided in accordance with the LMC Sections 15-3-3(E) and15-3-4.8(E).
13. At the time of the Administrative Conditional Use permit application, the
applicant shall provide a detailed parking analysis to identify specific uses,
square footage, employee, hours of operation, shared parking ratios, and
other items that will allow the Planning Staff to calculate the parking
demands as such relates to the progression of the proposed phasing
plan. The parking analysis shall look at the extent to which alternative
modes of travel (bus, shuffle, carpool, bike, etc.) and use of the
Richardson Park and Ride can reduce the demand for parking at the site,
on a day to day basis. The parking analysis shall also provide information
about special events and parking demand. With reductions for shared
parking as well as support uses which reduce the required parking
spaces, parking spaces are hereby approved up to a maximum of 730
surface spaces, and an additional 150 spaces underground at the hotel,
for a total of 880 parking spaces. .
14. A phased parking plan shall be provided by the Applicant with the
Administrative Conditional Use permit for approval by the Planning
Department. The plan shall identify only essential paving with each phase
of development, propose measures to reduce parking demand with
various programs and incentives, and mitigate employee parking,
particularly on the public campus and during construction. Prior to building
each phase of parking, the applicant shall provide a parking analysis of
existing conditions and needs, including traffic mitigation and use of the
Richardson Park and Ride by full-time shift employees and mitigation of
construction employee parking (such use the City hereby approves). The
Planning Director must approve proceeding to construction for each
phase of the parking; however such approval may not be unreasonably
withheld. The final phase of parking area on Exhibit F, pg. 33 (farthest
north/east lot) and any un-striped temporary parking shall contain a
permeable surface area system.
15. The applicant shall pay the City $75,000 to fulfill the proportionate share
of the development's construction of public trail connections to the Park
City Heights Rail Trail connector. The City shall build the trail. The
applicant may install trail head amenities as shown on the MPD Plans at
their expense.
16. Bike racks shall be provided for the various uses, as required by LMC
Section 15-6, Master Planned Developments (hotel, mixed use, trail head
area, sound stage, etc.).
17. Construction of a bus loop/bus shelter shall be provided prior to issuance
of a certificate of occupancy for the hotel or mixed use buildings. The
shelter shall be located at the bus drop-off located at one location of either
option A, or B, as approved by the City Transit Manager. The Transit
Manager may approve alternate location(s) as part of the Administrative
CUP.
18. A grading plan shall be submitted with the Administrative Conditional Use
permit application. Excavated materials shall remain on site to the greatest
extent reasonably possible. Final grading plans, consistent with the
preliminary grading plan submitted with the Administrative CUP, shall be
submitted and must be approved by the City with the building permit plan
sets.
19. Grading of the site, including the undulating berms and swales along SR
248 shall meet the sight distance and clear zone requirements of UDOT
and be consistent with the grading proposed in the MPD Plans (with
additional berm east of Building 2 adjacent to city property as reflected on
revised sheets #10 and depicted on revised sheet #20, dated 5/24/12).
20. All landscaping, parking lots, driveways, roads, plazas, sidewalks, trails on
the property, and other common areas shall be maintained by the property
owner, or an Owner's Association, as the City will not maintain such
areas.
21. Recycling centers shall be installed in the hotel, mixed use, and sound
stage areas prior to issuance of a certificate of occupancy for the building.
22. The hotel shall provide shuttle service for guests within Park City and
encourage guests to utilize shuttles from the airport as well as around
town. The shuttle service shall be in place prior to issuance of a final
certificate of occupancy for the hotel.
23. In accordance with Paragraph 2.5(h) of the Annexation Agreement, the
applicant shall pay all applicable fees, including development, Building
and Planning, Business licensing, and all other legally imposed fees and
taxes collected by City Departments for services, utilities, etc.
24. A storm water management plan, prepared by a licensed professional,
shall be submitted with the Administrative Conditional Use permit
application and must meet all applicable code requirements on -site. The
plan shall be consistent with best management practices for storm water
management, including pre versus post run-off, water oil separators for
parking facilities, and 100 year storm event detention on site. Final storm
water plans, consistent with the preliminary plan submitted with the
Administrative CUP, shall be submitted and must be approved by the City
with the building permit plan sets.
25. Roof top mechanical equipment shall be architecturally screened from
public view.
26. Trash and recycling enclosures shall be screened with landscaping,
fencing, buildings, berms, etc. per the LMC.
27. LEED construction at the certified level without commissioning per the
Annexation Agreement is required for the movie studios. The Applicant's
architect shall score the construction and submit such to the Park City
Building Department for confirmation. Based on the agreement of the
anticipated manager of the complex, Raleigh Studios, Raleigh shall use
best efforts to determine whether it is in their best interests to seek and
obtain official LEED Construction Commissioning at the increased
standard of Silver. However, at a minimum, the Hotel shall include a
"Green" operational policy within industry standards and a door key
activated light shut-off (or similar system) in all the rooms.
28. Areas of plazas, pedestrian walk ways, patios, etc. shall not be heat
melted. Solar panels and skylights are allowed on rooftops per the LMC
Chapter 5.
29. Acknowledging that the inside areas of the studio campus may be active
24/7, the applicant shall propose specific hours of operation for approval
by the Planning Director as part of the Administrative CUP to mitigate
traffic of employee loading and unloading. Support commercial uses, such
as food service, deli, cafe, etc. shall be open during filming hours and
office hours to mitigate vehicular trips off site for breaks and lunch.
Where possible, set shift work will be scheduled in non -peak traffic times.
30. Additional Building articulation as required by LMC Chapter 5 shall be
demonstrated on the final building plans prior to issuance of a building
permit.
31. Permanent power shall be provided for the trailer parking area and the
applicant shall use best effort to utilize solar or other renewable energy
resource if technically and economically feasible.
32. A sign plan must be filed with the Administrative CUP in compliance with
LMC Title 12. No icon, water tower, or billboards are allowed. Internal
"plaza' areas shall be defined on the sign plan.
33. Final Subdivision approval shall contain covenants and restrictions
(CCRS) in compliance with Paragraph 2.6 of the Annexation Agreement.
34. Water service is provided by Summit Water. The applicant may be
required to construct an emergency connection to the City system if
required by state drinking water approval or the project fails the flow and
standards required by the International Fire Code (2009), specifically
including Section 507, Appendix B and Table B105.1. Should City service
be necessary in the future, the project may first be required to annex into
the City Water District and the applicant shall pay applicable impact and
user fees in effect at such time and make such dedications as required by
LMC 15-8-5(C) (1-3).
35. This MPD approval and zoning approved herein are limited to the terms of
the Annexation Agreement and due to the unique circumstances
regarding a legal settlement of historic claims in the Summit County
Settlement Agreement, such approval shall not be considered precedent
for future zoning amendments or annexation petition to this or neighboring
properties in the Quinn's/CT zone area. All future development
applications, changes in commercial use, or rezone requests shall be
processed in accordance with the General Plan, zoning and LMC in effect
at the time of application. The densities approved herein shall not be
considered in terms of neighborhood compatibility in the event of a rezone
or CT amendment request by other properties within the CT zone.
36. As part of the required Construction Mitigation Plan, to be submitted prior
to issuance of any building permits on the property, the landscape
guarantee shall insure phased and adequate berming along SR248 in the
event the project is not completed, and the construction guarantee bond
shall take into consideration the location of this property on the entry
corridor and provide for adequate landscape and site disturbance
coverage for each phase of the building construction as proposed in
Exhibit G of the Development Agreement to insure visual and physical
impacts of any work stoppage are mitigated in the event construction is
not completed on this property.
37. No wood burning devices or outdoor gas firepits/fireplaces with the
exception of one fire pit (non -wood burning) and permanent BBQ
appliances are allowed on the property at the hotel
38. Specific soils test pits shall be reviewed prior to building permit issuance
and if environmental issues, such as contaminated soils are present, a
mitigation plan shall be required prior to issuance of permits. To satisfy
this condition, developer may submit prior tests and studies performed on
the property.
39. The secure studio campus shall serve as a public emergency shelter if
approved within the City's Emergency Plan.
40. The Planning Staff and the applicant shall complete a review of the
Administrative Conditional Use Permit within one year of the first
certificate of occupancy, and the staff shall provide a report of the review
to the City Council.
SECTION 6. EFFECTIVE DATE. This Ordinance shall take effect upon
publication of this Ordinance, recordation of the Annexation Plat and
Development Agreement, and compliance with state annexation filing
requirements, pursuant to the Utah Code Annotated Section 10-2-425.
PASSED AND ADOPTED this 24`h day of May, 2012.
PARK CITY MUNICIPAL CORPORATION
Dana
Scott, CITY RECORDER
APPRO ED ( TO�F RM:
I
ark D. Harrington, QJW ATTORNEY
Exhibits to the Ordinance
Exhibit A- Annexation plat
Exhibit B- Legal Description
Exhibit C- County Settlement Agreement executed January 18, 2012
Exhibit D- City Annexation Agreement
Exhibit E- Zoning map amendment
Exhibit F- Final MPD Plans packet
Exhibit G- Annexation Development Agreement
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EXHIBIT B
That certain real property located in Summit County, State of Utah described as Mows:
Beginning on the Easterly line of State Highway 248
at a point which is South 89.53' East along tbs
Section line 1557.19 feet and South 00.000000 East
1834.09 feet from an aluminum pipe monument at the
Northwest corner of Section 2, Township 2 South,
Range 4 East, Salt Lake Base and Meridian (from
which Section corner the Glo Stone Monument at the
Northeast corner of Said Section 2 bears South
89053000m last 5320.725 feet); thence along the
Easterly right-of-way line of said Highway North
22900'40• East 1005.280 feet to a UDOT brass Cap
monument; thence along said right-of-way, line North'
34.07'00• East 544.699 feet to a UVOT brass cap
monument; thence along said right-of-way line
336.834 fact along the are of a 638.500 foot radius
curve to the right (chord bears North 490200261
East 334.872 feet) to a UDOT brass cap aorament;
thence North 64.25'25• East 14.394 feet to a UDOT
brass cap monument; thence along the Westerly
right-of-way line of the now U.S. Highway 40 South
25.331140 East 223.713 feet to a UDOT braes cap
monument; thence along said Westerly right-of-way
line 535.196 feet along the arc of a 2664.790 foot
radius curve to the right (chard bears South
19045125v East 534.297 fact) to a UDOT brans cap
monument; thence along said right-of-vay line South
23.49009w East 243.421 feet to a MOT brass cap
monument; thence along said right-of-way line South
7•02043N East 58,383 feet to a rebar with aluminum
GOP at a point that is south 09053' East along the
Section line 800.00 feet and South 25.20eGON West
1336.802 feet from the PK nail marking the location
of the North Quarter corner of said Section 2;
thence South 25-20100w West 568.966 feet to a rebar
with aluminum cap on the North -south Quarter -
Section line of said Section 2; thence along said
Quarter -Section line South 00301480 West 209.935
feet to a rebar with aluminum cap at a point that
is south 0.30148ff West 3.834.13 feat from said North
Quarter corner of Section 2; thence North 89'531009
West 1087.396 feat to a rebar with aluminum cap at
the point of beginning.
L
LEGAL DESCRIPTION
EXHIBIT A
Order No. 161891
The land referred to in this exhibit is situated in the county of Summit State of Utah, and is described as follows:
Beginning on the Easterly line of State Highway 248 at a point which is South 89053' East along the Section line 1557.19
feet and South 00°00'00" East 1834.09 feet from an aluminum pipe monument at the Northwest comer of Section 2,
Township 2 South, Range 4 East, Salt Lake Base and Meridian (from which Section corner the Glo Stone Monument at
the Northeast comer of said Section 2 bears South 89053'00" East 5320.725 feet), thence along the Easterly right of way
line of said Highway North 22"00'40" East 1005.180 feet to a UDOT brass cap monument, thence along said right of way
line North 34"07'00" East 544.699 feet to a UDOT brass cap monument, thence along said right of way line 338.834 feet
along the arc of a 638.500 foot radius curve to the right (chord bears North 49020'26" East 334.872 feet) to a UDOT brass
cap monument, thence North 64025'25" East 14.394 feet to a UDOT brass cap monument, thence along the Westerly right
of way line of the new U.S. Highway 40 South 2503314" East 223.713 feet to a UDOT brass cap monument, thence
along said Westerly right of way line 535.196 feet along the arc of a 2664.790 foot radius curve to the right (chord bears
South 1904525" East 534.297 feet) to a UDOT brass cap monument, thence along said right of way line South 23°49'09"
East 243.421 feet to a UDOT brass cap monument, thence along said right of way line South 7"02'43" East 58.383 feet to
a rebar with aluminum cap at a point that is South 89053' East along the Section line 800.00 feet and South 25"20'00"
West 1336.802 feet from the PK nail marking the location of the North Quarter comer of said Section 2, thence South
25020'00" West 568.966 feet to a rebar with aluminum cap on the North -South Quarter Section line of said Section 2,
thence along said Quarter Section line South 0030'48" West 109.935 feel to a rebar with aluminum cap at a point that is
�.+ South 0°30'48" West 1834.13 feet from said North Quarter corner of Section 2, thence North 89053'00" West 1087.396
feet to a rebar with aluminum cap at the point of beginning.
Tax ID No: SS-9 t-A
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