TROPIC TOWN PLANNING COMMISSION Chairman Daniel Cloud ...
TROPIC TOWN PLANNING COMMISSION Chairman Daniel Cloud
679-8918
Secretary Marie Niemann Tropic Town Office
679-8815 679-8713
Committee Members Damon Brinkerhoff LaMar Feltner Alfred Foster Daniel Fagergren Riley Roberts
679-8547 679-8644 679-8458 690-0290 616-8683
Planning Commission meeting is held the 1st Thursday each month at 6:00 p.m. You will need to have your plans to the commission at least one week prior to planning commission meeting. Your building packet will be reviewed after which, on finding the setbacks and all conditions met, will be given to the Tropic Town Council for approval. Town Council meeting is held the 2nd Thursday of each month at 6:00 p.m. If you have any questions concerning your building permit application, please contact one of the Planning Commission Members. Thank you.
CHECK LIST OF NECESSARY INFORMATION TO ACQUIRE A BUILDING PERMIT
1.
Water and/or sewer hookups with receipts of fees paid.
2.
One complete sets of plans, which include the following: a. Plot plan showing set backs and side yards b. Complete set of construction plans c. Flood plain plan Please note that the plans and specification must have the home owner/purchaser’s signature as proof of acceptance.
3.
Legal description of the property & copy of Warranty Deed
4.
Proof of financing; letter from the financial institution where funds are being secured.
5.
Building permit application – All requested information must be complete. Please be sure to include the names and license numbers of all contractors working on the project.
6.
Complete Owner/Builder Affidavit (if applicable). Form enclosed.
7.
All other approvals from State or Local governing bodies, which the Garfield County Building Inspector may deem necessary. Examples: a. Conditional Use Permits b. Approval for legal non-conforming use or lot c. Subdivision approval
*Applications and plans need to given to the Planning Commission a week prior to Planning Commission Meeting, which is held on the 1st Thursday of the month. Upon finding all in order your plans will then be forwarded to the Tropic Town Council for approval. The Tropic Town Council meeting is the 2nd Thursday at 6:00 p.m. For any questions, please contact one of the Planning Commission members or Garfield County Building Inspector.
TROPIC TOWN PROJECT APPROVAL Owner of property: ______________________________________________________________ Project Address: ________________________________________________________________ Proposed Project: _______________________________________________________________ Culinary Water ____ Tropic Town has available culinary water for this project. ____ Project does not need culinary water. Wastewater ____ Tropic Town has the capacity in their wastewater system to serve this project. ____ Project requires a septic permit from the Southwest Utah District Health Department. ____ Project does not require connection to a wastewater system. Building Permit _____ Project requires a building permit for the project listed above. _____ Project does not require a building permit. Set Backs Requirements – Front, side and rear yard set backs are required per Tropic Town zoning ordinance. The owner of said property or his authorized agent shall be responsible to see that these requirements are met, and that no construction takes place in these areas. Zoning District _______________________ set back requirements below.
Front
Side
Please draw a simple diagram of requested project.
Street/Front Property
Side
Rear
All structures built within Tropic Town limits shall meet the minimum set back requirements including non-permitted projects. Further ordinance information available upon request. Water & Sewer will not be connected until the building is finished. Tropic Town has reviewed the above proposed project and found it to comply with our Master Plan, Zoning Ordinance, Flood Plain Ordinance and all other applicable ordinances adopted by the Municipality. This Building Project Approval Form is good for 1 Year. If after this time period has past and the project has not been started, the project will need to be reviewed and re-approved. If, at anytime during the project’s construction, change is made to any structure or project area that would violate the Tropic Town Master Plan, Zoning Ordinance, Flood Plain Ordinance, Fire Code, etc. OR any stipulations, conditions, or terms set by
the Municipality are violated THE PROJECT WILL BE RED TAGGED! Comments, Conditions, Stipulations ______________________________________________________________________________ ______________________________________________________________________________ ______________________________________________________________________________ I, _________________________________________, have reviewed the above project with the Tropic Town Planning Commission and have discussed with the Tropic Town Council my building project and agree to the comments, conditions and stipulations set forth. Applicant’s Signature _________________________________________
APPROVAL given this _____ day of ____________, 20_____. By: _____________________________________ Title: ___________________________________ Seal Attest: __________________________________ Title: ___________________________________
Chapter 16. Zoning Districts 16.1 Establishment of Districts. In order to accomplish the purposes of this Ordinance, Tropic Town is divided into eight (8) districts: 1 Pristine District P 2 Agricultural District A 3 R-1-40 District R-1-40 4 R-1-20 District R-1-20 5 R-1-8 District R-1-8 6 Residential/Recreation Commercial District RRC 7 Community Commercial District CC 8 General Commercial District GC Within said zones the number and size of buildings and other structures, the percentage of lot occupied, the size of yards, courts, and other open spaces, the density of population, and location and use of buildings, structures, and land for trade, industry, residences, or other purposes are hereby regulated and restricted as herein after set forth. 16.2 Listing of Ordinance and Map. This Ordinance and Zoning Map shall be filed in the custody of the Tropic Town Clerk and may be examined by the public subject to reasonable regulations established by the Town Council. 16.3
Rules for Locating Boundaries. Where uncertainty exists as to the boundaries of districts as shown on Tropic Town maps, the following shall apply:
1. Boundaries indicated as approximately following the centerlines of streets, highways, or alleys shall be construed to follow such centerlines and in the event of change in the centerline shall be construed as moving with the centerlines. 2. Boundaries indicated as approximately following the right-of-way lines of streets, highways, or alleys shall be construed to follow such right-of-way lines, and in the event of a change in the right-of-way line shall be construed as moving with the right-of-way line. 3. Boundaries indicated as approximately following the centerlines of streams, rivers, canals, or other bodies of water, or flood control channels, shall be construed to follow such centerlines and in the event of change of the centerline shall be construed as moving with the centerline. 4. Boundaries indicated as approximately following platted lot lines shall be construed to follow such lot lines. 5. Boundaries indicated as parallel to or extensions of features indicated in sub-sections 1 through 4 above shall be so construed. Distances not specifically indicated on the official map shall be determined by the scale of the map.
6. In case any further uncertainty exists, the Tropic Town Board of Adjustment shall determine the location of such zoning boundaries. 7. Boundaries of each of the said zones are hereby established as described herein or as shown on the map entitled Tropic Town Zoning Map which map is on file with the Tropic Town Clerk and all boundaries shown thereon are made by this reference as much a part of this Ordinance as is fully described and detailed herein. 8. It shall be the responsibility of individual property owners to determine the location of the individual property lines.
Chapter 17. Pristine District (P) 17.1 Purpose. To preserve and enhance the high quality and natural character of selected areas consistent with the General Plan and the Zoning Ordinance of Tropic Town. The zone provides for limited development and use of sensitive lands that are, in close proximity to Bryce Canyon National Park, and are subject to steep slopes, and soil instability. It also provides for the conservation and protection of natural features and wildlife habitat.. 17.2
Permitted Uses.
1 All uses are conditional in this zone 17.3 1. 2. 3. 4. 5. 6. 7. 8.
Conditional Uses.
Hiking trails. Biking paths. Wildlife habitat protection. Signed nature trails. Camping Limited use equestrian trails. Natural Parks. Small buildings directly related to the above uses. 9. Other uses similar to the above and judged by the Tropic Town Planning Commission to be in harmony with the character and intent of this zone.
17.4
Special Provisions
1.
All uses shall be free from objections because of odor, dust, smoke, noise, vibration, or other causes.
2.
All developments within this zone shall include a fire protection and flood control plan.
3.
All developments shall be consistent with this ordinance and the Hillside and Sensitive Lands ordinance of Tropic.
4.
Minimal exterior lighting shall be allowed and must be hooded and reflection not leave the related property.
5.
Traffic impacts on the area shall be provided for and any related costs paid by the developed properties. Impacted public roads shall be improved to handle increased traffic. If roads are not paved adequate improvements shall be made to minimize dust and control traffic in a safe manner.
6.
Signing shall be kept to minimum and shall be only allowed to mark trails. Off-site signs or reflective, moving, or lighted signs will not be allowed.
17.5
Area, Set Back, Height Regulations
Maximum Building Height Maximum Building Area Front Setback Side Setback Rear Setback
15 feet 500 square feet 30 feet 30 feet 30 feet
*Setbacks are from the inside boundary of the required buffer area. 17.6
Buffer
Private land located adjacent to Bryce Canyon National Park require an area of at least one hundred (100) feet along Park boundaries wherein there shall be no use or development except for planned ingress and egress for access roads and approved trails, and shall be undisturbed natural landscape except for appropriate improvements for flood control that is consistent with the intent of this ordinance. Individual properties developed within this zone shall plan their projects so that this buffer is provided. 17.7
Design Review
All developments within this zone shall be planned and presented to the Planning Commission for review and recommendation to the Town Council prior to any construction. This review will include buildings, signs, parking provisions, traffic flow, landscaping, exterior lighting, drainage, and utilities.
TOWN OF TROPIC APPLICATION FOR CULINARY WATER CONNECTION I hereby apply to the municipality of the Town of Tropic for permission to connect my premises at ________________________________ with the Town of Tropic culinary water system and hereby agree as follows: 1. The Town shall make the requested connection from its water main to and including the distance and up to my property line. I agree to pay the Town such connection fees as may be fixed by the governing body by resolution or ordinance including also a deposit security charge, if so provided. The work of extending the water connection from the nearest point to which the Town installs its main to the place at which the water is to be used shall be my responsibility and shall be performed at my sole cost. 2. The location of the service, whether on my premises or at some point near my premises, may be decided solely by the Town. 3. The connection so made by the Municipality, including the meter, shall remain the property of the municipality at all times and the municipality shall have access thereto at all times. The location of the meter, whether on my premises or at some point near my premises, may be decided solely by the Municipality. 4. I understand the Town reserves the right to cause both the culinary and irrigation water system upon my premises to be inspected by the Town and if either or both facilities should not be approved, I will cause the same to be corrected and improved at my own expense to meet the requirements of the Town or of any other governmental agency having jurisdiction to regulate the water system within the Town. I will be bound by the rules, regulations, resolutions or ordinances enacted now or hereafter by the Town applicable to the Town’s culinary water system. The main purpose for which the water connection will be used is for culinary use. The Town shall have free access to the lines and services installed under this agreement and, at reasonable times, through my property, if necessary. Dated this _______________ day of _____________, 20_______. _______________________________ Applicant’s Signature Connection Fees: Water Connection: $1,000 Impact Fee: $1,000 Total: $2,000
Date Paid: ________________________ Authorization: _____________________
TROPIC TOWN APPLICATION FOR DOMESTIC CULINARY WATER SERVICES
TO THE TOWN OF TROPIC: The undersigned hereby applies for culinary water services from the municipality of Tropic Town, Utah for premises located at ________________________ and hereby agrees: 1.
To pay all charges for such water service as are fixed from time to time by the governing body until such time as I shall direct such service to be discontinued. SERVICE RATES ARE PRESENTED AS FOLLOWS
An Active Connection: An Inactive Connection: Disconnect/Reconnect Fee:
$21.00 per month $10.50 per month (dormant) $25.00
Monthly rates will cover up to the first 12,000-gallons used Overage Fee: $3.75 will be added for each 1,000-gallons over the 12,000-gallon limit used in any month (used in excess of 12,000 gal per month) 2.
In the event of a failure to pay water charges with the due dates fixed by the governing body or failure of the Occupant of the premises to conform to the Ordinances and Regulations established by the governing body regulating the use of the water system, that the Town shall have the right to discontinue the water system service at its election, pursuant to ten (10) days written notice of the town’s intention until all delinquencies and any reconnection fee imposed are paid in full or until any failure to conform to this Ordinance or Regulations issued here under is eliminated. As applied in the Culinary Water Ordinance #1991-04, Section 13, C: Delinquency – Discontinuance of Service; “there shall be a $100 fee charged for a disconnection and reconnection of services for non-payment of water.”
3.
I am responsible for the payment of the monthly water bill at the above listed location, whether occupied by myself or by others. If the premises are unoccupied and that should the bill be left unpaid and delinquent for a period of twelve (12) months, I shall forfeit my connection privilege, in which case a new connection fee, as set by the governing body shall be paid before water service may be restored in this location. Currently a new hook-up fee for culinary water is $1,000.00, along with an impact fee of $1,000.
To be bound by the rules, regulations, or ordinances enacted or adopted by the governing body applicable to the Town’s Water System. ________________________________________ Applicant’s Signature
TROPIC TOWN APPLICATION SEWER CONNECTION I hereby apply to the municipality of Town of Tropic (“Town”) for permission to connect my premises at _____________________________________ with the Town of Tropic Sewer System and hereby agree as follows: 1. (a) The Town shall make the requested connection from its sewer main to and including the distance and up to my property line. I agree to pay the Town sewer connection fee of $1,200.00 and impact fee of $1,000.00. The work of extending the sewer connection from the nearest point to which the Town installs its main line to the place at which the sewer is to be used shall be my responsibility and shall be performed at may sole cost. (b) The location of the service, whether on my premises or at some point near my premises, may be decided solely by the Town. (c) The connection so made by the Municipality, shall remain the property of the municipality at all times and the municipality shall have access thereto at all times. (d) The location of the line, whether on my premises or at some point near my premises, may be decided solely by the Municipality. 2. I understand the Town reserves the right to cause the sewer system upon my premises to be inspected by the Town and if the sewer line should not be approved, I will cause the same to be corrected and improved at my own expense to meet the requirements of the Town or of any other governmental agency having jurisdiction to regulate the sewer system within the Town. 3. I will be bound by the rules, regulations, resolutions or ordinances enacted now or hereafter by the Town applicable to the Town’s sewer system. 4.
The main purpose of which the sewer connection will be used for is sanitation use.
5. The Town shall have free access to the lines and services installed under this agreement and, at reasonable times, through my property, if necessary. 6. Dated this ____________ day of _______________, 20 _____. _________________________________ Applicant’s Signature Connection Fees: Sewer Connection: $1,200 Impact Fee: $1,000 Total: $2,200
Date Paid: ________________________ Authorization: _____________________
TROPIC TOWN APPLICATION FOR SEWER SERVICES
TO THE MUNICIPALITY OF TROPIC TOWN: The undersigned hereby applies for sewer services from the municipality for premises located at __________________________ and hereby agrees to pay charges for such sewer services as shall be fixed by the governing body of the municipality by resolution or ordinance until such time as I shall direct such service to be discontinued.
SERVICE RATES ARE PRESENTED AS FOLLOWS An Active Connection: An Inactive Connection:
$18.00 per month $ 9.00 per month
In the event of a failure to pay this service within the due dates fixed by the governing body or of a failure of the occupant of the premises to conform to the ordinances and regulations established by the governing body relating to the use of the sewer system, the municipality shall have the right to discontinue my water service from the municipal water system until all delinquencies and any reconnection fees imposed are paid in full or until any failure to conform to the sewer ordinances or regulations issued there under is eliminated. Additionally, I agree that the municipality shall have the right to institute collection proceedings by all means available to it, including suit in a court of proper jurisdiction. The applicant agrees to pay all costs of collection including court costs and attorney’s fees. The undersigned agrees to be bound by the rules, regulations resolutions and ordinances enacted or adopted by the governing body of the municipality applicable to the municipality’s sewer system.
_____________________________________ Applicant’s Signed
FLOOD PLAIN DEVELOPMENT PERMIT APPLICATION INFORMATION
DATE: ______________ PERMIT ____________________ OWNER ______________________________ TELEPHONE ________________ ADDRESS _________________________________________________________ CONTRACTOR ________________________ TELEPHONE ________________ ADDRESS _________________________________________________________ PROJECT LOCATION/DIRECTIONS __________________________________ __________________________________________________________________ FLOOD HARZARD DATA Water Course Name __________________________________________________ The project is proposed in the Floodway ___________ Floodway Fringe________ Base (100-year) flood elevation (s) at project site ___________________________ Elevation required for Lowest Floor _____________________________________ NGVD Flood proofing _______________________________________________ NGVD ____________________________________________________________ Source Documents: Reports/Maps ______________________________________ __________________________________________________________________ __________________________________________________________________ __________________________________________________________________
AFFIDAVIT (For Owner Doing Own Building) PERMIT # ________________________
DATE ___________________________
I, ____________________________, do hereby swear that I am the owner of the property located at _____________________________________ and further swear that the work, building _______, Mechanical _______, Electrical ________, and/or plumbing ________, being on this property will be done solely by me. Further, that the work will be done for my own non-commercial, non-public use. I further understand that anyone, except myself, who performs work upon these premises for which a permit is required, will be licensed by the State of Utah to perform said work and will obtain the necessary permits from Garfield County prior to starting said work. Any person violating the intent of the affidavit will be held liable as outlined in Chapter 55 of Title 58, Utah Code Annotated and will be subject to penalty as described in Section 58-55-6. Date: ___________________________ STATE OF
) :
COUNTY OF
_________________________________ Signature of Applicant
SS.
)
On this the ________ day of _______________, 20_____, personally appeared before me ___________________________, who after being first duly sworn did acknowledge to me that he/she did execute the forgoing instrument. _________________________________ Notary Public Residing at: ____________________________________
My Commission Expires: _________________________
TRAPS, INTERCEPTORS AND SEPARATORS International Plumbing Code Chapter 10
Section 1001- GENERAL 1001.1 Scope. This Chapter shall govern the material and installation of traps, interceptors and separators. Section 1002 - TRAP REQUIREMENTS 1002.1 Fixture Traps. Each plumbing fixture shall be separately trapped by a water-seal trap, except as otherwise permitted by this code. The trap shall be placed as closed as possible to the fixture outlet. The vertical distance from the fixture outlet to the trap weir shall not exceed 24 inches (610 mm). The distance of a clothes washer standpipe above a trap shall conform to Section 802.4. A fixture shall not be double trapped. Exceptions: 1. 2.
3.
This section shall not apply to fixtures with integral traps. A combination plumbing fixtures is permitted to be installed on one trap provided that one compartment is not more than 6 inches (152 mm) deeper than the other compartment and the waste outlets are not more than 30 inches (762 mm) apart. A grease trap intended to serve as a fixture trap in accordance with the manufacturer’s installation instructions shall be permitted to serve as the trap for a single fixture or a combination sink of not more than three compartments where the vertical distance from the fixture outlet to the inlet of the interceptor does not exceed 30 inches (762 mm), and the developed length of the waste pipe from the most upstream fixture outlet to the inlet of the interceptor does not exceed 60 inches (1524 mm).
1002.2 Design of traps. Fixture traps shall be self-scouring. Fixture traps shall not have interior partitions, except where such traps are integral with the fixture or where such traps are constructed of an approved material that is resistant to corrosion and degradation. Slip joints shall be made with an approved elastomeric gasket and shall be installed only on the trap inlet, trap outlet and within the trap seal. 1002.3 Prohibited traps. The following types of traps are prohibited: 1. 2. 3. 4.
5. 6.
Traps that depend on moving parts to maintain the seal. Bell traps. Crown-vented traps. Traps not integral with fixture and that depend on interior partitions for the seal, except those traps constructed of an approved material that is resistant to corrosion and degradation. “S” traps Drum Traps Exception: Drum Traps used as solid interceptors and drum traps serving chemical waste systems shall not be prohibited.
APPLICATION FOR WATER CONNECTION BY SUBDIVIDER To Town of Tropic, Utah: The undersigned hereby applies for culinary water service from the municipality of the Town of Tropic for premises located at ________________________________ and hereby agree as follows: 1. To pay all charges for such water service as area fixed from time to time by the governing body until such time as I shall direct such services to be discontinued. 2. In the event of a failure to pay water charges with the due dates fixed by the governing body or of a failure of the occupant of the premises to conform to the ordinances and regulations established by the governing body regulating the use of the water system, that the Town shall have the right to discontinue the water system service at its election, pursuant to 10 days, written notice of the Town’s intention until all delinquencies and any reconnection fee imposed are paid in full or until any failure to conform to the Town Ordinance or regulations issued there under is eliminated. 3. The owner of the premises hereby agrees that all fees and charges for connection to the water system and for the use of water, including the minimum fee and irrespective or whether or not any water is used at the premises but merely if the premises are connected to the water system all such charges, fees, a penalty of $50.00 together with interest at the rate of eighteen(18%) percent annum shall become a lien upon the real property described on Exhibit “A” hereto. 4. To be bound by the rules, regulations, resolutions or ordinances enacted or adopted by the governing body applicable to the Town’s water system.
Dated this _________ Day of ____________ 20____.
__________________________________________ Applicant Signature
BUILDING PERMIT FEE SCHEDULE Anything built with a cost or valuation of less than 1,000.00 will not require a building permit. Cost of Building $1,000.00 $2,000.00 - $19,000.00 $20,000.00 to $39,000.00 $40,000.00 to $59,000.00 $60,000.00 to $79,000.00 $80,000.00 to $99,000.00 $100,000.00 to $119,000.00 $120,000.00 to $139,00.00 $140,000.000 – Up
Permit Fee $25.00 $33.50 plus $8.50 per each additional $1,000 thereafter to $19,000. $186.00 plus $8.00 per each additional $1,000 thereafter at $39,000.00 $345.50 plus $7.50 per each additional $1,000 thereafter to $59,000.00 $495.00 plus $7.00 per each additional $1,000 thereafter to $79,000.00 $634.50 plus $6.50 per each additional $1,000 thereafter to $99,000.00 $764.00 plus $6.00 per each additional $1,000 thereafter to $119,000.00 $883.50 plus $5.50 per each additional $1,000 thereafter to $139.000.00 $993.00 plus $5.00 per each additional $1,000 thereafter
In the event additional inspections, plan checks, or professional services required by the Garfield County Building Inspector, the cost of such services shall be paid by the applicant, at a rate equal to the actual cost of the service. Permit fees will be rounded off to the nearest $1,000.00 of cost or valuation. *1% State Fee on Total *City and Town permits add additional $20.00
INSPECTION INFORMATION AND SCHEDULE INFORMATION: 1. All construction work for which your building permit has been issued shall be subject to inspection by the Garfield County Building Department and shall remain accessible and exposed until approved. Neither the Building Official or Garfield County shall be liable for expense entailed in the removal or replacement of any material required to allow inspection. 2. It shall be the duty of the person doing the work authorizes by a permit to notify the Garfield County Building Department that work is ready for inspection. Request for Inspection shall be made to the Garfield County Building Department no less than one working day prior to the proposed date of inspection. The request may be telephoned or in writing. 3. It shall be the duty of the person requesting the inspection to provide access to and the means for inspection of the work. INSPECTION SCHEDULE: The following is a list of the minimum amount of inspection required by the Garfield County Building Department. 1. Footings: After excavating and any required forms and the reinforcing steel is in place. Any other required materials shall be on the job sit, including slab-edge insulation where applicable. 2. Foundation Walls: After forms and reinforcing steel is in place with any other required materials on the job site; which includes basement wall exterior insulation or crawl space wall insulation where applicable. 3. 4-Way Rough: Rough Framing, Rough Electrical, Rough Plumbing and Rough Mechanical. Energy Code requirements including floor insulation, wall insulation, glazing and door area, mass walls, joints and penetration, duct insulation, vapor retarder and duct construction where applicable to be completed at the same inspection, if possible. 4. Gypsum Board: After gypsum board is in place before taping and finishing. 5. Final Inspection: After finishing grading and the building is completed and ready for occupancy. 6. Other: Any other inspection that the Garfield County Building Department deems necessary to ascertain compliance with the provisions of the adopted codes. NOTICE: The Garfield County Building Department will not issue a signed Final Inspection or a Certificate of Occupancy on permitted projects with uncorrected code violations.
679-8918
Secretary Marie Niemann Tropic Town Office
679-8815 679-8713
Committee Members Damon Brinkerhoff LaMar Feltner Alfred Foster Daniel Fagergren Riley Roberts
679-8547 679-8644 679-8458 690-0290 616-8683
Planning Commission meeting is held the 1st Thursday each month at 6:00 p.m. You will need to have your plans to the commission at least one week prior to planning commission meeting. Your building packet will be reviewed after which, on finding the setbacks and all conditions met, will be given to the Tropic Town Council for approval. Town Council meeting is held the 2nd Thursday of each month at 6:00 p.m. If you have any questions concerning your building permit application, please contact one of the Planning Commission Members. Thank you.
CHECK LIST OF NECESSARY INFORMATION TO ACQUIRE A BUILDING PERMIT
1.
Water and/or sewer hookups with receipts of fees paid.
2.
One complete sets of plans, which include the following: a. Plot plan showing set backs and side yards b. Complete set of construction plans c. Flood plain plan Please note that the plans and specification must have the home owner/purchaser’s signature as proof of acceptance.
3.
Legal description of the property & copy of Warranty Deed
4.
Proof of financing; letter from the financial institution where funds are being secured.
5.
Building permit application – All requested information must be complete. Please be sure to include the names and license numbers of all contractors working on the project.
6.
Complete Owner/Builder Affidavit (if applicable). Form enclosed.
7.
All other approvals from State or Local governing bodies, which the Garfield County Building Inspector may deem necessary. Examples: a. Conditional Use Permits b. Approval for legal non-conforming use or lot c. Subdivision approval
*Applications and plans need to given to the Planning Commission a week prior to Planning Commission Meeting, which is held on the 1st Thursday of the month. Upon finding all in order your plans will then be forwarded to the Tropic Town Council for approval. The Tropic Town Council meeting is the 2nd Thursday at 6:00 p.m. For any questions, please contact one of the Planning Commission members or Garfield County Building Inspector.
TROPIC TOWN PROJECT APPROVAL Owner of property: ______________________________________________________________ Project Address: ________________________________________________________________ Proposed Project: _______________________________________________________________ Culinary Water ____ Tropic Town has available culinary water for this project. ____ Project does not need culinary water. Wastewater ____ Tropic Town has the capacity in their wastewater system to serve this project. ____ Project requires a septic permit from the Southwest Utah District Health Department. ____ Project does not require connection to a wastewater system. Building Permit _____ Project requires a building permit for the project listed above. _____ Project does not require a building permit. Set Backs Requirements – Front, side and rear yard set backs are required per Tropic Town zoning ordinance. The owner of said property or his authorized agent shall be responsible to see that these requirements are met, and that no construction takes place in these areas. Zoning District _______________________ set back requirements below.
Front
Side
Please draw a simple diagram of requested project.
Street/Front Property
Side
Rear
All structures built within Tropic Town limits shall meet the minimum set back requirements including non-permitted projects. Further ordinance information available upon request. Water & Sewer will not be connected until the building is finished. Tropic Town has reviewed the above proposed project and found it to comply with our Master Plan, Zoning Ordinance, Flood Plain Ordinance and all other applicable ordinances adopted by the Municipality. This Building Project Approval Form is good for 1 Year. If after this time period has past and the project has not been started, the project will need to be reviewed and re-approved. If, at anytime during the project’s construction, change is made to any structure or project area that would violate the Tropic Town Master Plan, Zoning Ordinance, Flood Plain Ordinance, Fire Code, etc. OR any stipulations, conditions, or terms set by
the Municipality are violated THE PROJECT WILL BE RED TAGGED! Comments, Conditions, Stipulations ______________________________________________________________________________ ______________________________________________________________________________ ______________________________________________________________________________ I, _________________________________________, have reviewed the above project with the Tropic Town Planning Commission and have discussed with the Tropic Town Council my building project and agree to the comments, conditions and stipulations set forth. Applicant’s Signature _________________________________________
APPROVAL given this _____ day of ____________, 20_____. By: _____________________________________ Title: ___________________________________ Seal Attest: __________________________________ Title: ___________________________________
Chapter 16. Zoning Districts 16.1 Establishment of Districts. In order to accomplish the purposes of this Ordinance, Tropic Town is divided into eight (8) districts: 1 Pristine District P 2 Agricultural District A 3 R-1-40 District R-1-40 4 R-1-20 District R-1-20 5 R-1-8 District R-1-8 6 Residential/Recreation Commercial District RRC 7 Community Commercial District CC 8 General Commercial District GC Within said zones the number and size of buildings and other structures, the percentage of lot occupied, the size of yards, courts, and other open spaces, the density of population, and location and use of buildings, structures, and land for trade, industry, residences, or other purposes are hereby regulated and restricted as herein after set forth. 16.2 Listing of Ordinance and Map. This Ordinance and Zoning Map shall be filed in the custody of the Tropic Town Clerk and may be examined by the public subject to reasonable regulations established by the Town Council. 16.3
Rules for Locating Boundaries. Where uncertainty exists as to the boundaries of districts as shown on Tropic Town maps, the following shall apply:
1. Boundaries indicated as approximately following the centerlines of streets, highways, or alleys shall be construed to follow such centerlines and in the event of change in the centerline shall be construed as moving with the centerlines. 2. Boundaries indicated as approximately following the right-of-way lines of streets, highways, or alleys shall be construed to follow such right-of-way lines, and in the event of a change in the right-of-way line shall be construed as moving with the right-of-way line. 3. Boundaries indicated as approximately following the centerlines of streams, rivers, canals, or other bodies of water, or flood control channels, shall be construed to follow such centerlines and in the event of change of the centerline shall be construed as moving with the centerline. 4. Boundaries indicated as approximately following platted lot lines shall be construed to follow such lot lines. 5. Boundaries indicated as parallel to or extensions of features indicated in sub-sections 1 through 4 above shall be so construed. Distances not specifically indicated on the official map shall be determined by the scale of the map.
6. In case any further uncertainty exists, the Tropic Town Board of Adjustment shall determine the location of such zoning boundaries. 7. Boundaries of each of the said zones are hereby established as described herein or as shown on the map entitled Tropic Town Zoning Map which map is on file with the Tropic Town Clerk and all boundaries shown thereon are made by this reference as much a part of this Ordinance as is fully described and detailed herein. 8. It shall be the responsibility of individual property owners to determine the location of the individual property lines.
Chapter 17. Pristine District (P) 17.1 Purpose. To preserve and enhance the high quality and natural character of selected areas consistent with the General Plan and the Zoning Ordinance of Tropic Town. The zone provides for limited development and use of sensitive lands that are, in close proximity to Bryce Canyon National Park, and are subject to steep slopes, and soil instability. It also provides for the conservation and protection of natural features and wildlife habitat.. 17.2
Permitted Uses.
1 All uses are conditional in this zone 17.3 1. 2. 3. 4. 5. 6. 7. 8.
Conditional Uses.
Hiking trails. Biking paths. Wildlife habitat protection. Signed nature trails. Camping Limited use equestrian trails. Natural Parks. Small buildings directly related to the above uses. 9. Other uses similar to the above and judged by the Tropic Town Planning Commission to be in harmony with the character and intent of this zone.
17.4
Special Provisions
1.
All uses shall be free from objections because of odor, dust, smoke, noise, vibration, or other causes.
2.
All developments within this zone shall include a fire protection and flood control plan.
3.
All developments shall be consistent with this ordinance and the Hillside and Sensitive Lands ordinance of Tropic.
4.
Minimal exterior lighting shall be allowed and must be hooded and reflection not leave the related property.
5.
Traffic impacts on the area shall be provided for and any related costs paid by the developed properties. Impacted public roads shall be improved to handle increased traffic. If roads are not paved adequate improvements shall be made to minimize dust and control traffic in a safe manner.
6.
Signing shall be kept to minimum and shall be only allowed to mark trails. Off-site signs or reflective, moving, or lighted signs will not be allowed.
17.5
Area, Set Back, Height Regulations
Maximum Building Height Maximum Building Area Front Setback Side Setback Rear Setback
15 feet 500 square feet 30 feet 30 feet 30 feet
*Setbacks are from the inside boundary of the required buffer area. 17.6
Buffer
Private land located adjacent to Bryce Canyon National Park require an area of at least one hundred (100) feet along Park boundaries wherein there shall be no use or development except for planned ingress and egress for access roads and approved trails, and shall be undisturbed natural landscape except for appropriate improvements for flood control that is consistent with the intent of this ordinance. Individual properties developed within this zone shall plan their projects so that this buffer is provided. 17.7
Design Review
All developments within this zone shall be planned and presented to the Planning Commission for review and recommendation to the Town Council prior to any construction. This review will include buildings, signs, parking provisions, traffic flow, landscaping, exterior lighting, drainage, and utilities.
TOWN OF TROPIC APPLICATION FOR CULINARY WATER CONNECTION I hereby apply to the municipality of the Town of Tropic for permission to connect my premises at ________________________________ with the Town of Tropic culinary water system and hereby agree as follows: 1. The Town shall make the requested connection from its water main to and including the distance and up to my property line. I agree to pay the Town such connection fees as may be fixed by the governing body by resolution or ordinance including also a deposit security charge, if so provided. The work of extending the water connection from the nearest point to which the Town installs its main to the place at which the water is to be used shall be my responsibility and shall be performed at my sole cost. 2. The location of the service, whether on my premises or at some point near my premises, may be decided solely by the Town. 3. The connection so made by the Municipality, including the meter, shall remain the property of the municipality at all times and the municipality shall have access thereto at all times. The location of the meter, whether on my premises or at some point near my premises, may be decided solely by the Municipality. 4. I understand the Town reserves the right to cause both the culinary and irrigation water system upon my premises to be inspected by the Town and if either or both facilities should not be approved, I will cause the same to be corrected and improved at my own expense to meet the requirements of the Town or of any other governmental agency having jurisdiction to regulate the water system within the Town. I will be bound by the rules, regulations, resolutions or ordinances enacted now or hereafter by the Town applicable to the Town’s culinary water system. The main purpose for which the water connection will be used is for culinary use. The Town shall have free access to the lines and services installed under this agreement and, at reasonable times, through my property, if necessary. Dated this _______________ day of _____________, 20_______. _______________________________ Applicant’s Signature Connection Fees: Water Connection: $1,000 Impact Fee: $1,000 Total: $2,000
Date Paid: ________________________ Authorization: _____________________
TROPIC TOWN APPLICATION FOR DOMESTIC CULINARY WATER SERVICES
TO THE TOWN OF TROPIC: The undersigned hereby applies for culinary water services from the municipality of Tropic Town, Utah for premises located at ________________________ and hereby agrees: 1.
To pay all charges for such water service as are fixed from time to time by the governing body until such time as I shall direct such service to be discontinued. SERVICE RATES ARE PRESENTED AS FOLLOWS
An Active Connection: An Inactive Connection: Disconnect/Reconnect Fee:
$21.00 per month $10.50 per month (dormant) $25.00
Monthly rates will cover up to the first 12,000-gallons used Overage Fee: $3.75 will be added for each 1,000-gallons over the 12,000-gallon limit used in any month (used in excess of 12,000 gal per month) 2.
In the event of a failure to pay water charges with the due dates fixed by the governing body or failure of the Occupant of the premises to conform to the Ordinances and Regulations established by the governing body regulating the use of the water system, that the Town shall have the right to discontinue the water system service at its election, pursuant to ten (10) days written notice of the town’s intention until all delinquencies and any reconnection fee imposed are paid in full or until any failure to conform to this Ordinance or Regulations issued here under is eliminated. As applied in the Culinary Water Ordinance #1991-04, Section 13, C: Delinquency – Discontinuance of Service; “there shall be a $100 fee charged for a disconnection and reconnection of services for non-payment of water.”
3.
I am responsible for the payment of the monthly water bill at the above listed location, whether occupied by myself or by others. If the premises are unoccupied and that should the bill be left unpaid and delinquent for a period of twelve (12) months, I shall forfeit my connection privilege, in which case a new connection fee, as set by the governing body shall be paid before water service may be restored in this location. Currently a new hook-up fee for culinary water is $1,000.00, along with an impact fee of $1,000.
To be bound by the rules, regulations, or ordinances enacted or adopted by the governing body applicable to the Town’s Water System. ________________________________________ Applicant’s Signature
TROPIC TOWN APPLICATION SEWER CONNECTION I hereby apply to the municipality of Town of Tropic (“Town”) for permission to connect my premises at _____________________________________ with the Town of Tropic Sewer System and hereby agree as follows: 1. (a) The Town shall make the requested connection from its sewer main to and including the distance and up to my property line. I agree to pay the Town sewer connection fee of $1,200.00 and impact fee of $1,000.00. The work of extending the sewer connection from the nearest point to which the Town installs its main line to the place at which the sewer is to be used shall be my responsibility and shall be performed at may sole cost. (b) The location of the service, whether on my premises or at some point near my premises, may be decided solely by the Town. (c) The connection so made by the Municipality, shall remain the property of the municipality at all times and the municipality shall have access thereto at all times. (d) The location of the line, whether on my premises or at some point near my premises, may be decided solely by the Municipality. 2. I understand the Town reserves the right to cause the sewer system upon my premises to be inspected by the Town and if the sewer line should not be approved, I will cause the same to be corrected and improved at my own expense to meet the requirements of the Town or of any other governmental agency having jurisdiction to regulate the sewer system within the Town. 3. I will be bound by the rules, regulations, resolutions or ordinances enacted now or hereafter by the Town applicable to the Town’s sewer system. 4.
The main purpose of which the sewer connection will be used for is sanitation use.
5. The Town shall have free access to the lines and services installed under this agreement and, at reasonable times, through my property, if necessary. 6. Dated this ____________ day of _______________, 20 _____. _________________________________ Applicant’s Signature Connection Fees: Sewer Connection: $1,200 Impact Fee: $1,000 Total: $2,200
Date Paid: ________________________ Authorization: _____________________
TROPIC TOWN APPLICATION FOR SEWER SERVICES
TO THE MUNICIPALITY OF TROPIC TOWN: The undersigned hereby applies for sewer services from the municipality for premises located at __________________________ and hereby agrees to pay charges for such sewer services as shall be fixed by the governing body of the municipality by resolution or ordinance until such time as I shall direct such service to be discontinued.
SERVICE RATES ARE PRESENTED AS FOLLOWS An Active Connection: An Inactive Connection:
$18.00 per month $ 9.00 per month
In the event of a failure to pay this service within the due dates fixed by the governing body or of a failure of the occupant of the premises to conform to the ordinances and regulations established by the governing body relating to the use of the sewer system, the municipality shall have the right to discontinue my water service from the municipal water system until all delinquencies and any reconnection fees imposed are paid in full or until any failure to conform to the sewer ordinances or regulations issued there under is eliminated. Additionally, I agree that the municipality shall have the right to institute collection proceedings by all means available to it, including suit in a court of proper jurisdiction. The applicant agrees to pay all costs of collection including court costs and attorney’s fees. The undersigned agrees to be bound by the rules, regulations resolutions and ordinances enacted or adopted by the governing body of the municipality applicable to the municipality’s sewer system.
_____________________________________ Applicant’s Signed
FLOOD PLAIN DEVELOPMENT PERMIT APPLICATION INFORMATION
DATE: ______________ PERMIT ____________________ OWNER ______________________________ TELEPHONE ________________ ADDRESS _________________________________________________________ CONTRACTOR ________________________ TELEPHONE ________________ ADDRESS _________________________________________________________ PROJECT LOCATION/DIRECTIONS __________________________________ __________________________________________________________________ FLOOD HARZARD DATA Water Course Name __________________________________________________ The project is proposed in the Floodway ___________ Floodway Fringe________ Base (100-year) flood elevation (s) at project site ___________________________ Elevation required for Lowest Floor _____________________________________ NGVD Flood proofing _______________________________________________ NGVD ____________________________________________________________ Source Documents: Reports/Maps ______________________________________ __________________________________________________________________ __________________________________________________________________ __________________________________________________________________
AFFIDAVIT (For Owner Doing Own Building) PERMIT # ________________________
DATE ___________________________
I, ____________________________, do hereby swear that I am the owner of the property located at _____________________________________ and further swear that the work, building _______, Mechanical _______, Electrical ________, and/or plumbing ________, being on this property will be done solely by me. Further, that the work will be done for my own non-commercial, non-public use. I further understand that anyone, except myself, who performs work upon these premises for which a permit is required, will be licensed by the State of Utah to perform said work and will obtain the necessary permits from Garfield County prior to starting said work. Any person violating the intent of the affidavit will be held liable as outlined in Chapter 55 of Title 58, Utah Code Annotated and will be subject to penalty as described in Section 58-55-6. Date: ___________________________ STATE OF
) :
COUNTY OF
_________________________________ Signature of Applicant
SS.
)
On this the ________ day of _______________, 20_____, personally appeared before me ___________________________, who after being first duly sworn did acknowledge to me that he/she did execute the forgoing instrument. _________________________________ Notary Public Residing at: ____________________________________
My Commission Expires: _________________________
TRAPS, INTERCEPTORS AND SEPARATORS International Plumbing Code Chapter 10
Section 1001- GENERAL 1001.1 Scope. This Chapter shall govern the material and installation of traps, interceptors and separators. Section 1002 - TRAP REQUIREMENTS 1002.1 Fixture Traps. Each plumbing fixture shall be separately trapped by a water-seal trap, except as otherwise permitted by this code. The trap shall be placed as closed as possible to the fixture outlet. The vertical distance from the fixture outlet to the trap weir shall not exceed 24 inches (610 mm). The distance of a clothes washer standpipe above a trap shall conform to Section 802.4. A fixture shall not be double trapped. Exceptions: 1. 2.
3.
This section shall not apply to fixtures with integral traps. A combination plumbing fixtures is permitted to be installed on one trap provided that one compartment is not more than 6 inches (152 mm) deeper than the other compartment and the waste outlets are not more than 30 inches (762 mm) apart. A grease trap intended to serve as a fixture trap in accordance with the manufacturer’s installation instructions shall be permitted to serve as the trap for a single fixture or a combination sink of not more than three compartments where the vertical distance from the fixture outlet to the inlet of the interceptor does not exceed 30 inches (762 mm), and the developed length of the waste pipe from the most upstream fixture outlet to the inlet of the interceptor does not exceed 60 inches (1524 mm).
1002.2 Design of traps. Fixture traps shall be self-scouring. Fixture traps shall not have interior partitions, except where such traps are integral with the fixture or where such traps are constructed of an approved material that is resistant to corrosion and degradation. Slip joints shall be made with an approved elastomeric gasket and shall be installed only on the trap inlet, trap outlet and within the trap seal. 1002.3 Prohibited traps. The following types of traps are prohibited: 1. 2. 3. 4.
5. 6.
Traps that depend on moving parts to maintain the seal. Bell traps. Crown-vented traps. Traps not integral with fixture and that depend on interior partitions for the seal, except those traps constructed of an approved material that is resistant to corrosion and degradation. “S” traps Drum Traps Exception: Drum Traps used as solid interceptors and drum traps serving chemical waste systems shall not be prohibited.
APPLICATION FOR WATER CONNECTION BY SUBDIVIDER To Town of Tropic, Utah: The undersigned hereby applies for culinary water service from the municipality of the Town of Tropic for premises located at ________________________________ and hereby agree as follows: 1. To pay all charges for such water service as area fixed from time to time by the governing body until such time as I shall direct such services to be discontinued. 2. In the event of a failure to pay water charges with the due dates fixed by the governing body or of a failure of the occupant of the premises to conform to the ordinances and regulations established by the governing body regulating the use of the water system, that the Town shall have the right to discontinue the water system service at its election, pursuant to 10 days, written notice of the Town’s intention until all delinquencies and any reconnection fee imposed are paid in full or until any failure to conform to the Town Ordinance or regulations issued there under is eliminated. 3. The owner of the premises hereby agrees that all fees and charges for connection to the water system and for the use of water, including the minimum fee and irrespective or whether or not any water is used at the premises but merely if the premises are connected to the water system all such charges, fees, a penalty of $50.00 together with interest at the rate of eighteen(18%) percent annum shall become a lien upon the real property described on Exhibit “A” hereto. 4. To be bound by the rules, regulations, resolutions or ordinances enacted or adopted by the governing body applicable to the Town’s water system.
Dated this _________ Day of ____________ 20____.
__________________________________________ Applicant Signature
BUILDING PERMIT FEE SCHEDULE Anything built with a cost or valuation of less than 1,000.00 will not require a building permit. Cost of Building $1,000.00 $2,000.00 - $19,000.00 $20,000.00 to $39,000.00 $40,000.00 to $59,000.00 $60,000.00 to $79,000.00 $80,000.00 to $99,000.00 $100,000.00 to $119,000.00 $120,000.00 to $139,00.00 $140,000.000 – Up
Permit Fee $25.00 $33.50 plus $8.50 per each additional $1,000 thereafter to $19,000. $186.00 plus $8.00 per each additional $1,000 thereafter at $39,000.00 $345.50 plus $7.50 per each additional $1,000 thereafter to $59,000.00 $495.00 plus $7.00 per each additional $1,000 thereafter to $79,000.00 $634.50 plus $6.50 per each additional $1,000 thereafter to $99,000.00 $764.00 plus $6.00 per each additional $1,000 thereafter to $119,000.00 $883.50 plus $5.50 per each additional $1,000 thereafter to $139.000.00 $993.00 plus $5.00 per each additional $1,000 thereafter
In the event additional inspections, plan checks, or professional services required by the Garfield County Building Inspector, the cost of such services shall be paid by the applicant, at a rate equal to the actual cost of the service. Permit fees will be rounded off to the nearest $1,000.00 of cost or valuation. *1% State Fee on Total *City and Town permits add additional $20.00
INSPECTION INFORMATION AND SCHEDULE INFORMATION: 1. All construction work for which your building permit has been issued shall be subject to inspection by the Garfield County Building Department and shall remain accessible and exposed until approved. Neither the Building Official or Garfield County shall be liable for expense entailed in the removal or replacement of any material required to allow inspection. 2. It shall be the duty of the person doing the work authorizes by a permit to notify the Garfield County Building Department that work is ready for inspection. Request for Inspection shall be made to the Garfield County Building Department no less than one working day prior to the proposed date of inspection. The request may be telephoned or in writing. 3. It shall be the duty of the person requesting the inspection to provide access to and the means for inspection of the work. INSPECTION SCHEDULE: The following is a list of the minimum amount of inspection required by the Garfield County Building Department. 1. Footings: After excavating and any required forms and the reinforcing steel is in place. Any other required materials shall be on the job sit, including slab-edge insulation where applicable. 2. Foundation Walls: After forms and reinforcing steel is in place with any other required materials on the job site; which includes basement wall exterior insulation or crawl space wall insulation where applicable. 3. 4-Way Rough: Rough Framing, Rough Electrical, Rough Plumbing and Rough Mechanical. Energy Code requirements including floor insulation, wall insulation, glazing and door area, mass walls, joints and penetration, duct insulation, vapor retarder and duct construction where applicable to be completed at the same inspection, if possible. 4. Gypsum Board: After gypsum board is in place before taping and finishing. 5. Final Inspection: After finishing grading and the building is completed and ready for occupancy. 6. Other: Any other inspection that the Garfield County Building Department deems necessary to ascertain compliance with the provisions of the adopted codes. NOTICE: The Garfield County Building Department will not issue a signed Final Inspection or a Certificate of Occupancy on permitted projects with uncorrected code violations.
